1997 01 14 PCPLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
January 14, 1997
7:00 P.M.
**NOTE**
ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED
TO THE NEXT COMMISSION MEETING
Beginning Resolution 97-001
Beginning Minute Motion 97-001
I. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
II. CONFIRMATION OF AGENDA
III. 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.
IV. CONSENT CALENDAR
A. Approval of the Minutes of December 10, 1996
B. Department Report
PC/AGENDA
V. PUBLIC HEARINGS
1. Item ................. CONTINUED - VESTING TENTATIVE TRACT 28458, SITE
DEVELOPMENT PERMIT 96-594, AND VARIANCE 96-02 i
(BELLA VISTA)
Applicant ........... EZ Okie (Mr. Roger Snellenberger)
.... Location ........ North side of Fred Waring Drive, 1,615 feet east of Washington Stree
Request ............. 1) Approval of the subdivision of 28.8 acres into 115 single family anc
other lettered public streets and well site lots; 2) Approval of house
plans; and 3) A deviation in the rear yard setback from 20 feet to no
less than 10 feet on cul-de-sac or knuckle lots
Action ............... Resolution 97- , Resolution 97- , Resolution 97- , Minute
Motion 97-
2. Item .................. CONTINUED - VESTING TENTATIVE TRACT 28457, SITE
DEVELOPMENT PERMIT 96-593, AND VARIANCE 96-028
(BELLA VISTA)
Applicant ............ EZ Okie (Mr. Roger Snellenberger)
Location ............. North side of Fred Waring Drive, 2,600 feet east of Washington Street
abutting the Starlight Dunes development along the easterly property
line
Request .............. 1) Approval of the subdivision of 33.1 acres into 116 single family and
other lettered public streets and retention basin lots; 2) Approval of
house plans; and 3) A deviation in the rear yard setback from 20 feet
to not less than 10 feet on cul-de-sac or knuckle lots
Action ............... Resolution 97- , Resolution 97- , Resolution 97- , Minute
Motion 97-
Item .................. CONTINUED - SPECIFIC PLAN 96-028, CONDITIONAL USE
PERMIT 96-029, TENTATIVE PARCEL MAP 28422, AND SITE
DEVELOPMENT PERMIT 96-590
Applicant ........... Lapis Energy Organization (Mr. John Gabbard)
Location ............ Southeast corner of Highway 111 and Dune Palms Road
Request ............. Approval of a specific plan and use permit to allow construction of a
multi -use facility incorporating 1) a dedicated CNG fueling station for
Desert Sands Unified School District operations; 2) an approximate
63,800 square foot self-storage/warehouse complex which includes a
3,000 square foot auto service/repair center; and 4) a 2,500 square
foot convenience store/service station which includes a 500 square foot
take-out food restaurant, all to be built on 10.29 gross acres.
Action ............... Resolution 97- , Resolution 97- Resolution 97- ,
Resolution 97- , Resolution 97
VI. BUSINESS ITEMS - None
VII. CORRESPONDENCE AND WRITTEN MATERIAL
VIII. COMMISSIONER ITEMS
A. Discussion relative to the League of California Cities Planning Commissioner's Conference
IX. ADJOURNMENT
PC/AGENDA
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, CA
December 10, 1996
CALL TO ORDER
7:00 P.M.
A. This meeting of the Planning Commission was called to order at 7:05 P.M. by Vice
Chairman Butler who asked Commissioner Woodard to lead the flag salute.
B. Chairman Abels requested the roll call: Present: Commissioners Newkirk, Seaton,
Tyler, Woodard, and Vice Chairman Butler.
C. It was moved and seconded by Commissioners Newkirk to excuse Commissioners
Abels and Gardner.
D. Staff present: Community Development Director Jerry Herman, City Attorney Dawn
Honeywell, Planning Manager Christine di Iorio, Senior Engineer Steve Speer,
Principal Planner Stan Sawa, Associate Planner Wallace Nesbit, and Executive
Secretary Betty Sawyer.
II. CONFIRMATION OF AGENDA - Confirmed
III. PUBLIC COMMENT:
A. Mr. Steve Robbins, 78-365 Via Caliente, an RV owner, stated that even though he
had chosen not to store his RV at his place of residence, he had some concerns
regarding the options. Option 1 is all right, but the requirements for the side or rear
yard are too restrictive. There would need to be more space allowed for the side yard
setback. Option 2 is impossible as there is no room to store an RV at any single
family residence. These options deny the residents their rights. He had paid a
premium price for his land that would allow him the opportunity to park his RV at
his place of residence. Option 2 takes away his right to do this. Option 3 is the same
as Option 2 with the exception of the time limits. Option 5 discriminates against
those RV owners who do not live in the Cove. Option 6 applies only to those lots in
the Cove that are 7,200 square feet. If he had known of these restrictions at the time
he purchased his RV, he would not have purchased the lot. The only option that
appears to be fair is to grandfather the existing RV's.
PC12-10
Planning Commission Minutes
December 10, 1996
B. Mr. Dan Corey, 77-671 Calle Potrero, stated his RV was a part of his earthquake
survival kit. In addition to it being for his family's use, he has provided services to
the City during earthquake drills. He stated he was concerned about the
Commission's awareness of the needs of those who live in the Cove, as none of the
Commissioners lived in the Cove and therefore they have no representation on the
Commission. When the City incorporated in 1982, they were told there would be no
changes in their cost of living. Even though the Commission has studied other cities
regulations, this is La Quinta and this is why the residents chose to live in La Quinta.
C. Mr. Joseph Hem, 53-201 Avenida Martinez, stated he was in opposition to all the
options presented. La Quinta has one of the strictest parking regulations in the
Valley and it is sufficient to handle the RV parking. Most of the people who own an
RV have the financial standing to own and operate their RVS. If these options are
passed, the Commission/Council is saying to those residents that they are not wanted
in La Quinta. The Commission will be upset at the reaction of the RV owners if this
is passed.
D. Mr. Paul McCulloch, 52-045 Avenida Martinez, stated his objection to the RV
regulations and if the City was going to notify the residents of new regulations, it
should be done in the City Newsletter not in the newspaper. La Quinta should not
be compared to any other city nor to the country clubs. The standard lot size in La
Quitna is 50-feet by 100-feet with a five foot sideyard setback. The average RV is
eight -feet wide and cannot be parked in the side yard. Therefore, the RV regulations
are restricting RV families from providing their recreational choice to their families.
Why was this brought to the Commission in the first place, and was this due to any
future developments currently being processed in the City.
E. Mr. Ronald Klinginsmith, 54-175 Avenida Villa, stated he bought his property in the
Cove because it was a double lot and would accommodate his RV. He too, is unable
to meet the options as suggested. He would like to have a citizens group discuss the
options with staff to reach a compromise that would meet the residents needs. He
tries to keep his RV maintained and in good working condition. He had the
opportunity to live in a gated community and chose not to because of the RV
restrictions.
F. Mr. Eric Gruber, 52-130 Martinez, stated he liked La Quinta and this was why he
chose to live here. He would like to have the curbs, sidewalks, lights, and medians
taken care of as well as completing the park to give the residents more things to
enjoy. Currently his family looks forward to camping in their RV during the summer
months. Most RV owners leave during the summer months to enjoy their RVS. The
RV regulations need to be changed to allow RV owners to park and enjoy their RVS
as they deem necessary and appropriate.
PC12-10 2
Planning Commission Minutes
December 10, 1996
G. Mr. Dan Bresnahan, 79-150 Camino Del Oro, stated that the public comment portion
of the public hearing was not closed as it was stated in the minutes. He went on to
state the problem with the RVS was more than just parking. There were issues from
the Vehicle Code and other codes plus CC&R's that impact the RV owner and make
it impossible to comply with the new regulations. The City had a problem with the
new homes being constructed in existing tracts and created the Compatibility
Ordinance to solve the problem. With the current setbacks, RV owners cannot meet
the setback requirements being proposed due to the City's right-of-way. The RV
cannot fit into the standard garage, nor parked in the driveway or sideyard. A six-
foot high wall will not screen the RV and most gated communities prohibit RV's.
This almost prohibits an RV owner from parking anywhere. He too, is totally
opposed to any RV being parked on the street, but to create an ordinance that now
prohibits an RV owner from enjoying his RV at his place of residence after they have
been allowed to do this since the City's incorporation, is not right. The City should
create districts within the City and allow RV parking according to districts.
H. Ms. Evie Gibson, 53-300 Montezuma, questioned whether or not she would be able
to have guests with an RV park and stay at her home for 72 hours. Community
Development Director Jerry Herman stated that as the ordinance is currently written,
there is a limitation of 24 hours for the parking of an RV on the street. Due to the
number of objections to the new regulations, Council, however, has instructed staff
to not enforce the regulations until a review is completed.
I. Mr. Keith Sellers, 53-810 Avenida Mendoza, stated he was against the ordinance and
any government intrusion on his personal freedom of choice. He stated to his wife
that if this ordinance is passed, the next thing will be a prohibition on changing car
parts in his driveway. He was informed by his wife that this was already prohibited.
J. Mr. John Cook, 54-900 Avenida Rubio, stated that he challenged whether or not the
public hearing was closed. He has lived in three different communities and has had
his RV adjacent to his residence at all three. He checked with the City and it was
determined that his RV complied with all the La Quints laws. Now the Zoning Code
has been changed and he no longer complies. Other cities have found that it is very
difficult to make these changes and backed off. He agreed with the increase in hours
to 72, but the current regulations are impossible to live with. Screening is
impossible. If the RV owner has the room, he should not be penalized with
additional requirements. He does not agree with the block wall requirement and
believes that vegetation planted would function better to hide the RV. The grand
fathering clause is a workable solution, except for the recording of the RV. There
should be provisions to allow the owner to upgrade his RV if he desires to do so.
PC12-10 3
Planning Commission Minutes
December 10, 1996
IV. CONSENT CALENDAR
A. Vice Chairman Butler asked if there were any corrections to the Minutes of
November 26, 1996. There being no corrections, it was moved and seconded by
Commissioners Tyler/Newkirk to approve the minutes as submitted. Unanimously
approved.
B. Department Report: None
V. PUBLIC HEARINGS
A. Continued - Zoning Ordinance Amendment 96-053. an Amendment to Municipal
Code Section 9.60.130-Recreational Vehicles; a request of the City for an
Amendment to the current Zoning Code regarding recreational vehicles.
Vice Chairman Butler 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. Commissioner Woodard expressed his concern about being able to hide an
object when it is impossible to do so. The height of an RV makes it a
problem to hide and landscaping is only an option. Community Development
Director Jerry Herman stated that Option 2 does not require the owner to
screen the RV. It can be either landscaped or walled. Staff went on to define
the options.
Commissioner Woodard stated that an 8-10 foot high RV would require an
8-10 foot tall plant. In addition, why should the City require the owner to
install concrete to park the RV? Staff explained the object was to make the
parking location of the RV a permanent parking space, not a temporary. The
concrete would keep the grass and landscaping in a groomed state and the RV
would not appear to be an abandoned vehicle.
4. Commissioner Woodard asked if Option 1 would require the driveway to be
extended to accommodate the RV. Also, how would the City be able to
monitor the RV when it is parked on the street to determine when it had been
there 72 hours. Staff stated this was governed by the Vehicle Code and it was
up to the Sheriff's Department to enforce the regulation. Discussion followed
regarding the procedure by which this is accomplished.
Commissioner Woodard asked staff if establishing zoning districts would be
a solution. Staff explained that this option was presented to the Commission
at their meeting of November 26, 1996, and it was determined that you could
PC 12-1 C 4
Planning Commission Minutes
December 10, 1996
have a zoning district with lots that were large enough to accommodate the
RV, but still could not meet the RV regulations due to the side and front yard
setbacks, especially on a cul-de-sac. Staff was unable to divide the City in
such a way that it would accommodate an RV's.
6. Commissioner Woodard asked staff if Option 1 would give staff the latitude
to make a determination as to which RV's were in "good repair". Staff stated
that the obvious was that if the RV had flat tires or there was no current
registration, it provided the opportunity to at least speak with the owner to see
if the RV was meeting the regulations.
7. Commissioner Woodard asked if the option to grandfather the RV was
approved, how would the owner of the RV sold be able to purchase another.
Should there be a time limit included in the option to require the owner to
come into the City and submit an application? Staff stated this was a good
recommendation.
Commissioner Woodard suggested staff look into the possibility of
combining side yards to allow neighbors the opportunity to share the space.
Staff stated there are lots that would be able to do this and again there are
adjoining lots with different elevations which make this impossible. This
problem exists in both the Cove area as well as in the north section of the
City.
9. Commissioner Tyler stated he was not a stranger to the problems of an RV
owner as he had owned a number of them. When he moved to La Quints he
chose to not live in a gated community. This problem is not exclusive to any
one area in La Quinta, but is City-wide. He has listened to all the public
comment over the last two years and it appears that most of the comments
can be categorized. He went on to state the comments. There are many lots
in the City that will accommodate the parking of an RV and it is impossible
to screen an RV. Gated communities are a separate issue as they set their
own rules governing RVs. It is also true that an RV is a sizeable investment
for families to make, but because of the size of an RV they become a traffic
problem and can obstruct pedestrian travel. He has taken the time to drive
through the non -gated areas of La Quinta and believes there are fewer than
10% of the residents who own an RV and therefore there is no demand on the
City to make accommodations for the RV. He is opposed to parking an RV
on a public street for more than 72 hours as well as allowing an RV owner to
be allowed to use the RV for the purposes of housekeeping. In his opinion,
Options 1 A and B are the best solutions. In addition, he suggested that in
Option L-C.l.a. the word "carport be changed to "garage"; C.l.a.l. the
following wording be added, "vehicles must be parked perpendicular to the
PC 12-1 U
Planning Commission Minutes
December 10, 1996
front property line"; C.La.2. add the following wording, "....subject to the
screening provisions bf paragraph C.2."; C. Lb. be deleted entirely; C.2 at the
end of the third line add the following word "vegetation"; D and E should be
left as is; F the last phrase should be made a separate letter and should read,
"Nor shall any such RV at any time be used for living purposes within the
City."; letter H should be modified to state "...72 consecutive hours to
conform to the Vehicle Code."
10. Commissioner Newkirk stated he agreed with Commissioner Tyler's
comments. He too has driven around the City and the Cove area has changed
significantly to become more of a pristine area of the City. But there are
RV's that appear to be deteriorating and would reduce the property values for
the neighbors. The number of people he spoke with did not want RV's
parked in the neighborhoods. Grand fathering the existing RV would appear
to be an option for those who currently own an RV and moved to the City for
this reason. He would favor this option for a certain period of time, but not
for forever.
11. Commissioner Woodard stated that although those present in the audience
feel the Commission is an elitist group who do not understand the desire of
those who may live in areas that are not gated communities, he would like
them to be informed that the Commissioners spend in excess of 20-30 hours
a month conducting City business. Each Commissioner has make this
decision because of their love of La Quinta. This issue is a difficult problem
to solve and they are trying to reach a solution that will accommodate the
majority of the residents. He too has spent a considerable amount of time
driving up and down the streets of La Quinta plus reading as much material
as he could on the subject. He reached the conclusion that it is difficult to
solve a problem that is a concern to the RV owner and an aesthetic concern
of the neighbors. There is a price to be paid during any transition in a City.
Some people will be hurt by whatever decision is made. It was his opinion
that an RV parked on the streets was not a beautiful addition to the City. He
would be in favor of the option that allowed grandfathering.
12. Commissioner Seaton stated that she lived in the northern portion of the City
and her neighborhood is governed by CC&R's. She has however, spoken
with several people in the northern portion and they do want the RV parking
restricted. She agrees that the time limit should be increased to 72 hours. In
reviewing the options, it appears that Option 2 would be a nightmare for staff
to regulate. If an RV owner sells his RV, he is not allowed to purchase
another, and this does not appear to be fair, and grandfathering could create
additional problems.
PC12-10 6
Planning Commission Minutes
December 10, 1996
13. Vice Chairman Butler stated he had listened to the comments made at
previous meetings and he too had driven through the streets of the City. He
had seen examples of both good and bad RV's. There are those who are
obviously doing all they can to enjoy and maintain their RV, and there are
those who are obvious irritants to their neighbors. In reviewing the options
as presented by staff, it appears that Option 2 would be the best solution with
the modification of the restriction regarding the sale and purchase of a new
RV. It would be his personal preference to stay with Option 1.
14. Commissioner Woodard asked if the Commission could add the grand -
fathering clause to Option 1. City Attorney Dawn Honeywell asked
Commissioner Woodard to clarify his question. Community Development
Director Jerry Herman stated that the Commission has the ability to modify
and make any changes to any of the options presented.
15. Vice Chairman Butler stated his concern that if Options 1 and 2 were
combined, they would be dissecting it to a point it would have no affect.
16. There being no further discussion, it was moved by Commissioners Woodard
that Option 1 be approved with the modifications as suggested by
Commissioner Tyler, Option 2.D be added to Option 1 with a 90-day
limitation, and with the addition of the grandfather clause be recommended
to the City Council by virtue of Planning Commission Resolution 96-039.
17. The motion died for a lack of a second.
18. Commissioners discussed the modifications as stated by Commissioner Tyler.
19. It was moved Commissioner Tyler to adopt Planning Commission Resolution
96-039 recommending to the City Council approval of Option 1, with the
modifications as he stated earlier.
20. Commissioner Newkirk asked if the grandfathering clause would be added.
Commissioner Tyler stated not in his motion. The motion died for a lack of
a second.
21. Vice Chairman Butler asked what the Commission's options were at this
point. Community Development Director Jerry Herman asked if there were
any other motions.
22. It was moved by Commissioners Seaton to adopt Planning Commission
Resolution 96-039 recommending to the City Council approval of Option 1
as originally written by staff (leaving C.l.b. and with the modifications as
PC12-10 7
Planning Commission Minutes
December 10, 1996
stated by Commissioner Tyler. Commissioner Woodard stated he would
second the motion, but asked Commissioner Tyler what his reasoning was to
remove C.l .b. Commissioner Tyler stated he believed if it were left in an RV
owner would feel he did not have to do anything as he could leave it as it is.
It comes down to an RV owner being a good neighbor. If they want to violate
the intent of the law, the RV owner can move the RV every 72 hours and still
conform to the law. It is difficult to change human nature. Commissioner
Woodard stated that what it comes down to is that if there is no way an RV
owner can meet the standards, the owner must store the RV at an RV storage
place.
23. Vice Chairman Butler stated that Item E does restrict this and only allows the
parking of an RV only if it does not go over the public sidewalk or travelway.
Discussion followed regarding different versions of the options.
24. Vice Chairman Butler stated there was a motion and a second.
Commissioner Woodard withdrew his second. Commissioner Tyler
seconded the motion.
ROLL CALL: AYES: Commissioners Seaton and Tyler. NOES: Commissioners
Butler, Newkirk, Woodard and Vice Chairman Butler. ABSENT:
Commissioners Abels and Gardner. ABSTAIN: None.
25. The motion was not passed on a 2-yes and 3-no vote.
26. Commissioner Woodard stated that although there were a lot of people in
attendance at this meeting regarding the RV regulations, in traveling around
the City he did not believe there were that many RV owners throughout the
City to make the negative visual impact on a large scale. In his opinion, it is
unfair to not allow an RV owner who sells his RV to purchase a new one.
The grandfathering clause would at least offer a reprieve to the RV owners.
Discussion followed regarding the impact on the entire community by the
number of RV's that can be visually seen.
27, It was moved and seconded by Commissioners Woodard/Newkirk to adopt
Planning Commission Resolution 96-039 recommending approval of Option
1 with Commissioner Tyler's modifications and the grand fathering clause
(from Option 2) and staff s comments be approved.
ROLL CALL: AYES: Commissioners Newkirk, Woodard, and Vice Chairman
Butler. NOES: Commissioners Seaton and Tyler. ABSENT:
Commissioners Abels and Gardner. ABSTAIN: None.
PC12-10 8
Planning Commission Minutes
December 10, 1996
28. The motion carried on a 3-yes and 2-no vote.
Vice Chairman Butler called a break at 8:48 p.m. and reconvened at 8:53 p.m.
B. Vesting Tentative Tract 28458, Site Development Permit 96-594, and Variance 96-
027; a request of EZ Okie for approval of a 28.8 acre subdivision consisting of 115
single family and other lettered public streets and well site lots; approval of house
plans; and deviation in the rear yard setback to not less than 10 feet on cul-de-sac and
knuckle lots.
1. Vice Chairman Butler opened the public hearing and stated that the applicant
had requested the application be continued to January 14, 1997.
2. It was moved and seconded by Commissioners Tyler/Newkirk to continue the
request to January 14, 1997. Unanimously approved.
C. Vestine Tentative Tract 28457. Site Development Permit 96-593. and Variance 96-
028; a request of EZ Okie for approval of a 33.1 acre subdivision consisting of 116
single family and other lettered public streets and retention basin lots; approval of
house plans; and deviation in the rear yard setback to not less than 10 feet on cul-de-
sac and knuckle lots.
Vice Chairman Butler opened the public hearing and stated that the applicant
had requested the application be continued to January 14, 1997.
2. It was moved and seconded by Commissioners Tyler/Newkirk to continue the
request to January 14, 1997. Unanimously approved.
D. Site Development Permit 96-598 and Variance 96-029; a request of The William
Warren Group for certification of a Mitigated Negative Declaration of Environmental
Impact; approval of a variance of the maximum 600 square foot caretakers unit size
and requirement to landscape 5% of the interior parking area; and approval to allow
construction of an 86,000 square foot self storage facility on a four acre site.
Vice Chairman Butler opened the public hearing and asked for the staff
report. Principal Planner Stan Sawa presented the information contained in
he staff report, a copy of which is on file in the Community Development
Department. Staff recommended modifications to the approved Conditions
for #44b.1. and #45. In addition, staff is recommending that the Commission
not approve the variance.
2. Commissioner Tyler if the caretaker issue was unable to be resolved. Staff
stated some of the findings could not be made and staff would not feel legally
PC12-10 9
Planning Commission Minutes
December 10, 1996
comfortable to recommend approval of a variance. The Zoning Code was in
the process of being amended and this would resolve the problem. This was
discussed with the applicant and they believed this would fit into their
scheduling of the project.
3. Commissioner Woodard asked if the Commission could have additional
information regarding what uses surround the proposed project. Staff stated
that on future projects they would include this information in the staff report.
4. Commissioner Woodard asked staff to define a "pop -out". Staff stated they
were architectural features that extends beyond the wall of the main building.
5. Commissioner Woodard asked if staff had any concern about revisiting the
requirements for landscaping contained in the Zoning Code. Staff stated it
was possible for an amendment to be added to not require interior
landscaping for private areas. Commissioner Woodard asked about the
parking requirement being excessive. Staff stated the Commission would be
reviewing this during the Zoning Code update.
6. Commissioner Woodard stated that on the site plan for Adams Street
elevation the main entrance has a landscaped area when viewing into the
interior of the facility. However, as traveling north on Adams Street, the
emergency gate is not landscaped. Staff clarified that the gate is proposed to
be solid.
7. Commissioner Seaton asked staff to clarify that there were eight parking
spaces. Staff showed where the eight parking spaces were proposed.
8. As there were no further questions of staff, Vice Chairman Butler asked if
there was any public comment.
9. Mr. Bil Hobin, the applicant, stated they believed their project to be
aesthetically pleasing to anyone traveling by.
10. Mr. Bruce Jordan, Jordan -Valli Architects, architects for the project, stated
they had been working with staff regarding a series of adjustments that have
resulted in a community responsive facility. The facility is designed with
new state-of-the-art equipment to make it more user friendly. He then went
on to describe the alarm setup and monitoring services. The purpose behind
the design is to screen the loading areas from the street view. They have
reviewed the conditions as written by staff and they have no objections. In
addition, if the Zoning Ordinance is to be amended to accommodate the issue
of the caretakers unit, they have no objection to the deletion of the variance.
Planning Commission Minutes
December 10, 1996
11. Commissioner Tyler commended the applicant on the project and stated he
believed the project would meet a need within the City of La Quinta. He
went on to ask the applicant what the hours of operation would be. Mr.
Jordan stated they would be open seven days a week from 7:00 a.m. to 7:00
p.m. and went on to explain the operational procedures.
12. Commissioner Tyler asked if the applicant would be doing anything about
providing any type of air-conditioning to the storage units. Mr. Jordan stated
they would be installing climate control for those users who requested it. The
remaining units would have fans that would provide a 3% decrease in the
temperature from the outside temperature.
13. Commissioner Tyler asked why the applicant was using Jacaranda trees. Mr.
Jordan stated it was because they were a lacy tree that would frame the entry
and create a soft look.
14. Commissioner Tyler asked about the huge expanse of the exterior walls that
could cause a graffiti problem. Could the surface be treated to prevent this.
Mr. Jordan stated that on the south and north there would be an articulation
as well as landscaping to prevent this and break up the surface. In addition,
they would be using an anti -graffiti paint. Commissioner Tyler stated his
concern regarding the wall on the Channel side for the residents to the north.
He asked if the applicant would consider putting more trees, perhaps 25-foot
on center, to fill in the blank areas. Mr. Jordan stated they did add additional
wall articulation to help and they would be willing to add additional
landscaping. Discussion followed regarding the architectural treatment on
the north elevation.
15. Commissioner Woodard asked the applicant to explain the additional
articulation that would be added to the north and south wall. Discussion
followed regarding the proposed changes.
16. Commissioner Newkirk stated his approval of the project and commended
the applicant on his proposal.
17. Vice Chairman Butler stated his concern regarding the opportunity for graffiti
and asked if the security camera would have visual access to the exterior
walls. Mr. Jordan stated the security camera was designed to provide
surveillance for the interior only. Vice Chairman Butler asked if there would
be exterior lighting. Mr. Jordan stated interior only with minimal on the
street. Vice Chairman Butler asked if there would be an area designated for
RV storage parking and would the economics of the project allow for such.
Mr. Jordan explained there were state laws governing RV storage facilities.
Due to the excessive requirements, it was not economically viable for this
project to include the RV storage..
Planning, Commission Minutes
December 10, 1996
18. Commissioner Seaton agreed with the architecture of the project and
commended the architect on the design of the caretakers unit and for
increasing the size of the unit. In addition, she stated she had no objection to
the parking.
19. Commissioner Woodard also commended the applicant on the design of the
project. He then asked the staff why a ten foot setback was required when
there are no openings. It appeared to be a waste of space. Staff clarified this
was a requirement of the Zoning Ordinance. Commissioner Woodard stated
he understood the need to have zoning requirements for certain purposes, but
common sense has to be allowed to prevail to enable the applicant to produce
a quality project. To allow this amount of land devoted to landscaping with
a ten foot setback is a waste of land. It is a very unimaginative use of the
land; if they are allowed to vary the setbacks, the aesthetics of the perimeter
could be enhanced.. He applauded the use of landscaping but not the ten foot
setback. Planning Manager Christine di Iorio stated it is unknown as to the
uses that would developed around this project. Commissioner Woodard
stated that they would be commercial uses and therefore each would be
required to have the same ten foot setback which would create a ten foot
setback for each developer which is a tremendous waste of land. Can't the
City provide a way for the applicant to acquire the land back to enable him
to create an aesthetically pleasing project. Staff stated this could require the
applicant to apply for a specific plan which would add time to the processing
of the project. Following discussion, staff stated this requirement could be
reviewed during the updating of the Zoning Ordinance and the applicant
could apply for an amendment at that time.
20. Commissioner Woodard asked if the monument sign would be the only sign.
Mr. Jordan stated yes, with the addition of the directional signs.
Commissioner Woodard stated he understood the economics of a commercial
project, but the distance between the pop -outs was too superficial and he
would like to see a couple storage units reduced in size to allow for more
articulation on the exterior elevation on Adams Street. Mr. Jordan explained
the pop -outs and the roof treatment dictated the distance between the units.
Commissioner Woodard stated that the distance of that wall should still have
more articulation, especially in the center of the wall. Discussion followed
regarding possible articulation solutions.
21. Mr. Tom McKay, 79-305 Desert Rock Court, stated he had no objection to
the project, but not on the main road through La Quinta. Storage units can
be constructed anywhere, but should not be on the main access road into the
City.
PC12-10 12
Planning Commission Minutes
December 10, 1996
22. There being no further public comment or discussion, Vice Chairman Butler
closed the public hearing.
23. it was moved and seconded by Commissioners Woodard/Newkirk to adopt
Planning Commission Resolution 96-040 certifying a Mitigated Negative
Declaration of environmental impact for Site Development Permit 96-598.
ROLL CALL: AYES: Commissioners Newkirk, Seaton, Tyler, Woodard, and Vice
Chairman Butler. NOES: None. ABSENT: Commissioners Abels
and Gardner. ABSTAIN: None.
24. It was moved and seconded by Commissioners Woodard/Tyler to adopt
Planning Commission Resolution 96-041 approving Site Development
Permit 96-598 with the modifications to Conditions #44 and #45 and adding
that the size of the caretakers unit will meet the development standards, add
additional articulation to the Adams Street elevation reducing the dimensions
of the units from front to back to accommodate the additional articulation in
the wall on a couple of the storage units, additional landscaping, and trees
would be required on the north and south walls including clustering of the
trees with 36-inch box trees.
25. Commissioner Tyler asked if the condition to require a retention basin was
needed. Senior Engineer Steve Speer clarified that until Coachella Valley
Water District agrees to accept the water it is needed. If the District does not
accept the water, the applicant will be required to provide the retention basin.
ROLL CALL: AYES: Commissioners Newkirk, Seaton, Tyler, Wood, and Vice
Chairman Butler. NOES: None. ABSENT: Commissioners Abels
and Gardner. ABSTAIN: None.
E. Municipal Code Amendment 96-051 Subdivision Ordinance; a request of the City
for an amendment to the La Quinta Municipal Code by revising Title 13 (Subdivision
Regulations), relating to various Chapters.
Vice Chairman Butler opened the public hearing and asked for the staff
report. Associate Planner Wallace Nesbit presented the information
contained in the staff report, a copy of which is on file in the Community
Development Department.
2. Commissioner Tyler asked staff to give an example of an "approved
emergency access route" on a cul-de-sac. Staff explained it would depend on
the subdivision design. Senior Engineer Steve Speer stated that typically it
is found on a golf course development and would be used for emergency use
only.
Planning Commission Minutes
December 10, 1996
3. Commissioner Woodard asked why grading improvements require a
restriction on the different heights of pads. Senior Engineer Steve Speer
explained that this became an issue on a particular tract where new lots were
higher than the wall of the adjacent tract. Since that time, a condition has
been required and now it is being written into the ordinance itself.
Commissioner Woodard stated his concern that this restriction would require
mass grading. Senior Engineer Steve Speer explained that an exception is
provided where it is economically feasible. The purpose is to try and protect
the viewsheds.
4. Commissioner Woodard asked why the City required 38-feet width for
private streets and 45-feet for public streets. Senior Engineer Steve Speer
explained this was a compromise that came about in regard to the old
ordinance. At that time the property line of a public cul-de-sac was 45-feet
and 38-feet for private. The Fire Department consistently requesting 45-feet
and the City would not agree to this. The City continued to put the curb at
38-feet and the property line at 45-feet for public streets, while private streets
have the curb at the property line or 38-feet.
5. There being no further public comment the public hearing was closed.
6. It was moved and seconded by Commissioners Tyler/Seaton to adopt
Planning Commission Resolution 96-042, recommending to the City Council
approval of Municipal Code Amendment 95-051, amending the Subdivision
Ordinance Amendment, as proposed.
ROLL CALL: AYES: Commissioners Newkirk, Seaton, Tyler, Woodard, and Vice
Chairman Butler. NOES: None. ABSENT: Commissioners Abels
and Gardner. ABSTAIN: None.
VI. BUSINESS SESSION:
A. Temporaa Use Permit 96-135; a request of Lexus Challenge -Mr. Terrance Hislop,
Manager of Operations, for approval of a four -day golf tournament and sign program
to be held on December 18-21, 1996, pursuant to provisions of Zoning Code Section
9.100.140 and 9.100.180.
1. Commissioner Woodard withdrew due to a possible conflict of interest and
left the dias.
2. Vice Chairman Butler asked for the staff report. Planning Manager Christine
di Iorio presented the information contained in the staff report, a copy of
which is on file in the Community Development Department.
Planning Commission Minutes
December 10, 1996
3. Commissioner Seaton stated her concern about receiving the application on
November 20, 1996, and staff having the time to prepare it for the
Commission.
4. There being no further discussion, it was moved and seconded by
Commissioners Tyler/Seaton to adopt Minute Motion 96-041 approving
Temporary Use Permit 96-135, subject to the findings and conditions.
Unanimously approved.
Commissioner Woodard rejoined the Commission.
B. Semi Permanent Downtown Village Directional Signs; a request of the La Quinta
Chamber of Commerce for approval of signs and their locations.
1. Vice Chairman Butler 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. Commissioner Woodard asked staff to clarify why no sign permit is required.
Staff explained that the La Quinta Chamber of Commerce would be required
to enter into a Memorandum of Understanding (MOU) with the City
regarding the scope of services. Once the sign program is agreed upon and
signed, the Chamber would be responsible for the sign program and would
not be required to file any further application as long as they meet the
requirements of the Code per the MOU.
3. Commissioner Tyler asked where the signs would be located. Staff stated it
would be determined by the Directors of Public Works and Community
Development. They may be in the medians or right-of-way but, the intent is
to keep them out of the traffic and not block visibility.
4. Community Development Director clarified that the MOU would be before
the City Council some time in the future.
5. Commissioner Woodard asked who was paying for the signs. Staff stated the
Chamber is paying for the program and therefore they are responsible for the
maintenance, installation, liability, etc. The program is the responsibility of
the Chamber, not the City.
6. Commissioner Seaton asked how the signs would be rotated. Staff explained
this was yet to be determined.
Planning Commission Minutes
December 10, 1996
7. There being no further discussion, it was moved and seconded by
Commissioners Tyler/Seaton to adopt Minute Motion 96-042 to approve the
Semi -Permanent Downtown Village Directional Signs, as submitted.
8. Commissioner Woodard asked what the duration of the MOU would be.
Community Development Director Jerry Herman stated it would probably
have a one year renewal stipulation. Commissioner Woodard expressed his
concern that the quality of the sign structure was inferior and had no sense of
design and should be addressed.
9. There being no further discussion, the motion was passed with Commissioner
Woodard voting no.
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
VIII. COMMISSIONER ITEMS
A. Discussion relative to application submittals.
Community Development Director Jerry Herman explained that the
Commission had asked staff to provide them with the requirements for a
submittal project. Before the Commission was the minimum submittal
requirements.
2. Vice Chairman Butler asked why an applicant is required to submit 25 copies
of the plans and there are several items on the list that do not, or do not need
to, come before the Commission. Is there a way to streamline this process.
Staff explained that all items do not reach the Commission, such as grading
plans, but they may be required by another Department that needs the items
to prepare their recommendation to the Community Development Department
to enable the project planner to prepare the Commission report.
3. Vice Chairman Butler stated the requirement for photographs was a good
idea, and yet the Commission does not receive many. Staff stated they would
be receiving more as staff finds a way to duplicate them for the Commission.
4. Commissioner Woodard asked if the plot plan is required to have a scale with
it. Staff stated it was required.
5. Commissioner Woodard asked why staff required a dimensioned floor plan
for a commercial project for the interior of a building. Staff stated it helps
staff to determine the number of parking spaces that will be required based
on the leasable interior space. If the required parking is not provided, the
PC12-10 16
Planning Commission Minutes
December 10, 1996
project cannot be approved. Dimensioned floor plans are needed in order to
make the calculations to determine the number of parking spaces that will be
required for the use.
6. Commissioner Woodard asked why staff was requiring the applicant to
provide the exterior elevations of a courtyard. Staff stated the submittal
requirements were determined by a previous Commission. If the
Commission wishes to revise the requirements, staff can revise the form. It
was suggested that Commissioner Woodard meet with staff to review the
form.
IX. ADJOURNMENT
There being no further business, it was moved and seconded by Commissioners Tyler/Newkirk to
adjourn this regular meeting of the Planning Commission to a meeting on January 14, 1997. This
meeting of the Planning Commission was adjourned at 10:24 p.m. on December 10, 1996.
Pc12-10 17
PH # 1
STAFF REPORT
PLANNING COMMISSION
DATE: JANUARY 14, 1997 (CONTINUED FROM DECEMBER 10, 1996)
CASE NOS.: VESTING TENTATIVE TRACT MAP 28458, SITE DEVELOPMENT
PERMIT 96-594, AND VARIANCE 96-027 (BELLA VISTA)
REQUESTS: (1) APPROVAL OF THE SUBDIVISION OF 28.8-ACRES INTO 115
SINGLE FAMILY AND OTHER LETTERED PUBLIC STREET AND
WELL SITE LOTS PURSUANT TO PROVISIONS OF THE
SUBDIVISION ORDINANCE, (2) APPROVAL OF HOUSE PLANS
UNDER CHAPTERS 9.30 -9.60 OF THE ZONING ORDINANCE, AND
(3) A DEVIATION IN THE REAR YARD SETBACK FROM 20-FEET
TO NOT LESS THAN 10-FEET ON SOME HOUSES ON CUL-DE-
SAC OR KNUCKLE LOTS.
LOCATION:
APPLICANT/
PROPERTY
OWNER:
DEVELOPER:
ENGINEER:
ENVIRONMENTAL
CONSIDERATION:
GENERAL
PLAN:
ZONING:
STRTPC.301/C
NORTH SIDE OF FRED WARING DRIVE, 1,615-FEET EAST OF
WASHINGTON STREET
EZ OKIE (MR. ROGER SNELLENBERGER)
ROGER SNELLENBERGER AND ASSOCIATES
WARNER ENGINEERING (MR. MIKE SMITH)
ENVIRONMENTAL ASSESSMENT 96-331 HAS BEEN PREPARED
FOR THIS PROJECT. STAFF IS RECOMMENDING TO THE
PLANNING COMMISSION ADOPTION OF A MITIGATED NEGATIVE
DECLARATION FOR CERTIFICATION BY THE CITY COUNCIL
BECAUSE THE PROJECT WILL NOT HAVE A SIGNIFICANT
ADVERSE IMPACT ON THE ENVIRONMENT BASED ON
APPLICANT PREPARED STUDIES.
LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE)
RL (LOW DENSITY RESIDENTIAL)
BACKGROUND:
Site Background
The site is located on the north side of Fred Waring Drive, approximately 1,615-feet east
of Washington Street (Attachment #1). The 28.8-acre parcel is vacant and covered with
native vegetation. No major landforms exist other than sand dunes which have been
driven on by off -road vehicles.
This site (Parcel 2) was created under Parcel Map 27131 and has been zoned for
residential purposes since 1991 when it was annexed into the City. On December 19,
1996, the Conditions of Approval for Parcel Map 27131 were amended to permit phased
development of each parcel of the map after a public hearing was held before the
Community Development Director.
Surroundinq Zoning/Land Use
The properties to the east are vacant and planned for residential development by the
applicant under Vesting Tentative Tract Map 28457, Variance 96-028 and Site
Development Permit 96-593. The properties to the north are in the County and developed
with either single family houses, a church, commercial nurseries or vacant. To the south,
across Fred Waring Drive, are the established residential condominiums in the Palm
Royale Country Club development. The property to the west is vacant, but planned for
commercial and residential developments.
Application Submittals
In September, 1996, the applicant submitted various development applications to pursue
construction of single family houses on the 28.8-acre property. They include a vesting
subdivision map, site development permit, and variance applications. Each application
is discussed below:
1.) Vesting Tentative Tract Map Application
The proposed 115-lot single family subdivision consists of 7,200 square foot, or larger,
lots and public streets which are 50- to 60-feet wide. Access to the Tract occurs on Fred
Waring Drive through Vesting Tentative Tract Map 28457 (i.e., right-in/right-out and left -in
access) and Street Lot "I" at the west side of the Tract along future Palm Royale Drive
(Attachment #2, Reduced Map). At the southwest corner of the property is Lot " K as
future Coachella Valley Water District well site (0.5-acres).
A vesting map, when approved, confers "a vested right to proceed with the development
in compliance with the ordinances, policies and standards described in Section 66472 of
the Government Code" while the map is active pursuant to Chapter 13.16 of the
STRT301-C
M
Subdivision Ordinance. All vesting map applications require submission of plans which
describe the future development of the land within the subdivision.
2.) Site Development Permit Application -
Four housing types are proposed. The dwelling units range in size from approximately
1,600 to 2,700 square feet and have three or four bedrooms and two -car garages
(Attachment #3, Reduced Map). The typical housing setbacks are 20 feet in the front yard,
5- and 10-foot in the side yards, and 20-foot in the rear yards. The plans are described
below:
Plan 1 -1600
Plan 2 - 1800
Plan 3 - 2000
Plan 4 - 2700
3 bedroom/2 bath
3 bedroom/2 bath
3 bedroom/2 bath
4 bedroom/3 bath
2 car garage
2 car garage
2 car garage
2 car garage
* Note: Plan 4 is a two-story house. The plan incorrectly states the house size is
2,200 square feet instead of 2,700 square feet. A three -car garage design is
provided on the applicant's colored elevation drawings which were submitted on
October 25, 1996. Plan 3 may also receive a three -car garage option.
Mediterranean style houses are proposed. Exterior building walls are stucco with concrete
tile roofing. Each house has a different facade consisting of different column designs and
varied roof styles. Other decorative features include tile accents, fan lite and recess panel
front doors, stucco plant-ons, and metal grid windows. The houses range in height from
approximately 16' to 24' and do not exceed a maximum permitted height of 28-feet. Metal
roll -up, sectional garage doors are proposed for the front -loaded garage structures. Front
yard landscaping will be provided during construction of each proposed house. Desert
building colors are used, and the applicant's materials board will be available at the
meeting. House Plans 1 and 4 have been built in the Quinterra development, the
developer's current project in the City.
3.) Variance Application
The applicant has requested reduced rear yard setbacks from 20-feet to not less than 10-
feet because these lots are irregular in shape and larger than their normal lots. This rear
yard deficiency affects approximately 30 percent of the houses within the project.
Public Notice
This case was advertised in the Desert Sun newspaper on November 16, 1996. All
property owners within 500-feet of the site were mailed a copy of the public hearing notice
as required by the Subdivision Ordinance and Zoning Ordinance. On December 10, 1996,
STRT301-C
the Planning Commission continued discussion on this case to January 14, 1997. No
negative comments have been received. All correspondence received before the meeting
will be given to the Planning Commission. Public agency comments have been
incorporated into the proposed conditions of approval. ,
STATEMENT OF THE ISSUES:
Issue #1 - General Plan/Zoning Code Consistency
A. Vesting Tract Map Application
This site is designated Low Density Residential by the General Plan which permits low
density residential projects not exceeding four units per acre. The density of this project
is approximately 3.5 dwelling units per acre and provides improvements to each lot and
common lots for water retention. Street widening will conform with the standards defined
in Chapter 3.0 of the General Plan. The Zoning Code Update designates this site as RL
(Low Density Residential) with minimum lot size of 7,200 sq. ft. The single family lots are
7,200 sq. ft. (72' wide by 100' deep) or larger which is consistent with the RL provisions.
No irregularities are evident in the land division request, provided Conditions are met.
Approval of this vesting map will permit the applicant to develop the property under the
current development standards even if the City amends the Zoning Code in the future and
changes the RL District requirements to be more restrictive because of the provisions
contained in the Subdivision Ordinance and other Government Code sections as
mentioned. The developer may amend the vesting map application pursuant to Section
66498.2 of the Government Code to include any new ordinances, policies or standards of
the City into the project after review and approval provided application processing
measures are met.
B. Site Development Permit Application
Chapter 9.50 (Residential Development Standards) of the Zoning Code requires any
houses to be built along Fred Waring Drive to be one story in height (22') within 150-feet
of the edge of the right-of-way, and Section 9.60.300 requires single story houses abutting
existing houses surrounding the project's perimeter boundaries unless separated by a
street. The applicant's preliminary plans are consistent with the Zoning Code and
conditions are recommended to comply with current provisions.
Architecturally, the applicant's plans are consistent with existing houses in north La Quinta.
Findings and Conditions are recommended to ensure consistency with the provisions of
the Zoning Code.
STRT301-C
C. Variance Application
Staff has reviewed the variance request, and we find that the special circumstances for
granting the variance do not exist such as size, shape, and topography because the
applicant is subdividing the land at this time and should be able to design the houses to
fit on the proposed lots. The mandatory findings of denial are as follows:
The property is designated Low Density Residential (2-4 dwelling units per acre)
and RL by the General Plan and Zoning Ordinance permitting single family
developments. The Variance request does impact the goals, policies and intent
of the La Quinta General Plan Land Use Element (Chapter 2) because Policy 2-
1.1.5 characterizes this land use category for large or medium size lots. Therefore,
the proposed house sizes are too large for the lots. The developer's request also
affects the Zoning Ordinance provisions because it would permit the applicant a
special privilege not allowed by others with similarly designated property. No
exceptional or extraordinary circumstances including shape, size and location exist
in this case because the land has not been subdivided into single family lots unless
Vesting Tentative Tract Map 28458 is approved. Houses shall be designed to
comply with the minimum RL District standards.
2. The granting of the Variance is not necessary for the development of the houses
under Vesting Tentative Tract Map 28458 because the placement of the houses on
the lots can be done if the developer revises the house designs and considers other
site plan solutions such as side -loaded garages, etc. to comply with the RL District
standards. The denial of the Variance is necessary for the preservation of the
property rights of those persons in the City with RL zoned parcels.
3. The placement of the houses on the future single family lots will not adversely affect
the environment as outlined in Environmental Assessment 96-331 provided
mitigation measures are completed and houses are built pursuant to the RL District
standards.
The applicant can comply with the Zoning Code provisions on some lots if the house plans
were reversed on the lots changing the placement of the house and garage, and side -
loaded garages are offered permitting a reduced front yard setback to 15-feet. All four
bedroom houses shall have three car garages to comply with Table 1501 of Chapter 9.150
of the Zoning Code prior to building permit issuance (See Condition #11 of SDP 96-594).
The attached Variance Resolution provides findings of denial for this case.
Issue #2 - Tract Design/Improvements
Primary access to the Tract will be from Street Lot "B" on Fred Waring Drive in Vesting
Tract Map 28457. Secondary (emergency) access will also be available for fire safety
purposes on the west side of the project by using Street Lot "I" to form two exits for this site
STRT301-C
and VTTM 28458. All interior public streets will be 50- to 60-feet in right-of-way width and
provide access to all single family lots. The proposed Conditions of Approval require
improvements for this project that include streets and other infrastructure improvements
necessary for development pursuant to the Subdivision Ordinance (Title 13) provisions.
The recommended Conditions guarantee that all on- and off -site work is consistent with
City and other public agency standards.
There will be a 2 to 6-foot grade difference between this property and the properties to the
north which front onto Darby Road. The developer has contacted those adjacent
neighbors to acquire an easement to install a six-foot high perimeter wall and additional
area for the transition slope. By providing this easement, the developer will not have to
install a retaining wall to account for the new grade difference between each property. The
grade difference was created because of the location and depth of the off -site sewer lines
in Fred Waring Drive. The applicant's plans are acceptable even though the grading
heights at the north boundary line are higher than normally preferred. The Public Works
Department has recommended Condition 5 for the vesting map application requiring
easements be acquired from all adjacent property owners if encroachments are necessary
to build the perimeter site improvements.
Issue #3 - Streetscape Design
The houses will have minimum 20-foot front yard setbacks for the front -loaded garages
and minor variations of the building setbacks along the front of each of the four housing
types. Section 9.30.030 (RL District) of the Zoning Code requires "... projects with ten
or more dwelling units shall incorporate front setbacks varying between 20-feet and 25 feet
(or more) in order to avoid streetscape monotony." This Zoning Code standard requires
the applicant to modify their plans prior to building permit issuance to include greater
variety in the front yard setbacks to conform with this provision. Staff recommends that
no more than 75% of the houses be allowed to have a 20-foot front yard setback (See
Condition #10 of SDP 96-594).
Issue #4 - Health and Safety Concerns
The proposed Conditions of Approval require installation of new infrastructure
improvements which include water, sewer, streets, and other necessary improvements.
New electric services for each lot will be undergrounded and meet all requirements of the
local service agencies (gas, electric, water, etc.). Private septic systems will not be
permitted since an off -site sewer line exists within Fred Waring Drive to the east of the site.
Plans and fees shall be submitted and paid to the respective serving agency.
Issue #5 - Environmental Assessment
The Community Development Department has prepared Environmental Assessment 96-
331 with the applicant's submission of various environmental studies which included
STRT301-C
ViW
Biologic, Acoustic, Air Quality, Drainage, Hydrology, Geotechnical, and Cultural Resources
(Archaeologic). A copy of the Environmental Assessment is attached (Attachment #4).
Copies of the environmental reports are on file at the Community Development
Department.
The City's Historic Preservation Commission reviewed the applicant's Cultural Resources
Report on November 21, 1996, and concluded that the material presented was acceptable
and met City guidelines as to content and format presented. Minutes from the meeting
are attached (Attachment #5).
Based on submission of the above material, the Environmental Assessment concludes that
the project will not have an adverse impact on the environment based on implementation
of the Conditions of Approval and Mitigation Monitoring Program contained in the attached
material.
Staff Comments
Denial of the Variance request will require the applicant to revise his plans during plan
check consideration for a building permit. All houses planned shall be compatible with the
RL District standards.
CONCLUSION:
Conditions are proposed that comply with the existing provisions of the General Plan and
Municipal Code. No physical constraints prevent the development of the site as planned.
Findings for a recommendation of approval are included in the attached Resolutions and
Minute Motion for all applications excluding the Variance Application.
RECOMMENDATIONS:
1. Adopt Planning Commission Resolution 97-_, recommending to the City Council
approval of Environmental Assessment 96-331 for Vesting Tentative Tract Map
28458, Site Development Permit 96-594, and Variance 96-027;
2. Adopt Planning Commission Resolution 97 =, recommending to the City Council
approval of Vesting Tentative Tract Map 28458, subject to Findings and Conditions
of Approval as attached;
3. Adopt Planning Commission Resolution 97 =, recommending to the City Council
denial of Variance 96-027, subject to Findings and Conditions of Approval as
attached; and,
STRT301-C
4. Adopted Planning Commission Minute Motion 97- , approving Site Development
Permit 96-594 which allows new house plans for Tentative Tract Map 28458,
subject to Findings and Conditions of Approval as attached.
Attachments:
1. Location Map
2. Vesting Map Exhibit - Reduced
3. Plot Plan Exhibit - Reduced
4. Environmental Assessment (EA 96-331)
5. Historic Preservation Commission Minutes
6. Large Map Exhibits (PC only)
ell, Associate Planner
Submitted by:
Chr stine di lorio, Plan4g�
ager
STRT301-C
PLANNING COMMISSION RESOLUTION 97-
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 96-331
PREPARED FOR VESTING TENTATIVE TRACT MAP 28458,
SITE DEVELOPMENT PERMIT 96-594, AND
VARIANCE 96-027
ENVIRONMENTAL ASSESSMENT 96-331
E Z OKIE
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the IO`h day of December, 1996, and the 14`" day of January, 1997, duly noticed Public
Hearings to consider the proposed Vesting Tentative Tract Map 28458, Site Development
Permit 96-594, and Variance 96-027 for E Z OKIE; and,
WHEREAS, said Vesting Tentative Tract Map, Site Development Permit, and
Variance requests have 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 Initial Study EA 96-331; and,
WHEREAS, the Community Development Director has determined that said
requests will not have a significant adverse effect on the environment and that a Mitigated
Negative Declaration of environmental impact should be filed; and,
WHEREAS, upon hearing and considering all testimony and arguments, if any, of
all interested persons desiring to be heard, said Planning Commission did find the
following facts, findings, and reasons to justify recommending certification of said
Environmental Assessment:
The proposed Vesting Tentative Tract Map, Site Development Permit, and
Variance will not be detrimental to the health, safety, or general welfare of the
community, either indirectly or indirectly, because of the design of the project
which has been reviewed for health and safety issues, for which none have been
identified.
2. The proposed Vesting Tentative Tract Map, Site Development Permit, and
Variance 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 a rare or endangered plant or animal or eliminate
important examples of the major periods of California history or prehistory,
according to the findings of the Environmental Assessment, the biological study,
air quality study, noise study, and cultural resources study prepared for the project.
3. The proposed Vesting Tentative Tract Map, Site Development Permit, and
Variance do not have the potential to achieve short-term environmental goals, to
the disadvantage of long-term environmental goals, according to the findings of the
Environmental Assessment and special studies prepared for the project.
4. The proposed Vesting Tentative Tract Map, Site Development Permit, and
Variance will not result in impacts which are individually limited or cumulatively
considerable, according to the findings of the Environmental Assessment and
special studies prepared for the project.
5. The design of the proposed subdivision and development are consistent with the
Low Density Residential Zoning District development standards and the
Subdivision Ordinance requirements, in that the proposed lots meet the minimum
size, and the proposed units will not exceed the maximum height and will meet the
minimum yard setback requirements.
6. The design of the proposed project is compatible with the goals and policies of the
Low Density Residential Land Use Designation as described in the La Quinta
General Plan, in that the project density is 3.5 dwelling units per acre which falls
within the allowable range of 2 to 4 dwelling units per acre for this land use
category.
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
Commission for this environmental assessment.
2. That it does hereby recommend to the City Council certification of Environmental
Assessment 96-331 for the reasons set forth in this resolution and as stated in the
attached Environmental Assessment Checklist and Addendum, labeled Exhibit "A".
PASSED APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 14th day of January, 1997, by the following vote, to
Wit
AYES :
NOES:
ABSENT:
:��
JACQUES ABELS,
Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 97
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF VESTING TENTATIVE TRACT MAP
28458 TO ALLOW A 115-LOT SINGLE FAMILY
RESIDENTIAL LAND SALES SUBDIVISION AND
MISCELLANEOUS LETTERED LOTS ON
APPROXIMATELY 28.8-ACRES
CASE NO.: VESTING TENTATIVE TRACT MAP 28458
APPLICANT: EZ OKIE
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 10th day of December, 1996, and 141' day of January, 1997, hold duly noticed
Public Hearings for a 28.8-acre site with 115 single family lots, generally on the north side
of Fred Waring Drive and 1,615-feet east of Washington Street, more particularly
described as:
Portion of the S'/ SEY4 of Section 18, T5S, R7E, SBBM (APN:
609-080-013 and 609-070-035)
WHEREAS, said Tentative Map has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63). The Community Development Department has prepared
Environmental Assessment 96-331 for this project which states the project will not have
a significant impact on the environment based on conditions; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following Mandatory Findings of approval to justify a
recommendation for approval of said Vesting Tentative Tract Map 28458:
A. The proposed map is consistent with the City of La Quinta General Plan and any
applicable specific plans.
The property is designated Low Density Residential (2-4 dwelling units per acre)
per the provisions of the 1992 General Plan Update. The project density is 3.5
dwellings per acre which is under the maximum level for the LDR District. Vesting
Tentative Tract 28458 is consistent with the goals, policies and intent of the La
Quinta General Plan Land Use Element (Chapter 2) provided conditions are met.
RESOPC82-c
Planning Commission Resolution 97-
The site is zoned RL (Low Density Residential District) which permits single family
development on lots a least 7,200 sq. ft. The proposed lots are 7,200 sq. ft. or
larger. The future houses shall be consistent with the provisions of the Zoning
Code (Chapters 9.30 - 9.60) at the time building permits are acquired.
B. The design or improvement of the proposed subdivision is consistent with the La
Quinta General Plan and any applicable specific plans.
All streets and improvements in the project, as conditioned, will conform to City
standards as outlined in the General Plan and Subdivision Ordinance. All on -site
streets will be public (50' to 60' wide rights -of -way) which is consistent with the
Circulation Element (Chapter 3.0). Access to the tract will be from Street Lot "B"
on Fred Waring Drive as shared access point with Vesting Tentative Tract Map
28457 and secondary access on Street Lot "I". The density and design standards
for the tract will comply with the Land Use Element (Chapter 2.0) of the General
Plan and the Zoning Code.
C. The design of the subdivision, or the proposed improvements, are not likely to
cause substantial environmental damage or substantially and avoidably injure fish
or wildlife or their habitat.
The subject site is vacant and covered by sand dunes and native shrub brush.
Mitigation fees and environmental studies (i.e., cultural resources, noise, drainage,
geotechnical, biologic, air quality, etc.) were completed for this application. The
studies generally state that development will not adversely affect local wildlife
habitats because this is an isolated area surrounded by urban development. This
project will not cause substantial environmental damage or injury to fish or wildlife,
or their habitat because mitigation measures were completed at the time the site
was disturbed or will be mitigated based on the proposed Conditions of Approval.
D. The design of the subdivision or type of improvements are not likely to cause
serious public health problems.
The design of the subdivision, as conditionally approved, will not cause serious
public health problems because they will install urban improvements based on City,
State, and Federal requirements.
E. The design of the subdivision, or type of improvements, will not conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision.
RESOPc82-c
Planning Commission Resolution 97-
The proposed streets are planned to provide direct access to each single family lot.
All required public easements will provide access to the site or support necessary
infrastructure improvements.
WHEREAS, in the review of this Vesting Tentative Tract Map, the Planning
Commission has considered, the effect of the contemplated action on housing needs of
the region for purposes of balancing those needs against the public service needs of the
residents of the City of La Quinta and its environs with available fiscal and environmental
resources;
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does recommend approval to the City Council of Vesting Tentative Tract
Map 28458 for the reasons set forth in this Resolution and subject to the attached
conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
City Planning Commission, held on the le day of January, 1997, by the following vote,
to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JACQUES ABELS, Chairman
City of La Quinta, California
ATTEST:
RESOPC82-c
Planning Commission Resolution 97-
JERRY MERMAN, Community Development Director
City of La Quinta, California
RESOrc82-c
1 r4
CONDITIONS OF APPROVAL - RECOMMENDED
VESTING TENTATIVE TRACT MAP 28458
EZ OKIE (ROGER SNELLENBERGER)
JANUARY 14, 1997
CONDITIONS OF APPROVAL
GENERAL
1. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions
of Approval with the Riverside County Recorder for recordation against the properties to
which they apply (i.e., Assessor's Parcel Numbers 609-080-013 and 609-070-035).
2. Vesting Tentative Tract Map No. 28458 shall comply with the requirements and standards of
§§ 66410-66499.58 of the California Government Code (the Subdivision Map Act) and Title
13 of the La Quinta Municipal Code (LQMC) unless otherwise modified by the following
conditions. This map shall expire two years after approval by the City Council unless extended
pursuant to the provisions of the Subdivision Ordinance.
3. The applicant shall obtain permits and/or clearances from the following public agencies; as
needed:
- Fire Marshal
- Public Works Department (Grading Permit, Improvement Permit)
- Community Development Department
- Riverside Co. Environmental Health Department
- Desert Sands Unified School District
- Coachella Valley Water District
- Imperial Irrigation District
- California Regional Water Quality Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of improvement plans, applicant shall fiunish
proof of said approvals prior to obtaining City approval of the plans.
For projects requiring NPDES construction permits, the applicant shall include a copy of the
application for the Notice of Intent with grading plans submitted for plan checking. Prior to
issuance of a grading or site construction permit, the applicant shall submit a copy of the
proposed Storm Water Pollution Protection Plan for review by the Public Works Department.
4. Provisions 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.
28458-13A
PROPERTY RIGHTS
5. All easements, rights of way and other property rights required of the tentative map or
otherwise necessary to facilitate the ultimate use of the development and functioning of
improvements shall be dedicated, granted or otherwise conferred, or the process of said
dedication, granting, or conferral shall be ensured, prior to approval of a final map or filing of
a certificate of compliance for waiver of a final map. The conferral shall include irrevocable
offers to dedicate or grant easements to the City for access to and maintenance, construction,
and reconstruction of all essential improvements which are located on privately -held lots or
parcels.
Prior to approval of a final map or grading plan, the applicant shall furnish proof of temporary
or permanent easements or written permission, as appropriate, from owners of any properties
on which grading, retaining wall construction, permanent slopes, or other encroachments are
to occur.
6. If the applicant proposes vacation or abandonment of any existing rights of way or access
easements which will diminish access rights to any properties owned by others, the applicant
shall provide approved alternate rights of way or access easements to those properties.
7. The applicant shall dedicate public and private street right of way and utility easements in
conformance with the City's General Plan, Municipal Code, applicable specific plans, and as
required by the City Engineer.
Dedications required of this development include:
A. Interior Lots B, F, H, I, L, & M: Sixty -foot right of way plus corner cutbacks.
B. Interior Lots C, D, E, G, H, J, & K: Fifty -foot right of way plus corner cutbacks.
C. Fred Waring Drive: Additional widths as necessary for dedicated right and left turn lanes
and bus turnouts included in the approved improvement plans.
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,
the applicant shall grant temporary public access easements to those areas within 60 days of
written request by the City.
The applicant shall vacate abutter's rights of access to Fred Waring Drive and Palm Royale
Drive from lots abutting those streets. Access to Fred Waring Drive and Palm Royale Drive
shall be restricted to access points listed hereinafter or as approved by the City.
28458-13A
N
9. If this map is approved and records prior to recordation of Tract 28457 to the east, the
applicant shall acquire and deed public rights of way for Lot E and a portion of Lot B of that
proposed map to provide access to Fred Waring Drive. If so required, the executed deed or
deeds shall be furnished to the City prior to agendization of Tract 28458 for City Council
approval.
10. The applicant shall acquire easements allowing drainage into the proposed retention basin on
proposed Tract 28457. If this map is approved and records prior to recordation of Tract
28457, the applicant shall acquire rights to construct and maintain the proposed retention basin
and the drainage conveyance system to the basin.
11. The applicant shall dedicate any 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 cause no easements to be granted or recorded over any portion of this
property between the date of approval by the City Council and the date of recording of any
final map(s) covering the same portion of the property unless such easements are approved by
the City Engineer.
FINAL MR S)
13. As part of the filing package for final map approval, the applicant shall furnish accurate
AutoCad files of the complete map, as approved by the City's map checker, on storage media
and in a program format acceptable to the City Engineer. The files shall utilize standard
AutoCad menu choices so they may be fully retrieved into a basic AutoCad program.
IMPROVEMENT PLANS
14. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36"
media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and
"Landscaping." All plans except precise grading plans shall have signature blocks for the City
Engineer. Precise grading plans shall have signature blocks for Community Development
Director and the Building Official. Plans are not approved for construction until they are
signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and
entryways, and parking lots. If water and sewer plans are included on the street and drainage
plans, the plans shall have an additional signature block for the Coachella Valley Water District
(CVWD). The combined plans shall be signed by CVWD prior to their submittal for the City
Engineer's signature.
"Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and
perimeter walls.
28458-13A 3
Plans for improvements not listed above shall be in formats approved by the City Engineer.
15. The City may maintain standard plans, details and/or construction notes for elements of
construction. For a fee established by City resolution, the applicant may acquire standard plan
and/or detail sheets from the City.
16. When final plans are approved by the City, and prior to approval of the final map, the applicant
shall furnish accurate AutoCad files of the complete, approved plans on storage media
acceptable to the City Engineer. The files shall utilize standard AutoCad menu choices so they
may be fully retrieved into a basic AutoCad program. At the completion of construction and
prior to final acceptance of improvements, the applicant shall update the files to reflect as -
constructed conditions including approved revisions to the plans.
IMPROVEMENT AGREEMENT
17. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed,
secured agreement to construct improvements and/or satisfy obligations required by the City
prior to agendization of a final map or parcel map or issuance of a certificate of compliance for
a waived parcel map. For secured agreements, security provided, and the release thereof, shall
conform with Title 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing structures or
obstructions which are not part of the proposed improvements.
18. If improvements are secured, the applicant shall provide approved estimates of improvement
costs. Estimates shall comply with the schedule of unit costs adopted by City resolution or
ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the
City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside agencies shall
be approved by those agencies. Security is not required for telephone, gas, or T.V. cable
improvements. However, tract improvements shall not be agendized for final acceptance until
the City receives confirmation from the telephone authority that the applicant has met all
requirements for telephone service to lots within the development.
19. If the applicant desires to phase improvements and obligations required by the conditions of
approval and secure those phases separately, a phasing plan shall be submitted to the Public
Works Department for review and approval by the City Engineer.
The applicant shall complete required improvements and satisfy obligations as set forth in the
approved phasing plan. Improvements and obligations required of each phase shall be
completed and satisfied prior to completion of homes or occupancy of permanent buildings
28458-13A 4
I .A
within the phase unless a construction sequencing plan for that phase is approved by the City
Engineer.
20. If improvements are phased with multiple final maps or other administrative approvals (plot
plans, conditional use permits, etc.), off -site improvements and development -wide
improvements (ie: retention basins, perimeter walls & landscaping, gates, etc.) shall be
constructed or secured prior to approval of the first final map unless otherwise approved by the
City Engineer.
21. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's
required share of improvements which have been or will be constructed by others (participatory
improvements).
Participatory improvements for this development include:
A. Fourteen -foot (14') raised, landscaped median in the portion of Fred Waring Drive
adjacent to this tentative tract.
B. Traffic signals at the Palm Royale Drive intersections with Fred Waring Drive and
Washington Street - Participation shall be prorated according to area (26.56%) or
predicted traffic generation for Parcels 1 through 4 of Parcel Map 2713 L
The applicant's obligations for all or a portion of the participatory improvements may, at the
City's option, be satisfied by participation in a major thoroughfare improvement program if this
development becomes subject to such a program.
GRADING
22. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The
land shall be planted with interim landscaping or provided with other wind and water erosion
control measures approved by the Community Development and Public Works Departments.
23. Prior to occupation of the project site for construction purposes, the Applicant shall submit and
receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16,
LQMC. In accordance with said Chapter, the Applicant shall furnish security, in a form
acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of
the permit.
24. The applicant shall comply with the City's flood protection ordinance.
25. The applicant shall furnish a thorough preliminary geological and soils engineering report (the
"soils report") with the grading plan.
28458-13A
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. The applicant shall endeavor to minimize differences in elevation at the interface of this
development with abutting properties and of separate tracts within this development, if any.
Building pad elevations on contiguous lots shall not differ by more than three feet except for
lots within a tract, but not sharing common street frontage, where the differential shall not
exceed five feet.
If the applicant is unable to comply with the pad elevation differential requirement, the City will
consider and may approve alternatives that preserve community acceptance and buyer
satisfaction with the proposed development.
28. Prior to issuance of building permits, the applicant shall provide a separate document, bearing
the seal and signature of a California registered civil engineer or surveyor, that lists actual
building pad elevations for the building lots. The document shall list the pad elevation
approved on the grading plan, the as -built elevation, and the difference between the two, if any.
The data shall be organized by lot number and shall be listed cumulatively if submitted at
different times.
DRAINAGE
29. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained
within the development unless otherwise approved by the City Engineer. The tributary
drainage area shall extend to the centerline of adjacent public streets.
30. 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'h acres in size or
larger or where the use of common retention is determined by the City Engineer to be
impracticable. If individual -lot retention is approved, the applicant shall meet all individual -lot
retention provisions of Title 13, LQMC.
31. In design of retention facilities, the maximum percolation rate shall be two inches per hour.
The percolation rate will be considered to be zero unless the applicant provides site -specific
data indicating otherwise.
32. A trickling sand filter and leachfield of a design approved by the City Engineer shall be installed
to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22
gallons per day per 1,000 square feet of drainage area.
28458-13A 6
33. 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.
34. In developments for which security will be provided by public safety entities, ie: the La Quinta
Safety Department or the Riverside County Sheriffs Department, all areas of common
retention basins shall be visible from the adjacent street(s). No fence or wall shall be
constructed around retention basins except as approved by the Community Development
Director and the City Engineer.
35. The design of the development shall not cause any increase in flood boundaries, levels or
frequencies in any area outside the development.
36. 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.
37. Storm drainage historically received from adjoining property shall be received and retained or
passed through into the historic downstream drainage relief route.
38. If any storm water or nuisance water from this development is proposed to drain to off -site
locations other than the proposed retention basin and trickling filter system on Tract 28457,
the applicant may be required to design and install first -flush storage, oil/water separation
devices or other screening or pretreatment method(s) to minimize conveyance of contaminants
to off -site locations. Drainage to off -site locations and methods of treatment or screening shall
meet the approval of the City Engineer.
UTILITIES
39. All existing and proposed utilities within or adjacent to the proposed development shall be
installed underground. High -voltage power lines which the power authority will not accept
underground are exempt from this requirement.
40. In areas where hardscape surface improvements are planned, underground utilities shall be
installed prior to construction of surface improvements. The applicant shall provide certified
reports of utility trench compaction tests for approval of the City Engineer.
STREET AND TRAFFIC IWROVEMENTS
41. The City is contemplating adoption of a major thoroughfare improvement program. If the
program is in effect 60 days prior to recordation of any final map or issuance of a certificate
of compliance for any waived final map, the development or portions thereof may be subject
to the provisions of the ordinance.
28458-13A 7
If this development is not subject to a major thoroughfare improvement program, the applicant
shall be responsible for all street and traffic improvements required herein.
42. The following minimum street improvements shall be constructed to conform with the General
Plan (Circulation Element) street type noted in parentheses:
A. OFF -SITE STREETS
1) Fred Waring Drive (Major Arterial): Complete the 46' north half of the street plus
6' sidewalk. If approved by the City at the time of final map approval, the median
shall be striped asphalt only and the raised, landscaped median improvement will
be constructed by others.
2) Access to Fred Waring via Lots E and B of proposed Tract 28457 to the east: If
this improvement has not been constructed prior to approval of a final map within
this tentative map, the applicant shall secure the cost of constructing the
improvement including necessary improvements to Fred Waring Drive from the
access drive to the east boundary of this tentative tract (28458). The improvement
shall be constructed prior to final inspection and occupancy of any home within
this tract. If the improvement is constructed by the developer of Tract 28457, the
City will release the applicant's security for the improvement subject to satisfaction
of any cost -sharing requirements.
3) Access to Fred Waring via Palm Royale Drive: If this portion of Palm Royale
Drive has not been constructed prior to approval of a final map within this
tentative map, the applicant shall secure the cost of constructing the improvement.
The improvement shall be constructed no later than the time at which a second
access is required for Tract 28457 and/or Tract 28458 by the Riverside County
Fire Department or the City. If the improvement is constructed by others, the City
will release the applicant's security for the improvement subject to satisfaction of
any cost -sharing requirements.
4) Traffic Signals at the intersections of Palm Royale Drive with Fred Waring and
Washington Streets: Participatory improvement as specified herein.
B. ON -SITE PUBLIC STREETS
1) Interior Lot B, F, H, I, L, & M: Sixty -foot (60') right of way plus corner cutbacks.
2) Interior Lots C, D, E, G, J, K, & H: Fifty -foot (50') right of way plus corner
cutbacks.
3) Cul de sac curb radii - 38'
28458-13A
8
Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the
approved construction plans may warrant additional street widths or other measures as
determined by the City Engineer.
43. Access points and turning movements of traffic shall be restricted as follows:
C. Main (shared) access drive centered approximately 123' east of east tract boundary: Left
in and right in, right -out only
D. Lots N and C - Unrestricted access from and to proposed Tract 28458.
44. Improvements shall include all appurtenances such as traffic signs, channelization markings and
devices, raised medians if required, street name signs, sidewalks, and mailbox clusters approved
in design and location by the U. S. Post Office and the City Engineer. Mid -block street lighting
is not required.
45. The City Engineer may require improvements extending beyond development boundaries such
as, but not limited to, pavement elevation transitions, street width transitions, or other
incidental work which will ensure that newly constructed improvements are safely integrated
with existing improvements and conform with the City's standards and practices.
46. Improvement plans for all on- and off -site streets and access gates shall be prepared by
registered professional engineer(s) authorized to practice in the State of California.
Improvements shall be designed and constructed in accordance with the LQMC, adopted
Standard and Supplemental Drawings and Specifications, and as approved by the City
Engineer.
47. Street right of way geometry for culs-de-sac, knuckle turns and corner cut -backs shall conform
with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise
approved by the City Engineer.
48. All streets proposed to serve residential or other access driveways 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 and to facilitate street sweeping.
49. Street pavement sections shall be based on a Caltrans design for a 20-year life and shall
consider soil strength and anticipated traffic loading (including site and building construction
traffic). The minimum pavement sections shall be as follows:
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
28458-13A
E
Major Arterial 5576.50"
The applicant shall submit current (no more than two years old) mix designs for base materials,
Portland cement concrete and asphalt concrete, including complete mix design lab results, for
review and approval by the City. For mix designs over six months old, the submittal shall
include recent (no more than six months old) aggregate gradation test results to confirm that
the mix design gradations can be reproduced in production of the base or paving material.
Construction operations shall not be scheduled until mix designs are approved.
50. Prior to occupancy of homes or other permanent buildings within the development, the
applicant shall install all street and sidewalk improvements, traffic control devices and street
name signs along access routes to those buildings. If on -site streets are initially constructed
with only a portion of the full thickness of pavement, the applicant shall complete the pavement
when directed by the City but in any case prior to final inspections of any of the final ten (10%)
percent of homes within the tract.
WALLS AND LANDSCAPING
51. Perimeter walls and required landscaping for the entire perimeter to be enclosed shall be
constructed prior to final inspection and occupancy of any homes within the tract unless a
phasing plan or construction schedule is approved by the City Engineer and Community
Development Director.
52. The applicant shall provide landscape improvements in the perimeter setback areas or Hots along
Fred Waring Drive.
53. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians (if
required), 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.
54. Slopes shall not exceed 5:1 within public rights of way and 3 :1 in landscape areas outside the
right of way.
55. 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 5-feet
of curbs along public streets.
28458-13A 10
56. 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.
57. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide
visual screening of above -ground utility structures.
PUBLIC SERVICES
58. The applicant shall provide public transit amenities as required by Sunline Transit and/or the
City Engineer. These amenities may include a bus turnout location and passenger waiting
shelter along Fred Waring Drive. The location and character of the amenities shall be as
determined by Sunline Transit and the City Engineer.
QUALITY ASSURANCE
59. The applicant shall employ construction quality -assurance measures which meet the approval
of the City Engineer.
60. The subdivider shall arrange and bear the cost of measurement, sampling and testing not
included in the City's permit inspection program but which are required by the City to provide
evidence that materials and their placement comply with plans and specifications.
61. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have their agents provide,
sufficient supervision and verification of the construction to be able to furnish and sign accurate
record drawings.
62. Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall
have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each
sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the
drawings. The applicant shall revise the plan computer files previously submitted to the City
to reflect the as -constructed condition.
MAINTENANCE
63. The applicant shall make provisions for continuous maintenance of landscaping and related
improvements in landscaped setbacks, retention basins and other public or common areas unless
and until those areas have been accepted for maintenance by the City's Landscape and Lighting
District. The applicant shall maintain all other improvements until final acceptance of
improvements by the City Council.
28458-13A
11
64. The applicant shall provide an executive summary maintenance booklet for improvements to
be maintained by an HOA. The booklet should include drawings of the facilities, recommended
maintenance procedures and frequency, and a costing algorithm with fixed and variable factors
to assist the HOA in planning for routine and long term maintenance.
FEES AND DEPOSITS
65. The applicant shall pay all deposits and fees required by the City for plan checking and
construction inspection. Deposit and fee amounts shall be those in effect when the applicant
makes application for plan checking and permits. All fees paid for development permits shall
be paid as required by City Council Resolution in effect at the time of application.
66. Prior to approval of a final map or completion of any approval process for modification of
boundaries of the property subject to these conditions, the applicant shall process a
reapportionment of any bonded assessment(s) against the property and pay the cost of the
reapportionment.
67. Parkland fees shall be paid prior to final map approval as required by the Subdivision
Ordinance.
68. Fringe -Toed Lizard habitat mitigation fees shall be prior to site grading or land disttubance.
69. Two checks made out to the County of Riverside in the amounts of $1,250.00 and $78.00 for
the project's environmental assessment (Negative Declaration) shall be submitted to the
Community Development Department within 24-hours after review of the map by the City
Council.
FIRE DEPARTMENT
70. Schedule (A) fire protection approved Super fire hydrants (6" X 4" X 21/2" X 21/2") will be
located at each street intersection spaced not more than 330-feet apart in any direction with any
portion of any frontage more than 165-feet from a fire hydrant. Minimum fire flow will be
1,000 g.p.m. for a 2-hour duration at 20 psi.
71. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of the
water system plans to the Fire Department for review and approval. Plans will conform to the
fire hydrant types, location and spacing, and the system will meet the fire flow requirements.
Plans will be approved and signed by a registered civil engineer and the local water company
with the following certification: "I certify that the design of the water system is in accordance
with the requirements prescribed by the Riverside County Fire Department."
28458-13A
12
72. The required water system including fire hydrants will be installed and accepted by the
appropriate water agency prior to any combustible building material being placed on an
individual lot.
73. A temporary water supply for fire protection may be allowed for the construction of the model
units only. Plans for a temporary water system must be submitted to the Fire Department for
review prior to issuance of building permits.
74. Prior to recordation of the final map, the applicant/developer will provide alternate or
secondary access.
CULTURAL RESOURCES
75. A qualified archaeologist shall be present during site grading activities as required by EA 96-
331.
MISCELLANEOUS
76. All houses constructed shall comply with the Uniform Building Code in effect when the plans
are submitted for plan check by the Building and Safety Department.
77. The Tract layout shall comply with all the RL Zoning Code requirements.
78. Prior to recordation of the project's Covenants, Conditions and Restrictions (CC and R's), the
developer shall furnish a copy to the City Attorney for review and comment.
79. All Conditions of Approval for Site Plan Development Permit 96-594 and Variance 96-027
shall be met, as required.
80. All mitigation measures of Environmental Assessment 96-331 shall be met.
28458-13A
13
PLANNING COMMISSION RESOLUTION 97
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL DENIAL
OF VARIANCE 96-027 TO REDUCE THE REAR YARD
BUILDING SETBACK FOR HOUSES BUILT ON CUL-
DE-SAC AND KNUCKLE STREETS IN VESTING
TENTATIVE TRACT MAP 28458 IN AN RL DISTRICT
CASE NO.: VARIANCE 96-027
APPLICANT: EZ OKIE
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 10th day of December, 1996, and I e day of January, 1997, hold duly noticed
Public Hearings to consider the request of EZ OKIE for approval a Variance to reduce the
rear yard building setback to 10-feet from 20-feet in the RL District for houses to be built
on cul-de-sac or knuckle streets in Vesting Tentative Tract Map 28458, a 28.8-acre site
with 115 single family lots, generally on the north side of Fred Waring Drive and 1,615-feet
east of Washington Street, more particularly described as:
Portion of the S'/a SE% of Section 18, T5S, R7E, SBBM
APN: 609-080-013 and 609-070-035
WHEREAS, said Tentative Map has complied with the requirements of 'The
Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63). The Community Development Department has prepared
Environmental Assessment 96-331 for this project, and its accompanying development
applications, which states the project will not have a significant impact on the environment
based on mitigation measures; 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 denial for
consideration to the City Council for Variance 96-027:
A. The property is designated Low Density Residential (2-4 dwelling units per acre)
and RL by the General Plan and Zoning Ordinance permitting single family
developments. The Variance request does impact the goals, policies and intent
of the La Quinta General Plan Land Use Element (Chapter 2) because Policy 2-1.1.
5 characterizes this land use category as uses with large and medium sized lots.
Therefore, the proposed house sizes are too large for the lots. The developer's
request also affects the Zoning Ordinance because it would permit the applicant a
special privilege not allowed by others with similarly designated property. No
RESOPC83c
Planning Commission Resolution 97-
exceptional or extraordinary circumstances including shape, size and location exist
in this case because the land has not been subdivided into single family lots unless
Vesting Tentative Tract Map 28458 is approved. Houses shall be designed to
comply with the minimum RL District standards.
B. The granting of the Variance is not necessary for the development of the houses
under Vesting Tentative Tract Map 28458 because the placement of the houses on
the lots can be done if the developer revises the house designs and considers other
site plan solutions such as side -loaded garages, etc. to comply with the RL District
standards. The denial of the Variance is necessary for the preservation of the
property rights of those persons in the City with RL zoned parcels.
C. The placement of the houses on the future single family lots will not adversely affect
the environment as outlined in Environmental Assessment 96-331 provided
mitigation measures are completed and houses are built pursuant to the RL District
standards.
WHEREAS, in the review of this Variance, the Planning Commission has
considered, the effect of the contemplated action on housing needs of the region for
purposes of balancing those needs against the public service needs of the residents of the
City of La Quinta and its environs with available fiscal and environmental resources;
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does recommend denial to the City Council of Variance 96-027 for the
reasons set forth in this Resolution.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
City Planning Commission, held on the I e day of January, 1997, by the following vote,
to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RESOPC83-c
4
Planning Commission Resolution 97-
JACQUES ABELS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
RESOPC83-c
r
CONDITION OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 96-594
EZ OKIE
JANUARY 14, 1997
FINDINGS:
1. The architectural aspects of the development will be compatible and not detrimental to other
existing houses which are located in the surrounding area based on conditions.
2. The houses shall comply with the conditions of Vesting Tentative Tract Map 28458,
Environmental Assessment 96-331 and other project related development applications.
CONDITIONS:
1. Pedestrian gates leading into the side and back yards shall be wrought iron. Pedestrian gates
shall not exceed 48 inch widths unless located in a sideyard of 12-feet wide or larger (Section
9.160.030 (D2)).
2. The landscape/irrigations plans shall be submitted to the Community Development
]Department for review. The plans will require Community Development Department,
Coachella Valley Water District, and the Riverside County Agriculture Commissioner
approval before they will be considered final. The plans shall include the following: (A) front
yard landscaping shall include lawn and a minimum of ten shrubs (i.e., 5-gallon or larger) and
two trees (i.e., 15-gallon minimum) for interior lots and five trees (15-gallon minimum) for
corner lots; and (B) landscaping or fencing shall screen all ground mounted mechanical
equipment (i.e., A/C condensing units, pool equipment, etc.). All provisions of Chapter 8.13
(Water Efficient Landscaping and Imgation) shall be met. The developer and subsequent
property owner shall continuously maintain all landscaping in a healthy and viable condition.
3. Lawn areas for front yards shall be either Hybrid Bermuda (Summer) or Hybrid Bermuda/Rye
(Winter) depending upon the season when it is installed. All trees shall be double staked to
prevent wind damage. All shrubs and trees shall be watered with bubblers or emitters.
Landscape improvements shall be installed before final occupancy of the house.
4. Ground mounted equipment (air-conditioning condensers, etc.) shall be located in side and
rear yard areas behind screen walls or landscaping. All equipment shall be a minimum
distance of five -feet from the property line.
5. The concrete driveways shall include expansion joints and a broom finish (or better) texture.
The driveways shall be the width of the garage opening and be located to permit backing out
into the abutting public streets excluding Fred Waring Drive.
6. All requirements of Vesting Tentative Tract Map 28458, Environmental Assessment 96-331,
and the RL Zone District shall be met during building permit plan check approval.
7. One-story houses (22 feet or less in height) shall be constructed within 150-feet of the right-
of-way of Fred Waring Drive or adjacent to the side or rear of any existing single family
houses as required by Chapters 9.50 and 9.60 of the Zoning Code.
8. A Minor Use Permit shall be required for temporary model complexes (sales offices) including
signs/flags per Section 9.60.250 of the Zoning Code.
COND594-c
9. Roll -up, sectional metal garage doors shall be installed for this project.
10. Front yard building setbacks shall be varied to enhance the streetscape appearance of the
development. No more than 75% of the houses, per tract phase, shall have 20-foot setbacks
from the front property line.
11. Plan 4 shall have a three car garage as required by Chapter 9.150 of the Zoning Ordinance.
COND594c
PLANNING COMMISSION MEETING
JANUARY 14, 1997
ATTACHMENTS
FOR
BELLA VISTA
ATTACHI 3-C
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ATTACHMENT 4
ENVIRONMENTAL CHECKLIST FORM
Environmental Assessment No. 96-331
Case No.: VTTM 28458 Date: 11-25-96
I.
Name of Proponent: EZ OKIE - ROGER SNELLENBERGER
Address: 74-350 Alessandro Drive, Suite A-1, Palm Desert, CA 92260
Phone:
Agency Requiring Checklist: CITY OF LA QUINTA
Project Name (if applicable): VTTM 28458 - BELLE VISTA
CITY OF LA QUINTA
Community Development Department
78-495 Calle Tampico
La Quinta, California 92253
ECKLST.EZOKIE-58
II. 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" or "Potentially Significant Unless
Mitigated," as indicated by the checklist on the following pages.
Land Use and Planning X Transportation/Circulation X Public Services
Population and Housing X Biological Resources X Utilities
Earth Resources Energy and Mineral Resources Aesthetics
Water Risk of Upset and Human Health Cultural Resources
X Air Quality X Noise X Recreation
Mandatory Findings of Significance
III. DETERMINATION.
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on
the environment, there will not be a significant effect in this case because
the mitigation measures described on an attached sheet have been added to the
project. A NEGATIVE DECLARATION will be prepared. X
I find that the proposed project MAY have a significant effect on the environment,
and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effects) on the environment, but at least,
1) one effect 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, if the effect is a " potentially significant impact" or "potential
significant unless mitigated. " AN ENVIRONMENTAL IMPACT REPORT is required, but it must
analyze only the effects that remain to be addressed.
Signature EG� i -G��-/ �� Date: NOVEMBER 25, 1996
Printed Name and Title LESLIE J. MOURIQUAND, ASSOCIATE PLANNER
For: CITY OF LA QUINTA
i
Potentially
Potentially
Significant
Significant Less Than
Unless Significant No
Impact
Mitigated Impact Impact
3.1. LAND USE AND PLANNING. Would the project:
a)
Conflict with general plan designation or zoning?
X
(source #(s):
b)
Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over the
project?
X
c)
Affect agricultural resources or operations (e.g.
impact to soils or farmlands, or impacts from
incompatible land uses)?
X
d)
Disrupt or divide the physical arrangement of an
established community (including a low-income or
minority community)?
X
3.2. POPULATION AND HOUSING. Would the project:
a)
Cumulatively exceed official regional or local
population projections?
X
b)
Induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped
area or extension of major infrastructure)?
X
c)
Displace existing housing, especially affordable
housing?
X
3.3. EARTH AND GEOLOGY. Would the project result in or
expose people to potential impacts involving:
a)
Fault rupture?
X
b)
Seismic ground shaking
X
c)
Seismic ground failure, including liquefaction?
X
d)
Seiche, tsunami, or volcanic hazard?
X
e)
Landslides or mudflows?
X
f)
Erosion, changes in topography or unstable soil
conditions from excavation, grading or fill?
X
g)
Subsidence of the land?
X
h)
Expansive soils?
X
i)
Unique geologic or physical features?
X
Potentially
Potentially Significant less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
3.4. WATER. Would the project result in:
a)
Changes in absorption rates, drainage patterns, or the
rate and amount of surface runoff?
X
b)
Exposure of people or property to water related
hazards such as flooding?
X
c)
Discharge into surface waters or other alteration of
surface water quality (e.g. temperature, dissolved
oxygen or turbidity?
X
d)
Changes in the amount of surface water in any water
may?
X
e)
Changes in currents, or the course or direction of
water movements?
X
i)
Change in the quantity of ground waters, either
through direct additions or withdrawals, or through
interception of an aquifer by cuts or excavations or
through substantial loss of groundwater recharge
capability?
X
g)
Altered direction or rate of flow of groundwater?
X
h)
Impacts to groundwater quality?
X
3.5. AIR QUALITY. Would the project:
a) Violate any air quality standard to contribute to an
existing or projected air quality violations? X
b) Expose sensitive receptors to pollutants? X
c) Alter air movement, moisture, or temperature, or
cause any change in climate? X
d) Create objectional odors? X,
M
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
3.6. TRANSPORTATION/CIRCULATION. Would the project
result in:
a) Increased vehicle trips or traffic congestion? X
b) Hazards to safety from design features (e.g. sharp
curves or dangerous intersections) or incompatible
uses (e.g. farm equipment)? X
c) Inadequate emergency access or access to nearby
uses?
d) Insufficient parking capacity on site or off site? X
e) Hazards or barriers for pedestrians or bicyclists? X
f) Conflicts with adopted policies supporting alternative
transportation (e.g. bus turnouts, bicycle racks)? X
g) Rail, waterborne or air traffic impacts? X
3.7. BIOLOGICAL RESOURCES. Would the project result in
impacts to:
a) Endangered, threatened or rare species or their
habitats (including but not limited to plants, fish,
insects, animals, and birds? %
b) Locally designated species (e.g. heritage trees)? X
c) Locally designated natural communities (e.g. oak
forest, (e.g. oak forest, coastal habitat, etc.)? X
iv ��
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated impact Impact
d) Wetland habitat (e.g. marsh, riparian and vernal
pool)? X
e) Wildlife dispersal or migration corridors? X
3.8. ENERGY AND MINERAL RESOURCES. Would the
project:
a) Conflict with adopted energy conservation plans? X
b) Use non-renewable resources in a wasteful and
inefficient manner? X
3.9. RISK OF UPSET/HUMAN HEALTH.
Would the proposal involve:
a)
A risk of accidental explosion or release of hazardous
substances (including, but not limited to: oil,
pesticides, chemicals or radiation)?
X
b)
Possible interference with an emergency response
plan or emergency evacuation plan?
X
c)
The creation of any health hazard or potential health
hazards?
X
d)
Exposure of people to existing sources of potential
health hazards?
X
e)
Increased fire hazard in areas with flammable brush,
grass, or trees?
X
3.10. NOISE. Would the proposal result in:
a) Increases in existing noise levels? X
b) Exposure of people to severe noise levels? X
3.11. PUBLIC SERVICES. Would the proposal have an effect
upon, or result in a need for new or altered government
services in any of the following areas:
a) Fire protection? X
Potentially
Potentially
Significant
Less Than
Significant
Unless
Significant No
Impact
Mitigated
Impact Impact
b) Police protection?
X
c) Schools?
X
d) Maintenance of public facilities, including roads?
X
e) Other governmental services?
X
3.12. UTILITIES.
Would the proposal result in a need for new systems, or
substantial alternations to the following utilities:
a) Power or natural gas?
X
b) Communications systems?
X
c) Local or regional water treatment or distribution
facilities?
X
d) Sewer or septic tanks?
X
e) Storm water drainage?
X
f) Solid waste disposal?
X
3.13. AESTHETICS. Would the proposal:
a) Affect a scenic vista or scenic highway? X
b) Have a demonstrable negative aesthetic effect? X
c) Create light or glare? X
3.14. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources? X
b) Disturb archaeological resources? X
c) Affect historical resources? X
d) Have the potential to cause a physical change which
would affect unique ethnic cultural values? X
e) Restrict existing religious of sacred uses within the
potential impact area? X
vt s
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
3.15. RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional
parks of other recreational facilities? X
b) Affect existing recreational opportunities? X
4. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the Potential to degrade the
quality of the environmental, 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? X
b) Does the project have the potential to achieve short-
term, to the disadvantage of long-term, environmental
goals? X
c) Does the project have impacts that are individually
limited, but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable when
viewed in connection with the effects of past projects,
the effects of other current projects, and the effects of
probable future projects). X
d) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly? X
EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed by the earlier document.
c) Mitigation measures. For effects that are "potentially significant" or "potentially significant unless
mitigated," 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.
VU
INITIAL STUDY - ADDENDUM
FOR
ENVIRONMENTAL ASSESSMENT 96-331
Vesting Tentative Tract Map 28458
Site Development Permit 96-594
Variance 96-027
Bella Vista
Applicant*
E Z OKIE
74-350 Alessandro Drive, Suite A-1
Palm Desert, CA 92260
Prepared by:
City of La Quinta
Community Development Department
78-495 Calle Tampico
La Quinta, CA 92253
Leslie Mouriquand, Associate Planner
November 25, 1996
TABLE OF CONTENTS
Section
1 INTRODUCTION
Page
3
1.1 Project Overview 3
1.2 Purpose of Initial Study 3
1.3 Background of Environmental Review 4
1.4 Summary of Preliminary Environmental Review 4
2 PROJECT DESCRIPTION 4
2.1 Project Location and Environmental Setting 4
2.2 Physical Characteristics 4
2.3 Operational Characteristics 4
2.4 Objectives 5
2.5 Discretionary Actions 5
2.6 Related Projects 5
3 ENVIRONMENTAL ANALYSIS
5
3.1 Land Use and Planning
6
3.2 Population and Housing
7
3.3 Earth Resources
8
3.4 Water
12
3.5 Air Quality
16
3.6 Transportation/Circulation
19
3.7 Biological Resources
21
3.8 Energy and Mineral Resources
24
3.9 Risk of Upset/Human Health
24
3.10 Noise
26
3.11 Public Services
27
3.12 Utilities
29
3.13 Aesthetics
31
3.14 Cultural Resources
32
3.15 Recreation
33
4 MANDATORY FINDINGS OF SIGNIFICANCE
34
5 EARLIER ANALYSES
35
N
SECTION 1: INTRODUCTION
1.1 PROJECT OVERVIEW
The purpose of this Initial Study is to identify the potential environmental to subdivide
28.87 acres into 115 single family lots, 13 lettered lots, and 1 remainder parcel. The
applicant is also requesting approval of house plans under Chapters 9.30 - 9.60 of the
Zoning Ordinance, and a variance for the deviation in the rear yard setback from 20-feet to
not less than 10-feet on some houses on -cud de -sac or knuckle lots. The project site is
located on Fred Waring Drive, 1,660 feet east of Washington Street, in La Quinta,
California. The property is a portion of Parcel 2 of Parcel Map 27131. The property is
currently vacant desert land which has never been developed or farmed, to the City's
knowledge.
The City of La Quinta is the Lead Agency for the project review, as defined by Section
21067 of the California Environmental Quality Act (CEQA). The Lead Agency is the
public agency which has the principal responsibility for carrying out or approving a project
which may have a significant effect upon the environment. The City of La Quinta, as the
Lead Agency, has the authority to oversee the environmental review and to approve the
land use designations.
1.2 PURPOSE OF INITIAL STUDY
As part of the environmental review for the proposed project, the City of La Quinta
Community Development Department staff has prepared this Initial Study. This document
provides a basis for determining the nature and scope of the subsequent environmental
review for the proposed subdivision and future development of the land. The purposes of
the Initial Study, as stated in Section 15063 of the State CEQA Guidelines, include the
following:
To provide the Agency with information to use as the basis for deciding whether to
prepare an Environmental Impact Report (EIR) or a Negative Declaration of
Environmental Impact for the vesting tentative tract map and future development;
To enable the applicant, or the City of La Quinta, to modify the project. mitigating
adverse acts before an EIR is prepared, thereby enabling the project to qualify for a
Mitigated Negative Declaration of Environmental Impact;
To assist in the preparation of an EIR, should one be required, by focusing the
analysis on those issues that will be adversely impacted by the proposed project:
To facilitate environmental review early in the design of the project:
3
To provide documentation for the findings in a Negative Declaration that the
project will not have a significant effect on the environment;
To eliminate unnecessary EIR's; and,
To determine whether a previously prepared EIR could be used with the project.
1.3 BACKGROUND OF ENVIRONMENTAL REVIEW
The proposed project was deemed subject to the environmental review requirements of
CEQA in light of the intended development. -This Initial Study Checklist and Addendum
was prepared for review and certification by the City of La Quinta Planning Commission
and City Council.
1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT
This Initial Studv indicates that there is a potential for adverse environmental impacts for
some of the issue areas contained in the Environmental Checklist (Air Quality, Biological
Resources, Noise. Public Services, Utilities, Aesthetics, Recreation). Mitigation measures
have been recommended for the proposed subdivision and its future development which
will reduce potential impacts to insignificant levels. As a result, a Negative Declaration of
Environmental Impact will be recommended for this project. An EIR will not be necessary.
SECTION 2: PROJECT DESCRIPTION
2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING
The City of La Quinta is a 31.18 square mile municipality located in the southwestern
portion of the Coachella Valley, in Riverside County, California. The City is bounded on
the west by the City of Indian Wells and the City of Palm Desert, on the east by the City of
Indio and Riverside County, on the north by Riverside County, and federal and state lands
to the south. The City of La Quinta was incorporated in 1982.
2.2 PHYSICAL CHARACTERISTICS
The proposed Bella Vista deelopment will effect a total of 28.87 acres of vacant
residentially -designated land. The land involved in this project is vacant desert land that
has never been farmed or developed, however it was part of a homestead. There has been
trespass by off -road vehicles disturbing the natural rolling sand dune topography. There is
a light scattering of modem trash and debris. Typical indigenous desert vegetation is found
on the property.
2.3 OPERATIONAL CHARACTERISTICS
The proposed tract map application will create 115 single family residential lots for single
family house construction. A circulation system of public streets is proposed to provide
4
access throughout the tract. This tract will function with Vesting Tentative Tract Map
28457, which adjoins it to the east. Both tracts will share the circulation system. A well
site has been proposed at the southwest comer pf the site.The subdivision will not be
gated. Four single family house prototypes are being considered for approval for the tract.
Three unit types will be single story and one will be a two-story plan. The variance
application would permit a reduction in the required rear yard setback to not less than 10-
feet between the structure and the property line for some lots located on cul-de-sac and
knuckle streets.
2.4 OBJECTIVES
The objective of the proposed subdivision is to deelop 115 new single family residential
houses. The applicant is requesting that the tentative map be vested as to the conditions of
approval concerning improvements and architectural issues.
2.5 DISCRETIONARY ACTIONS
A discretionary action is an action taken by a government agency that calls for the exercise
of judgment in deciding whether to approve a project. For this project, the government
agency is the City of La Quinta. The proposed vesting map, site development permit, and
variance will require discretionary approval by the Planning Commission and City Council.
The following discretionary approvals will be required for this project:
Certification of the Environmental Assessment for the project;
Approval of Vesting Tentative Tract Map 28458;
Approval os Site Development Permit 96-594;
Approval of Variance 96-027;
Approval of the Final Vesting Tract Map 28458.
2.6 RELATED PROJECTS
This project is related to the proposed Vesting Tentative Tract Map 28457, which is
adjacent to the east of VTTM 28458. Previously, Parcel Map 27131 had been approved
for the property in 1992, of which this proposed subdivision is a part. A recent amendment
to the Parcel Map was approved in Deember 1996. In 1995, General Plan Amendment 95-
050 and Change of Zone 95-079 were approved for the property of which this proposed
subdivision is also a part.
SECTION 3: ENVIRONMENTAL ANALYSIS
This section analyzes the potential environmental impacts associated with the land use,
subdivision design, and architectural approval of future development. The CEQA
Checklist issue areas are evaluated in this addendum For each checklist item, the
environmental setting is discussed, including a description of the existing conditions within
the City and the areas affected by the proposed project. Thresholds of significance are
'I 3
5 <.
defined either by standards adopted by responsible or trustee agencies, or by referring to
criteria in CEQA (Appendix G).
3.1 LAND USE AND PLANNING
Regional Environmental Setting
The City of La Quinta is located in the Coachella Valley, in the eastern portion of
Riverside County. The valley is abundant with both desert plant and animal life. The
topographical relief ranges from -237 feet belbw mean sea level (msl) to about 2,000 feet
above msl. The valley is a part of the Colorado Desert region. Surrounding the valley are
the San Jacinto Mountains, the Santa Rosa Mountains, the Orocopia Mountains, and the
San Bernardino Mountains. The San Andreas fault transects the northeastern edge of the
valley.
Local Environmental Setting
The proposed subdivision is located on the north side of of Fred Waring Drive, 1,600 feet
east of Washington Street. The land is vacant desert property that has never been
developed or farmed. There are sand dunes across the property with stable mesquite
substructures that anchor the dunes. The property is dry and sparsely vegetated with
natural desert vegetation.
A. Would the project conflict with the general plan designation or zoning?
No Impact. In 1991, the property was designated to R-1 (Single Family Residential) for
zoning, and LDR (Low Density Residential) for the General Plan Land Use designation. In
1996, through a city-wide Zoning Ordinance Update, the R-1 designation was reclassified
as RL (Low Density Residential District).
Adjacent land uses and their designations consist of Fred Waring Drive, a major arterial
with a 120-foot Right -of -Way, to the south; the Palm Royale Country Club (residential
and golf) on the south side of Fred Waring Drive; commercial and residential properties in
Riverside County jurisdiction (Bermuda Dunes) to the north; vacant and residential
properties to the east; and vacant commercial and residential properties to the west. On
the west side of Washington Street are commercial and residential properties within the
City of Palm Desert. The adjacent land use designations and zoning districts are
compatible with the proposed land use of this project (EA 95-307).
B. Would the project conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction over the project?
No Impact. The City of La Quanta has jurisdiction over this project. The primary
environmental plans and policies pertinent to this project are identified in La Quinta's
0
General Plan, the General Plan EIR, the La Quinta Master Environmental Assessment, and
the City's CEQA Guidelines.
C. Would the project affect agricultural resources or operations (e.g. impact to
soils or farmlands, or impacts from incompatible land uses)?
No Impact. The La Quinta General Plan does not contain an agricultural land use
designation although there are agricultural land uses extant in the south and southeastern
portions of the City. Thus, no impact on agricultural resources or operations is likely to
result from the proposed subdivision (La Quints General Plan; Site Survey).
D. Would the project disrupt or divide the physical arrangement of an
established community (including a low-income minority community)?
No Impact. The project site will be developed with single family houses for general
market sale. Residential land uses are located in all directions of the project site. The
future development of these lots will not disrupt or divide the community. The proposed
development will not affect the physical arrangement of the existing neighborhoods
(Sources: Site Survey; Proposed Site Plan).
3.2 POPULATION AND HOUSING
Regional Environmental Setting
Between 1980 and 1990, the population of La Quinta expanded 125%, as reported by the
U.S. Census, making the City the second fastest growing city in the Coachella Valley.
During that time period, the number of residents blossomed from 4,992 to 11,215. From
1990 to 1996, the population rose from 13,070 to 18,050 people. These figures are based
upon information provided by the U.S. Census Bureau, the State Department of Finance.
and the Coachella Valley Association of Governments (CVAG).
In addition to permanent residents, La Quinta has approximately 8,000 seasonal residents
who spend three to six months in the City. It is estimated that 30% of all housing units in
the City are used by seasonal residents.
The housing stock as of 1996, is listed at 8,624 single family units, 481 multi -family units,
and 247 mobile homes, for a total of 9,352 housing units.
Ethnicity information from the 1990 Census revealed that the composition of La Quinta's
population is 70% Caucasian, 26% Hispanic, 1.6% Afro-American. 1.5% Asian, and 1.0%
Native American.
Local Environmental Setting
The project site consists of a 28.87 acre parcel of vacant desert land. There are no housing
units on the property.
A. Would the project cumulatively exceed official regional or local population
projections?
No Impact. The development planned for this project will result in the construction of
115 new detached single family units. Usi g the factor of 2.85 people per unit, the
potential population for the project could be 327.75 new residents in the City (Source:
Census).
Temporary construction -related jobs will be created as the new units are built. It is not
anticipated that there will be any new permanent jobs created as a result of the project.
B. Would the project induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped area or extension of
major infrastructure)?
No Impact. The proposed project will not make an impact in the surrounding area as no
major infrastructure would be altered or extended as many of the adjacent parcels have
been developed (Source: Site Survey).
C. Would the project displace existing housing, especially affordable housing?
No Impact. No existing residential units are located on the project site. The future
development plan is to construct 115 market -rate single family units utilizing private
funds. The proposed project would not result in the displacement or removal of any
housing units (Source: Site Survey; Application Materials).
3.3 EARTH RESOURCES
Regional Environmental Setting
The City of La Quinta has a relatively flat, but gently sloping topography, except for the
hillside area on the southern and western portions of the City. Elevations in the
southeastern portion of the City reach 1,400 feet above msl. Slopes on the valley floor
area of the City are gentle, except in the rolling sand dune areas. The alluvial soils that
make up most of the City are underlain by igneous -metamorphic rock, as seen in outcrops
in the Santa Rosa Mountains and the Coral Reef Mountains. Soils on the valley floor are
made up of very fine grain unconsolidated silty sands. The Coachella Valley is underlain by
hundreds of feet to several thousand feet of Quaternary fluvial, lacustrine. and aeolian soil
deposits (Southland Geotechnical 1996:6).
8
Local Environmental Setting
The area where the parcel is located is in a newly developing part of the City. A review of
historical aerial photographs indicates that the site has never been developed, but a that
adjacent parcels had been under cultivation in the past. The elevation of the property
ranges from approximately 98 to 128 feet above mean sea level (Source: VTTM 28458;
Southland Geotechnical 1996).
There is an inferred earthquake fault .line located approximately 1,500 feet to the south of
the southern boundary of the parcel. There has been no recorded activity along this fault
line, thus there is a low probability for such activity to occur. The City of La Quinta lies in
a seismically active region of Southern California. Faults in the area include the San
Andreas and Mission Creek faults located several miles to the north and west. There are
two inferred faults transecting the southern section of the City. The project lies within
Groundshaking Zone IV ( Sources: Riverside County Comprehensive General Plan; La
Quinta General Plan. La Quinta 1VIEA).
A geotechnical investigation was conducted for the project site by Southland
Geotechnical. Inc., in September 1996. The report addresses subsurface soil and
groundwater conditions, site geology, regional faulting and seismicity, and site
acceleration, and hydroconsolidation and its mitigation. The field investigation consisted
of subsurface exploration using a backhoe to excavate six test pits to depths of 10 to 14
feet below the existing ground surface. Soil samples were taken at selected depths of the
pits. The lab testing program consisted of the moisture contents, unit dry densities,
moisture density relationship, collapse potential, and chemical analyses.
A. Would the project result in or expose people to potential impacts involving
seismicity: fault rupture?
Less Than Significant Impact. There is an inferred fault line located as close as 11,500
feet south of the project site. This fault is considered potentially active, although no
activity has been recorded for the last 10,000 years. A major earthquake along the fault
would be capable of generating seismic hazards and strong groundshaking effects in the
area. None of the inferred faults in La Quinta have been placed in an Alquist-Priolo
Special Studies Zone. All homes developed on the proposed lots would be required to be
constructed to current UBC seismic standards in order to mitigate this risk to the extent
feasible ( Sources: Riverside County Comprehensive General Plan; City of La Quinta
General Plan. La Quinta MEA).
While accurate earthquake predictions are not possible, significant geologic information
and statistical analysis have been complied, analyzed, and published intensely by various
agencies over the past 25 years. It has been reported that a 22% conditional probability
occurrence for the 30-year period from 1994 to 2024 that a magnitude 7.5 event or
greater would occur along the Coachella Valley segment of the San Andreas Fault. The
primary risk to the project is the San Andreas Fault. The Coachella Valley Segment of the
0
7. Acoustical Analysis - Tentative Tracts 28457 and 28458, Fred Waring
Drive - East of Washington Street, La Quinta, California. November 1996.
Davy fir. Associates.
B. Impacts Adequately Addressed. The previous EA prepared for Parcel Map
27131 provided a general potential build -out analysis that did not include specific project -
related impacts. Thus, the need for a project -related assessment for the proposed project.
C. Mitigation Measures. Mitigation measures are discussed in this addendum as
they relate to the proposed project. A Mitigation Monitoring Plan will be included as part
of the Environmental Assessment and project conditions of approval.
36
fault comprises the southern 115 km of the fault zone. This segment has the longest
elapsed time of any portion of the San Andreas Fault, last experiencing an event about
1690 AD based on USGS dating of trench surveys near Indio. The San Andreas Fault
zone is considered to have characteristic earthquakes that ruptures each fault segment.
The San Andreas Fault may rupture in multiple segments producing a higher magnitude
earthquake ( Source: Southland Geotechnical 1996).
The project site does not lie within a State of California, Alquist-Priolo Earthquake Fault
Zone. Fault rupture is not anticipated to occur at the project site because of the well -
delineated fault lines through this region as shown on United States Geological Survey and
California Division of Mines and Geology maps. However, because the site is located in an
area of high tectonic activity, we cannot preclude the potential for surface rupture on
undiscovered or new faults that may underlie the site (Source: Southland Geotechnical
1996:8).
B. Would the project results in or expose people to potential impacts involving
seismic ground shaking?
Less Than Significant Impact. The future residential development will be subject to
groundshaking hazards from regional and local events. The proposed project will bring
people to the site who will be subject to these hazards. the Riverside County
Comprehensive General Plan indicates that the lots are within Groundshaking Zone IV.
Any homes constructed will be required to meet current seismic standards of construction
to reduce. or mitigate to the extent feasible, the risk of structural collapse. The land is
generally suitable for the proposed project (Sources: Southland Geotechnical 1996:11).
The primary seismic hazard at the project site is strong groundshaking from earthquakes
along the San Andreas and San Jacinto Faults as discussed in Section 3.4 of the
geotechnical report submitted for the project (Source: Southland Geotechnical 1996:8).
C. Would the project result in or expose people to potential impacts involving
seismicity: ground failure or liquefaction?
Less than Significant Impact. The proposed subdivision is not in an area that is
anticipated to be subject to ground failure hazards from earthquake or other events. The
La Quinta General Plan indicates that the project site is not within a recognized
liquefaction hazard area. The majority of the City has a very low liquefaction susceptibility
due to the fact that ground water levels are generally at least 100 feet below the ground
surface (Source: La Quinta MEA; Riverside County Comprehensive General Plan).
Liquefaction is not considered a potential hazard at the site since the groundwater is
believed to be deeper than 50 feet (the maximum depth that liquefaction is known to
occur) (Source: Southland Geotechnical 1996:8).
10
D. Would the project result in or expose people to potential impacts involving
seismicity: seiche, tsunami or volcanic hazard?
No Impact. The City is located in an inland valley, away from the Pacific Ocean, and
would not be subjected to a tsunami. Lake Cahuilla, a man-made reservoir located in the
southeast portion of the City, might experience some moderate wave activity as a result of
an earthquake and groundshaking. However, the lake is not anticipated to affect this
project in the event of a levee failure or seiche because it is several miles south of the
project site (Source: La Quinta MEA; La Quinta USGS 7.5' Quad Map; Southland
Geotechnical 1996:8).
E. Would the project result in or expose people to potential impacts involving
landslides or mudflows?
No Impact. The terrain within and surrounding the project site is that of rolling sand
dunes and gently sloping flat areas. The parcel is approximately one mile north of the
closest mountains, and would not be subjected to any danger from landslides, rockfall, or
mudslides. The general area of the project site is protected from flood waters by the
Coachella Valley (Whitewater River) Stormwater Channel that is located approximately
one mile south of the project (Source: La Quinta MEA; La Quinta USGS 7.5' Quad
Map).
The geotechnical report prepared for the project states that "...the hazard of landsliding is
nonexistent."
F. Would the project result in or expose people to potential impacts involving
erosion, changes in topography or unstable soil conditions from excavation,
grading, or fill?
Less Than significant Impact. The soils on the project site and geotechnical studies
done in the vicinity of the project site show that the area is underlain by alluvial deposits of
Pleistocene age. The soils on the site consists of Myoma ]Fine Sand (MaD). This soil type
is commonly found on alluvial fans and dunes. The MaD soil type is found on 5 to 15%
slopes in dune environments as well as alluvial fans. Runoff is slow and the erosion hazard
is slight. The hazard of blow sand is high. This soil type is acceptable for homesites,
recreation, and agriculture. The taxonomic class for this soil is mixed hyperthermic Typic
Torrispaments. The MaD type is calcareous (Source: U.S.D.A. Soil Conservation Soil
Survey of Riverside County, California -. Coachella Valley Area; Soils Study for Parcel
Map 27131).
Approximately 200,000 cubic yards of mass grading involving cuts as deep as 8 feet and
fills as high as 11 feet are projected for the project (Sources: Southland Geotechnical
1996:15).
11
The future project will involve grading activities. The existing topography of the project
parcel is partially level and partially rolling sand dunes. Compliance with approved grading
plans and geotechnical studies for the project will ensure structural integrity. Such
compliance will be a condition of approval for the project.
The geotechnical report for the project indicates that the soils on the project are subject to
hydroconsolidation. In and regions, granular soils have a potential to collapse upon
wetting. Development of building foundations should include provisions for mitigating the
hydroconsolidation caused by soil saturation from landscape irrigation or broken utility
lines. This is commonly accomplished by overexcavation and recompaction of a zone
beneath building pads (Source: Southland Geotechnical 1996:14).
G. Would the project result in or expose people to potential impacts involving
subsidence of the land?
Less Than Significant Impact. The project site is not located in an area designated for
subsidence hazards. Dynamic settlement results in geologically seismic areas where poorly
consolidated soils mix with perched groundwater causing dramatic decreases in the
elevation of the ground (Source; La Quinta MEA). See discussion above concerning
hydroconsolidation.
H. Would the project result in or expose people to potential impacts involving
expansive soils?
Less Than Significant Impact. The underlying soils on the parcels have a low potential
for expansion, thus future construction is not expected to be subject to problems from soil
expansion. The City requires compliance with the Uniform Building Code and the
recommendations of a soils investigation report prior to issuance of building and grading
permits (Sources: U.S.D.A. Soil Conservation Service Soil Survey of Riverside County,
California - Coachella Valley Area).
L Would the project result in or expose people to potential impacts involving
unique geologic or physical features?
No Impact. The Coral Reef Mountains and the Santa Rosa Mountains represent unique
geologic features in the La Quinta area. These unique features are not located near the
project site and will not be affected by the proposed project (Sources: USGS La Quinta
7.5' Quad Map; Site Survey).
3.4 WATER
Regional Environmental Setting
Groundwater resources in the La Quinta area consist of a system of large aquifers (porous
layers of rock material containing water) and groundwater basins separated by bedrock or
12
A
layers of soil that trap or retain groundwater. La Quinta is located above the Coachella
Valley Groundwater Basin which is the major water supply for the potable water needs of
the City as well as a significant supply for the City's nonpotable irrigation needs. Water is
pumped from the underground aquifer via domestic water wells in the City operated and
administered by the Coachella Valley Water District (CVWD).
La Quinta is located primarily in the lower Thermal Subarea of the groundwater basin.
The Thermal Subarea is separated into the upper and lower valley sub -basins near Point
Happy, located southwest of the intersection of Washington Street and State Highway
111. CVWD estimates that approximately r9:4 million acre feet of water is stored within
the Thermal Subarea which is available for use. Water pumped from the aquifer is treated
and distributed to users through the existing (potable) water distribution system. Water is
also pumped for irrigation purposes to water golf courses and the remaining agricultural
uses in the City. Water supplies are augmented with surface water from the Colorado
River transported via the Coachella Canal.
The quality of water in the La Quinta area is highly suitable for domestic purposes.
However, chemicais associated with agricultural production in nearby areas and the use of
septic tanks in the Cove area affect groundwater quality. Groundwater is of marginal to
poor quality at depths of less than 200 feet. Below 200 feet, water quality is generally
good and water depths of 400 to 600 feet are considered excellent.
Percolation from the tributaries of the Whitewater River flowing into La Quinta from the
Santa Rosa Mountains provide a natural source of groundwater replenishment. Artificial
recharging of groundwater will be a requirement in the near future.
Surface water in La Quinta is comprised of Colorado River water supplied via the
Coachella Canal and stored in the Lake Cahuilla reservoir; lakes in private developments
which are comprised of canal water and/or untreated groundwater; and the Whitewater
River and its tributaries. The watersheds in La Quinta are subject to intense storms of
short duration which result in substantial runoff. The steep gradient of the Santa Rosa
Mountains accelerates the runoff flowing in the intermittent streams that drain the
mountain watersheds.
One of the primary sources of surface water pollution is erosion and sedimentation from
development construction and operation activities. Without controls, total dissolved solids
JDS) can increase significantly from the development activities. The Clean Water Act
requires all communities to conform to standards regulating the quality of water
discharged into streams, including stormwater runoff. The National Pollutant Discharge
Elimination System (NPDES) has been implemented as a two-part permitting process, for
which the City of La Quinta is participating.
13
Local Environmental Setting
The project site- does not have any natural standing water. Lake Cahuilla, a man-made
reservoir is located approximately four miles to the southeast. The Whitewater River
channel is located 3/4 mile to the south of the parcels, but is dry except during seasonal
storms.
The City has limited areas which are subject to storm water flow or flooding. Flood prone
areas are designated with a specific zoning district (Watercourse, Watershed and
Conservation Areas: W-1). The intent of -he -zoning district is to allow development in
flood prone areas based upon the submittal of a drainage and stormwater control plan. The
City also implements flood hazard regulations for development within flood prone areas.
A Preliminary Drainage Study was prepared for the project site, in September 1996, by
Warner Engineering. The report describes the property as falling from the southwest
comer approximately thirty feet to the northeast corner of the property. The on -site sand
dunes create local depressions throughout the site. It appears that very little, if any, flows
would leave the site during a design storrrL The proposed developments will be designed
to retain one -hundred percent of the design storm on -site. The project site will be
protected from off -site flow on the south by Fred Waring Drive, on the east by an existing
concrete block garden wall (Tract 23773). The west boundary will ultimately be protected
when Palm Royale Drive is constructed. In the meantime temporary retention areas will be
developed off -site to protect the west boundary from off -site flows (Warner 1996:2).
The hydrology study modeled the 100-year, 1-hour, 3-hour, 6-hour, and 24-hour storms
to determine which storm will generate the greatest storm volume. The results will be
utilized to determine the size of the off -site retention basin. It was determined that historic
flows are retained onsite, thus the proposed development must retain all of the flows
onsite. The model determined that the one -hour storm will generate the largest flood
volume. The proposed retention basin will be located at the north east comer of Tract
28457 and will be sized to accommodate 310,000 cubic feet of water while maintaining
two -feet of free board. A weir will be provided for emergency overflow purposes. The
design of the weir will maintain the natural drainage course. The bottom of the retention
basin will be at 92 feet, the weir will be at an elevation of 100 feet. The water surface
elevation at the design storm will be at approximately 99.5 feet making the water depth
7.5 feet (Warner 1996:3).
A. Would the project result in changes in absorption rates, drainage patterns, or
the rate and amount of surface runoff?
Less Than Significant Impact. An approved drainage plan will be required based upon
the recommendations and results of the Drainage study prepared by Warner Engineering,
September 1996. Approval of this plan will be required prior to development of the tract.
There will be changes in absorption rates, but not drainage patterns or surface runoff. The
absorption rate will be altered by the paving of streets, building of homes, and landscaping
14
of yards and landscape lots. The traditional historical drainage pattern will be maintained
as is required by the City. Retention basins and other facilities will catch and hold the
surface runoff storm water on -site.
B. Would the project result in exposure of people or property to water -related
hazards such as flooding?
Less Than Significant Impact. The project site is not within a designated flood hazard
area. There are no existing on -site flood control or drainage facilities on the property.
However. the proposed development will be required to submit a final drainage plan which
will include a retention basin and drainage improvements on -site as required by the City's
Subdivision Ordinance.
C. Would the project result in discharge into surface waters or other alteration
of surface water quality (e.g. temperature, dissolved oxygen or turbidity)?
Less Than Significant Impact. Runoff from the project site will be required to be
directed into retention basins (temporary or permanent) and be controlled by drainage
facilities. There are no existing bodies of surface water on or adjacent to the project site
(Source: Site Survey).
D. Would the project result in changes in the amount of surface water in any
water body?
No Impact. There are no bodies of surface water on the subject parcel. Although an
increase in runoff volume will occur with development, this increase is not expected to
impact surface water. The size of the project represents only a small percentage of the
drainage tributary area for the City (Source: Site Survey).
E. Would the project realest in changes in currents, or the course or direction of
water movements?
No Impact. The City of La Quinta does not have any substantial natural bodies of water
or rivers. There are many small man-made lakes and ponds on golf courses within the
City. Some agricultural reservoirs are still in use as well. The La Quinta Evacuation
Channel is a man-made stormwater channel that is usually dry except for runoff from
seasonal storms. The future development of the project site with the proposed land use
designations will not affect any existing drainage corridor (Source: Site Survey; La Quinta
MEA ).
F. Would the project result in changes in quantity of ground waters, either
through direct additions or withdrawl, or through interception of an aquifer
by cuts or by excavations?
t 3
15
Less Than Significant Impact. Water supply in the City is derived from groundwater
and supplementary water brought in from the Colorado River. The proposed development
of the project site will consist of single family units. Potable water to service this
development will most likely come from groundwater wells in the near vicinity. A well site
lot is proposed at the southwest comer of proposed Tentative Tract 28458, that will
service both tracts. The Planning Standard for residential water consumption is 315
GaUDU/Day. The daily water consumption for this project would be 115 units x 315
GaUDU/Day = 36,225 Gallons (Sources: La Quinta MEA; Application Materials).
G. Would the project result in altered -direction or rate of flow of groundwater?
Less Than Significant Impact. The proposed subdivision will not have a significant
effect on groundwater wells. There will be a cumulative effect. It is not anticipated that
there will be any alteration to the direction or rate of flow of the groundwater supply. No
deep cuts are proposed with this project that would reach the depth of the groundwater. A
CVWD well site is proposed. It is assumed that a water well would be drilled in the near
future to service these two projects and adjacnet development. The proposed well would
reach a depth of potable water which would impact the local groundwater rate of flow and
possibly direction, However, the management of the well will be by a public agency
responsible for regional water needs. (Source: Tentative Tract 28458).
H. Would the project result in impacts to groundwater quality?
Less Than Significant Impact. Future development of the project site will include
concrete and asphalt pavement of portions of the site. This pavement will reduce the
absorption ability of the ground. Storm water runoff will be discharged into an on -site
basin subject to approval by the Public Works Department. Following a heavy rain,
contaminates could be transported into the basin or into the nearby storm drains that could
contribute to groundwater and/or surface water pollution. However, this potential impact
is anticipated to be less than significant.
3.5 AIR QUALITY
Regional Environmental Setting
The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management
District (SCAQMD), and in particular, the Southeast Desert Air Basin (SEDAB) division.
SEDAB has a distinctly different air pollution problem than the South Coast Air Basin
(SCAB).A discussion of the jurisdictional organization and requirements is found in the La
Quinta MEA.
The air quality in Southern California region has historically been poor due to the
topography, climatological influences, and urbanization. State and federal clean air
standards established by the California Air Resources Board and the U. S. Environmental
Protection Agency (EPA) are often exceeded. The SCAQMD is a regional agency charged
16
with the regulation of pollutant emissions and the maintenance of local air quality
standards. The SCAQMD samples air at over 32 monitoring stations in and around the
Basin. According to the 1989 South Coast Air Quality Management Plan, SEDAB
experiences poor air quality, but of a lesser extent than the SCAB. Currently, the SEDAB
does not meet federal standards for ozone, carbon monoxide, or particulate matter (PM-
10). In the Coachella Valley, the standard for PM-10 is frequently exceeded. PM-10 is a
particulate matter 10 microns or less in diameter that becomes suspended in the air due to
winds, grading activity, and by vehicles traveling on unpaved roads, among other causes.
Local Environmental ,Setting
The City of La Quinta is located in the Coachella Valley, which has an arid climate,
characterized by hot summers, mild winters, infrequent and low annual rainfall, and low
humidity. Variations in rainfall, temperatures, and localized winds occur throughout the
valley due to the presence of the surrounding mountains. Air quality conditions are closely
tied to the prevailing winds of the region.
The City of La Quinta is subject to the SCAQMD AQMD, a plan which describes
measures to bring the SCAB into compliance with federal and state air quality standards
and to meet California Clean Air Act requirements. The General Plan for the City contains
an Air Quality Element outlining mitigation measures as required by the Regional AQMP.
The City is located within Source Receptor Area (SRA) 30, which includes two air quality
monitoring stations, one located in the City of Palm Springs, and the other in the City of
Indio. The Indio station monitors conditions which are most representative of the La
Quinta area. The station has been collecting data for ozone and particulates since 1983.
The Palm Springs station monitors carbon monoxide in addition to ozone and particulate
and has been in operation since 1985.
A. Would the project violate any air standard or contribute to an existing or
projected air quality violation?
Potentially Significant Unless Mitigated. An Air Quality Study was prepared for this
project by Michael Brandman and Associates. The report concluded that the proposed
tract would produce temporary construction emissions during the construction of the
single family homes, retention basin, and well. Emissions produced during construction
would vary daily depending on the type of activity. Emissions would be generated during
grading, framebuilding and other construction activities associated with developing the
project. Air pollutant emissions would be created by grading activities, but site grading
would result in a '`less -than -significant" air quality impact. However, general construction
activities would generate significant air quality impacts which may or may not be mitigated
( Source: Michael Brandman and Associates 1996:7).
Implementation of the proposed project would result in long-term direct and indirect air
pollutant emissions. Direct emissions would be generated by the use of motor vehicles and
17
natural gas appliances. Indirect emissions would be generated during the use of electricity.
No wood burning emissions would be generated by the proposed project. Emissions from
motor vehicle operation are anticipated to result in the greatest long-term air quality
impact associated with development of the proposed project. The report concludes that
the significance thresholds would not be exceeded for ROC, CO, PM-10, and SO. This
impact is considered to be less than significant. The proposed project would not contribute
to cumulatively significant air quality impacts. The report offered the following
construction emission mitigation measures:
1. Configure construction parking to minimize traffic interference.
2. Provide temporary traffic control during busy construction periods to improve
traffic flow.
3. Schedule construction activities that affect traffic flow to off-peak hours.
4. Suspend use of all construction equipment operations during second stage smog
alerts.
5. Prevent construction trucks from idling longer than two minutes.
6. All construction equipment shall be maintained to prevent visible soot from
reducing light transmission through the exhaust stack exit by more than 20 percent
for more than 3 minutes per hour and use low -sulfur fuel as required by SCAQMD
regulation.
Implementation of the above mitigation measures would reduce construction Nox
emissions. However, the construction -related Nox emissions would continue to exceed
SCAQMD thresholds despite mitigation. Therefore, construction emissions of Nox would
be considered significant and unavoidable (Source: Michael Brandman and Associates
1996:10).
B. Would the project expose sensitive receptors to pollutants?
Less Than Significant Impact. Sensitive receptors include schools, day care centers,
parks and recreation centers, medical facilities, rest homes, and other land uses that
include concentration of individuals recognized as exhibiting particular sensitivity to air
pollution. The adjacent land uses consist of residential and golf development to the south,
residential development to the east, residential and commercial to the west, and vacant and
residential to the north. The closest schools located to the proposed project are the La
Quinta High School (1.5 miles southeast), and Gerald Ford Elementary School (2 miles
west). The closest existing park is the Palm Royale Park located to the southeast. There
are two preschool/day care centers located to the north along Washington Street, in the
Bermuda Dunes area. There is also a medical clinic located on the east side of Washington
Street, adjacent to Parcel Map 27131, of which the project is a part. The air quality report
prepared for this project states, that the Ambient Air Quality Standards (AAQS) are
designed to protect that segment of the public most susceptible to respiratory distress or
infection, referred to as "sensitive receptors." (Sources: Michael Brandman and Associates
1996:2. La Quinta General Plan: Site Survey).
is
C. Would the project alter air movements, moisture, temperature, or cause any
change in climate?
Less Than Significant Impact. The proposed deelopment is not anticipated to result in
any significant impact upon this issue area. All proposed homes will be required to meet
height and setback requirements of the RL District. Moisture content may increase as
yards are planted and irrigated. Swimming pools would add to the moisture index of the
area. There are no significant climatic changes anticipated with the future development of
the parcels.
D. Would the project create objectionable odors?
No Impact. The proposed subdivision and development of this project will not result in
development which may create objectionable odors, such as waste hauling or chemical
products. Vehicles traveling on nearby streets generate gaseous and particular emissions
that may be noticeable on the project site. However, these would be short-term odors that
will dissipate quickly ( Source: Site Survey).
3.6 TRANSPORTATION/CIRCULATION
Regional Environmental Setting
La Quinta is a desert community of over 18,000 permanent residents. The City is 31.18
square miles in size, with substantial room for development. The existing circulation
system is a combination of early roadwork constructed by Riverside County and new
roadways since incorporation of the City in 1982. Key roadways include State Highway
111. Washington Street. Jefferson Street, Fred Waring Drive, and Eisenhower Drive.
Traffic volumes in La Quinta experience considerable seasonal variation, with the late -
winter, early spring months representing the peak tourist season and highest traffic
volumes. There is a relatively low incidence of automobile accidents at the intersection of
Washington Street and Fred Waring Drive. According to the City Engineering
Department, a few accidents have occurred now that street widening work has been done
in 1996. Fred Waring Drive is a Class lI Bike designation with a shared eight -foot side
walk (Source: Traffic Collision Data, City of La Quinta; La Quinta General Plan).
Existing transit service in La Quinta is limited to three regional fixed -route bus routes
operated by Sunline Transit Agency. One bus route along Washington Street connects the
Cove and Village areas with the community of Palm Desert to the west. Two lines operate
along Highway 111 serving trips between La Quinta and other communities in the desert.
There are only some existing pedestrian, bicycle and equestrian facilities in La Quinta.
however, these systems may be expanded as the City grows.
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Local Environmental ,Setting
The subject project site is located near the intersection of Washington Street and Fred
Waring Drive. Both streets are classified as Major Arterials (i.e., 120 foot Right of Ways).
The intersection is signalized. Fred Waring Drive is presently a three lane road along the
southern boundary of the project site. It is designated as a Class II bikeway corridor and a
primary image corridor. The intersection of the two streets is designated as a gateway into
the City with special policies concerning design treatment for development.
The La Quinta General Plan gives design sTdhdards for the various street classifications.
According to the standards for major arterials, the projected buildout traffic volume for
Washington Street and Fred Waring Drive, are 50 to 60,000 VT/D respectively.
The current average daily traffic flows for Washington Street, north of Fred Waring Drive
are 23.000. and 18,700 south of Fred Waring Drive. For Fred Waring Drive, the existing
traffic volume is 5,200 east of Washington Street and Fred Waring Drive is designated as
under capacity as of 1991 (La Quinta General Plan). The 1995 Coachella Valley
Association of Governments (CVAG) Traffic Census Report, prepared by Newport
Traffic Studies, states that Washington Street, north of Fred Waring, has a volume of
23,610 in the winter. The 2-way 24-hour volume was 23,126, the AM Peak volume was
1,606, and the PM Peak volume was 1,838.
A. Would the project result in increased vehicle trips or traffic congestion?
Potentially Significant Unless Mitigated. This project site is forecasted to generate
approximately 690 to 1150 daily vehicle trips when completed.
B. Would the project result in hazards to safety from design features (e.g. sharp
curves or dangerous intersections) or incompatible uses (e.g. farm
equipment)?
Less Than Significant Impact. There are no identified hazards from design features in
the existing roadways or the proposed circulation system. Automobile and motorcycle
traffic are the only types of vehicles that typically use residential streets.
C. Would the project result in inadequate emergency access to nearby uses?
No Impact. Review of development plans by the Fire Department and the Sheriffs
Department did not identify any problems with this issue.
D. Would the project result in insufficient parking capacity on -site or off -site?
Less Than Significant Impact. As required by the Zoning Ordinance. each housing unit
constructed, will have of a two to three car garage, and tandem parking area in the
t a
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driveway. On -street parking will also be available to residents or guests (Source: La
Quinta Zoning Ordinance; La Quinta Subdivision Ordinance; Application Materials).
E. Would the project result in hazards or barriers for pedestrian or bicyclists?
Less Than Significant Impact. The south side of Fred Waring Drive and the east side of
Washington Street are designated bikeway corridors. It is anticipated that hazards to
bicyclists and pedestrians will not be increased as a result of the proposed development
(Source: La Quinta General Plan).
F. Would the project result in conflicts with adopted policies supporting
alternative transportation (e.g. bus turnouts, bicycle racks)?
No Impact. The zoning ordinance does not require bicycle racks for residential projects.
The proposed project will be reviewed by the Sunline Transit Agency for needed bus
turnouts (Source: La Quinta Zoning Ordinance).
G. Would the project result in rail, waterborne or air traffic impacts?
No Impacts. There is no rail service in the City of La Quinta. The closest rail line is
approximately two miles to the north of the project site. There are no navigable rivers or
waterways, or air travel lanes or airports within the City. Thus, there will be no impacts
upon these issues. The closest airport is the Bermuda Dunes Airport, a small private
facility located just south of Interstate 10, approximately two miles north of the project
site. The runways are oriented northwest -southeast and do not require that a plane fly
over the project site in order to take -off or land (Sources: La Quinta MEA; USGS La
Quinta 7.5' Quad Map; Site Survey).
3.7 BIOLOGICAL RESOURCES
Regional Environmental Setting
The City of La Quinta lies within the Colorado Desert regional environment. Two
ecosystems are found within the City, the Sonoran Desert Scrub and the Desert
Transition. The disturbed environments within the City are classified as either urban or
agricultural. A detailed discussion of these ecosystems is found in the La Quinta Master
Environmental Assessment (1992).
Local Environmental Setting
The project site is located in the Sonoran Desert Scrub ecosystem Typically, undeveloped
land within this ecosystem is rich in biological resources and habitat. The Sonoran Desert
Scrub is the most typical environment found in the Coachella Valley. It is generally
categorized as containing plants which have the ability to economize water uses, go
dormant during periods of drought. or both. Cacti are very common in these areas due to
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their ability to store water. Other plants root deeply and draw upon water from
considerable depths. The variations of desert vegetation result from differences in the
availability of water. The most dense and lush vegetation in the desert is found where
groundwater is most plentiful.
The Sonoran Scrub areas are considered habitat for a number of small mammals. These
animals escape the summer heat through their nocturnal and /or burrowing tendencies.
Squirrels, mice and rats are all common rodent species in this environment. The black -
tailed hare is a typical mammal. Predator species include kit fox, coyote, and mountain
lion in the higher elevations. The largest mammal species found in this area is the
Peninsular Bighorn sheep which is found at the higher elevations of the Santa Rosa and
San Jacinto Mountain ranges. Birds and amphibians/reptiles can also be found in the
Sonoran Scrub area.
The project site is vacant. There is a sparse scattering of scrub growth. The La Quinta
General Plan identifies the property as being within the habitat of the Fringe -toed Lizard
and the Flat -tailed Homed Lizard. Mitigation for the Fringe -toed Lizard is payment of a
fee for the disruption of habitat. There is no prescribed mitigation for the Flat -tailed
Horned Lizard. This lizard is a candidate for federal endangered listing and a Species of
Special Concern for the California Department of Fish and Game. The California Natural
Diversity Data Base has one recorded sighting of the lizard near the La Quinta Little
League Field. This species primarily feeds on ants. The species prefers the dunes habitat
and is capable of running quickly on loose sand; it hides by burying itself (Sources: Site
Survey; La Quinta MEA).
A. Would the project result in impacts to endangered, threatened or rare species
or their habitats (including but not limited to plants, fish, insects, animals,
and birds)`.'
Potentially Significant Unless Mitigated. A biological survey was conducted on the
project site in October 1996, by Circle Mountain Biological Consultants. Although the
report identified I 1 plants, 1 plant community, 2 invertebrates, 6 reptiles, 7 birds, and 3
mammals in the project area that are considered rare by state and/or federal resource
agencies, only loggerhead shrike was observed during the survey. No threatened or
endangered species are expected to be directly impacted by the proposed project. The
report states that "Given the relatively small size of the site, its current degradation, and its
isolation from undeveloped lands from which species could immigrate, impacts to
common and uncommon species are considered not significant. Cumulative impacts of the
proposed project are also considered not significant."
The project site is within the mitigation fee area for the Coachella Valley Fringe -toed
Lizard Habitat Conservation Plan. The applicant will be required to pay the current fee of
$600 per acre of disturbed land prior to issuance of a grading or building permit. This fee
is used to purchase and manage lands north of Interstate 10 that have been identified as
critical to the continued existence of the Fringe -toed lizards. Dune -adapted species,
22
including Coachella Valley Milk -vetch, Sand -Treader cricket, Jerusalem cricket. and Palm
Springs ground squirrel also occur in these conservation areas and will be directly
benefited by the mitigation fees. No other mitigation measures are recommended by the
biology report.
B. Would the project result in impacts to locally designated species (e.g. heritage
trees)?
No Impact. There are no locally designated biological resources within the City of La
Quinta. All significant biological resources are designated by the California Department of
Fish and Game or the U.S. Fish and Wildlife Service (Source: La Quinta MEA).
C. Would the project result in impacts to locally designated natural
communities (e.g. oak forest, coastal habitat, etc.)?
No Impact. There are no locally designated natural communities found in or near the
project site. Some of the surrounding parcels are developed with homes, a golf course, or
roadways. The parcels have been disturbed by off -road vehicles and farming activities to
the extent that there are no existing or relic plant communities left ( Source: La Quinta
MEA: Site Survey; Circle Mountain Biological Consultants 1996).
D. Would the project result in impacts to wetland habitat (e.g. marsh, riparian,
and vernal pool)?
No Impact. There are no natural wetlands, marshes, riparian communities, or vernal
pools on the project site or nearby. It is possible that during the last stand of the ancient
Lake Cahuilla. the project site might have been within a marsh community along the
lakeshore. However, the lake dried approximately 500 years ago. The project site has
become covered by aeolian sands since the prehistoric lake dried ( Sources: Site Survey;
Circle Mountain Biological Consultants 1996; La Quinta MEA; Draft Historic Context
Statement for City of La Quinta).
E. Would the project result in impacts to wildlife dispersal or migration
corridors?
Less Than Significant Impact. The biology report prepared for this project stated that
the project site was surrounded by developed parcels which had effectively cut off
migration corridors to and from the project site. Since corridors no longer exist for the
project area, there is no significant impact on this issue (Source: Circle Mountain
Biological Consultants 1996, La Quinta MEA; Site Survey).
S.
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3.8 ENERGY AND MINERAL RESOURCES
Regional Environmental Setting
The City of La Quinta contains both areas of insignificant and significant Mineral
Aggregate Resource Areas (SMARA), as designated by the State Department of
Conservation. There are no known oil resources in the City. Major energy resources used
in La Quinta come from the Imperial Irrigation District (IID), Southern California Gas
Company, and various gasoline companies (Source: La Quinta MEA).
Local Environmental Setting
There are no oil wells or other fuel or energy producing facilities or resources on or near
the project site. While the project site is undeveloped, there is no significant resource to be
mined, such as rock or gravel. The project site is located within MRZ-1, a designation for
those areas where adequate information indicates that no significant mineral deposits are
present or where it is judged that little likelihood exists for their presence (Source: La
Quinta MIA; Site Survey).
A. Would the project conflict with adopted energy conservation plans?
No Impact. The City of La Quinta does not have an adopted energy plan. However, the
City does have a Transportation Demand Management ordinance in place that focuses on
the conservation of fuel and travel to large commercial centers. The Housing Element
contains requirements for efficiency in housing construction and materials, thus reducing
energy consumption. Future development will be required to meet Title 24 energy
requirements.
B. Would the project use non-renewable resources in a wasteful and inefficient
manner?
Less Than Significant Impact. Natural resources that may be used by this proposed
project include air, mineral, water, sand and gravel, timber, energy, and other resources
needed for construction and operation. Title 24 requirements shall be complied with for
energy conservation. Any landscaping will also be required to comply with the City's
landscape water conservation ordinance as well as the requirements of the Coachella
Valley Water District (Source: La Quinta MEA; Water Conservation Ordinance;
Coachella Valley Water District).
3.9 RISK OF UPSET/HUMAN HEATH
Regional Environmental Setting
Recent growth pressure has dramatically increased the City's exposure to hazardous
materials. Such exposure to toxic materials can occur through the air, in drinking water, in
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food. in drugs and cosmetics, and in the work place. Although large scale, hazardous
waste generating employment is not yet present in the City of La Quinta, the existence of
chemicals utilized in dry cleaning operations, agricultural operations, restaurant kitchen
cleaning, landscape irrigation and exposure to large scale electrical facilities may pose
significant threats to various sectors of the population. Currently, there are no hazardous
disposal waste sites located in Riverside County, although transportation of such material
out of, and around, La Quinta takes place.
Local Environmental Setting
In order to comply with AB 2948-Hazardous Waste Management Plans and Facility Siting
Procedures, the City of La Quinta adopted Ordinance 184 consisting of a Hazardous
Waste Management Plan. The project site has not been used for any type of manufacturing
or industry, and there has not been any known dumping of hazardous substances on the
property (Sources: Site Survey; Aerial Photos).
A. Would the project involve a risk of accidental explosion or release of
hazardous substances (including not limited to oil, pesticides, chemical, or
radiation)?
Less Than Significant Impact. There is a minimal risk of exposure from swimming pool
chemicals and pesticides that may be used by residents of the future homes within the
project. No other risks area anticipated by the land division or future homes.
B. Would the project involve possible interference with an emergency response
plan or emergency evacuation plan?
No Impact. Construction activities will be confined to the project site, except for minimal
off -site work as is necessary for project roadways, curbs, and gutters. These activities will
not be permitted to interfere with emergency responses to the site or surrounding areas
nor will it obstruct emergency evacuation of the area. Needed measures to divert and
control traffic shall be implemented whenever required (Source: Site Plan).
C. Would the project involve the creation of any health hazard or potential
health hazards?
No Impact. There are no anticipated health hazards associated with the proposed project
(Source: Site Plan).
D. Would the project involve exposure of people to existing sources of potential
health hazards?
No Impact. There are no existing identifiable health hazards on the project site. The
proposed development is not expected to create any health hazards. Future development
will be required to conform to zoning standards and all applicable health and safety codes.
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3.10 NOISE
Regional Environmental Setting
Noise levels in the City are created by a variety of sources in an near the City boundaries.
The major sources of noise include vehicles on City streets and Highway 111, and
temporary construction noise. The ambient noise levels are dominated by vehicular noise
along the highway and major arterial roadways.
Local Environmental Setting
The ambient noise level at the project site is dominated by vehicle traffic noise from
Washington Street and Fred Waring Drive. Residential areas are considered noise -
sensitive land uses, especially during the nighttime hours. The nearest residential uses are
located adjacent to the east, north, and across Fred Waring Drive, south of the project
site. The State Building Code requires that interior noise level in buildings do not exceed
CNEL 45. The General Plan for the City of La Quinta requires that exterior noise levels
do not exceed CNEL 60(Source: Site Survey; Davy & Associates 1996b:5).
A. Would the project result in increases in existing noise levels?
Potentially Significant Unless Mitigated. An Acoustic study was prepared by Davy &
Associates, Inc. The reports state that noise levels are dominated by vehicular traffic on
Fred Waring Drive. No other significant sources of noise were noted during their site visit
(Sources: Davy & Associates, Inc. 1996a and b).
There were no recommendations offered in the October report to mitigate vehicle noise.
Staff has requested that such recommendations be made to supplement the report. The
report did state that the ambient noise level 58 feet north of the center line of Fred Waring
Drive, 1,320 feet east of Washington Street, was measured at 68.7 dBA during Peak Hour
LEQ and at 70.7 dBA CNEL (Source: Davy & Associates, Inc. 1996a:4).
The November report analyzed exterior noise levels for lots immeidately adjacent to Fred
Waring Drive. These lots will exceed exterior or interior CNEL 60 with a 6-foot high solid
wall along the south property line. If the south property line wall is increased to 8 feet,
noise levels for all first floor elevations will be less than CNEL 60 as required by the City's
General Plan. The report recommends that upgraded glazing in all windows and glass
doors facing south and east (Source: Davy & Associates 1996b:7).
B. Would the project result in exposure of people to severe noise levels?
Less Than Significant Impact. The La Quinta General Plan regulates excessive noise
and vibration in the City by establishing allowable noise levels for various land uses.
Residential land uses should have a maximum exterior noise level of up to 60 CNEL. If
the ambient noise level is higher than this standard, then it will serve as the standard. The
26
existing CNEL along Washington Street and Fred Waring Drive corridors adjacent to the
project site is 60+ dBA. The interior of the parcel is between 50 and 60 dBA (Source: La
Quinta MEA).
The proposed development will result in short-term impacts associated with construction
activities. During construction, heavy machinery will be capable of generating periodic
peak noise levels ranging from 70 to 95 dBA at a distance of 50 feet from the source.
These high noise levels are short in duration and temporary with the construction phases
of the project. Such high noise levels are not anticipated nor permitted after construction,
or during the "operation" of the development -(Source: La Quinta General Plan).
3.11 PUBLIC SERVICES
Regional Environmental Setting
Law enforcement services are provided to the City through a contract with the Riverside
County Sheriffs Department. The Sheriffs Department extends service to the City from
existing facilities located in the City of Indio. There is a small substation located within
City Hall. The Department utilizes a planning standard of 1.5 deputies per 1,000
population to forecast additional public safety personnel requirements in La Quinta at
buildout. Based on this standard, the City should have a police force of 25.5 officers, but
is currently underserved.
Fire protection service is provided to the City by Riverside County Fire Department
through a contractual arrangement. The Fire Department administers two stations in the
City; Station #32 on Frances Hack Lane, west of Washington Street; and Station #70, at
the intersection of Madison Street and Avenue 54. The Fire Department is also responsible
for building and business inspections, plan review, and construction inspections. Based
upon a planning standard of one paid firefighter per 1,000 population, the City is currently
underserved. The Fire Department has indicated that a need exists for a third fire station in
the northern part of the City between Washington Street and Jefferson Street.
Structural fires and fires from other man-made features are the most significant fire threats
to the City. Hillside and brush fires are minimal as the hillside areas are barren and
scattered brush on the valley floor is too sparse to pose a serious fire threat.
Both the Desert Sands Unified School District and the Coachella Valley Unified School
District serve the City. There is one elementary school, one middle school, and one high
school within the City. Another elementary school is under construction within the City.
The City is also within the College of the Desert Community College District.
Library services are provided by the Riverside County Library System with a branch
library located in the Village area of the City. The existing facility opened in 1988 and
unadopted planning standards of 0.5 square feet per capita and 1.2 volumes per capita to
27
forecast future facility requirements to serve the City. Utilizing this 1992 standard, the
City was underserved in space but overserved in terms of volumes.
Health care services are provided in the City through JFK Memorial Hospital in Indio, and
the Eisenhower Immediate Care Facility in the III Center. The Eisenhower Medical
Center is located in Rancho Mirage. The Riverside County Health Department administers
a variety of health programs for area residents and is located in Indio. Paramedic service is
provided to the City by Springs Ambulance Service.
Local Environmental Setting
The nearest City fire station to the project site is located approximately 1.5 miles north, in
the Bermuda Dunes area, on Avenue 42.
Governmental services in La Quinta are provided by City staff at the Civic Center, and by
other County, state, and federal agency offices located in the desert area or region. The
project site will be serviced by the local schools.
A. Would the project have an effect upon, or result in the need for new or
altered governmental services in relation to fire protection?
Less Than Significant Impact. The proposed project will increase the need for fire
protection due to the construction of residential units. Development of the project shall
comply with the fire flow and fare safety building standards of the Riverside County Fire
Code to prevent fire hazard on -site and to minimize the need for fire protection services.
Unobstructed fire access will be required through the design of the project streets and
setbacks between structures. Other code requirements (such as sprinkler systems,
construction materials, etc.) shall be complied with (Source: Fire Department).
B. Would the project have an effect upon, or result in the need for new or
altered government services in relation to police protection?
Less Than Significant Impact. There will be a cumulative impact upon police protection
services by the construction of new residential units that will generate calls for various
types of police services and protection. It is not anticipated that there will be a significant
adverse impact upon police protection from this project.
C. Would the project have an effect upon, or result in a need for new or altered
government services in relation to school services?
Potentially Significant Unless Mitigated. A response was received from the Desert
Sands Unified School District. The letter states that the proposed project will potentially
result in an impact on their school system. School overcrowding is a District -wide concern
for Desert Sands. The District's ability to meet the educational needs of the public with
new schools has been seriously impaired in recent years by local, state, and federal budget
28
cuts that have had a devastating impact on the financing of new schools. The school
mitigation fee that is currently collected on all new development at the time building
permits are issued will be required of this project (Source: DSUSD letter of October 15,
1996).
D. Would the project have an effect upon, or result in a need for new or altered
government services in relation to the maintenance of public facilities,
including roads?
Potentially Significant Unless Mitigated. --Me project site is not served by existing
infrastructure, except for access off of Fred Waring Drive. The proposed project will
require new and altered services for the maintenance of roadways or other public facilities,
as internal public streets will need to be constructed which will be dedicated to the City.
Additional public roads will require maintenance by the City, which may impact current
staff and budget concerns.
E. Would the project have an effect upon, or result in a need for new or altered
government services in relation to other governmental services?
Less Than Significant Impact. Building, engineering, inspection, and planning review
needed for the proposed project will be partially offset by application, permit and
inspection fees charged to the applicant and contractors.
3.12 UTILITIES
Regional Environmental Services
The City of La Quinta is served by the Imperial Irrigation District (IID) for electrical
power supply and The Gas Company (TGC) for natural gas service. Existing power and
gas lines and substations are found throughout the City. iID has four substations in La
Quinta, with electricity generated by a steam plant in El Centro and hydroelectric power
generated by the All American Canal. General Telephone Exchange (GTE) provides
telephone services for the City. Colony Cablevision serves the area for cable television
service.
The Coachella Valley Water District (CVWD) provides water and sewer service to the
City. CVWD obtains its water from underground aquifers and from the Colorado River.
CVWD operates a water system with potable water pumped from domestic water wells in
the City. The wells range in depth from 500 to 900 feet. Potable water is stored in five
reservoirs located in the City.
The City's stormwater drainage system is administered by the CVWD, which maintains
and operates a comprehensive system to collect and transport flows through the City. The
City is served by Waste Management of the Desert for solid waste disposal.
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Nonhazardous, mixed municipal solid waste is taken to three landfills within the Coachella
Valley.
Local Environmental Setting
The project is ahnost entirely surrounded by development. The site is vacant desert land
that does not appear to have ever been under cultivation.
A. Would the project result in a need for new systems, or substantial alterations
to power and gas service?
Potentially Significant Unless Mitigated. Power, sewer, and natural gas lines have been
brought in to the community and are available to the project site. It is not anticipated that
the project will require a significant level of electricity or natural gas to result in the need
for new systems or alterations to existing systems. The project developer will have to
coordinate with IID, CVWD, and SCG for the timely provision of utilities.
A letter from lID states that the proposed project will impact electric service to the area.
The cumulative impact of projects of this size do increase the electrical demand on the
IID's existing facilities at peak leading periods, and result in the need for additional
generation, transmission, substation, and distribution facilities. When additional facilities
are needed, projects of this magnitude directly impact power rates in the IID's service area
and may result in higher electric rates in the future years (Source: IID letter dated October
15, 1996).
B. Would the project result in a need for new systems, or substantial alteration
to communication systems?
Less Than Significant Impact. The proposed development will require service from
General Telephone Exchange (GTE) for telephone communication. The developer will be
required to coordinate the installation of telephone service infrastructure with GTE.
C. Would the project result in a need for new systems, or substantial alterations
to local or regional water treatment or distribution facilities?
Less Than Significant Impact. The proposed project will require water service. It is not
anticipated that the project will result in a significant adverse impact upon the water
resources of CVWD. Potable water consumption has been discussed in Section 3.4 of this
document. A response letter from CVWD has been received that states that the District
will fiamish domestic water and sanitation service to the project. The project will be
required to be annexed into Improvement District No. 55 to obtain sanitation service
(Source: CVWD letter dated September 18, 1996).
30
D. Would the project result in a need for new systems, or substantial alterations
to sewer services or septic tanks?
Less Than Significant Impact. The proposed project will generate sewage which will
have to be transported and treated by CVWD. The developer will be responsible for the
cost of connection and installation of an on -site sewer system. A response from CVWD
has been received. See discussion above in subsection C.
E. Would the project result in a need for new systems, or substantial alteration
to storm water drainage?
Less Than Significant Impact. The project site is vacant and unpaved. The project will
result in substantial construction of buildings, pavement and landscaping. On -site retention
facilities will be required for the development of the project. The Whitewater River Storm
channel is located approximately 3/4 of a mile south of the project site. There will be no
impacts to the channel (Source: Site Survey; La Quinta General Plan).
F. Would the project result in a need for new systems, or substantial alteration
to solid waste disposal?
Less Than Significant Impact. The proposed project will require solid waste disposal
services from Waste Management of the Desert, the current purveyor of solid waste
collection for this City. Solid waste may be transported to the three existing landfills in the
Coachella Valley. These landfills are reaching capacity and may be closed in the near
future. Development must comply with the City's Source Reduction and Recycling
policies. However, other sites or alternative types of waste disposal projects are being
considered. Any on -site programs will be coordinated with Waste Management. Solid
waste generation is calculated at 4.00 lbs. per person per day (La Quinta General flan).
3.13 AESTHETICS
Regional Environmental Setting
The City of La Quinta is partially located within a desert valley cove. There are hillsides to
the west and south of the City. Views of the desert and surrounding mountains are visible
on clear days throughout most of the City.
Local Environmental Setting
The project site is located in a predominately residential zoned area in the northwest
portion of the City. Height restrictions must be met for all development. with a maximum
of 28 feet for a single family unit (two story units may be proposed). Views from the
project site consists of the Santa Rosa and Coral Reef Mountains to the south and
southwest and the open valley floor to the north and east (Source: Site Survey; La Quinta
MEA).
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A. Would the project affect a scenic vista or scenic highway?
Less Than Significant Impact. The project site is not located within a designated
viewshed. There is low visual screening and vacant land in the area. The vistas from the
project site have been slightly impacted by previous and current development surrounding
the project site. However, less than significant impacts are anticipated by this project
(Source: La Quinta MEA; Site Survey).
B. Would the project have a demonstrable negative aesthetic effect?
Less Than Significant Impact. The proposed project will be required to comply with
architectural and landscaping policies and ordinances of the City in effect at the time of
development. Thus, there should not be a significant adverse impact upon the aesthetic
qualities of the surrounding area.
C. Would the project create light or glare?
Less Then Significant Impact. The proposed project will include exterior security and
landscaping lighting which will cumulatively contribute to the existing light and glare in
the City. All such lighting fixtures shall be required to comply with the Dark Sky
Ordinance and other policies of the City, in order to reduce the impact. A lighting plan will
be required to be submitted for review and approval for the proposed development.
3.14 CULTURAL RESOURCES
Regional Environmental Setting
A portion of the prehistory of the La Quinta area is known through the archaeological
record gained from various archaeological investigations over the past twenty years. A
discussion on the prehistory and history of La Quinta is provided in the Draft Historic
Context Statement of the City of La Quinta. Other discussions are found in the La Quinta
General Plan and the Master Environmental Assessment.
Local Environmental Setting
The project site is located in the northern portion of the City. There are recorded
archaeological sites within a one mile radius of the project site. The project site had not
been previously surveyed for archaeological or historical resources, and no known
archaeological or historical sites had been recorded on the property. As such, it was
required that an archaeological survey and records search be conducted for this property.
A survey was conducted by J. Stephen Alexandrowicz, of Archaeological Consulting
Services, for the project.
32
A. Would the project disturb paleontological resources?
Less Than Significant Impact. It is known that marine -associated paleontological
resources are found at elevations below 42 feet above mean sea level. The proposed
project site is located at elevations ranging between 98 and 128 feet above MSL. Thus, it
was determined that the project site was out of the area designated by the Lakebed
Paleontological Determination Study (Source: Lakebed Paleontological Determination
Study; Southland Geotechnical 1996).
B. Would the project affect archaeol6gical resources?
Less Than Significant Impact. Although there are numerous archaeological sites within
close proximity of the proposed project, the archaeological survey did not locate any
cultural resources on the property. Because of the potential for subsurface cultural
deposits, it is recommended that archaeological monitoring during the grading and
trenching of the project should be done (Source: Alexandrowicz 1996).
C. Would the project affect historical resources?
No Impact. There were no historical resources observed during the survey of the
property (Alexandrowicz 1996).
D. Would the project have the potential to cause a physical change which would
affect unique ethnic values?
No Impact. There is no identifiable unique ethnic value to the proposed project site.
E. Would the project restrict existing religious or sacred uses within the
potential impact area?
No Impact. There are no known religious uses or sacred uses on the proposed project
site. The archaeological investigator for the project transmitted letters of inquiry to the
local tribal councils requesting their comment of this and other issues, but no responses
were received.
3.15 RECREATION
Regional Environmental Setting
The City of La Quinta has an adopted Parks and Recreation Master Plan that assesses the
existing resources and facilities and the future needs of the City. The City has
approximately 28.7 acres of developed parkland for Quimby Act purposes. The 845 acre
regional Lake Cahuilla Park is not included in this count. There are also bike and
equestrian pathways within the City and designated pedestrian hiking trails.
33
Local Environmental getting
The project site is vacant. There is no evidence that there have been any recreational uses
on the property.
A. Would the project increase the demand for neighborhood or regional parks
or other recreational facilities?
Potentially Significant Unless Mitigated. The proposed project will impact the existing
park and recreation facilities by the construction of 115 new residential units. Park fees in
lieu of parkland dedication will be required for this project in order to mitigate this impact
upon local parks. The Parks and Recreation Master Plan states that Planning Area A,
within which the project site is located, is significantly deficient in park and recreation
facilities. The paying of the parkland fee will assist in acquiring the necessary funds to
develop future parks and other recreation facilities in Planning Area A, such as the 18.66
acre future park at Adams Street and Westward Ho Drive (Sources: Parks and Recreation
Master Plan).
B. Would the project affect existing recreational opportunities?
Potentially Significant Unless Mitigated. The proposed project of 115 residential units
will affect existing parks and recreation facilities through added users. There is a
significant deficit in existing parks in the northern area of the City. Added users would
result in an increased demand upon the existing park facilities and recreational programs.
Payment of the parkland fee will mitigate this impact by contributing funds toward the
construction of new park facilities and added recreational programs.
SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE
The Initial Study for the proposed project will not have unmitigable significant adverse
impacts on the environmental issues addressed in the checklist and addendum Some of the
issue areas could have a potential significant impact if appropriate mitigation measures are
not implemented. The following findings can be made regarding the mandatory findings of
significance set forth in Section 15065 of the CEQA Guidelines and based on the results of
this environmental assessment:
* The proposed subdivision and residential development will not have
the potential to degrade the quality of the environment, with the
implementation of mitigation measures.
* The proposed project will not have the potential to achieve short term
goals to the disadvantage of long-term goals, with the successful
implementation of mitigation.
34
* The proposed project will not have impacts which are individually
limited but cumulatively considerable when considering planned for
proposed development in the immediate vicinity.
* The proposed project will not have environmental effects that will
adversely affect human, either directly or indirectly, with the
implementation of mitigation.
SECTION 5: EARLIER ANALYSES
A. Earlier Analyses Used. EA studies prepared in 1990 and 1995. In 1995, EA 95-
30E was prepared for General Plan Amendment 95-050 and Change of Zone 95-079 for
Parcel Map 27131. The current proposed project is a portion of the area within that Parcel
Map. EA 95-307 assessed the changes in land use and zoning designations and the
potential build -out scenarios that could take place on the parcels. Much of the general
environmental information on resources and hazards is still valid for the current proposed
project_
Also utilized in the current analysis was the La Quinta Master Environmental Assessment
(MEA), prepared in 1991, in conjunction with the 1992 General Plan Update and related
EIR.
The special studies prepared for the proposed project consist of
1. Geotechnical Investigation: Tentative Tracts No. 28457 & 28458, La
Quinta, California. October 1, 1996. Southland Geotechnical.
2. Air Quality Technical Report For Bella Vista Tract Map 28457 & 28458 in
La Quinta, California. October 1996. Michael Brandman Associates.
3. Preliminary Drainage Study: Tract No. 28457 and 28458 in the City of La
Quinta, California. September 19, 1996. Warner Engineering.
4. Tentative Tract Maps 28457 and 28458 in the City of La Quinta, Riverside
County, California: Proposed Bella Vista Development Biological
Resource Inventory. October 1996. Circle Mountain Biological
Consultants.
5. Acoustical Monitoring: 62 Acre Subdivision Fred Waring - East of
Washington Street, La Quinta, California. October 1996. Davy &
Associates, Inc.
6. Cultural Resources Identification Investigations for Tentative Tract Nos.
28457 and 28458, City of La Quinta, Riverside County, California.
November 12, 1996. Archaeological Consulting Services.
35
7. Acoustical Analysis - Tentative Tracts 28457 and 28458, Fred Waring
Drive - East of Washington Street, La Quinta, California. November 1996.
Davy & Associates.
B. Impacts Adequately Addressed. The previous EA prepared for Parcel Map
27131 provided a general potential build -out analysis that did not include specific project -
related impacts. Thus, the need for a project -related assessment for the proposed project.
C. Mitigation Measures. Mitigation measures are discussed in this addendum as
they relate to the proposed project. A Mitigation Monitoring Plan will be included as part
of the Environmental Assessment and project conditions of approval.
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ATTACHMENT 5
MINUTES
HISTORIC PRESERVATION COMMISSION MEETING
A regular meeting held at the La Quinta City Hall North Conference Room
78-495 Calle Tampico, La Quinta, CA
November 21, 1996
I. CALL TO ORDER
3:30 P.M.
A. This meeting of the Historic Preservation Co:;0"'
called to order at 3:35
P.M. by Chairman Millis.
B. ROLL CALL
1. Chairman Millis request oll call: Present: Commissioners DeMersman,
Puente, Wright, and an Millis. Staff informed the Commission that
Commissioner d had called and asked to be excused from the
meeting. It w d and seconded by Commissioners DeMersman/Wright
to excuse C ssioner Woodard. Unanimously approved.
2. Staff t: Planning Manager Christine di Iorio, Building and Safety
Dir om Hartung, Associate Planner Leslie Mouriquand, and Executive
S Betty Sawyer.
II. CONFIRMAERN OF AGENDA: Confirmed
III. PUBLIJWMMENT: None
IV. COJNT CALENDAR
There being no corrections to the Minutes of October 17, 1996 and November 8,
1996, it was moved and seconded by Commissioners Wright/Puente to approve the
minutes as submitted. Unanimously approved.
V. ESS ITEMS
A. Archaeology Report for Tentative Tract 28457 and 28458 - EZ Okie
1. A staff report was presented by Associate Planner Leslie Mouriquand, a copy
of which is on file in the Community Development Department.
HPC11-21 1
Historical Preservation Commission
November 21, 1996
2. Commissioner Puente asked staff to explain "conditionally accept". Staff
explained that this is standard language to mean that the project was
recommended for approval as conditioned.
3. There being no questions of staff or the applicant, it was moved and seconded
by Commissioners Wright/Puente to recommend approval of the report to the
City Council as submitted-. -Unanimously approved.
B. Archaeological Report for Conditional Use Permit 96-030 - La Ouinta Self Stora=_-
William Warren Groun
1. Associate Planner Leslie Mo d presented the information contained in
the staff report, a copy o ch is on file in the Community Development
Department.
2. Commissio eMersman asked if the lots are owned by the same person.
Staff re ded that the property is currently owned by one entitv
3. i man Millis asked about the description of the land a boundaries.
taff explained.
Mr. Bill Hogan, the applicant, clarified a two future lots would be
owned by two separate owners.
5. Commissioner Puente stated th s was an interesting site. Staff explained
the findings as stated in the ort and that this site may be a part of a zone
of sites that stretch as f two miles long and is a very significant.
6. CommissiXDrsman asked how Lot B would be protected fro avy
equipment process of Lot A. Staff explained th uipment
would not. Mr. Hogan stated there would be no ess to Lot B.
7. TherAeing no further questions, it was m and seconded by
Commissioner DeMersman/Puente to recomm approval of the report to
the City Council as submitted. Unanimous proved.
C. Certificate of Appropriateness 6-002 - scher Buildin 77-8 5 e 'da
Montezuma
1. Planning Manager Christine di Iorio presented the information contained in
the staff report, a copy of which is on file in the Community Development
Department.
HPC 11-21 2
PH #2
STAFF REPORT
PLANNING COMMISSION
DATE: JANUARY 14, 1997 (CONTINUED FROM DECEMBER 10, 1996)
CASE NOS.: VESTING TENTATIVE TRACT MAP 28457, SITE DEVELOPMENT
PERMIT 96-593, AND VARIANCE 96-028 (BELLA VISTA)
REQUESTS: (1) APPROVAL OF THE SUBDIVISION OF 33.1-ACRES INTO 116
SINGLE FAMILY AND OTHER LETTERED PUBLIC STREET AND
RETENTION BASIN LOTS PURSUANT TO PROVISIONS OF THE
SUBDIVISION ORDINANCE, (2) APPROVAL OF HOUSE PLANS
UNDER CHAPTERS 9.30 -9.60 OF THE ZONING ORDINANCE, AND
(3) A DEVIATION IN THE REAR YARD SETBACK FROM 20-FEET
TO NOT LESS THAN 10-FEET ON SOME HOUSES ON CUL-DE-
SAC OR KNUCKLE LOTS.
LOCATION: NORTH SIDE OF FRED WARING DRIVE, 2,600-FEET EAST OF
WASHINGTON STREET ABUTTING THE STARLIGHT DUNES
DEVELOPMENT ALONG THE EASTERLY PROPERTY LINE
PROPERTY
OWNER/
APPLICANT: EZ OKIE (MR. ROGER SNELLENBERGER)
DEVELOPER: ROGER SNELLENBERGER AND ASSOCIATES
ENGINEER: WARNER ENGINEERING (MR. MIKE SMITH)
ENVIRONMENTAL
CONSIDERATION: ENVIRONMENTAL ASSESSMENT 96-330 HAS BEEN PREPARED
FOR THIS PROJECT. STAFF IS RECOMMENDING TO THE
PLANNING COMMISSION ADOPTION OF A MITIGATED NEGATIVE
DECLARATION FOR CERTIFICATION BY THE CITY COUNCIL
BECAUSE THE PROJECT WILL NOT HAVE A SIGNIFICANT
ADVERSE IMPACT ON THE ENVIRONMENT BASED ON
APPLICANT PREPARED STUDIES.
GENERAL
PLAN: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE)
ZONING: RL (LOW DENSITY RESIDENTIAL)
STRTPC.300/C
BACKGROUND:
Site Background
The site is located on the north side of Fred Waring Drive, west of the Starlight Dunes
development and approximately 2,600-feet east of Washington Street (Attachment #1).
The 33-acre parcel is vacant and covered with native shrub brush vegetation. No major
landforms exist other than sand dunes which have been driven on by off -road vehicles.
This parcel is a portion of Parcel 2 of Parcel Map 27131 and was also involved in a land
use redesignation of property during the review and approval of General Plan Amendment
95-050 and Change of Zone 95-079 in 1995. On December 19, 1996, the Community
Development Director amended the Conditions of Approval for PM 27131 after a public
hearing was held permitting independent development of each of the four parcels.
Surrounding Zoning/Land Use
The properties to the east are vacant or developed with existing houses in the Starlight
Light Dunes development (RL District). The properties to the north are in the County and
developed with either single family houses, a church, commercial nurseries or vacant. To
the south, across Fred Waring Drive, are the established residential houses in the Las
Vistas development (RL District). The property to the west is vacant, but planned for
residential development under Tentative Tract Map 28458 by the applicant.
Application Submittals
In September, 1996, the applicant submitted various development applications to pursue
construction of single family houses on the 33-acre property. They include a vesting
subdivision map, site development permit, and variance applications. Each application
is discussed below:
1.) Vesting Tentative Tract Map Application
The single family subdivision consists of 8,000 square foot, or larger, lots with public
streets which are 50- to 60-feet wide. Street Lots "B" "C" "D" "F" "G" "N" and "M" form
an internal rectangle which feed other cul-de-sac streets. Access to the Tract occurs by
using Lot "B" on Fred Waring Drive with only right-in/right-out and left -in access
movements permitted on Fred Waring Drive, a Major Arterial (Attachment #2, Reduced
Map). The public street access point was placed on the westerly side of the project
because of the existing access gates into the Starlight Dunes development on Galaxy Way
which is to the east of this project (i.e., approximately 1,000-feet).
A vesting map, when approved, confers "a vested right to proceed with the development
in compliance with the ordinances, policies and standards described in Section 66472 of
the Government Code" while the map is active pursuant to Chapter 13.16 of the
STRT:300-C
Subdivision Ordinance. All vesting map applications require submission of plans which
describe the future development of the land within the subdivision.
2.) Site Development Permit Application
Four housing types are proposed. The dwelling units range in size from approximately
1,600 to 2,700 square feet and have three or four bedrooms and two -car garages
(Attachment #3, Reduced Map). The typical housing setbacks are 20-feet in the front yard,
5- and 10-foot in the side yards, and 20-foot in the rear yards. The plans are described
below:
Plan 1 -1600
Plan 2 -1800
Plan 3 - 2000
Plan 4 - 2700 *
3 bedroom/2 bath
3 bedroom/2 bath
3 bedroom/2 bath
4 bedroom/3 bath
2 car garage
2 car garage
2 car garage
2 car garage
* Note: Plan 4 is a two-story house. The plan incorrectly states the house size is
2,200 square feet instead of 2,700 square feet. A three -car garage design is
provided on the applicant's colored elevation drawings which were submitted on
October 25, 1996. Plan 3 may also receive a three -car garage option.
Mediterranean style houses are proposed. Exterior building walls are stucco with concrete
tile roofing. Each house has a facade consisting of different column designs and varied
roofing styles (i.e., hip, Dutch hip and gable construction types). Other decorative features
include the accents, fan lite and recess panel front doors, stucco plant-ons, and metal grid
windows. The houses range in height from approximately 16' to 24' and do not exceed a
maximum permitted height of 28-feet. Metal roll -up, sectional garage doors are proposed
for the front -loaded garage structures. Front yard landscaping will be provided during
construction of each proposed house. Desert building colors are used, and the applicant's
materials board will be available at the meeting. House Plans 1 and 4 have been built in
the Quinterra development, the developer's current project in the City.
3.) Variance Application
The applicant has requested reduced rear yard setbacks from 20-feet to not less than 10-
feet. This rear yard deficiency affects approximately 25 percent of the houses within the
project.
Public Notice
This case was advertised in the Desert Sun newspaper on November 16, 1996. All
property owners within 500-feet of the site were mailed a copy of the public hearing notice
as required by the Subdivision Ordinance and Zoning Ordinance. On December 10,
STRPT300-C
" `J
1996, the Planning Commission continued discussion on this case to January 14, 1997.
No negative comments have been received. All correspondence received before the
meeting will be given to the Planning Commission. Public agency comments have been
incorporated into the proposed conditions of approval.
STATEMENT OF THE ISSUES:
Issue #1 - General Plan/Zoning Code Consistency
A. Vesting Tract Map Application
This site is designated Low Density Residential by the General Plan which permits low
density residential projects not exceeding four units per acre. The density of this project
is approximately 3.5 dwelling units per acre and provides improvements to each lot and
common lots for water retention. Street widening will conform with the standards defined
in Chapter 3 of the General Plan. The Zoning Code Update designates this site as RL
(Low Density Residential) with minimum lot size of 7,200 sq. ft. The single family lots are
generally 8,000 sq. ft. (80' wide by 100' deep) or larger which is consistent with the RL
provisions. No irregularities are evident in the land division request, provided Conditions
are met.
Approval of this vesting map will permit the applicant to develop the property under the
current development standards even if the City amends the Zoning Code in the future and
changes the RL District requirements to be more restrictive because of the provisions
contained in the Subdivision Ordinance and other Government Code sections as
mentioned. The developer may amend the vesting map application pursuant to Section
66498.2 of the Government Code to include any new ordinances, policies or standards of
the City into the project after review and approval provided application processing
measures are met.
B. Site Development Permit Application
Chapter 9.50 (Residential Development Standards) of the Zoning Code requires any
houses to be built along Fred Waring Drive to be one story in height (22') within 150-feet
of the edge of the right-of-way, and Section 9.60.300 requires single story houses abutting
existing houses surrounding the project's perimeter boundaries unless separated by a
street. The applicant's preliminary plans are consistent with the Zoning Code and
conditions are recommended to comply -with current Zoning Code provisions. Any four
bedroom houses shall have three car garages to comply with Table 1501 of Chapter 9.150
of the Zoning Code prior to building permit issuance (See Condition #11 of SDP 96-593).
Architecturally, the applicant's plans are consistent with existing houses in north La Quinta.
M
Findings and Conditions are recommended to ensure consistency with the provisions of
the Zoning Code.
C. Variance Application
Staff has reviewed the variance request, and we find that the special circumstances for
granting the variance do not exist such as size, shape, and topography because the
applicant is subdividing the land at this time and should be able to design the houses to
fit on the proposed lots. The mandatory findings of denial for this case are:
The property is designated Low Density Residential (2-4 dwelling units per acre)
and RL by the General Plan and Zoning Ordinance permitting single family
developments. The Variance request does impact the goals, policies and intent
of the La Quinta General Plan Land Use Element (Chapter 2) because Policy 2-
1.1.5 characterizes this land use category for large or medium size lots. Therefore,
the proposed house sizes are too large for the lots. The developer's request also
affects the Zoning Ordinance provisions because it would permit the applicant a
special privilege not allowed by others with similarly designated property. No
exceptional or extraordinary circumstances including shape, size and location exist
in this case because the land has not been subdivided into single family lots unless
Vesting Tentative Tract Map 28457 is approved. Houses shall be designed to
comply with the minimum RL District standards.
2. The granting of the Variance is not necessary for the development of the houses
under Vesting Tentative Tract Map 28457 because the placement of the houses on
the lots can be done if the developer revises the house designs and considers other
site plan solutions such as side -loaded garages, etc. to comply with the RL District
standards. The denial of the Variance is necessary for the preservation of the
property rights of those persons in the City with RL zoned parcels.
3. The placement of the houses on the future single family lots will not adversely affect
the environment as outlined in Environmental Assessment 96-330 provided
mitigation measures are completed and houses are built pursuant to the RL District
standards.
The applicant can comply with the Zoning Code provisions on some lots if the house plans
were reversed on the lots changing the placement of the house and garage, and side -
loaded garages are offered permitting a reduced front yard setback to 15-feet. The
attached Variance Resolution provides findings of denial for this case.
Issue #2 - Tract Design/Improvements/Grading
Street Lot "B" will provide access to this tract and the property to the west being mapped
separately under Vesting Tentative Tract Map 28458. All interior public streets will be 50-
to 60-feet in right-of-way width and provide access to all single family lots. The proposed
Conditions of Approval require improvements for this project that include streets and other
infrastructure improvements necessary for development pursuant to the Subdivision
Ordinance (Title 13) provisions. The recommended Conditions guarantee that all on- and
off -site work is consistent with City and other public agency standards.
There will be a four to eight -foot grade difference between this property and the properties
to the north which front onto Darby Road. The developer has contacted those adjacent
neighbors to acquire an easement to install a six-foot high perimeter wall and additional
area for the sloping earth. By providing this easement, the developer will not have; to
install a retaining wall to account for the new grade difference between the properties. The
grade difference was created because of the location and depth of the off -site sewer lines
in Fred Waring Drive. The Public Works Department has recommended Condition 5 for
the vesting map application requiring easements to be acquired from all adjacent property
owners if encroachments are necessary to build the perimeter walls or other site
improvements for the project.
Issue #3 - Model Complex Design and Location
On November 1, 1996, staff received the applicant's plans for a model complex on the
north side of Street Lot "C" (i.e., Lots 102-105) with a 20-guest parking lot being located
on Lot 116. The colored exhibit will be available at the meeting. The parking lot shall be
constructed to meet City standards and include on -site landscaping. The improvement
plans for this parking area shall be submitted to the Public Works and Community
Development Departments for review and approval prior to building permit issuance (See
Condition #8 of SDP 96-593).
Issue #4 - Streetscape Design
The houses will have minimum 20-foot front yard setbacks for the front -loaded garages
and minor variations of the building setbacks along the front of each of the four housing
types. Section 9.30.030 (RL District) of the Zoning Code requires "... projects with ten
or more dwelling units shall incorporate front setbacks varying between 20-feet and 25 feet
(or more) in order to avoid streetscape monotony." This Zoning Code standard requires
the applicant to modify their plans prior to building permit issuance to include greater
variety in the front yard setbacks to conform with this provision. Staff recommends that
no more than 75% of the houses be allowed to have a 20-foot front yard setback (See
Condition #10 of SDP 96-593).
Issue #5 - Health and Safety Concerns
The proposed Conditions of Approval require installation of new infrastructure
improvements which include water, sewer, streets, and other necessary improvements.
New electric services for each lot will be undergrounded and meet all requirements of the
local service agencies (gas, electric, water, etc.). Private septic systems will not be
permitted since an off -site sewer line exists within Fred Waring Drive to the east of the site.
Plans and fees shall be submitted and paid to the respective serving agency.
Issue #6 - Environmental Assessment
The Community Development Department has prepared Environmental Assessment 96-
330 with the applicant's submission of various environmental studies which included
Biologic, Acoustic, Air Quality, Drainage, Hydrology, Geotechnical, and Cultural Resources
(Archaeologic). A copy of the Environmental Assessment is attached (Attachment #4).
Copies of the environmental reports are on file at the Community Development
Department.
The City's Historic Preservation Commission reviewed the applicant's Cultural Resources
Report on November 21, 1996, and concluded that the material presented was acceptable
and met City guidelines as to content and format presented. Minutes from the meeting
are attached (Attachment #5).
Based on submission of the above material, the Environmental Assessment concludes that
the project will not have an adverse impact on the environment based on implementation
of the Conditions of Approval and Mitigation Monitoring Program contained in the attached
material.
Staff Comments
Denial of the Variance request will require the applicant to revise his plans during plan
check consideration for a building permit. All houses planned shall be compatible with the
RL District standards.
CONCLUSION:
Conditions are proposed that comply with the existing provisions of the General Plan and
Municipal Code. No physical constraints prevent the development of the site as planned.
Findings for a recommendation of approval are included in the attached Resolutions and
Minute Motion for all applications excluding the Variance Application.
RECOMMENDATIONS:
1. Adopt Planning Commission Resolution 97 =, recommending to the City Council
approval of Environmental Assessment 96-330 for Vesting Tentative Tract Map
28457, Site Development Permit 96-593, and Variance 96-028;
2. Adopt Planning Commission Resolution 97-_, recommending to the City Council
approval of Vesting Tentative Tract Map 28457, subject to Findings and Conditions
of Approval as attached;
3. Adopt Planning Commission Resolution 97 =, recommending to the City Council
denial of Variance 96-028, subject to Findings and Conditions of Approval as
attached; and,
4. Adopted Planning Commission Minute Motion 97- , approving Site Development
Permit 96-593 which allows new house plans for Tentative Tract Map 28457,
subject to Findings and Conditions of Approval as attached.
Attachments:
1. Location Map
2. Vesting Map Exhibit - Reduced
3. Plot Plan Exhibit - Reduced
4. Environmental Assessment (EA 96-330)
5. Historic Preservation Commission Minutes
6. Large Map Exhibits (PC only)
by:
ru
II, Associate Planner
Submitted by:
Christine di lorio, Planning M nager
PLANNING COMMISSION RESOLUTION 97-
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 96-330
PREPARED FOR VESTING TENTATIVE TRACT MAP 28457,
SITE DEVELOPMENT PERMIT 96-593, AND
VARIANCE 96-028
ENVIRONMENTAL ASSESSMENT 96-330
E Z OKIE
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the 10`' day of December, 1996, and the 140' day of January, 1997, hold duly noticed -
Public Hearings to consider the proposed Vesting Tentative Tract Map 28457, Site
Development Permit 96-593, and Variance 96-028 for E Z OKIE; and,
WHEREAS, said Vesting Tentative Tract Map, Site Development Permit, and
Variance requests have 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 Initial Study EA 96-330; and,
WHEREAS, the Community Development Director has determined that said
requests will not have a significant adverse effect on the environment and that 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 Vesting Tentative Tract Map, Site Development Permit, and
Variance will not be detrimental to the health, safety, or general welfare of the
community, either indirectly or indirectly, because of the design of the project
which has been reviewed for health and safety issues, for which none have been
identified.
2. The proposed Vesting Tentative Tract Map, Site Development Permit, and
Variance 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
� a�
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,
according to the findings of the Environmental Assessment, the biological study,
air quality study, noise study, and cultural resources study prepared for the project.
3 The proposed Vesting Tentative Tract Map, Site Development Permit, and
Variance do not have the potential to achieve short-term environmental goals, to
the disadvantage of long-term environmental goals, according to the findings of the
Environmental Assessment and special studies prepared for the project.
4. The proposed Vesting Tentative Tract Map, Site Development Permit, and
Variance will not result in impacts which are individually limited or cumulatively
considerable, according to the findings of the Environmental Assessment and
special studies prepared for the project.
5. The design of the proposed subdivision and development are consistent with the
Low Density Residential Zoning District development standards and the
Subdivision, Ordinance requirements, in that the proposed lots meet the minimum
size, and the proposed units will not exceed the maximum height and meet the
minimum yard setback requirements.
6. The design of the proposed project is compatible with the goals and policies of the
Low Density Residential Land Use Designation as described in the La Quinta
General Plan, in that the project density is 3.5 dwelling units per acre which falls
within the allowable range of 2 to 4 dwelling units per acre for this land use
category.
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
Commission for this environmental assessment. .
2. That it does hereby recommend to the City Council certification of Environmental
Assessment 96-330 for the reasons set forth in this resolution and as stated in the
attached Environmental Assessment Checklist and Addendum, labeled Exhibit "A".
PASSED APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 14th day of January, 1997, by the following vote, to
wit:
AYES:
17
NOES:
ABSENT:
ABSTAIN:
JACQUES ABELS,
Chairman
City of La Quinta, California
ATTEST:
JE.RRY HERMAN, Community Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF VESTING TENTATIVE TRACT MAP
28457 TO ALLOW A 116-LOT SINGLE FAMILY
RESIDENTIAL LAND SALES SUBDIVISION AND
MISCELLANEOUS LETTERED LOTS ON
APPROXIMATELY 33.1-ACRES
CASE NO.: VESTING TENTATIVE TRACT MAP 28457
APPLICANT: EZ OKIE
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 10th day of December, 1996, and 141' day of January, 1997, hold duly noticed
Public Hearings for a 33.1-acre site with 116 single family lots, generally on the north side
of Fred Waring Drive and 2,600-feet east of Washington Street, more particularly
described as:
Portion of the S'/ SEY4 of Section 18, T5S, R7E, SBBM (APN:
609-080-013 and 609-070-035)
WHEREAS, said Tentative Map has complied with the requirements of "The
Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63). The Community Development Department has prepared
Environmental Assessment 96-330 for this project which states the project will not have
a significant impact on the environment based on conditions; and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did make the following Mandatory Findings of approval to justify a
recommendation for approval of said Vesting Tentative Tract Map 28457:
A. The proposed map is consistent with the City of La Quinta General Plan and any
applicable specific plans.
The property is designated Low Density Residential (2-4 dwelling units per acre)
per the provisions of the 1992 General Plan Update. The project density is 3.5
dwellings per acre which is under the maximum level for the LDR District. Vesting
Tentative Tract 28457 is consistent with the goals, policies and intent of the La
Quinta General Plan Land Use Element (Chapter 2) provided conditions are met.
REsore8o-dcond28457-13
Planning Commission Resolution 97
The site is zoned RL (Low Density Residential District) which permits single family
development on lots a least 7,200 sq. ft. The proposed lots are 8,000 sq. ft. or
larger. The future houses shall be consistent with the provisions of the Zoning
Code (Chapters 9.30 - 9.60) at the time building permits are acquired.
B. The design or improvement of the proposed subdivision is consistent with the La
Quinta General Plan and any applicable specific plans.
All streets and improvements in the project, as conditioned, will conform to City
standards as outlined in the General Plan and Subdivision Ordinance. All on -site
streets will be public (50' to 60' wide rights -of -way) which is consistent with the
Circulation Element (Chapter 3.0). Access to the tract will be from Street Lot "B"
on Fred Waring Drive as shared access point with Vesting Tentative Tract Map
28458. The density and design standards for the tract will comply with the Land
Use Element (Chapter 2.0) of the General Plan and the Zoning Code.
C. The design of the subdivision, or the proposed improvements, are not likely to
cause substantial environmental damage or substantially and avoidably injure fish
or wildlife or their habitat.
The subject site is vacant and covered by sand dunes and native shrub brush.
Mitigation fees and environmental studies (i.e., cultural resources, noise, drainage,
geotechnical, biologic, air quality, etc.) were completed for this application. The
studies generally state that development will not adversely affect local wildlife
habitats because this is an isolated area surrounded by urban development. This
project will not cause substantial environmental damage or injury to fish or wildlife,
or their habitat because mitigation measures were completed at the time the site
was disturbed or will be mitigated based on the proposed Conditions of Approval.
D. The design of the subdivision or type of improvements are not likely to cause
serious public health problems.
The design of the subdivision, as conditionally approved, will not cause serious
public health problems because they will install urban improvements based on City,
State, and Federal requirements.
E. The design of the subdivision, or type of improvements, will not conflict with
easements, acquired by the public at large, for access through or use of property
within the proposed subdivision.
Raoresac/cond28457-13
'-
Planning Commission Resolution 97-
The proposed streets are planned to provide direct access to each single family lot.
All required public easements will provide access to the site or support necessary
infrastructure improvements.
WHEREAS, in the review of this Vesting Tentative Tract Map, the Planning
Commission has considered, the effect of the contemplated action on housing needs of
the region for purposes of balancing those needs against the public service needs of the
residents of the City of La Quinta and its environs with available fiscal and environmental
resources;
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does recommend approval to the City Council of Vesting Tentative Tract
Map 28457 for the reasons set forth in this Resolution and subject to the attached
conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
City Planning Commission, held on the 141 day of January, 1997, by the following vote,
to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JACQUES ABELS, Chairman
City of La Quinta, California
RFsoPcsoc% ond28457-13
17
Planning Commission Resolution 97-
JERRY HERMAN, Community Development Director
City of La Quinta, California
usox,so-dcond28457-13
CONDITIONS OF APPROVAL - RECOMMENDED
VESTING TENTATIVE TRACT MAP 28457
EZ OKIE (ROGER SNELLENBERGER)
JANUARY 14, 1997
CONDITIONS OF APPROVAL
GENERAL
1. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions
of Approval with the Riverside County Recorder for recordation against the properties to
which they apply (i.e., Assessor's Parcel Numbers 609-080-013 and 609-070-035).
2. Vesting Tentative Tract Map No. 28457 shall comply with the requirements and standards of
§§ 66410-66499.58 of the California Government Code (the Subdivision Map Act) and Title
13 of the La Quinta Municipal Code (LQMC) unless otherwise modified by the following
conditions. This map shall expire two years after approval by the City Council unless extended
pursuant to the provisions of the Subdivision Ordinance.
3. The applicant shall obtain permits and/or clearances from the following public agencies; as
needed:
- Fire Marshal
- Public Works Department (Grading Permit, Improvement Permit)
- Community Development Department
- Riverside Co. Environmental Health Department
- Desert Sands Unified School District
- Coachella Valley Water District
- Imperial Irrigation District
- California Regional Water Quality Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances from those
jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish
proof of said approvals prior to obtaining City approval of the plans.
For projects requiring NPDES construction permits, the applicant shall include a copy of the
application for the Notice of Intent with grading plans submitted for plan checking. Prior to
issuance of a grading or site construction permit, the applicant shall submit a copy of the
proposed Storm Water Pollution Protection Plan for review by the Public Works Department.
4. Provisions 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.
28457/13A
PROPERTY RIGHTS
5. All easements, rights of way and other property rights required of the tentative map or
otherwise necessary to facilitate the ultimate use of the development and functioning of
improvements shall be dedicated, granted or otherwise conferred, or the process of said
dedication, granting, or conferral shall be ensured, prior to approval of a final map or filing of
a certificate of compliance for waiver of a final map. The conferral shall include irrevocable
offers to dedicate or grant easements to the City for access to and maintenance, construction,
and reconstruction of all essential improvements which are located on privately -held lots or
parcels.
Prior to approval of a final map or grading plan, the applicant shall furnish proof of temporary
or permanent 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.
6. If the applicant proposes vacation or abandonment of any existing rights of way or access
easements which will diminish access rights to any properties owned by others, the applicant
shall provide approved alternate rights of way or access easements to those properties.
7. The applicant shall dedicate public and private street right of way and utility easements in
conformance with the City's General Plan, Municipal Code, applicable specific plans, and as
required by the City Engineer.
Dedications required of this development include:
A. Interior Lot B: Ninety two -foot (92') right of way plus corner cutbacks.
B. Interior Lots C - G, M, & N: Sixty -foot (60') right of way plus corner cutbacks.
C. Interior Lots H - L & P - R: Fifty -foot (50') right of way plus corner cutbacks.
D. Fred Waring Drive: Additional widths as necessary for dedicated right and left turn lanes
and bus turnouts included in the approved improvement plans.
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,
the applicant shall grant temporary public access easements to those areas within 60 days of
written request by the City.
The applicant shall vacate abutter's rights of access to Fred Waring Drive from lots abutting
that street. Access to Fred Waring Drive shall be restricted to the access point listed
hereinafter or as approved by the City.
9. If this map is approved and records prior to recordation of Tract Map 28458 to the west, the
applicant shall deed public rights of way for Lots M, L, I, and a portion of Lot H of that
28457/13A
2
iH
proposed map to provide access to Palm Royale Drive. If so required, the executed deed or
deeds shall be furnished to the City prior to agendization of Tract Map 28457 for City Council
approval.
10. The applicant shall dedicate easements allowing drainage into the proposed retention basin
from all areas of Parcel 2 of Parcel Map 27131.
11. The applicant shall dedicate any 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 cause no easements to be granted or recorded over any portion of this
property between the date of approval by the City Council and the date of recording of any
final map(s) covering the same portion of the property unless such easements are approved by
the City Engineer.
FINAL MM S)
13. As part of the filing package for final map approval, the applicant shall furnish accurate
AutoCad files of the complete map, as approved by the City's map checker, on storage media
and in a program format acceptable to the City Engineer. The files shall utilize standard
AutoCad menu choices so they may be fully retrieved into a basic AutoCad program.
IMPROVEMENT PLANS
14. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36"
media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and
"Landscaping." All plans except precise grading plans shall have signature blocks for the City
Engineer. Precise grading plans shall have signature blocks for Community Development
Director and the Building Official. Plans are not approved for construction until they are
signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and
entryways, and parking lots. If water and sewer plans are included on the street and drainage
plans, the plans shall have an additional signature block for the Coachella Valley Water District
(CVWD). The combined plans shall be signed by CVWD prior to their submittal for the City
Engineer's signature.
"Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and
perimeter was.
Plans for improvements not listed above shall be in formats approved by the City Engineer.
15. The City may maintain standard plans, details and/or construction notes for elements of
construction. For a fee established by City resolution, the applicant may acquire standard plan
and/or detail sheets from the City.
28457/13A 3
16. When final plans are approved by the City, and prior to approval of the final map, the applicant
shall furnish accurate AutoCad files of the complete, approved plans on storage media
acceptable to the City Engineer. The files shall utilize standard AutoCad menu choices so they
may be fully retrieved into a basic AutoCad program. At the completion of construction and
prior to final acceptance of improvements, the applicant shall update the files to reflect as -
constructed conditions including approved revisions to the plans.
EMPROVEMENT AGREEMENT
17. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed,
secured agreement to construct improvements and/or satisfy obligations required by the City
prior to agendization of a final map or parcel map or issuance of a certificate of compliance for
a waived parcel map. For secured agreements, security provided, and the release thereof, shall
conform with Title 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing structures or
obstructions which are not part of the proposed improvements.
18. If improvements are secured, the applicant shall provide approved estimates of improvement
costs. Estimates shall comply with the schedule of unit costs adopted by City resolution or
ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the
City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside agencies shall
be approved by those agencies. Security is not required for telephone, gas, or T.V. cable
improvements. However, tract improvements shall not be agendized for final acceptance until
the City receives confirmation from the telephone authority that the applicant has met all
requirements for telephone service to lots within the development.
19. If the applicant desires to phase improvements and obligations required by the conditions of
approval and secure those phases separately, a phasing plan shall be submitted to the Public
Works Department for review and approval by the City Engineer.
The applicant shall complete required improvements and satisfy obligations as set forth in the
approved phasing plan. Improvements and obligations required of each phase shall be
completed and satisfied prior to completion of homes or occupancy of permanent buildings
within the phase unless a construction sequencing plan for that phase is approved by the City
Engineer.
20. If improvements are phased with multiple final maps or other administrative approvals (plot
plans, conditional use permits, etc.), off -site improvements and development -wide
improvements (ie: retention basins, perimeter walls & landscaping, gates, etc.) shall be
constructed or secured prior to approval of the first final map unless otherwise approved by the
City Engineer.
29457/13A 4
21. The applicant shall pay cash or provide security in guarantee of cash payment for applicant's
required share of improvements which have been or will be constructed by others (participatory
improvements).
Participatory improvements for this development include:
A. Fourteen -foot (14') raised, landscaped median in the portion of Fred Waring Drive
adjacent to this tentative tract.
B. Traffic signals at the Palm Royale Drive intersections with Fred Waring Drive and
Washington Street - Participation shall be prorated according to area (26.56%) or
predicted traffic generation for Parcels 1 through 4 of Parcel Map 27131.
The applicant's obligations for all or a portion of the participatory improvements may, at the
City's option, be satisfied by participation in a major thoroughfare improvement program if this
development becomes subject to such a program.
GRADING
22. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The
land shall be planted with interim landscaping or provided with other wind and water erosion
control measures approved by the Community Development and Public Works Departments.
23. Prior to occupation of the project site for construction purposes, the Applicant shall submit and
receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16,
LQMC. In accordance with said Chapter, the Applicant shall furnish security, in a form
acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of
the permit.
24. The applicant shall comply with the City's flood protection ordinance.
25. The applicant shall furnish a thorough preliminary geological and soils engineering report (the
"soils report") 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. The applicant shall endeavor to minimize differences in elevation at the interface of this
development with abutting properties and of separate tracts within this development, if any.
Building pad elevations on contiguous lots shall not differ by more than three feet except for
28457/13A 5
lots within a tract, but not sharing common street frontage, where the differential shall not
exceed five feet.
If the applicant is unable to comply with the pad elevation differential requirement, the City will
consider and may approve alternatives that preserve community acceptance and buyer
satisfaction with the proposed development.
28. Prior to issuance of building permits, the applicant shall provide a separate document, bearing
the seal and signature of a California registered civil engineer or surveyor, that lists actual
building pad elevations for the building lots. The document shall list the pad elevation
approved on the grading plan, the as -built elevation, and the difference between the two, if any.
The data shall be organized by lot number and shall be listed cumulatively if submitted at
different times.
DRAINAGE
29. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retuned
within the development unless otherwise approved by the City Engineer. The tributary
drainage area shall extend to the centerline of adjacent public streets.
30. 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 determined by the City Engineer to be
impracticable. If individual -lot retention is approved, the applicant shall meet all individual -lot
retention provisions of Title 13, LQMC.
31. In design of retention facilities, the maximum percolation rate shall be two inches per hour.
The percolation rate will be considered to be zero unless the applicant provides site -specific
data indicating otherwise.
32. A trickling sand filter and leachfield of a design approved by the City Engineer shall be installed
to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22
gallons per day per 1,000 square feet of drainage area.
33. 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.
34. In developments for which security will be provided by public safety entities, ie: the La Quinta
Safety Department or the Riverside County Sheriffs Department, all areas of common
retention basins shall be visible from the adjacent street(s). No fence or wall shall be
constructed around retention basins except as approved by the Community Development
Director and the City Engineer.
35. The design of the development shall not cause any increase in flood boundaries, levels or
frequencies in any area outside the development.
28457113A 6
36. 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.
37. Storm drainage historically received from adjoining property shall be received and retained or
passed through into the historic downstream drainage relief route.
38. If any storm water or nuisance water from this development is proposed to drain to off -site
locations, the applicant may be required to design and install first -flush storage, oil/water
separation devices or other screening or pretreatment method(s) to minimize conveyance of
contaminants to off -site locations. Drainage to off -site locations and methods of treatment or
screening shall meet the approval of the City Engineer.
ITTILITIES
39. All existing and proposed utilities within or adjacent to the proposed development shall be
installed underground. High -voltage power lines which the power authority will not accept
underground are exempt from this requirement.
40. In areas where hardscape surface improvements are planned, underground utilities shall be
installed prior to construction of surface improvements. The applicant shall provide certified
reports of utility trench compaction tests for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
41. The City is contemplating adoption of a major thoroughfare improvement program. If the
program is in effect 60 days prior to recordation of any final map or issuance of a certificate
of compliance for any waived final map, the development or portions thereof may be subject
to the provisions of the ordinance.
If this development is not subject to a major thoroughfare improvement program, the applicant
shall be responsible for all street and traffic improvements required herein.
42. The following minimum street improvements shall be constructed to conform with the General
Plan (Circulation Element) street type noted in parentheses:
A. OFF -SITE STREETS
1) Fred Waring Drive (Major Arterial): Complete the 46' north half of the street plus
6' sidewalk. If approved by the City at the time construction, the median shall be
striped asphalt with approved channelizing devices and the raised, landscaped
median improvement will be deferred for construction by others.
2) Access to Fred Waring via Palm Royale Drive and Lots M, L, I, and a portion of
Lot H of proposed Tract Map 28458: If any portion of this improvement has not
been constructed at the time of approval of a final map within this tentative map,
28457/13A 7
the applicant shall provide security for the improvement. The improvement shall
be constructed no later than the time at which a second access is required for Tract
Map 28457 and/or Tract Map 28458 by the Riverside County Fire Department or
the City. If any of the improvements are constructed by others, the City will
release the applicant's security for those improvements subject to any cost sharing
requirements for the portion of Palm Royale Drive.
3) Traffic Signals at the intersections of Palm Royale Drive with Fred Waring and
Washington Streets: Participatory improvement as specified herein.
B. ON -SITE PUBLIC STREETS
I ) Interior Lot B: Sixty eight feet (68') curbface to curbface plus six-foot sidewalks.
2) Interior Lots C through G, M, and N: Forty feet (40) curbface to curbface plus
six-foot sidewalks.
3) Interior Lots H through L and P through R: Thirty six feet (36) curbface to
curbface plus six-foot sidewalks.
4) Cul de sac curb radii - 3 8'
Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the approved
construction plans may warrant additional street widths or other measures as determined by the
City Engineer.
43. Access points and turning movements of traffic shall be restricted as follows:
A. Main access drive centered approximately 123' east of west tract boundary: Left and
right in, right out only.
B. Palm Royale Drive (through Tract Map 28458): Unrestricted turning movements.
44. Improvements shall include all appurtenances such as traffic signs, channelization markings and
devices, raised medians if required, street name signs, sidewalks, and mailbox clusters approved
in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting
is not required.
45. The City Engineer may require improvements extending beyond development boundaries such
as, but not limited to, pavement elevation transitions, street width transitions, or other
incidental work which will ensure that newly constructed improvements are safely integrated
with existing improvements and conform with the City's standards and practices.
46. Improvement plans for all on- and off -site streets and access gates shall be prepared by
registered professional engineer(s) authorized to practice in the State of California.
Improvements shall be designed and constructed in accordance with the LQMC, adopted
28457/13A 8
iY
Standard and Supplemental Drawings and Specifications, and as approved by the City
Engineer.
47. Street right of way geometry for culs-de-sac, knuckle turns and corner cut -backs shall conform
with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise
approved by the City Engineer.
48. All streets proposed to serve residential or other access driveways 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 and to facilitate street sweeping.
49. Street pavement sections shall be based on a Caltrans design for a 20-year life and shall
consider soil strength and anticipated traffic loading (including site and building construction
traffic). The minimum pavement sections shall be as follows:
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.011/5.00"
Secondary Arterial 4.011/6.00"
Primary Arterial 4. 5 "/6.00"
Major Arterial 5.511/6.50"
The applicant shall submit current (no more than two years old) mix designs for base materials,
Portland cement concrete and asphalt concrete, including complete mix design lab results, for
review and approval by the City. For mix designs over six months old, the submittal shall
include recent (no more than six months old) aggregate gradation test results to confirm that
the mix design gradations can be reproduced in production of the base or paving material.
Construction operations shall not be scheduled until mix designs are approved.
50. Prior to occupancy of homes or other permanent buildings within the development, the
applicant shall install all street and sidewalk improvements, traffic control devices and street
name signs along access routes to those buildings. If on -site streets are initially constructed
with only a portion of the full thickness of pavement, the applicant shall complete the pavement
when directed by the City but in any case prior to final inspections of any of the final ten
percent of homes within the tract.
WALLS AND LANDSCAPING
51. Perimeter walls and required landscaping for the entire perimeter to be enclosed shall be
constructed prior to final inspection and occupancy of any homes within the tract unless a
phasing plan or construction schedule is approved by the City Engineer and Community
Development Director.
52. The applicant shall provide landscape improvements in the perimeter setback areas or lots along
Fred Waring Drive.
28457113A 9
53. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians (if
required), 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.
54. Slopes shall not exceed 5:1 within public rights of way and 3 :1 in landscape areas outside the
right of way.
55. Landscape areas shall have permanent irrigation improvements meeting the requirements of the
City Engineer. Use of lawn shall be minimized with nb lawn or spray irrigation within 5-feet
of curbs along public streets.
56. 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.
57. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide
visual screening of above -ground utility structures.
PUBLIC SERVICES
58. The applicant shall provide public transit amenities as required by Sunline Transit and/or the
City Engineer. These amenities may include a bus turnout location and passenger waiting
shelter along Fred Waring Drive. The location and character of the amenities shall be as
determined by Sunline Transit and the City Engineer.
QUALITY ASSURANCE
59. The applicant shall employ construction quality -assurance measures which meet the approval
of the City Engineer.
60. The subdivider shall arrange and bear the cost of measurement, sampling and testing not
included in the City's permit inspection program but which are required by the City to provide
evidence that materials and their placement comply with plans and specifications.
61. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have their agents provide,
sufficient supervision and verification of the construction to be able to furnish and sign accurate
record drawings.
28457/13A 10
62. Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall
have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each
sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the
drawings. The applicant shall revise the plan computer files previously submitted to the City
to reflect the as -constructed condition.
MAINTENANCE
63. The applicant shall make provisions for continuous maintenance of landscaping and related
improvements in landscaped setbacks, retention basins and other public or common areas unless
and until those areas have been accepted for maintenance by the City's Landscape and Lighting
District. The applicant shall maintain all other improvements until final acceptance of
improvements by the City Council.
64. The applicant shall provide an executive summary maintenance booklet for improvements to
be maintained by an HOA. The booklet should include drawings of the facilities, recommended
maintenance procedures and frequency, and a costing algorithm with fixed and variable factors
to assist the HOA in planning for routine and long term maintenance.
FEES AND DEPOSITS
65. The applicant shall pay all deposits and fees required by the City for plan checking and
construction inspection. Deposit and fee amounts shall be those in effect when the applicant
makes application for plan checking and permits. All fees paid for development permits shall
be paid as required by City Council Resolution in effect at the time of application.
66. Prior to approval of a final map or completion of any approval process for modification of
boundaries of the property subject to these conditions, the applicant shall process a
reapportionment of any bonded assessment(s) against the property and pay the cost of the
reapportionment.
67. Parkland fees shall be paid prior to final map approval as required by the Subdivision
Ordinance.
68. Fringe -Toed Lizard habitat mitigation fees shall be prior to site grading or land distrubance.
69. Two checks made out to the County of Riverside in the amounts of $1,250.00 and $78.00 for
the project's environmental assessment (Negative Declaration) shall be submitted to the
Community Development Department within 24-hours after review of the map by the City
Council.
FIRE DEPARTMENT
70. Schedule (A) fire protection approved Super fire hydrants (6" X 4" X 2'/z" X 2'/z") will be
located at each street intersection spaced not more than 330-feet apart in any direction with any
28457/13A 11
F
e
portion of any frontage more than 165-feet from a fire hydrant. Minimum fire flow will be
1,000 g.p.m. for a 2-hour duration at 20 psi.
71. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of the
water system plans to the Fire Department for review and approval. Plans will conform to the
fire hydrant types, location and spacing, and the system will meet the fire flow requirements.
Plans will be approved and signed by a registered civil engineer and the local water company
with the following certification: "I certify that the design of the water system is in accordance
with the requirements prescribed by the Riverside County Fire Department."
72. The required water system including fire hydrants will be installed and accepted by the
appropriate water agency prior to any combustible building material being placed on an
individual lot.
73. A temporary water supply for fire protection may be allowed for the construction of the model
units only. Plans for a temporary water system must be submitted to the Fire Department for
review prior to issuance of building permits.
74. Prior to recordation of the final map, the applicant/developer will proved alternate or secondary
access.
CULTURAL RESOURCES
75. A qualified archaeologist shall be present during site grading as required by EA 96-330.
MISCELLANEOUS
76. All houses constructed shall comply with the Uniform Building Code in effect when the plans
are submitted for plan check by the Building and Safety Department.
77. The Tract layout shall comply with all the RL Zoning Code requirements.
78. Prior to recordation of the project's Covenants, Conditions and Restrictions (CC and R's), the
developer shall furnish a copy to the City Attorney for review and comment.
79. All Conditions of Approval for Site Plan Development Permit 96-593 and Variance 96-028
shall be met, as required.
80. All mitigation measures of Environmental Assessment 96-330 shall be met.
28457113A 12
PLANNING COMMISSION RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL DENIAL
OF VARIANCE 96-028 TO REDUCE THE REAR YARD
BUILDING SETBACK FOR HOUSES BUILT ON CUL-
DE-SAC AND KNUCKLE STREETS IN VESTING
TENTATIVE TRACT MAP 28457 IN AN RL DISTRICT
CASE NO.: VARIANCE 96-028
APPLICANT: EZ OKIE
WHEREAS, the Planning Commission of the City of La Quinta, Califomia,
did on the 10th day of December, 1996, and 14"' day of January, 1997, hold duly noticed
Public Hearings to consider the request of EZ OKIE for approval a Variance to reduce the
rear yard building setback to 10-feet from 20-feet in the RL District for houses to be built
on cul-de-sac or knuckle streets in Vesting Tentative Tract Map 28457, a 33.1-acre site
with 116 single family lots, generally on the north side of Fred Waring Drive and 2,600-feet
east of Washington Street, more particularly described as:
Portion of the S'/ SE% of Section 18, T5S, R7E, SBBM
APN: 609-080-013 and 609-070-035
WHEREAS, said Tentative Map has complied with the requirements of 'The
Rules to Implement the California Environmental Quality Act of 1970" as amended
(Resolution 83-63). The Community Development Department has prepared
Environmental Assessment 96-330 for this project, and its accompanying development
applications, which states the project will not have a significant impact on the environment
based on mitigation measures; 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 denial for
consideration to the City Council for Variance 96-028:
A. The property is designated Low Density Residential (2-4 dwelling units per acre)
and RL by the General Plan and Zoning Ordinance permitting single family
developments. The Variance request does impact the goals, policies and intent
of the La Quinta General Plan Land Use Element (Chapter 2) because Policy 2-
1.1.5 characterizes this land use category for large or medium size lots. Therefore,
the proposed house sizes are too large for the lots. The developer's request also
affects the Zoning Ordinance provisions because it would permit the applicant a
special privilege not allowed by others with similarly designated property. No
nsopm-JCond. 28458-13
Planning Commission Resolution 97-
exceptional or extraordinary circumstances including shape, size and location exist
in this case because the land has not been subdivided into single family lots unless
Vesting Tentative Tract Map 28457 is approved. Houses shall be designed to
comply with the minimum RL District standards.
B. The granting of the Variance is not necessary for the development of the houses
under Vesting Tentative Tract Map 28457 because the placement of the houses on
the lots can be done if the developer revises the house designs and considers other
site plan solutions such as side -loaded garages, etc. to comply with the RL District
standards. The denial of the Variance is necessary for the preservation of the
property rights of those persons in the City with RL zoned parcels.
C. The placement of the houses on the future single family lots will not adversely affect
the environment as outlined in Environmental Assessment 96-330 provided
mitigation measures are completed and houses are built pursuant to the RL District
standards.
WHEREAS, in the review of this Variance, the Planning Commission has
considered, the effect of the contemplated action on housing needs of the region for
purposes of balancing those needs against the public service needs of the residents of the
City of La Quinta and its environs with available fiscal and environmental resources;
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That it does recommend denial to the City Council of Variance 96-028 for the
reasons set forth in this Resolution.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
City Planning Commission, held on the 14th day of January, 1997, by the following vote,
to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
REsopmc/Cond. 28458-I 3
Planning Commission Resolution 97-
JACQUES ABELS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
usorcai..JCond. 28458-13
CONDITION OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 96-593
EZ OKIE
JANUARY 14, 1997
FINDINGS:
The architectural aspects of the development will be compatible and not detrimental to other
existing houses which are located in the surrounding area based on conditions.
2. The houses shall comply with the conditions of Vesting Tentative Tract Map 28457,
Environmental Assessment 96-330 and other project related development applications.
CONDITIONS:
Pedestrian gates leading into the side and back yards shall be wrought iron. Pedestrian gates
shall not exceed 48 inch widths unless located in a sideyard of 12-feet wide or larger (Section
9.160.030 (D2)).
2. The landscape/irrigations plans shall be submitted to the Community Development
Department for review. The plans will require Community Development Department,
Coachella Valley Water District, and the Riverside County Agriculture Commissioner
approval before they will be considered final. The plans shall include the following: (A) front
yard landscaping shall include lawn and a minimum of ten shrubs (i.e., 5-gallon or larger) and
two trees (i.e., 15-gallon minimum) for interior lots and five trees (15-gallon minimum) for
corner lots; and (B) landscaping or fencing shall screen all ground mounted mechanical
equipment (i.e., A/C condensing units, pool equipment, etc.). All provisions of Chapter 8.13
(Water Efficient Landscaping and Irrigation) shall be met. The developer and subsequent
property owner shall continuously maintain all landscaping in a healthy and viable condition.
3. Lawn areas for front yards shall be either Hybrid Bermuda (Summer) or Hybrid Bermuda/Rye
(Winter) depending upon the season when it is installed. All trees shall be double staked to
prevent wind damage. All shrubs and trees shall be watered with bubblers or emitters.
Landscape improvements shall be installed before final occupancy of the house.
4. Ground mounted equipment (air-conditioning condensers, etc.) shall be located in side and
rear yard areas behind screen walls or landscaping. All equipment shall be a minimum
distance of five -feet from the property line.
The concrete driveways shall include expansion joints and a broom finish (or better) texture.
The driveways shall be the width of the garage opening and be located to permit backing out
into the abutting public streets excluding Fred Waring Drive.
COND593c
6. Ali requirements of Vesting Tentative Tract Map 28457, Environmental Assessment 96-330,
and the RL Zone District shall be met during building permit plan check approval.
7. One-story houses (22 feet or less in height) shall be constructed within 150-feet of the right-
of-way of Fred Waring Drive or adjacent to the side or rear of any existing single family
houses as required by Chapters 9.50 and 9.60 of the Zoning Code.
8. A Minor Use Permit shall be required for temporary model complexes (sales offices) including
signs/flags per Section 9.60.250 of the Zoning Code.
9. Roll -up, sectional metal garage doors shall be installed for this project.
10. Front yard building setbacks shall be varied to enhance the streetscape appearance of the
development. No more than 75% of the houses, per tract phase, shall have 20-foot setbacks
from the front property line.
11. Plan 4 shall have a three car garage as required by Chapter 9.150 of the Zoning Ordinance.
PLANNING COMMISSION MEETING
JANUARY 14, 1997
ATTACHMENTS
FOR
BELLA VISTA
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ATTACHMENT 4
ENVIRONMENTAL CHECKLIST FORM
Environmental Assessment No. 96-330
Case No.: VTTM 28457 Date: 11-25-96
I.
Name of Proponent: EZ OKIE - ROGER SNELLENBERGER
Address: 74-350 Alessandro Drive, Suite A-1, Palm Desert, CA 92260
Phone:
Agency Requiring Checklist: CITY OF LA QUINTA
Project Name (if applicable): VTTM 28457 - BELLE VISTA
CITY OF LA QUINTA
Community Development Department
78-495 Calle Tampico
La Quinta, California 92253
ECKLST.EZOKIE-57 °�
II. 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" or "Potentially Significant Unless
Mitigated," as indicated by the checklist on the following pages.
Land Use and Planning X Transportation/Circulation X Public Services
Population and Housing X Biological Resources X Utilities
Earth Resources Energy and Mineral Resources Aesthetics
Water Risk of Upset and Human Health Cultural Resources
X Air Quality X Noise X Recreation
Mandatory Findings of Significance
III. DETERMINATION.
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on
the environment, there will not be a significant effect in this case because
the mitigation measures described on an attached sheet have been added to the
project. A NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment,
and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but at least,
1) one effect 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, if the effect is a " potentially significant impact" or "potential
significant unless mitigated. " AN ENVIRONMENTAL IMPACT REPORT is required, but it must
analyze only the effects that remain to be addressed.
Signature -u �-
Date: NOVEMBER 25, 1996
and Title LESLIE J. MOURIQUAND, ASSOCIATE PLANNER
For: CITY OF LA QUINTA
i
Potentially
Potentially
Significant Less Than
Significant
Unless Significant
No
Impact
Mitigated Impact
Impact
3.1. LAND USE AND PLANNING. Would the project:
a)
Conflict with general plan designation or zoning?
X
(source #(s):
b)
Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over the
project?
X
c)
Affect agricultural resources or operations (e.g.
impact to soils or farmlands, or impacts from
incompatible land uses)?
X
d)
Disrupt or divide the physical arrangement of an
established community (including a low-income or
minority community)?
X
3.2. POPULATION AND HOUSING. Would the project:
a)
Cumulatively exceed official regional or local
population projections?
X
b)
Induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped
area or extension of major infrastructure)?
X
c)
Displace existing housing, especially affordable
housing?
X
3.3. EARTH AND GEOLOGY. Would the project result in or
expose people to potential impacts involving:
a)
Fault rupture?
X
b)
Seismic ground shaking
X
c)
Seismic ground failure, including liquefaction?
X
d)
Seiche, tsunami, or volcanic hazard?
X°
e)
Landslides or mudflows?
X
f)
Erosion, changes in topography or unstable soil
conditions from excavation, grading or fill?
X
g)
Subsidence of the land?
X
h)
Expansive soils?
X
i)
Unique geologic or physical features?
X
Potentially
Potentially
Significant less Than
Significant
Unless Significant
No
Impact
Mitigated Impact
Impact
3.4. WATER. Would the project result in:
a)
Changes in absorption rates, drainage patterns, or the
rate and amount of surface runoff?
X
b)
Exposure of people or property to water related
hazards such as flooding?
X
c)
Discharge into surface waters or other alteration of
surface water quality (e.g. temperature, dissolved
oxygen or turbidity?
X
,
d)
Changes in the amount of surface water in any water
body?
X
e)
Changes in currents, or the course or direction of
water movements?
X
f)
Change in the quantity of ground waters, either
through direct additions or withdrawals, or through
interception of an aquifer by cuts or excavations or
through substantial loss of groundwater recharge
capability?
X
g)
Altered direction or rate of flow of groundwater?
X
h)
Impacts to groundwater quality?
X
3.5. AIR
QUALITY. Would the project:
a)
Violate any air quality standard to contribute to an
existing or projected air quality violations?
X
b)
Expose sensitive receptors to pollutants?
X
c)
Alter air movement, moisture, or temperature, or
cause any change in climate?
X
d)
Create objectional odors?
X,
iii
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
3.6. TRANSPORTATION/CIRCULATION. Would the project
result in:
a) Increased vehicle trips or traffic congestion? X
b) Hazards to safety from design features (e.g. sharp
curves or dangerous intersections) or incompatible
uses (e.g. farm equipment)? X
c) Inadequate emergency access or access to nearby
uses? X
d) Insufficient parking capacity on site or off site? X
e) Hazards or barriers for pedestrians or bicyclists? X
f) Conflicts with adopted policies supporting alternative
transportation (e.g. bus turnouts, bicycle racks)? x
g) Rail, waterborne or air traffic impacts? X
3.7. BIOLOGICAL RESOURCES. Would the project result in
impacts to:
a) Endangered, threatened or rare species or their
habitats (including but not limited to plants, fish,
insects, animals, and birds? X
b) Locally designated species (e.g. heritage trees)? X
c) Locally designated natural communities (e.g. oak
forest, (e.g. oak forest, coastal habitat, etc.)? X
iv
Potentially
Potentially Significant less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
d) Wetland habitat (e.g. marsh, riparian and vernal
pool)? X
e) Wildlife dispersal or migration corridors? X
3.8. ENERGY AND MINERAL RESOURCES. Would the
project:
a) Conflict with adopted energy conservation plans? X
b) Use non-renewable resources in a wasteful and
inefficient manner? X
3.9. RISK OF UPSET/HUMAN HEALTH.
Would the proposal involve:
a)
A risk of accidental explosion or release of hazardous
substances (including, but not limited to: oil,
pesticides, chemicals or radiation)?
X
b)
Possible interference with an emergency response
plan or emergency evacuation plan?
X
c)
The creation of any health hazard or potential health
hazards?
X.
d)
Exposure of people to existing sources of potential
health hazards?
X
e)
Increased fire hazard in areas with flammable brush,
grass, or trees?
X
3.10. NOISE. Would the proposal result in:
a) Increases in existing noise levels? X
b) Exposure of people to severe noise levels? X
3.11. PUBLIC SERVICES. Would the proposal have an effect
upon, or result in a need for new or altered government
services in any of the following areas:
a) Fire protection? X
v
Potentially
Potentially
Significant
less Than
Significant
Unless
Significant No
Impact
Mitigated
Impact Impact
b) Police protection?
X
c) Schools?
X
d) Maintenance of public facilities, including roads?
X
e) Other governmental services?
X
3.12. UTILITIES.
Would the proposal result in a need for new systems, or
substantial alternations to the following utilities:
a) Power or natural gas?
X
b) Communications systems?
X
c) Local or regional water treatment or distribution
facilities?
X
d) Sewer or septic tanks?
X
e) Storm water drainage?
X
f) Solid waste disposal?
X
3.13. AESTHETICS. Would the proposal:
a) Affect a scenic vista or scenic highway?
X
b) Have a demonstrable negative aesthetic effect?
X
c) Create light or glare?
X
3.14. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources? X
b) Disturb archaeological resources? X
c) Affect historical resources? X
d) Have the potential to cause a physical change which
would affect unique ethnic cultural values? X
e) Restrict existing religious of sacred uses within the
potential impact area? X
4 "i
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
3.15. RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional
parks of other recreational facilities? X
b) Affect existing recreational opportunities? X
4. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the Potential to degrade the
quality of the environmental, 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? X
b) Does the project have the potential to achieve short-
term, to the disadvantage of long-term, environmental
goals? X
c) Does the project have impacts that are individually
limited, but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable when
viewed in connection with the effects of past projects,
the effects of other current projects, and the effects of
probable future projects). X
d) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly? X
EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed by the earlier document.
c) Mitigation measures. For effects that are "potentially significant" or "potentially significant unless
mitigated, " 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.
vii
INITIAL STUDY - ADDENDUM
FOR
ENVIRONMENTAL ASSESSMENT 96-330
Vesting Tentative Tract Map 28457
Site Development Permit 96-593
Variance 96-028
Bella Vista
Applicant:
E Z OKIE
74-350 Alessandro Drive, Suite A-1
Palm Desert, CA 92260
Prepared by:
City of La Quinta
Community Development Department
78-495 Calle Tampico
La Quinta, CA 92253
Leslie J. Mouriquand, Associate Planner
November 25, 1996
TABLE OF CONTENTS
Section
Page
I INTRODUCTION
3
1.1 Project Overview
3
1.2 Purpose of Initial Study
3
1.3 Background of Environmental Review
4
1.4 Summary of Preliminary Environmental Review
4
2 PROJECT DESCRIPTION
4
2.1 Project Location and Environmental Setting
4
2.2 Physical Characteristics
4
2.3 Operational Characteristics
5
2.4 Objectives
5
2.5 Discretionary Actions
5
2.6 Related Projects
5
3 ENVIRONMENTAL ANALYSIS
5
3.1 Land Use and Planning
6
3.2 Population and Housing
7
3.3 Earth Resources
8
3.4 Water
12
3.5 Air Quality
16
3.6 Transportation/Circulation
19
3.7 Biological Resources
21
3.8 Energy and Mineral Resources
24
3.9 Risk of Upset/Human Health
25
3.10 Noise
26
3.11 Public Services
27
3.12 Utilities
29
3.13 Aesthetics
31
3.14 Cultural Resources
32
3.15 Recreation
34
4 MANDATORY FINDINGS OF SIGNIFICANCE
34
5 EARLIER ANALYSES
35
2
SECTION 1: INTRODUCTION
1.1 PROJECT OVERVIEW
The purpose of this Initial Study is to identify the potential environmental impacts of the
proposed Vesting Tentative Tract Map 28457 to subdivide 33.10 acres into 116 single
family lots, 18 lettered lots, and 1 remainder parcel. The Applicant is also requesting
approval of house plans under Chapters 9.30 - 9.60 of the Zoning Ordinacne, and a
variance for the deviation in the rear yard seiback from 20-feet to not less than 10-feet on
some houses on cul-de-sac or knuckle lots. The project site is located on Fred Waring
Drive, east of Washington Street, in La Quinta, California. The property is a portion of
Parcel 2 of Parcel Map 27131. It is currently vacant desert land which has never been
developed or farmed to the City's knowledge.
The City of La Quinta is the Lead Agency for the project review, as defined by Section
21061 of the California Environmental Quality Act (CEQA). The Lead Agency is the
public agency which has the principal responsibility for carrying out or approving a project
which may have a significant effect upon the environment. The City of La Quinta, as the
Lead Agency, has the authority to oversee the environmental review and to approve the
land use designations.
1.2 PURPOSE OF INITIAL STUDY
As part of the environmental review for the proposed project, the City of La Quinta
Community Development Department staff has prepared this Initial Study. This document
provides a basis for determining the nature and scope of the subsequent environmental
review for the proposed subdivision and future development of the land. The purposes of
the Initial Studv_ , as stated in Section 15063 of the State CEQA Guidelines, include the
fbllowing:
To provide the Agency with information to use as the basis for deciding whether to
prepare an Environmental Impact Report (EIR) or a Negative Declaration of
Environmental Impact for the vesting tentative tract map and future development;
To enable the applicant, or the City of La Quinta, to modify the project, mitigating
adverse acts before an EIR is prepared, thereby enabling the project to qualify for a
Mitigated Negative Declaration of Environmental Impact:
To assist the preparation of an EIR, should one be required, by focusing the
analvsis on those issues that will be adversely impacted by the proposed project;
To facilitate environmental review early in the design of the project:
3
To provide documentation for the findings in a Negative Declaration that the
project will not have a significant effect on the environment;
To eliminate unnecessary EIR's; and,
'To determine whether a previously prepared EIR could be used with the project.
1.3 BACKGROUND OF ENVIRONMENTAL REVIEW
The proposed project was deemed subject to the environmental review requirements of
CEQA in light of the intended development:' This Initial Study Checklist and Addendum
was prepared for review and certification by the City of La Quinta Planning Commission
and City Council.
1.41 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT
This Initial Study indicates that there is a potential for adverse environmental impacts for
some of the issue areas contained in the Environmental Checklist (Air Quality, Biological
Resources, Noise, Public Services, Utilities, Aesthetics, Recreation). Mitigation measures
have been recommended for the proposed subdivision and its future development which
will reduce potential impacts to insignificant levels. As a result, A Negative Declaration of
Environmental Impact will be recommended for this project. An EIR will not be necessary.
SECTION 2: PROJECT DESCRIPTION
2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING
The City of La Quinta is a 31.18 square mile municipality located in the southwestern
portion of the Coachella Valley, in Riverside County, California. The City is bounded on
the west by the City of Indian Wells, on the east by the City of Indio and Riverside
County, on the north by Riverside County, and federal lands to the south. The City of La
Quinta was incorporated in 1982.
2.2 PHYSICAL CHARACTERISTICS
The proposed Bella Vista project will effect a total of 33.10 acres of vacant residentially -
designated land. The land involved in this project is vacant desert land that has never been
farmed or developed, although the project site was part of a homestead claim. There has
been trespassing by off -road vehicles disturbing the natural rolling sand dune topography.
There is a light scattering of modem trash and debris. Typical indigenous desert vegetation
is found on the property.
4
2.3 OPERATIONAL CHARACTERISTICS
The proposed tract map application will create 116 single family residential lots for house
construction. A circulation system of public streets is proposed to provide access
throughout the tract. This tract will function with Vesting Tentative Tract Map 28458,
which adjoins it to the west. Both tracts will share the circulation system. A retention
basin is proposed for the northeast comer of the subdivision. The subdivision will not be
gated. Four single family house prototypes are being considered for approval for the
tentative tract. Three unit types will be single story and one will be a two-story plan.
2.4 OBJECTIVES
The objective of the proposed subdivision is to develop 116 new single family residential
houses.The applicant is requesting that the tentative map be vested to insure the
conditions of approval concerning improvements and architectural issues.
2.5 DISCRETIONARY ACTIONS
A discretionary action is an action taken by a government agency that calls for the exercise
oi' judgment in deciding whether to approve a project. For this project, the government
agency is the City of La Quinta. The proposed vesting map, site development permit, and
variance will require discretionary approval by the Planning Commission and City Council.
The following discretionary approvals will be required for this project:
Certification of the Environmental Assessment for the project;
Approval of Vesting Tentative Tract Map 28457;
Approval of Site Development Permit 96-593;
Approval of Variance 96-028;
Approval of the Final Vesting Tract Map.
2.6 RELATED PROJECTS
This project is related to the proposed Vesting Tentative Tract Map 28458, which is
adjacent to the west of VTTM 28457. Previously, Parcel Map 27131 had been approved
for the property in 1992, of which this proposed subdivision is a part. A recent amendment
to the Parcel Map was approved in December 1996. In 1995, General Plan Amendment
95-050 and Change of Zone 95-079 were approved for the property of which this
proposed subdivision is also a part.
SECTION 3: ENVIRONMENTAL ANALYSIS
This section analvzes the potential environmental impacts associated with the land use,
subdivision design, and architectural approval of future development. The CEQA
Checklist issue areas are evaluated in this addendum. For each checklist item, the
environmental setting is discussed. including a description of the existing conditions within
W
the; Citv and the areas affected by the proposed project. Thresholds of significance are
defined either by standards adopted by responsible or trustee agencies, or by referring to
criteria in CEQA (Appendix G).
3.11 LAND USE AND PLANNING
Regional Environmental Setting
The City of La Quinta is located in the Coachella Valley, in the eastern portion of
Riverside County. The valley is abundant with both desert plant and animal life. The
topographical relief ranges from -237 feet below mean sea level (msl) to about 2,000 feet
above msl. The valley is a part of the Colorado Desert region. Surrounding the valley are
the San Jacinto Mountains, the Santa Rosa Mountains, the Orocopia Mountains, and the
San Bernardino Mountains. The San Andreas fault transects the northeastern edge of the
valley.
Local Environmental Setting
The proposed subdivision is located northeast of the intersection of Fred Waring Drive
and Washington Street. The land is vacant desert property that has never been developed
or. farmed. There are sand dunes across the property with stable mesquite substructures
that anchor the dunes. The property is dry and sparsely vegetated with natural desert
vegetation.
A. Would the project conflict with the general plan designation or zoning?
No Impact. In 1991, the property was redesignated R-1 (Single Family Residential) for
zoning, and LDR (Low Density Residential) for the General Plan Land Use designation. In
1996, through a city-wide Zoning Ordinance Update, the R-1 designation was reclassified
as RL (Low Density Residential District).
Adjacent land uses and their designations consist of Fred Waring Drive, a major arterial
with a 120-foot Right -of -Way, to the south; the Palm Royale Country Club (residential
and golf) on the south side of Fred Waring Drive; commercial and residential properties in
Riverside County jurisdiction (Bermuda Dunes) to the north; Low Density Residential
(LDR) and residential properties within Starlight Dunes to the east; vacant community
commercial (CC) zoned land to the west with Washington Street, a major arterial roadway
with a 120-foot Right -of -Way beyond that. On the west side of Washington Street are
commercial and residential properties within the City of Palm Desert. The adjacent land
use designations and zoning districts are compatible with the proposed land use of this
project (EA 95-307).
�, 6
B. Would the project conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction over the project?
No Impact. The City of La Quinta has jurisdiction over this project. The primary
environmental plans and policies pertinent to this project are identified in La Quinta's
General Plan, the General Plan EIR, the La Quinta Master Environmental Assessment, and
the City's CEQA Guidelines.
C. Would the project affect agricultural resources or operations (e.g. impact to
soils or farmlands, or impacts froff incompatible land uses)?
No Impact. The La Quinta General Plan does not contain an agricultural land use
designation although there are agricultural land uses extant in the south and southeastern
portions of the City.Thus, no impact on agricultural resources or operations is likely to
result from the proposed project (La Quinta General Plan, Site Survey).
D. Would the project disrupt or divide the physical arrangement of an
established community (including a low-income minority community)?
No impact. The project site will be developed with single family houses for general
market sale. Residential land uses are located in all directions of the project site. The
future development of these lots will not disrupt or divide the community. The proposed
development will not affect the physical arrangement of the existing neighborhoods
(Sources: Site Survey; Proposed Site Plan).
12 POPULATION AND HOUSING
Regional Environmental Setting
Between 1980 and 1990, the population of La Quinta expanded 125%, as reported by the
U.S. Census, making the City the second fastest growing city in the Coachella Valley.
During that time period, the number of residents blossomed from 4,992 to 11,215. From
1990 to 1996, the population went from 13,070 to 18,050people. These figures are based
upon information provided by the U.S. Census ]Bureau, the State Department of Finance,
and the Coachella Valley Association of Governments (CVAG).
In addition to permanent residents, La Quinta has approximately 8,000 seasonal residents
who spend three to six months in the City. It is estimated that 30% of all housing units in
the City are used by seasonal residents.
The housing stock as of 1993, is fisted at 8,624 single family units, 481 multi -family units,
and 247 mobile homes. for a total of 9,352 housing units.
Ethnicity information from the 1990 Census revealed that the composition of La Quinta's
population is 70% Caucasian, 26% Hispanic, 1.6% Afro-American, 1.5% Asian, and 1.0%
Native American.
Local Environmental Setting
The project site consists of a 33.10 acre parcel of vacant desert land. There are no housing
units on the property.
A. Would the project cumulatively exceed official regional or local population
projections?
No Impact. The development planned for this project will result in the construction of
116 new detached single family units. Using the factor of 2.85 people per unit, the
potential population for the project could be 330.6 new residents in the City (Source:
1990 Census).
Temporary construction -related jobs will be created as the new units are built. It is not
anticipated that there will be any new permanent jobs created as a result of the project.
B. Would the project induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped area or extension of
major infrastructure)?
No Impact. The proposed project will not make an impact in the surrounding area as no
major infrastructure would be altered or extended as many of the adjacent parcels have
been developed (Source: Site Survey).
C. Would the project displace existing housing, especially affordable housing?
No Impact. No existing residential units are located on the project site. The future
development plan is to construct 116 market -rate single family units utilizing private
fiends. The proposed project would not result in the displacement or removal of any
housing units (Source: Site Survey; Application Materials).
3.3 EARTH RESOURCES
(Regional Environmental Setting
The City of La Quinta has a relatively flat, but gently sloping topography, except for the
hillside area on the southern and western portions of the City. Elevations in the
southeastern portion of the City reach 1,400 feet above msl. Slopes on the valley floor
area of the City are gentle, except in the rolling sand dune areas. The alluvial soils that
make up most of the City are underlain by igneous -metamorphic rock, as seen in outcrops
in the Santa Rosa Mountains and the Coral Reef Mountains. Soils on the valley floor are
8
,a
made up of very fine grain unconsolidated silty sands. The Coachella Valley is underlain by
hundreds of feet to several thousand feet of Quaternary fluvial, lacustrine, and aeolian soil
deposits (Southland Geotechnical 1996:6).
Local Environmental Setting
The area where the parcel is located is in a newly developing part of the City. A review of
historical aerial photographs indicates that the site has never been developed, but a that
adjacent parcels had been under cultivation. The elevation of the property ranges from
approximately 98 to 128 feet above mean satevel (Source: VTTM 28457).
There is an inferred earthquake fault line located approximately 1,500 feet to the south of
the southern boundary of the parcel. There has been no recorded activity along this fault
line, thus there is a low probability for such activity to occur. The City of La Quinta lies in
a seismically active region of Southern California. Faults in the area include the San
Andreas and Mission Creek faults located several miles to the north and west. There are
two inferred faults transecting the southern section of the City. The project lies within
Groundshaking Zone IV (Sources: Riverside County Comprehensive General Plan; La
Quinta General Plan; La Quinta MEA).
A. geotechnical investigation was conducted for the project site by Southland
Geotechnical, Inc., in September 1996. The report addresses subsurface soil and
groundwater conditions, site geology, regional faulting and seismicity, and site
acceleration, and hydroconsolidation and its mitigation. The field investigation consisted
of subsurface exploration using a backhoe to excavate six test pits to depths of 10 to 14
feet below the existing ground surface. Soil samples were taken at selected depths of the
pits. The lab testing program consisted of the moisture contents, unit dry densities,
moisture density relationship, collapse potential, and chemical analyses.
A. Would the project result in or expose people to potential impacts involving
seismicity: fault rupture?
Less Than Significant Impact. There is an inferred fault line located as close as 1,500
feet south of the project site. This fault is considered potentially active, although no
activity has been recorded for the last 10,000 years. A major earthquake along the fault
would be capable of generating seismic hazards and strong groundshaking effects in the
area. None of the inferred faults in La Quinta have been placed in an Alquist-Priolo
Special Studies Zone. All homes developed on the proposed lots would be required to be
constructed to current UIBC seismic standards in order to mitigate this risk to the extent
fbasible (Sources: Riverside County Comprehensive General Plan; City of La Quinta
General Plan; La Quinta MEA).
While accurate earthquake predictions are not possible, significant geologic information
and statistical analysis have been complied, analyzed, and published intensely by various
agencies over the past 25 years. It has been reported that a 22% conditional probability
9
occurrence for the 30-year period from 1994 to 2024 that a magnitude 7.5 event or
greater would occur along the Coachella Valley segment of the San Andreas Fault. The
primary risk to the project is the San Andreas Fault. The Coachella Valley Segment of the
fault comprises the southern 115 km of the fault zone. This segment has the longest
elapsed time of any portion of the San Andreas Fault, last experiencing an event about
1690 AD based on USGS dating of trench surveys near Indio. The San Andreas Fault
zone is considered to have characteristic earthquakes that ruptures each fault segment.
T i.e San Andreas Fault may rupture in multiple segments producing a higher magnitude
earthquake (Source: Southland Geotechnical 1996).
Fault rupture is not anticipated to occur at the project site because of the well -delineated
fault lines through this region as shown on United States Geological Survey and California
Division of Mines and Geology maps. However, because the site is located in an area of
high tectonic activity, we cannot preclude the potential for surface rupture on
undiscovered or new faults that may underlie the site ( Source: Southland Geotechnical
1996:8).
B. Would the project result in or expose people to potential impacts involving
seismic ground shaking?
Less Than Significant Impact. The future residential development will be subject to
groundshaking hazards from regional and local events. The proposed project will bring
people to the site who will be subject to these hazards. The Riverside County
Comprehensive General Plan indicates that the lots are within Groundshaking Zone IV.
Any homes constructed will be required to meet current seismic standards of construction
to reduce, or mitigate to the extent feasible, the risk of structural collapse. The land is
generally suitable for the proposed project (Sources: Southland Geotechnical 1996:11).
The primary seismic hazard at the project site is strong groundshaking from earthquakes
along the San Andreas and San Jacinto Faults as discussed in Section 3.4 of the
geotechnical report submitted for the project (Source: Southland Geotechnical 1996:8).
C:. Would the project result in or expose people to potential impacts involving
seismicity: ground failure or liquefaction?
Less than Significant Impact. The proposed subdivision is not in an- area that is
anticipated to be subject to ground failure hazards from earthquake or other events. The
L.a Quinta General Plan indicates that the project site is not within a recognized
liquefaction hazard area. The majority of the City has a very low liquefaction susceptibility
due to the fact that ground water levels are generally at least 100 feet below the ground
surface ( Source: La Quinta MEA; Riverside County Comprehensive General Plan).
Liquefaction is not considered a potential hazard at the site since the groundwater is
believed to be deeper than 50 feet (the minimum depth that liquefaction is known to
occur) (Source: Southland Geotechnical 1996:8).
`{ 10
D. Would the project result in or expose people to potential impacts involving
seismicity: seiche, tsunami or volcanic hazard?
No Impact. The City is located in an inland valley, away from the Pacific Ocean, and
would not be subjected to a tsunami. Lake Cahuilla, a man-made reservoir located in the
southeast portion of the City, might experience some moderate wave activity as a result of
an earthquake and groundshaking. However, the lake is not anticipated to affect this
project in the event of a levee failure or seiche because it is several miles south of the
project site (Source: La Quinta MEA; La Quinta USGS 7.5' Quad Map; Southland
Geotechnical 1996:8).
E. Would the project result in or expose people to potential impacts involving
landslides or mudflows?
No Impact. The terrain within and surrounding the project site is that of rolling sand
dunes and gently sloping flat areas. The parcel is approximately one mile north of the
closest mountains, and would not be subjected to any danger from landslides, rockfall, or
mudslides. The general area of the project site is protected from flood waters by the
Coachella Valley (Whitewater River) Stormwater Channel that is located approximately
one mile south of the project (Source: La Quinta MEA; La Quinta USGS 7.5' Quad
Map).
The geotechnical report prepared for the project states that "...the hazard of landsliding is
nonexistent."
F. Would the project result in or expose people to potential impacts involving
erosion, changes in topography or unstable soil conditions from excavation,
grading, or fill?
Less Than significant Impact. The soils on the project site and geotechnical studies
done in the vicinity of the project site show that the area is underlain by alluvial deposits of
Pleistocene age. The soils on the site consists of Myoma Fine Sand (MaD). This soil type
is commonly found on alluvial fans and dunes. The MaD soil type is found on 5 to 15%
slopes in dune environments as well as alluvial fans. Runoff is slow and the erosion hazard
is slight. The hazard of blow sand is high. This soil type is acceptable for homesites,
recreation, and agriculture. The taxonomic class for this soil is mixed hyperthermic Typic
Torrispaments. The MaD type is calcareous (Source: U.S.D.A. Soil Conservation Soil
Survey of Riverside County, California - Coachella Valley Area; Soils Study for Parcel
Map 27131).
Approximately 200,000 cubic yards of mass grading involving cuts as deep as 8 feet and
fills as high as I I feet are projected for the project (Sources: Southland Geotechnical
1996:15).Comp Hance with approved grading plans and geotechnical studies for the project
will ensure structural integrity of development on the site. Such compliance will be a
condition of approval for the project.
The geotechnical report for the project indicates that the soils on the project site are
subject to hydroconsolidation. In and regions, granular soils have a potential to collapse
upon wetting. Development of building foundations should include provisions for
mitigating the hydroconsolidation caused by soil saturation from landscape irrigation or
broken utility lines. This is commonly accomplished by overexcavation and recompaction
of a zone beneath building pads (Source: Southland Geotechnical 1996:14).
G. Would the project result in or expose people to potential impacts involving
subsidence of the land.?
Less Than Significant Impact. The project site is not located in an area designated for
subsidence hazards. Dynamic settlement results in geologically seismic areas where poorly
consolidated soils mix with perched groundwater causing dramatic decreases in the
elevation of the ground (Source: La Quinta MEA). See discussion above concerning
hydroconsolidation.
H[. Would the project result in or expose people to potential impacts involving
expansive soils?
Less Than Significant Impact. The underlying soils on the parcels have a low potential
for expansion, thus future construction is not expected to be subject to problems from soil
expansion. The City requires compliance with the Uniform Building Code and the
recommendations of a soils investigation report prior to issuance of building and grading
permits (Sources: U.S.D.A. Soil Conservation Service Soil Survey of Riverside County,
California - Coachella Valley Area).
1.. Would the project result in or expose people to potential impacts involving
unique geologic or physical features?
No Impact. The Coral Reef Mountains and the Santa Rosa Mountains represent unique
geologic features in the La Quinta area. These unique features are not located near the
project site and will not be affected by the proposed project (Sources: USGS La Quinta
i .5' Quad Map; Site Survey).
3.4 WATER
Regional Environmental Setting
Groundwater resources in the La Quinta area consist of a system of large aquifers (porous
layers of rock material containing water) and groundwater basins separated by bedrock or
layers of soil that trap or retain groundwater. La Quinta is located above the Coachella
'Valley Groundwater Basin which is the major water supply for the potable water needs of
the City as well as a significant supply for the City's nonpotable irrigation needs. Water is
pumped from the underground aquifer via domestic water wells in the City operated and
administered by the Coachella Valley Water District (CVWD).
La Quinta is located primarily in the lower Thermal Subarea of the groundwater basin.
The Thermal Subarea is separated into the upper and lower valley sub -basins near Point
Happy, located southwest of the intersection of Washington Street and State Highway
11.1. CVWD estimates that approximately 19.4 million acre feet of water is stored within
the Thermal Subarea which is available for use. Water pumped from the aquifer is treated
and distributed to users through the existing (potable) water distribution system Water is
also pumped for irrigation purposes to water golf courses and the remaining agricultural
uses in the City. Water supplies are augmented with surface water from the Colorado
River transported via the Coachella Canal.
The quality of water in the La Quinta area is highly suitable for domestic purposes.
However, chemicals associated with agricultural production in nearby areas and the use of
septic tanks in the Cove area affect groundwater quality. Groundwater is of marginal to
poor quality at depths of less than 200 feet. Below 200 feet, water quality is generally
good and water depths of 400 to 600 feet are considered excellent.
Percolation from the tributaries of the Whitewater River flowing into La Quinta from the
Santa Rosa Mountains provide a natural source of groundwater replenishment. Artificial
recharging of groundwater will be a requirement in the near future.
Surface water in La Quinta is comprised of Colorado River water supplied via the
Coachella Canal and stored in the Lake Cahuilla reservoir; lakes in private developments
which are comprised of canal water and/or untreated groundwater; and the Whitewater
River and its tributaries. The watersheds in La Quinta are subject to intense storms of
short duration which result in substantial runoff. The steep gradient of the Santa Rosa
Mountains accelerates the runoff flowing in the intermittent streams that drain the
mountain watersheds.
One of the primary sources of surface water pollution is erosion and sedimentation from
development construction and operation activities. Without controls, total dissolved solids
(TDS) can increase significantly from the development activities. The Clean Water Act
requires all communities to conform to standards regulating the quality of water
discharged into streams, including stormwater runoff. The National Pollutant Discharge
Elimination System (NPDES) has been implemented as a two-part permitting process, for
which the City of La Quinta is participating.
Local Environmental Setting
The project site does not have any natural standing water. Lake Cahuilla, a man-made
reservoir is located approximately four miles to the southeast. The Whitewater River
channel is located 3/4 mile to the south of the parcels, but is dry except during seasonal
storms.
The City has limited areas which are subject to storm water flow or flooding. Flood prone
areas are designated with a specific zoning district (Watercourse, Watershed and
{ 13
Conseivation Areas: W-1). The intent of the zoning district is to allow development in
flood prone areas based upon the submittal of a drainage and stormwater control plan. The
City also implements flood hazard regulations for development within flood prone areas.
A Preliminary Drainage Study was prepared for the project site, in September 1996, by
Wamer Engineering. The report describes the property as falling from the southwest
comer approximately thirty feet to the northeast comer of the property. The onsite sand
dunes create local depressions throughout the site. It appears that very little, is any flows
would leave the site during a design storm. The proposed developments will be designed
to retain one -hundred percent of the design- storm on -site. The project site will be
protected from off -site flow on the south by Fred Waring Drive, on the east by an existing
concrete block garden wall (Tract 23773). The west boundary will ultimately be protected
when Palm Rovale Drive is constructed. In the meantime temporary retention areas will be
developed off -site to protect the west boundary from off -site flows (Source:Wamer
1996:2).
The hydrology study modeled the 100-year, 1-hour, 3-hour, 6-hour, and 24-hour storms
to determine which storm will generate the greatest storm volume. The results will be
utilized to determine the size of the off -site retention basin. It was determined that historic
flows are retained onsite, thus the proposed development must retain all of the flows
onsite. The model determined that the one -hour storm will generate the largest flood
volume. The proposed retention basin will be located at the north east comer of the Tract
and be sized to accommodate 310,000 cubic feet of water while maintaining two -feet of
free board. A weir will be provided for emergency overflow purposes. The design of the
weir will maintain the natural drainage course. The bottom of the retention basin will be at
92 feet, the weir will be at an elevation of 100 feet. The water surface elevation at the
design storm will be at approximately 99.5 feet making the water depth 7.5 feet
( Source: Wamer 1996:3 ).
A. Would the project result in changes in absorption rates, drainage patterns, or
the rate and amount of surface runoff?
]Less Than Significant Impact. An approved drainage plan will be required based upon
the recommendations and results of the Drainage study prepared by Warner Engineering,
September 1996. Approval of this plan will be required prior to approval of the tract.
There will be changes in absorption rates, but not drainage patterns or surface runoff The
absorption rate will be altered by the paving of streets, building of homes, and landscaping
of vards and landscape lots. The traditional historical drainage pattern will be maintained
as is required by the City. Retention basins and other facilities will catch and hold the
surface storm water runoff on -site.
14
K!
B. Would the project result in exposure of people or property to water -related
hazards such as flooding?
Less Than Significant Impact. The project site is not within a designated flood hazard
area. There are no existing on -site flood control or drainage facilities on the property.
However. the proposed development will be required to submit a final drainage plan which
will include a retention basin and drainage improvements onsite as required by the City's
Subdivision Ordinance.
C. Would the project result in dischaFge into surface waters or other alteration
of surface water quality (e.g. temperature, dissolved oxygen or turbidity)?
]Less Than Significant Impact. Runoff from the project site will be required to be
directed into retention basins (temporary or permanent) and be controlled by drainage
facilities. There are no existing bodies of surface water on or adjacent to the project site
( Source: Site Survey).
;D. Would the project result in changes in the amount of surface water in any
water body?
No Impact. There are no bodies of surface water on the subject parcel. Although an
increase in runoff volume will occur with development, this increase is not expected to
impact surface water. The size of the project represents only a small percentage of the
drainage tributary area for the City (Source: Site Survey).
E. Would the project result in changes in currents, or the course or direction of
water movements?
No Impact. The City of La Quinta does not have any substantial natural bodies of water
or rivers. There are many small man. -made lakes and ponds on golf courses within the
City. Some agricultural reservoirs are still in use as well. The La Quinta Evacuation
Channel is a man-made stormwater channel that is usually dry except for runoff from
seasonal storms. The future development of the project site with the proposed land use
designations will not affect any existing drainage corridor ( Source: Site Survey; La Quinta
M EA).
F. Would the project result in changes in quantity of ground waters, either
through direct additions or withdrawl, or through interception of an aquifer
by cuts or by excavations?
Less Than Significant Impact. Water supply in the City is derived from groundwater
and supplementary water brought in from the Colorado River. The proposed development
of the project site will consist of single family units. Potable water to service this
development will most likely come from groundwater wells in the near vicinity. A well site
lot is proposed at the southwest comer of proposed Tentative Tract 28458, that will
15
service both tracts. The Planning Standard for residential water consumption is 315
Gal/DU/Day. The daily water consumption for this project would be 116 units x 315
Gal/DU/Day = 36,540 Gallons (Sources: La Quinta MEA; Application Materials).
G. Would the project result in altered direction or rate of flow of groundwater?
Less Than Significant Impact. The proposed subdivision will not have a significant
effect on groundwater wells. There will be a cumulative effect. It is not anticipated that
there will be any alteration to the direction or rate of flow of the groundwater supply. No
deep cuts are proposed with this project than would reach the depth of the groundwater. A
CVWD well site is proposed. It is assumed that a water well would be drilled in the near
future to service these two projects, as the subdivisions are interdependent in terms of the
circulation system The proposed well would reach a depth of potable water which would
impact the local groundwater rate of flow and possibly direction. However, the
management of the well will be by a public agency responsible for regional water needs
( Source: Vesting Tentative Tract 28458).
11. Would the project result in impacts to groundwater quality?
Less Than Significant Impact. Future development of the project site will include
concrete and asphalt pavement of portions of the site. This pavement will reduce the
absorption ability of the ground. Storm water runoff will be discharged into an on -site
basin„ subject to approval by the Public Works Director. Following a heavy rain,
contaminates could be transported into the basin or into the nearby storm drains that could
contribute to groundwater and/or surface water pollution. However, this potential impact
is anticipated to be less than significant.
3.5 AIR QUALITY
Regional Environmental Setting
The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management
District (SCAQMD), and in particular, the Southeast Desert Air Basin (SEDAB) division.
SEDAB has a distinctly different air pollution problem than the South Coast Air Basin
( SCAB).A discussion of the jurisdictional organization and requirements is found in the La
Quinta MEA.
'The air quality in Southern California region has historically been poor due to the
topography, climatological influences, and urbanization. State and federal clean air
standards established by the California Air Resources Board and the U. S. Environmental
Protection Agency (EPA) are often exceeded. The SCAQMD is a regional agency charged
with the regulation of pollutant emissions and the maintenance of local air quality
standards. The SCAQMD samples air at over 32 monitoring station in and around the
Basin. According to the 1989 South Coast Air Quality Management Plan, SEDAB
experiences poor air quality, but of a lesser extent than the SCAB. Currently, the SEDAB
i ) 16
does not meet federal standards for ozone, carbon monoxide, or particulate matter (PM-
10). In the Coachella Valley, the standard for PM-10 is frequently exceeded. PM-10 is a
particulate matter 10 microns or less in diameter that becomes suspended in the air due to
winds, grading activity, and by vehicles traveling on unpaved roads, among other causes.
Local Environmental Setting
The City of La Quinta is located in the Coachella Valley, which has an and climate,
characterized by hot summers, mild winters, infrequent and low annual rainfall, and low
humidity. Variations in rainfall, temperatures, and localized winds occur throughout the
valley due to the presence of the surrounding mountains. Air quality conditions are closely
tied to the prevailing winds of the region.
The City of La Quinta is subject to the SCAQMD AQMP, a plan which describes
measures to bring the SCAB into compliance with federal and state air quality standards
and to meet California Clean Air Act requirements. The General Plan for the City contains
an Air Quality Element outlining mitigation measures as required by the Regional AQMP.
The City is located within Source Receptor Area (SRA) 30, which includes two.air quality
monitoring stations, one located in the City of Palm Springs, and the other in the City of
lhdio. The Indio station monitors conditions which are most representative of the La
Quinta area. The station has been collecting data for ozone and particulates since 1983.
The Palm Springs station monitors carbon monoxide in addition to ozone and particulate
and has been in operation since 1985.
A. Would the project violate any air standard or contribute to an existing or
projected air quality violation?
'Potentially Significant Unless Mitigated. An air quality study was prepared by Michael
Brandman and Associates. The report concluded that the proposed tract would produce
temporary emissions during the construction of the single family homes. retention basin,
and well. Emissions produced during construction would vary daily depending on the type
of activity. Emissions would be generated during grading, framebuilding and other
construction activities associated with developing the project. Air pollutant emissions
would be created by grading activities, but site grading would result in a `less -than -
significant" air quality impacts. However, general construction activities would generate
significant air quality impacts, which may or may not be mitigated (Source: Michael
Brandman and Associates 1996:7).
Implementation of the proposed project would result in long-term direct and indirect air
pollutant emissions. Direct emissions would be generated by the use of motor vehicles and
natural gas appliances. Indirect emissions would be generated during the use of electricity.
No wood burning emissions would be generated by the proposed project. Emissions from
motor vehicle operation are anticipated to result in the greatest long-term air quality
impact associated with development of the proposed project. The report concludes that
the significance thresholds would not be exceeded for ROC, CO, PM-10. and SO. This
r t 17
impact is considered to be less than significant. The proposed project would not contribute
to cumulatively significant air quality impacts. The report offered the following
construction emission mitigation measures:
1. Configure construction parking to minimize traffic interference.
2. Provide temporary traffic control during busy construction periods to improve
traffic flow.
3. Schedule construction activities that affect traffic flow to off-peak hours.
4. Suspend use of all construction equipment operations during second stage smog
alerts.
5. Prevent construction trucks from idling longer than two minutes.
6. All construction equipment shall be maintained to prevent visible soot from
reducing light transmission through the exhaust stack exit by more than 20 percent
for more than 3 minutes per hour and use low -sulfur fuel as required by SCAQMD
regulation.
Implementation of the above mitigation measures would reduce construction Nox
emissions. However, the construction -related Nox emissions would continue to exceed
SCAQMD thresholds despite mitigation. Therefore, construction emissions of Nox would
be considered significant and unavoidable (Source: Michael Brandman and Associates
1,996:10).
B. Would the project expose sensitive receptors to pollutants?
]Less Than Significant Impact. Sensitive receptors include schools, day care centers,
parks and recreation centers, medical facilities, rest homes, and other land uses that
include concentration of individuals recognized as exhibiting particular sensitivity to air
pollution. The adjacent land uses consist of residential and golf development to the south,
residential development to the east, vacant residential and commercial to the west, and
vacant and residential to the north. The closest schools located to the proposed project are
the La Quinta High School (1.5 miles southeast), and Gerald Ford Elementary School (1
mile west). The closest existing park is the Palm Royale Park located to the southeast.
There are two preschool/day care centers located to the north along Washington Street, in
the Bermuda Dunes area. There is also a medical clinic located on the east side of
Washington Street, adjacent to Parcel Map 27131, of which the project is a part. The air
quality report prepared for this project states, that the Ambient Air Quality Standards
(AAQS) are designed to protect that segment of the public most susceptible to respiratory
distress or infection, referred to as "sensitive receptors." (Sources: Michael Brandman and
Associates 1996:2, La Quinta General Plan; Site Survey).
C. Would the project alter air movements, moisture, temperature, or cause any
change in climate?
Less Than Significant Impact. The proposed project is not anticipated to result in any
significant impact upon this issue area. All proposed homes will be required to meet height
18
t�
and setback requirements of the RL District. Two-story units may be approved for
construction. Moisture content may increase as yards are planted and irrigated. Swimming
pools would add to the moisture index of the area. There are no significant climatic
changes anticipated with the future development of the parcels.
D. Would the project create objectionable odors?
No Impact. The proposed subdivision and development of this project will not result in
development which may create objectionable odors, such as waste hauling or chemical
products. Vehicles traveling on nearby streets generate gaseous and particular emissions
that may be noticeable on the project site. However, these would be short-term odors that
will dissipate quickly (Source: Site Survey).
3.6 TRANSPORTATION/CIIWULATION
Regional Environmental Setting
La Quinta is a desert community of over 18,000 permanent residents. The City is 31.18
square miles in size, with substantial room for development. The existing circulation
system is a combination of early roadwork constructed by Riverside County and new
roadways since incorporation of the City in 1982. Key roadways include State Highway
111, Washington Street, Jefferson Street, Fred Waring Drive, and Miles Avenue.
Traffic volumes in La Quinta experience considerable seasonal variation, with the late -
winter, early spring months representing the peak tourist season and highest traffic
volumes. There is a relatively low incidence of automobile accidents at the intersection of
Washington Street and Fred Waring Drive. According to the City Engineering
Department, a few accidents have occured now that street widening work has been done
in 1996(Source: Traffic Collision Data, City of La Quinta).
Existing transit service in La Quinta is limited to three regional fixed bus routes operated
by Sunline Transit Agency. One bus route along Washington Street connects the Cove and
Village areas with the community of Palm Desert to the west. Two lines operate along
Highway i l l serving trips between La Quinta and other communities in the desert.
There are only a few existing pedestrian, bicycle and equestrian facilities in La Quinta,
however, these systems will be expanded as the City grows. This is a Class U Bike way
designation sharing an 8-foot wide sidewalk. These facilities both existing and future, are
designted in the La Quinta General Plan.
Local Environmental Setting
The subject project site is located near the signalized intersection of Washington Street
and Fred Waring Drive. Both streets are classified as Major Arterials with 120 foot
Rights -of -Way. Fred Waring Drive is presently a three lane road along the southern
19
boundary of the project site. It is designated as a Class H bikeway corridor and a primary
image corridor. The intersection of the two streets is designated as a gateway into the City
with special policies concerning design treatment for development.
The La Quinta General Plan gives design standards for the various street classifications.
According to the standards for major arterials, the projected buildout traffic volume for
Washington Street and Fred Waring Drive, at the subject property will exceed the volume
range. It is projected that Washington Street will experience a traffic volume of 62,700
north of Fred Waring Drive, at buildout, will experience a traffic volume of 50,600
vehicles east to Adams Street, providing a Level Of Service E. Level of Service (LOS) has
unstable flow with poor progression and frequent cycle failures. This is considered the
limit of acceptable delay. LOS F has oversaturation with arrival flow rates exceeding the
capacity of the intersection and is considered unacceptable to most drivers. A more
detailed explanation of buildout traffic conditions and levels of service is found in the La
Quinta General Plan.
The current average daily traffic flows for Washington Street, north of Fred Waring Drive
are 23,000, and 18,700 south of Fred Waring Drive. For Fred Waring Drive, the existing
traffic volume is 5,200 east of Washington Street and Fred Waring Drive is designated as
under capacity as of 1991 (La Quinta General Plan). The 1995 Coachella Valley
Association of Governments (CVAG) Traffic Census Report, prepared by Newport
Traffic Studies, states that Washington Street, north of Fred Waring, has a volume of
23,610 in the winter. The 2-way 24-hour volume was 23,126, the AM Peak volume was
L,606, and the PM Peak volume was 1,838.
A. Would the project result in increased vehicle trips or traffic congestion?
Potentially Significant Unless Mitigated. Potential development of the project site is
forecasted to generate approximately 1,109 daily vehicle trips from the 116 single family
lots.
B. Would the project result in hazards to safety from design features (e.g. sharp
curves or dangerous intersections) or incompatible uses (e.g. farm
equipment)?
Less Than Significant Impact. There are no identified hazards from design features in
the existing roadways or the proposed circulation system Automobile and motorcycle
traffic are the only types of vehicles that typically use residential streets.
C. Would the project result in inadequate emergency access to nearby uses?
No Impact. Future development of the project site would not be permitted to obstruct
emergency access to surrounding land uses. Review of development plans by the Fire
Department and the Sheriffis Department did not identify any problems with this issue.
}A 20
D. Would the project result in insufficient parking capacity on -site or off -site?
Less Than Significant Impact. Parking will be provided for each housing unit as
required by the Zoning Ordinance. On -street parking will also be available for residents or
guests (Source: La Quinta Zoning Ordinance; La Quinta Subdivision Ordinance;
Application Materials).
E. Would the project result in hazards or barriers for pedestrian or bicyclists?
Less Than Significant Impact. The south -side of Fred Waring Drive and the east side of
Washington Street are designated bikeway corridors. It is anticipated that hazards to
bicyclists and pedestrians will not be increased as a result of the proposed development
(Source: La Quinta General Plan).
F. Would the project result in conflicts with adopted policies supporting
alternative transportation (e.g. bus turnouts, bicycle racks)?
No Impact. The zoning ordinance does not require bicycle racks for residential projects.
The proposed project will be reviewed by the Sunline Transit Agency for needed bus
turnouts (Source: La Quinta Zoning Ordinance).
G. Would the project result in rail, waterborne or air traffic impacts?
No Impacts. There is no rail service in the City of La Quinta. The closest rail line is
approximately two miles to the north of the project site. There are no navigable rivers or
waterways, or air travel lanes or airports within the City. Thus, there will be no impacts
upon these issues. The closest airport is the Bermuda Dunes Airport, a small private
,facility located just south of Interstate 10, approximately two miles north of the project
site. The runways are oriented northwest -southeast and do not require that a plane fly
over the project site in order to take -off or land (Sources: La Quinta MEA; USGS La
Quinta 7.5' Quad Map; Site Survey).
3.7 BIOLOGICAL RESOURCES
Regional Environmental getting
The City of La Quinta lies within the Colorado Desert regional environment. Two
ecosystems are found within the City, the Sonoran Desert Scrub and the Desert
Transition. The disturbed environments within the City are classified as either urban or
agricultural. A detailed discussion of these ecosystems is found in the La Quinta Master
Environmental Assessment (1992).
21
Local Environmental Setting
The project site is located in the Sonoran Desert Scrub ecosystem. Typically, undeveloped
land within this ecosystem is rich in biological resources and habitat. The Sonoran Desert
Scrub is the most typical environment found in the Coachella Valley. It is generally
categorized as containing plants which have the ability to economize water uses, go
dormant during periods of drought, or both. Cacti are very common in these areas due to
their ability to store water. Other plants root deeply and draw upon water from
considerable depths. The variations of desert vegetation result from differences in the
availability of water. The most dense and lash vegetation in the desert is found where
groundwater is most plentiful.
The Sonoran Scrub areas are considered habitat for a number of small mammals. These
animals escape the summer heat through their nocturnal and /or burrowing tendencies.
Squirrels, mice and rats are all common rodent species in this environment. The black -
tailed hare is a typical mammal. Predator species include kit fox, coyote, and mountain
Hon in the higher elevations. The largest mammal species found in this area is the
Peninsular Bighorn sheep which is found at the higher elevations of the Santa Rosa and
San Jacinto Mountain ranges. Birds and amphibians/reptiles can also be found in the
Sonoran Scrub area.
The project site is vacant, with a sparse scattering of scrub growth. The La Quinta General
Plan identifies the property as being within the habitat of the Fringe -toed Lizard and the
Flat -tailed Homed Lizard. Mitigation for the endangered Fringe -toed Lizard is payment of
a fee for the disruption of habitat. There is no prescribed mitigation for the Flat -tailed
Homed Lizard. This lizard is a candidate for federal endangered listing and a Species of
Special Concern for the California Department of Fish and Game. The California Natural
Diversity Data Base has one recorded sighting of the lizard near the La Quinta Little
League Field. This species primarily feeds on ants. The species prefers the dunes habitat
and is capable of running quickly on loose sand; it hides by burying itself (Sources: Site
Survey; La Quinta MEA).
A. Would the project result in impacts to endangered, threatened or rare species
or their habitats (including but not limited to plants, fish, insects, animals,
and birds)?
Potentially Significant Unless Mitigated. A biological survey was conducted on the
project site in October 1996, by Circle Mountain Biological Consultants. Although the
report identified I 1 plants, 1 plant community, 2 invertebrates, 6 reptiles. 7 birds, and 3
mammals in the project area that are considered rare by state and/or federal resource
agencies, only loggerhead shrike was observed during the survey. No threatened or
endangered species are expected to be directly impacted by the proposed project. The
report states that "Given the relatively small size of the site, its current degradation, and its
isolation from undeveloped lands from which species could immigrate, impacts to
22
common and uncommon species are considered not significant. Cumulative impacts of the
proposed project are also considered not significant."
The project site is within the mitigation fee area for the Coachella Valley Fringe -toed
Lizard Habitat Conservation Plan. The applicant will be required to pay the current fee of
$600 per acre of disturbed land prior to issuance of a grading or building permit. This fee
is used to purchase and manage lands north of Interstate 10 that have been identified as
critical to the continued existence of the Fringe -toed lizards. Dune -adapted species,
including Coachella Valley Milk -vetch, Sand -Treader cricket, Jerusalem cricket, and Palm
Springs ground squirrel also occur in these -conservation areas and will be directly
benefited by the mitigation fees. No other mitigation measures are recommended by the
biology report.
B. Would the project result in impacts to locally designated species (e.g. heritage
trees)?
No Impact. There are no locally designated biological resources within the City of La
Quinta. All significant biological resources are designated by the California Department of
Fish and Game or the U.S. Fish and Wildlife Service (Source: La Quinta MEA).
(:. Would the project result in impacts to locally designated natural
communities (e.g. oak forest, coastal habitat, etc.)?
No Impact. There are no locally designated natural communities found in or near the
project site. Some of the surrounding parcels are developed with homes, a golf course, or
roadways. The parcels have been disturbed by off -road vehicles and farming activities to
the extent that there are no existing or relic plant communities left (Source: La Quinta
MEA.. Site Survey; Circle Mountain Biological Consultants 1996).
1). Would the project result in impacts to wetland habitat (e.g. marsh, riparian,
and vernal pool)?
No Impact. There are no natural wetlands, marshes, riparian communities, or vernal
pools on the project site or nearby. It is possible that during the last stand of the ancient
Lake Cahuilla, the project site might have been within a marsh community along the
lakeshore. However, the lake dried approximately 500 years ago. The project site has
become covered by aeolian sands since the prehistoric lake dried (Sources: Site Survey;
Circle Mountain Biological Consultants 1996; La Quinta MEA; Draft Historic Context
Statement for City of La Quinta).
lE. Would the project result in impacts to wildlife dispersal or migration
corridors?
Less Than Significant Impact. The biology report prepared for this project stated that
the project site was surrounded by developed parcels which had effectively cut off
Fn 23
migration corridors to and from the project site. Since corridors no longer exist for the
project area, there is no significant impact on this issue (Source: Circle Mountain
Biological Consultants 1996; La Quinta MEA; Site Survey).
18 ENERGY AND MINERAL RESOURCES
Regional Environmental Setting
The City of La Quinta contains both areas of insignificant and significant Mineral
Aggregate Resource Areas (SMARA), ate -designated by the State Department of
Conservation. There are no known oil resources in the City. Major energy resources used
in La Quinta come from the Imperial Irrigation District (IID), Southern California Gas
Company, and various gasoline companies.
Local Environmental Setting
There are no oil wells or other fuel or energy producing facilities or resources on or near
the project site. While the project site is undeveloped, there is no significant resource to be
mined, such as rock or gravel. The project site is located within MRZ-1, a designation for
those areas where adequate information indicates that no significant mineral despots are
present or where it is judged that little likelihood exists for their presence (Source: La
Quinta MEA; Site Survey).
A. Would the project conflict with adopted energy conservation plans?
No Impact. The City of La Quinta does not have an adopted energy plan. However, the
City does have a Transportation Demand Management ordinance in place that focuses on
the conservation of fuel and travel to large commercial centers. The Housing Element
contains requirements for efficiencv in housing construction and materials. thus reducing
energy consumption. Future development will be required to meet Title 24 energy
requirements.
B. Would the project use non-renewable resources in a wasteful and inefficient
manner?
]Less Than Significant Impact. Natural resources that may be used by this proposed
project include air, mineral, water, sand and gravel, timber, energy, and other resources
needed for construction and operation. Title 24 requirements shall be complied with for
energy conservation. Any landscaping will also be required to comply with the City's
landscape water conservation ordinance as well as the requirements of the Coachella
'Valley Water District ( Source: La Quinta MEA; Water Conservation Ordinance.
Coachella Valley Water District).
24
3.9 RISK OF UPSET/HUMAN HEATH
Regional Environmental ,getting
Recent growth pressure has dramatically increased the City's exposure to hazardous
materials. Such exposure to toxic materials can occur through the air, in drinking water, in
food, in drugs and cosmetics, and in the work place. Although large scale, hazardous
waste generating employment is not yet present in the City of La Quinta, the existence of
chemicals utilized in dry cleaning operations, agricultural operations, restaurant kitchen
cleaning, landscape irrigation and exposure -To large scale electrical facilities may pose
significant threats to various sectors of the population. Currently, there are no hazardous
disposal waste sites located in Riverside County, although transportation of such material
out of and around, La Quinta takes place.
Local Environmental Setting
In order to comply with AB 2948-Hazardous Waste Management Plans and Facility Siting
Rrocedures, the City of La Quinta adopted Ordinance 184 consisting of a Hazardous
Waste Management Plan. The project site has not been used for any type of manufacturing
or industry, and there has not been any known dumping of hazardous substances on the
property (Sources: Site Survey; Aerial Photos).
A. Would the project involve a risk of accidental explosion or release of
hazardous substances (including not limited to oil, pesticides, chemical, or
radiation)?
Less Than Significant Impact. There is a minimal risk of exposure from swimming pool
chemicals and pesticides that may be used by residents of the future homes within the
project. No other risks area anticipated by the land division or future homes.
B. Would the project involve possible interference with an emergency response
plan or emergency evacuation plan?
No Impact. Construction activities will be confined to the project site, except for minimal
off -site work as is necessary for project roadways, curbs, and gutters. These activities will
not be permitted to interfere with emergency responses to the site or surrounding areas
nor will it obstruct emergency evacuation of the area. Needed measures to divert and
control traffic shall be implemented whenever required (Source: Site Plan).
C. Would the project involve the creation of any health hazard or potential
health hazards?
No Impact. There are no anticipated health hazards associated with the proposed project
(Source: Site Plan).
0 25
D. Would the project involve exposure of people to existing sources of potential
health hazards?
No Impact. There are no existing identifiable health hazards on the project site. The
proposed development is not expected to create any health hazards. Future development
will be required to conform to zoning standards and all applicable health and safety codes.
3.10 NOISE
Regional Environmental Setting �—
Noise levels in the City are created by a variety of sources in an near the City boundaries.
The major sources of noise include vehicles on City streets and Highway 111, and
temporary construction noise. The ambient noise levels are dominated by vehicular noise
along the highway and major arterial roadways.
Local Environmental Setting
The ambient noise level at the project site is dominated by vehicle traffic noise from
Washington Street and Fred Waring Drive. Residential areas are considered noise -
sensitive land uses, especially during the nighttime hours. The nearest residential use is
located adjacent to the east, north, and across Fred Waring Drive, south of the project
site. The State Building Code requires that interior noise level in buildings do not exceed
CNEL 45. The Gneral Plan of the City of La Quinta requires that exterior noise levels do
not exceed CNEL 60 (Sources: Site Survey; Davy & Associates 1996:5).
A. Would the project result in increases in existing noise levels?
Potentially Significant Unless Mitigated. An acoustical study was prepared by Davy &
Associates, Inc. The reports state that noise levels are dominated by vehicular traffic on
Fred Waring Drive. No other significant sources of noise were noted during their site visit
(]Davy & Associates, Inc. 1996a, b).
There were no recommendations offered in the Ocotber report to mitigate vehicle noise.
Staff has requested that such recommendations be made to supplement the report. The
report did state that the ambient noise level 58 feet north of the center line of Fred Waring
Drive. 1,320 feet east of Washington Street, was measured at 68.7 dBA during Peak Hour
LEQ and at 70.7 dBA CNEL (Source: Davy & Associates, Inc. 1996a:4).
The November report analyzed exterior noise levels for lots immediately adjacent to Fred
Waring Drive. These lots will exceed exterio or interior CNEL 60 with a 6-foot high solid
vvall along the south property line. If the south property line wall is increased to 8 feet,
noise levels for all first floor elevations will be less than CNEL 60 as required by the City's
General Plan. The report recommends that upgraded glazing in all windows and glass
doors facing south and east to STC 32 glazing (Source: Davy & Associates 1996b:7).
26
� t�
B.. Would the project result in exposure of people to severe noise levels?
Less Than Significant Impact. The La Quinta General Plan regulates excessive noise
and vibration in the City by establishing allowable noise levels for various land uses.
Residential land uses should have a maximum exterior noise level of up to 60 CNEL. If
the ambient noise level is higher than this standard, then it will serve as the standard. The
existing CNEL along Washington Street and Fred Waring Drive corridors adjacent to the
project site is 60+ dBA. The interior of the parcel is between 50 and 60 dBA (Source: La
Quinta MEA).
The proposed development will result in short-term impacts associated with construction
activities. During construction, heavy machinery will be capable of generating periodic
peak noise levels ranging from 70 to 95 dBA at a distance of 50 feet from the source.
These high noise levels are short in duration and temporary with the construction phases
of the project. Such high noise levels are not anticipated nor permitted after construction,
or during the "operation" of the development (Source: La Quinta General Plan).
3.11 PUBLIC SERVICES
Regional Environmental Setting
Law enforcement services are provided to the City through a contract with the Riverside
County Sheriff's Department. The Sheriffs Department extends service to the City from
existing facilities located in the City of Indio. There is a small substation located within
City Hall. The Department utilizes a planning standard of 1.5 deputies per 1,000
population to forecast additional public safety personnel requirements in La Quinta at
buildout. Based on this standard, the City should have a police force of 25.5 officers, but
is currently underserved.
Fire protection service is provided to the City by Riverside County Fire Department
through a contractual arrangement. The Fire Department administers two stations in the
City; Station #32 on Frances Hack Lane, west of Washington Street, and Station #70, at
the intersection of Madison Street and Avenue 54. The Fire Department is also responsible
for building and business inspections, plan review, and construction inspections. Based
upon a planning standard of one paid firefighter per 1,000 population, the City is currently
underserved. The Fire Department has indicated that a need exists for a third fire station in
the northern part of the City between Washington Street and Jefferson Street.
Structural fires and fires from other man-made features are the most significant fire threats
to the City. Hillside and brush fires are minimal as the hillside areas are barren and
scattered brush on the valley floor is too sparse to pose.a serious fire threat.
Both the Desert Sands Unified School District and the Coachella Valley Unified School
District serve the Citv. There is one elementary school, one middle school. and one high
,., 1 27
school within the City. Another elementary school is under construction within the City.
The City is also within the College of the Desert Community College District.
Library services are provided by the Riverside County Library System with a branch
library located in the Village area of the City. The existing facility opened in 1988 and
unadopted planning standards of 0.5 square feet per capita and 1.2 volumes per capita to
forecast future facility requirements to serve the City. Utilizing this 1992 standard, the
City was underserved in space but overserved in terms of volumes.
Health care services are provided in the City thiough JFK Memorial Hospital in Indio, and
the Eisenhower Immediate Care Facility in the 111 La Quinta Center. The Eisenhower
Medical Center is located in Rancho Mirage. The Riverside County Health Department
administers a variety of health programs for area residents and is located in Indio.
Paramedic service is provided to the City by Springs Ambulance Service.
Local Environmental Setting
The nearest City fire station to the project site is located approximately 1.5 miles north of
the project site. on Avenue 42 in Bermuda Dunes.
Governmental services in La Quinta are provided by City staff at the Civic Center, and by
other County, state, and federal agency offices located in the desert area or region. The
project site will be serviced by the local schools.
It. Would the project have an effect upon, or result in the need for new or
altered governmental services in relation to fire protection?
Less Than Significant Impact. The proposed project will increase the need for fire
protection due to the construction of residential units. Development of the project shall
comply with the fire flow and fire safety building standards of the Riverside County Fire
Code to prevent fire hazard on -site and to minimize the need for fire protection services.
Unobstructed fire access will be required through the design of the project streets and
setbacks between structures. Other code requirements (such as sprinkler systems,
construction materials. etc.) shall be complied with (Source: Fire Department).
'B. Would the project have an effect upon, or result in the need for new or
altered government services in relation to police protection?
Less Than Significant Impact. There will be a cumulative impact upon police protection
services by the construction of new residential units that will generate calls for various
types of police services and protection. It is not anticipated that there will be a significant
adverse impact upon police protection from this project.
`� 28
C. Would the project have an effect upon, or result in a need for new or altered
government services in relation to school services?
Potentially Significant Unless Mitigated. A response was received from the Desert
Sands Unified School District. The letter states that the proposed project will potentially
result in an impact on their school system. School overcrowding is a District -wide concern
for Desert Sands. The District's ability to meet the educational needs of the public with
new schools has been seriously impaired in recent years by local, state, and federal budget
cuts that have had a devastating impact on the financing of new schools. The school
mitigation fee that is currently collected on all new development at the time building
permits are issued will be required of this project (Source: DSUSD letter of October 15,
1996).
D. Would the project have an effect upon, or result in a need for new or altered
government services in relation to the maintenance of public facilities,
including roads?
Potentially Significant Unless Mitigated. The project site is not served by existing
infrastructure, except for access off of Fred Waring Drive. The proposed project will
require new and altered services for the maintenance of roadways or other public facilities,
as internal public streets will need to be constructed which will be dedicated to the City.
Additional public roads will require maintenance by the City, which may impact current
staff and budget concerns.
E. Would the project have an effect upon, or result in a need for new or altered
government services in relation to other governmental services?
Less Than Significant Impact. Building, engineering, inspection, and planning review
needed for the proposed project will be partially offset by application, permit and
inspection fees charged to the applicant and contractors.
112 UTILITIES
Regional Environmental Services
The City of La Quinta is served by the Imperial Irrigation District 01D) for electrical
power supply and The Gas Company (TGC) for natural gas service. Existing power and
gas lines and substations are found throughout the City. III) has four substations in La
Quinta, with electricity generated by a steam plant in El Centro and hydroelectric power
generated by the All American Canal. General Telephone Exchange (GTE) provides
telephone services for the City. Colony Cablevision serves the area for cable television
service.
The Coachella Valley Water District (CVWD) provides water and sewer service to the
City. CVWD obtains its water from underground aquifers and from the Colorado River.
29
CVWD operates a water system with potable water pumped from domestic water wells in
the City. The wells range in depth from 500 to 900 feet. Potable water is stored in five
reservoirs located in the City.
The City's stormwater drainage system is administered by the CVWD, which maintains
and operates a comprehensive system to collect and transport flows through the City. The
City is served by Waste Management of the Desert for solid waste disposal.
'Nonhazardous, mixed municipal solid waste is taken to three landfills within the Coachella
'Valley.
,Local Environmental Setting
The project is almost entirely surrounded by development. The site is vacant desert land
that does not appear to have ever been under cultivation.
A. Would the project result in a need for new systems, or substantial alterations
to power and gas service?
Potentially Significant Unless Mitigated. Power, sewer, and natural gas lines have been
brought in to the community and are available to the project site. It is not anticipated that
the project will require a significant level of electricity or natural gas to result in the need
for new systems or alterations to existing systems. The project developer will have to
coordinate with IID, CVWD, and TGC for the timely provision of utilities.
A letter from lm states that the proposed project will impact electric service to the area.
The cumulative impact of projects of this size do increase the electrical demand on the
IID's existing facilities at peak leading periods, and result in the need for additional
generation. transmission, substation, and distribution facilities. When additional facilities
are needed, projects of this magnitude directly impact power rates in the HD's service area
and may result in higher electric rates in the future years (Source: IID letter dated October
15, 1996).
B. Would the project result in a need for new systems, or substantial alteration
to communication systems?
Less Than Significant Impact. The proposed development will require service from
General Telephone Exchange (GTE) for telephone communication. The developer will be
required to coordinate the installation of telephone service infrastructure with GTE.
C. Would the project result in a need for new systems, or substantial alterations
to local or regional water treatment or distribution facilities?
Less Than Significant Impact. The proposed project will require water service. It is not
anticipated that the project will result in a significant adverse impact upon the water
resources of CVWD. Potable water consumption has been discussed in Section 3.4 of this
i 30
document. A response letter from CVWD has been received that states that the District
will furnish domestic water and sanitation service to the project. The project will be
required to be annexed into Improvement District No. 55 to obtain sanitation service
(Source: CVWD letter dated September 18, 1996).
D., Would the project result in a need for new systems, or substantial alterations
to sewer services or septic tanks?
Less Than Significant Impact. The proposed project will generate sewage which will
have to be transported and treated by CVV#D.- The developer will be responsible for the
cost of connection and installation of an on -site sewer system A response from CVWD
has been received. See discussion above in subsection C (Source: CVWD letter dated
September 18, 1996).
E. Would the project result in a need for new systems, or substantial alteration
to storm water drainage?
Less Than Significant Impact. The project site is vacant and unpaved. The project will
result in substantial construction of buildings, pavement and landscaping. On -site retention
facilities will be required for the development of the project. The Whitewater River Storm
channel is located approximately 3/4 of a mile south of the project site. There will be no
impacts to the channel (Source: Site Survey; La Quinta General Plan).
F. Would the project result in a need for new systems, or substantial alteration
to solid waste disposal?
Less Than Significant Impact. The proposed project will require solid waste disposal
services from Waste Management of the Desert, the current purveyor of solid waste
collection for this City. Solid waste may be transported to the three existing landfills in the
Coachella Valley. These landfills are reaching capacity and may be closed in the near
fiiture. Development must comply with the City's Source Reduction and Recycling
policies. However, other sites or alternative types of waste disposal projects are being
considered. Any on -site programs will be coordinated with Waste Management. Solid
waste generation is calculated at 4.00 lbs. per person per day (La Quinta General Plan).
3.13 AESTHETICS
Regional Environmental Setting
The City of La Quinta is partially located within a desert valley cove. There are hillsides to
the west and south of the City. Views of the desert and surrounding mountains are visible
on clear days throughout most of the City.
' t 31
Local Environmental Setting
The project site is located in a predominately residential zoned area in the northwest
portion of the City. Height restrictions must be met for all development, with a maximum
of 28 feet for a single family unit (two story units may be proposed). Views from the
project site consists of the Santa Rosa and Coral Reef Mountains to the south and
southwest and the open valley floor to the north and east (Source: Site Survey; La Quinta
MEA).
A. Would the project affect a scenic vista or scenic highway?
Less Than Significant Impact. The project site is not located within a designated
viewshed. There is low visual screening and vacant land in the area. The vistas from the
project site have been slightly impacted by previous and current development surrounding
the project site. However, less than significant impacts are anticipated by this project.
(Source: La Quinta MEA. Site Survey).
B. Would the project have a demonstrable negative aesthetic effect?
Less Than Significant Impact. The proposed project will be required to comply with
architectural and landscaping policies and ordinances of the City in effect at the time of
development. Thus, there should not be a significant adverse impact upon the aesthetic
qualities of the surrounding area.
C. Would the project create light or glare?
Less Then Significant Impact. The proposed project will include exterior security and
landscaping lighting which will cumulatively contribute to the existing light and glare in
the City. All such lighting fixtures shall be required to comply with the Dark Sky
Ordinance and other policies of the City, in order to reduce the impact. A lighting plan will
be required to be submitted for review and approval for the proposed development.
3.14 CULTURAL RESOURCES
Regional Environmental Setting
A portion of the prehistory of the La Quinta area is known through the archaeological
record gained from various archaeological investigations over the past twenty years. A
discussion on the prehistory and history of La Quinta is provided in the Draft Historic
Context Statement of the City of La Quinta. Other discussions are found in the La Quinta
General Plan and the Master Environmental Assessment.
--�t• 32
s i?
Local Environmental Setting
The project site is located in the northern portion of the City. There are recorded
archaeological sites within a one mile radius of the project site. The project site had not
been previously surveyed for archaeological or historical resources, and no known
archaeological or historical sites had been recorded on the property. As such, it was
required that an archaeological survey and records search be conducted for this property.
A survey was conducted by J. Stephen Alexandrowicz, of Archaeological Consulting
Services, for the project.
A. Would the project disturb paleontological resources?
Less Than Significant Impact. It is known that marine -associated paleontological
resources are found at elevations below 42 feet above mean sea level. The proposed
project site is located at elevations ranging between 98 and 120 feet above MSL. Thus, it
was determined that the project site was out of the area designated by the Lakebed
Paleontological Determination Study (Source: Lakebed Paleontological Determination
Study).
B. Would the project affect archaeological resources?
Less 'Than Significant Impact. Although there are numerous archaeological sites within
close proximity of the proposed project, the archaeological survey did not locate any
cultural resources on the property. Because of the potential for subsurface cultural
deposits, it is recommended that archaeological monitoring during the grading and
trenching of the project should be done (Source: Alexandrowicz 1996).
C. Would the project affect historical resources?
No Impact. There were no historical resources observed during the survey of the
property (Alexandrowicz 1996).
D. Would the project have the potential to cause a physical change which would
affect unique ethnic values?
No Impact. There is no identifiable unique ethnic value to the proposed project site.
1E. Would the project restrict existing religious or sacred uses within the
potential impact area?
No Impact. There are no known religious uses or sacred uses on the proposed project
site. The archaeological investigator for the project transmitted letters of inquiry to the
local tribal councils requesting their comment of this and other issues, but no responses
were received.
ti,..; 33
3.15 RECREATION
Regional Environmental Setting
The City of La Quinta has an adopted Parks and Recreation Master Plan that assesses the
existing resources and facilities and the future needs of the City. The City has
approximately 28.7 acres of developed parkland for Quimby Act purposes. The 845 acre
regional Lake Cahuilla Park is not included in this count. There are also bike and
equestrian pathways within the City and designated pedestrian hiking trails.
Local Environmental Setting
The project site is vacant. There is no evidence that there have been any recreational uses
on the property.
A. Would the project increase the demand for neighborhood or regional parks
or other recreational facilities?
Potentially Significant Unless Mitigated. The proposed project will impact the existing
park and recreation facilities by the construction of 116 new residential units. Park fees in
lieu of parkland dedication will be required for this project in order to mitigate this impact
upon local parks. The Parks and Recreation Master Plan states that Planning Area A,
within which the project site is located, is significantly deficient in park and recreation
fkcilities. The paying of the parkland fee will assist in acquiring the necessary funds to
develop future parks and other recreation facilities in Planning Area A, such as the 18.66
acre parkat Adams Street and Westward Ho Drive (Sources: Parks and Recreation Master
Plan).
13. Would the project affect existing recreational opportunities?
]Potentially Significant Unless Mitigated. The proposed project of 116 residential units
will affect existing parks and recreation facilities through added users. There is a
significant deficit in existing parks in the northern area of the City. Added users would.
result in an increased demand upon the existing park facilities and recreational programs.
Payment of the parkland fee will mitigate this impact by contributing funds toward the
construction of new park facilities and added recreational programs.
SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE
The Initial Study for the proposed project will not have unmitigable significant adverse
impacts on the environmental issues addressed in the checklist and addendum, except for
air quality. Levels of Nox will be exceeded as a result of temporary construction emissions
even with feasible mitigation meaures implemented. Some of the issue areas could have a
potential significant impact if appropriate mitigation measures are not implemented. The
following findings can be made regarding the mandatory findings of significance set forth
34
1
in. Section 15065 of the CEQA Guidelines and based on the results of this environmental
assessment:
* The proposed subdivision and residential development will not have
the potential to degrade the quality of the environment, with the
implementation of mitigation measures.
* The proposed project will not have the potential to achieve short term
goals to the disadvantage of long-term goals, with the successful
implementation of mitigation:
* The proposed project will not have impacts which are individually
limited but cumulatively considerable when considering planned for
proposed development in the immediate vicinity.
* The proposed project will not have environmental effects that will
adversely affect human, either directly or indirectly, with the
implementation of mitigation.
SEC]CION 5: EARLIER ANALYSES
A. Earlier Analyses Used. Environmental Studies prepared in 1990 and 1995. In
1995, EA 95-307 was prepared for General Plan Amendment 95-050 and Change of Zone
95-0 7 9 for Parcel Map 27131. The current proposed project is a portion of the area within
that Parcel Map. EA 95-307 assessed the changes in land use and zoning designations and
the potential build -out scenarios that could take place on the parcels. Much of the general
environmental information on resources and hazards is still valid for the current proposed
project.
Also utilized in the current analysis was the La Quinta Master Environmental Assessment
(MEA), prepared in 1991, in conjunction with the 1992 General Plan Update and related
EIR.
The special studies prepared for the proposed project consist of:
Geotechnical Investigation: Tentative Tracts No. 28457 & 28458, La
Quinta, California. October 1, 1996. Southland Geotechnical.
2. Air Quality Technical Report For Bella Vista Tract Map 28457 & 28458 in
La Quinta, California. October 1996. Michael Brandman Associates.
3. Preliminary Drainage Study: Tract No. 28457 and 28458 in the City of La
Quinta, California. September 19, 1996. Warner Engineering.
q 35
4. Tentative Tract Maps 28457 and 28458 in the City of La Quinta, Riverside
County, California: Proposed Bella Vista Development Biological
Resource Inventory. October 1996. Circle Mountain Biological
Consultants.
5. Acoustical Monitoring: 62 Acre Subdivision Fred Waring - East of
Washington Street, La Quinta, California. October 1996. Davy &
Associates, Inc.
6. Cultural Resources Identification Investigations for Tentative Tract Nos.
28457 and 28458, City of La Quinta, Riverside County, California.
November 12, 1996. Archaeological Consulting Services.
7. Acoustical Analysis - Tentative Tracts 28457 and 28458, Fred Waring
Drive - East of Washington Street, La Quinta, California.
B. Impacts Adequately Addressed. The previous EA prepared for Parcel Map
27131 provided a general potential build -out analysis that did not include specific project -
related impacts. Thus, the need for a project -related assessment for the proposed project.
C. Mitigation Measures. Mitigation measures are discussed in this addendum as
they relate to the proposed project. A Mitigation Monitoring Plan will be included as part
of the Environmental Assessment and project conditions of approval.
{, �; 36
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ATTACHMENT 5
MINUTES
HISTORIC PRESERVATION COMMISSION MEETING
A regular meeting held at the La Quinta City Hall North Conference Room
78-495 Calle Tampico, La Quinta, CA
November. 21, 1996
I. CALL TO ORDER
A. This meeting of the Historic
P.M. by Chairman Millis.
B. ROLL CALL
3:30 P.M.
ion was called to order at 3:35
1. Chairman Millis req ed the roll call: Present: Commissioners DeMersman,
Puente, W/er
Chairman Millis. Staff informed the Commission that
Commissidazd had called and asked to be excused from the
meeting. Id and seconded by Commissioners DeMersman/Wright
to excusener Woodard. Unanimously approved.
2. Staff esent: Planning Manager Christine di Iorio, Building and Safety
Di or Tom Hartung, Associate Planner Leslie Mouriquand, and Executive
retary Betty Sawyer.
II. CONFIRMAFrION OF AGENDA: Confirmed
III. PUBLI/COMMENT: None
IV. Ct-ASENT CALENDAR
There being no corrections to the Minutes of October 17, 1996 and November 8,
1996, it was moved and seconded by Commissioners Wright/Puente to approve the
minutes as submitted. Unanimously approved.
V. BUSINESS ITEMS
A. Archaeology Report for Tentative Tract 28457 and 28458 - EZ Okie
1. A staff report was presented by Associate Planner Leslie Mouriquand, a copy
of which is on file in the Community Development Department.
HPC 1 1-21
Historical Preservation Commission
November 21 , 1996
2. Commissioner Puente asked staff to explain "conditionally accept". Staff
explained that this is standard language to mean that the project was
recommended for approval as conditioned.
3. There being no questions of staff or the applicant, it was moved and seconded
by Commissioners Wright/Puente to recommend approval of the report to the
City Council as submitted -Unanimously approved.
B. Archaeological Report for Conditional Use Permit 96-030 - La Ouinta Self Storage -
William Warren Groun
1. Associate Planner Leslie Mouriquand presented the information contained in
the staff report, a copy of which is on file in the Community Development
Department. 100,
2. Commissioner liofflersman asked if the lots are owned by the same person.
Staff respon that the property is currently ed by one entity.
3. Chai Millis asked about the desc ' n of the land as to the boundaries.
4./Ot
BillHogan, the nlie clarified that the two future lots would be
ed by t/Pue
rs.
5.Commissiod that this was an interesting site. S explainedthe findinge report and that this site may b part of a zone
of sites thas two miles long and is a ve ignificant.
6. Co stoner DeMersman asked how Lot B w2#rbe protected from heavy
e ment during the process of Lot A. S explained that equipment
would not be on Lot B. Mr. Hogan stated a would be no access to Lot B.
7. There being no further questio it was moved and seconded by
Commissioner DeMersman/Pue to recommend approval of the report to
the City Council as submitte nanimously approved.
C. Certificate of Appropriateness 96-002 - Fischer Building, 77-895 Avenida
Montezuma
l . Planning Manager Christine di Iorio presented the information contained in
the staff report, a copy of which is on file in the Community Development
Department.
HPC 11-21 2
F
PH #3
STAFF REPORT
PLANNING COMMISSION
DATE: JANUARY 14, 1997
CASE NO.'S: SPECIFIC PLAN 96-028
CONDITIONAL USE PERMIT 96-029
TENTATIVE PARCEL MAP 28422
SITE DEVELOPMENT PERMIT 96-590
REQUESTS: CONTINUED CONSIDERATION OF SPECIFIC PLAN AND USE
PERMIT APPROVALS FOR CONSTRUCTION OF A MULTI -USE
FACILITY INCORPORATING 1) A DEDICATED CNG FUELING
STATION FOR DESERT SANDS UNIFIED SCHOOL DISTRICT
OPERATIONS, 2) AN APPROXIMATE 66,800 SQUARE FOOT
SELF-STORAGE/WAREHOUSE COMPLEX, INCLUDING A 1,022
SQUARE FOOT MANAGER UNIT, 3) AN 11,010 SQUARE FOOT
AUTO SERVICE/REPAIR CENTER, AND 4) A 2,500 SQUARE
FOOT CONVENIENCE STORE/SERVICE STATION, WHICH
INCLUDES A 500 SQUARE FOOT TAKE-OUT FOOD (PIZZA)
RESTAURANT, ALL TO BE BUILT ON 8.05 NET ACRES
LOCATION: SOUTHEAST CORNER OF HIGHWAY 111 AND DUNE PALMS
ROAD (ATTACHMENT #1)
APPLICANT: LAPIS ENERGY ORGANIZATION (MR. JOHN GABBARD)
ENVIRONMENTAL
CONSIDERATION: ENVIRONMENTAL ASSESSMENT NO. 96-328 WAS PREPARED
FOR THIS PROJECT. STAFF RECOMMENDS THAT THE
PLANNING COMMISSION CONFIRM THE ENVIRONMENTAL
DETERMINATION OF THE COMMUNITY DEVELOPMENT
DIRECTOR, AND ADVISE THE CITY COUNCIL TO CERTIFY A
MITIGATED NEGATIVE DECLARATION FOR THIS PROPOSAL.
BASED UPON THIS ENVIRONMENTAL ASSESSMENT,
POTENTIALLY SIGNIFICANT ADVERSE IMPACTS TO EARTH
RESOURCES, TRANSPORTATION/CIRCULATION, AESTHETICS
AND CULTURAL RESOURCES WERE IDENTIFIED. SUBSEQUENT
REVISIONS AGREED TO BY THE APPLICANT, ALONG WITH
MITIGATION MEASURES INCORPORATED INTO THE PROJECT
APPROVAL WILL ENSURE THAT THE PROJECT WILL NOT HAVE
A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT.
STFRPTPC.LAPIS.rev2
GENERAL
PLAN: M/RC (MIXED -REGIONAL COMMERCIAL) AND CP (COMMERCIAL
PARK)
ZONING: CR (REGIONAL COMMERCIAL) AND CP (COMMERCIAL PARK)
The property was recently redesignated to add Commercial Park land use, generally
over the south half of the property. This was accomplished as part of the adoption
of General Plan Amendment 96-052 in July of 1996. The property was part of the
Indian Springs area annexation, which was recorded in November, 1983. It is also
within Redevelopment Area #2, formed in 1989.
The properties surrounding the site on the north, south and west are designated M/RC
and zoned CR; the easterly properties share the same General Plan and zoning
designations as the site in question. The properties to the west, north and east are
vacant, with the Desert Sands Unified School District administrative offices under
construction to the south.
As part of the review process for this project, Environmental Assessment (EA) 96-328
was prepared (Attachment #2). This assessment initially determined that potentially
significant impacts could occur relative to Earth Resources, Traffic/Circulation,
Aesthetics and Cultural Resources. The applicant prepared studies to assist in
determining the extent of any potential impacts; these studies included biological and
cultural resources surveys of the site, hydrologic/drainage and geotechnical studies.
Based on these reports and staff direction subsequent to initial review of the project,
the applicant revised certain aspects of the proposal which will allow the identified
potential project impacts to be reduced to insignificant levels, with the implementation
of appropriate mitigation measures as identified in the EA.
This project was originally reviewed by the Planning Commission on November 12,
1996. At that meeting, the project was continued to the January 14, 1997 Planning
Commission and referred back to staff in order to resolve issues related to site layout
design, building site orientation and architectural treatments. Based on staff direction
pursuant to the issues raised by the Commission, the applicant has resubmitted the
project. Attachment #3 contains the reduced site plan and elevation exhibits
submitted
STFRPTPC.LAPIS.rev2
The proposed project still consists of approximately 8.1 net acres (10.29 gross), at
the southeast corner of Dune Palms Road and Highway 111. Revisions to the project
have not changed the nature of the uses, but have slightly reallocated some of the
parking and square footage figures for the self -storage and retail automotive sites.
Overall, the following project information now applies:
• Compressed natural gas (CNG) fueling facility on .75 net acres for the Desert
Sands Unified School District. No building area is proposed on this parcel,
which requires a CUP for development of the CNG pumps; there have been no
changes to this aspect of the project.
• Self -storage on approximately 4.0 net acres, showing overall building area
totaling 66,810 square feet, which includes a 3,037 square foot on -site
manager's quarters/office and 39 full-size outdoor RV storage spaces. The
applicant now has indicated that the internal storage building may include a
certain amount of RV parking as well. This use required filing both a CUP and
Site Development Permit (SDP).
• A lubrication and auto repair/service center on 1.7 net acres, showing three
buildings totaling 11,010 square feet. This use also requires a CUP.
• A 2,500 square foot convenience mart/fueling station on 1.55 net acres. The
fueling facility includes a public access CNG and propane station, as well as
diesel and gasoline, and will be owned and operated by Lapis. This main
building also includes a 500 square foot area for a take-out pizza restaurant
(vendor not specified), and requires a CUP as well. This parcel also
incorporates an 800 square foot utility building, for a total building area of
3,300 square feet.
The parcel map application proposes to divide the site into four parcels for
development of the project, as shown in the following table:
PARCEL
ACREAGE (NET)
PROPOSED USE
Parcel 1
1.55
Mini-mart/fuel station/fast food
Parcel 2
1.70
Auto service/retail
Parcel 3
4.05
Self -storage warehouse
Parcel 4
0.75
DSUSD CNG Facility
TOTAL
8.05
STFRPTPC.LAPIS.rev2
The proposed parcel configurations are not changed from the previous submittal. The
parcel map provides for the required dedications along Highway 111 (86-foot '/2
width) and Dune Palms Road (55-foot '/2 width), as well as the respective landscape
setback areas of 50 feet on Highway 111 and 20 feet on Dune Palms Road. There are
no significant issues identified in conjunction with the parcel map application.
• •. • W-M41VU&IM410"D• •. ••
The November 12, 1996 Planning Commission staff report, on file in the Community
Development Department, identifies and addresses the issues associated with the
prior project submittal. These issues were incorporated into the changes made in the
latest submittal of this project, or are considered in the approval conditions prepared
for this project, and staff recommends that these changes adequately address the
concerns voiced by the Commission on November 12. Further discussion in this
report will focus on staff direction to the applicant, new issues raised by the latest
submittal and staff recommendations to address those concerns.
#1- CIRCULATION
Staff inutially requested Lapis to provide for a 36 foot easement through their site to
the easterly property. It was expressed by the Commission that an access of this
width creates an alley -like effect of a prolonged solid wall face. The applicant has not
increased the width of this easement, but has offset and set back the bordering
buildings so that the distance between structures along this access now ranges from
approximately 42 to 54 feet. There are now only 120 feet along this access where
there is uninterrupted building frontage, as the east termination of this access has
been made more open by shifting the previous retail and storage building locations
away from this portion of the site.
Parcels 1 and 2 - The applicant has revised the on -site circulation for Parcels 1 and
2, the mini-mart/fueling station and retail automotive service uses, in order to address
the concern regarding pedestrian movement restriction. Although this concern was
limited to Parcel 2 originally, other changes by the applicant have affected the layout
of Parcel 1 as well. These changes are as follows:
• Shifting of the retail buildings (auto east and auto south) further north to widen
the access easement area;
• The northeasterly portion of the storage facility, as shown on the revised site
plan, has been redesigned to open up that area, similar to the retail space on
the north. Walkways in front of the auto repair buildings are increased to better
STFRPTPC.LAPIS. rev2 s P_
facilitate pedestrians, and additional tandem parking has been provided along
the front of the auto bays. Retail buildings are more extensively offset at the
front. Setback along the east property line has been reduced to zero in order
to accomplish this.
• The circulation layout at Parcel 1 is revised, relocating the CNG pumps and
equipment building to a more central location, closer to the main fueling island.
This focuses the refueling traffic to a more defined area, and will allow
integration of the CNG pumps into the main island at some future point. A
condition is proposed to allow the CNG island to be removed with only a staff
level review being necessary.
• The landscape pads shown on the latest site plan between Parcels 1 and 2 are
proposed to replace the more curvilinear pad which was immediately north of
the east auto building, along the east property line. This was the original site
proposed by Lapis for an art piece. Other landscape areas have generally been
placed closer to Dune Palms Road, primarily in response to relocation of the
CNG equipment. The revised layout generally provides more open area and
landscaping opportunities throughout these two parcels, but staff recommends
that these landscape/parking islands be further redesigned to create a better
sense of traffic flow and accommodate pedestrian circulation. The current
configurations create some oversized and undefined paved areas, most notably
between the north access at the lube facility and the CNG island as relocated.
Further revisions would remove some parking spaces, but would not affect
overall required amount of parking or building layout as proposed, and would
also allow for pedestrian circulation patterns to be established. Section
9.150.080.D requires that pedestrian circulation be considered in parking area
design. Pedestrian linking of uses on both parcels is possible, with provision of
more usable open space areas and/or siting for potential art pieces, seating
areas and other passive open spaces. Conditions have been prepared to
address these issues.
Parcel 3 - Circulation characteristics for Parcel 3 remain as previously proposed. The
storage buildings along the east property line have been shifted south in response to
the issue of opening up the east -west access way. Portions of the north building
section have been removed at the northeasterly corner of the parcel to further open
up this area, similar to what has been done with the south portion of the auto retail
buildings to the north.
Relative to parking, staff recommends that the number of standard automobile spaces
provided (5 at office, 4 internal and 2 caretaker) is adequate. This is based on the
parking study submitted and approved for the Warren Group storage facility on
Adams Street, which determined that a total of 8 spaces, including 2 caretaker unit
spaces, for an 86,000 square foot facility would be adequate. There are no stall size
STFRPTPC.LAPIS. rev2 t t 4
standards in the Zoning Code relative to the proposed RV spaces; the applicant has
indicated that this revision also considers possible indoor RV storage spaces in the
interior storage building. If so, this could create a maneuvering problem for larger RV
units getting in and out of these spaces.
#2 - SITE LANDSCAPING
The revised site plan landscaping shall be required to generally retain the preliminary
plant pallette and design previously reviewed on November 12. The primary concern
of staff as well as the Commission has been the treatment of the required landscape
setbacks along Highway 111 and Dune Palms Road. The parkway areas will be
developed as retention/conveyance basins for stormwater purposes, and are therefore
somewhat limited in their capacity for design. The landscaping and turf areas
previously proposed were acceptable in achieving the concepts outlined in the
applicable General Plan policies, given the extensive setback area and design
limitations due to use as storm water retention. However, there is a concern that
retention requirements during final engineering may well displace the ability to
incorporate acceptable landscaping. Staff recommends that the preliminary landscape
plan as proposed be approved as preliminary only, requiring that a final landscape
plan be submitted for approval, consistent with the preliminary plan, upon resolution
of drainage requirements. Any significant modifications can be referred back to
Planning Commission for review. It is recommended that the Commission concentrate
on more general landscape provisions of the revised plan, such as preferred species,
material types and locations, etc.
#3 - ARCHITECTURE
Section 2.7 of the revised project Specific Plan document describes the architecture
as "Contemporary Mediterranean". Colors to be selected for the project will range in
earth tone hues, in order to minimize contrasts with the desert mountain backdrops
which frame the view of the site.
The general mass of the project remains unchanged from that previously reviewed by
the Commission, and is maintained at a low profile, which also will assist ' in
minimizing the visual impact of the project on the mountain views to the south and
west.
Several revisions were made by the project architect in response to Commission
concerns and subsequent meetings with staff, as follows:
• Roof lines have been added to the mini -mart, storage and other buildings in
order to maintain consistency in the identity of the project among the main
parcels. Roof tile has been changed from concrete to a clay barrel mission tile.
STFRPTPC.LAPIS. rev2
• Changes have been made in detailing provided in the columns (Ionic columns
are now proposed) and additional articulation in the main buildings has been
incorporated.
• The storage office/caretaker's unit has been reduced approximately 2' in
overall height, from 25 to 23 feet The exterior entry and stairwell treatments
are redesigned to reduce scale and incorporate roof pitch. Staff considers the
overall approach on this building to be greatly improved.
• The storage buildings do not exceed 20 feet in height. The tallest point
architecturally is the roof peak at the lube facility, at 27.3 feet.
The architecture as currently proposed carries forward a consistent overall design
approach, and staff recommends that it be approved. However, the following
additional details requested by staff in earlier discussions have been conditioned for:
• Wainscots proposed for all building areas shall be split face block.
• Additional architectural embellishment shall be provided along the north
building elevation of the mini -mart and the rear storage and retail wall areas
along the east property line and along the access easement.
• The pitched roof treatment shown for the storage unit buildings shall be applied
to the southwest corner storage building section.
These and any other required revisions to the overall project can be reviewed at a
staff level or as a business item before Planning Commission; staff would recommend
that staff level review be authorized for any such actions, unless major revisions or
components of the project are unresolved.
Outstanding Items
Planting, lighting and shading plans, as required by the Zoning Code, will be required
as final documents through conditions and can be reviewed at a later date, when
more definitive siting requirements based on engineered drawings can be established.
As previously identified, the project still provides an excess of parking. Parking aisle
and stall dimensions shall be improved in conformance with the development
standards of the zoning code, and shown on the final grading plan(s) submitted to the
City.
The revised site plan does show trash storage/enclosure locations, as required by
Section 9.100.200 of the zoning code. Conditions will require that details for these
STFRPTPC.LAPIS.rev2
locations be submitted for approval by the Community Development Department, as
part of the final grading plan(s) submitted to the City.
Several minor zoning code conflicts have been identified which can be addressed
through conditions to be incorporated into the specific plan document or adherence
to approval conditions; some of these were identified in the November 12 staff report
and relate to setback, location, landscaping and site and parking plan provisional and
standard requirements. These have been addressed in the approval conditions as
appropriate.
Land Use Compatibility
The proposed revised Specific Plan, as conditioned, is compatible with zoning on
adjacent properties, as the proposed project will not significantly alter the types or
intensity of the commercial uses already permitted by the Zoning Code in the CR and
CP districts. The surrounding properties are also zoned CR and CP; development of
these properties will incorporate compatible commercial uses.
Property Suitability
The proposed revised Specific Plan, as conditioned, is suitable and appropriate for the
subject property. The site is vacant, designated and zoned for commercial use, and
located at the intersection of two arterial roadways, which commonly attracts
automotive -based commercial uses. The Specific Plan is a consistent representation
of the project type which would be proposed for the site as long as the current
General Plan land use and zoning designations are applicable.
Conditions are proposed that comply with the existing provisions of the General Plan,
Municipal Zoning Code and Subdivision Ordinance, unless modified and/or addressed
as a component of the Specific Plan. No physical constraints prevent the development
of the site as proposed, beyond those identified and addressed in EA 96-328.
Findings for approval are included in the attached Planning Commission Resolutions.
1. Adopt Planning Commission Resolution No. 96- , recommending to the City
Council approval of Environmental Assessment No. 96-328 for Specific Plan
96-028, Conditional Use Permit 96-029 and Site Development Permit 96-590;
2. Adopt Planning Commission Resolution No. 96- , recommending to the City
Council approval of Specific Plan 96-028, subject to the Findings and
Conditions of Approval as attached;
STFRPTPC.LAPIS. rev2, ;�
3. Adopt Planning Commission Resolution No. 96- , recommending to the City
Council approval of Conditional Use Permit 96-029, subject to Findings and
Conditions of Approval as attached; and,
4. Adopt Planning Commission Resolution No. 96- , recommending to the City
Council approval Tentative Parcel Map No. 28422, subject to Findings and
Conditions of Approval as attached; and,
5. Adopt Planning Commission Resolution No. 96- , recommending to the City
Council approval of Site Development Permit 96-590, subject to Findings and
Conditions of Approval as attached.
Attachments:
1. Location Map
2. Environmental Assessment (EA #96-328)
3. Reduced Application Exhibits
4. Large Map Exhibits (PC only), including revised SP document
Prepared by:
Wallace Nesbit, Associate Planner
Submitted by:
Christine di lorio, Planning Manager
STFRPTPC.LAPIS. rev 2
SP 96-028; CUP 96-02!
t SDP 96-590; EA 9 -321
TPM 28422
Hr"AY ) f l
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LOCATION MAP
i mrc
ATTACHMENT #1
LOCATION MAP
012
ATTACHMENT #2
ENVIRONMENTAL CHECKLIST FORM
Environmental Assessment No. 96-328
Case No's. SP 96-028, CUP 96-029,
TPM 28422, SDP 96-590
Date: September 11, 1996
Name of Proponent: Lapis Energy Organization
Address: 135 Saxony Road/P.0. Box 23 13 10
Encinitas, CA 92024
Phone: 619-942-2762 (John Gabbard, Rep.)
Agency Requiring Checklist: City of La Quinta
Project Name (if applicable):
Specific Plan 96-028, Conditional Use Permit 96-029, Tentative Parcel Map 28422 and Site
Development Permit (Plot Plan) 96-590, for construction of an approximately 81,757 square foot
auto -oriented retail and mini -storage complex, at the southeast comer of Highway 111 and Dune
Palms Road.
CITY OF LA QUINTA
Community Development Department
78-495 Calle Tampico ,
La Quinta, California 92253
cklst.328 013
II. 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" or "Potentially Significant Unless
Mitigated," as indicated by the checklist on the following pages.
Land Use and Planning X Transportation/Circulation Public Services
Population and Housing Biological Resources Utilities
X Earth Resources Energy and Mineral Resources X Aesthetics
HWater Risk of Upset and Human Health X Cultural Resources
Air Quality Noise Recreation
Mandatory Findings of Significance
III. DETERMINATION.
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on
the environment, there will not be a significant effect in this case because
the mitigation measures described on an attached sheet have been added to the
project. A NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment,
and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment,
but at least, 1) one effect 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, if the effect
is a `potentially significant impact" or `potentially significant unless mitigated".
An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only
the effects that remain to be addressed.
Signature �', ,�/'ic.✓{ Date Sgptember 11- 1996
Printed Name and Title Wallace Nesbit, Associate Planner
For: it! of QIti a •uu ► Development Doartment
X
n14
ii
PoiemuLLy
Potenually Sigoifiemt I = Than
Sipificant Unless sigaifiant No
Impact Mitigated Impact Impact
3.1. LAND USE AND PLANNING. Would the project:
a) Conflict with general plan designation or zoning?
(source N(s): X
b) Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over
the project?
c) Affect agricultural resources or operations (e.g.
impact to soils or farmlands, or impacts from
incompatible land uses)? X
d) Disrupt or divide the physical arrangement of an
established community (including a low-income or
minority community)? X
3.2. POPULATION AND HOUSING. Would the project:
a) Cumulatively exceed official regional or local
population projections? X
b) Induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped
area or extension of major infrastructure)? X
c) Displace existing housing, especially affordable
housing? X
3.3. EARTH AND GEOLOGY. Would the project result in or
expose people to potential impacts involving:
a) Fault rupture? X
b) Seismic ground shaking X
c) Seismic ground failure, including liquefaction'? X
d) Seiche, tsunami, or volcanic hazard? X
e) I and fides or mudflows? X
f) Erosion, changes in topography or unstable soil
conditions from excavation, grading or fill? X
g) Subsidence of the land? X
Potantully
Potentaally Significant Lena Thu
Significant Unless Significant No
Impact Mitigated Impact Impact
h)
Expansive soils?
X
n
Unique geologic or physical features?
X
3.4. WATER. Would the project result in:
a)
Changes in absorption rates, drainage patterns, or the
rate and amount of surface runoff?
b)
Exposure of people or property to water related
hazards such as flooding?
X
c)
Discharge into surface waters or other alteration of
surface water quality (e.g. temperature, dissolved
oxygen or turbidity?
X
d)
Changes in the amount of surface water in any water
body?
X
e)
Changes in currents, or the course or direction of
water movements?
X
fj
Change in the quantity of ground waters, either
through direct additions or withdrawals, or through
interception of an aquifer by cuts or excavations or
through substantial loss of groundwater recharge
capability?
X
g)
Altered direction or rate of flow of groundwater?
X
h)
Impacts to groundwater quality?
X
3.5. AIR QUALITY. Would the project:
a) Violate any air quality standard, or contribute to any
existing or projected air quality violation? X
b) Expose sensitive receptors to pollutants? X
c) Alter air movement, moisture or temperature, or
cause any change in climate? X
d) Create objectionable odors? X
iv
Potentially
Potentially Significant Lou Than
Significant Won Sipifiunt No
Impact Mitigated Impact Impact
3.6. TRANSPORTATION/CIRCULATION. Would the project
result in:
a) Increased vehicle trips or traffic congestion? x
b) Hazards to safety from design features (e.g. sharp
curves or dangerous intersections) or incompatible
uses (e.g. farm equipment)?
c) Inadequate emergency access or access to nearby
uses?
X
d) Insufficient parking capacity on site or off site? X
e) Hazards or barriers for pedestrians or bicyclists'? X
0 Conflicts with adopted policies supporting alternative
transportation (e.g. bus turnouts, bicycle racks)? X
g) Rail, waterborne or air traffic impacts? x
3.7. BIOLOGICAL RESOURCES. Would the project result in
impacts to:
a) Endangered, threatened or rare species or their
habitats (including but not limited to plants, fish,
insects, animals, and birds? X
b) Locally designated species (e.g. heritage trees)? x
c) Locally designated natural communities, (e.g. oak
forest, coastal habitat, etc.)? X
d) Wetland habitat (e.g. marsh, riparian and vernal
pool)? x
e) Wildlife dispersal or migration corridors? x
3.8. ENERGY AND MINERAL RESOURCES. Would the
project:
a) Conflict with adopted energy conservation plans? X
b) Use non-renewable resources in a wasteful and
inefficient manner'? x
0i 7
Potentially
Potenually Significant Lea Than
SigaXIiumt Unless Significant No
Impact Mitigated Impact Impact
3.9. RISK OF UPSETIHUNM HEALTH.
Would the proposal involve:
a) A risk of accidental explosion or release of hazardous
substances (including, but not limited to: oil,
pesticides, chemicals or radiation)?
X
b) Possible interference with an emergency response
plan or emergency evacuation plan?
c) The creation of any health hazard or potential health
hazards?
d) Exposure of people to existing sources of potential
health hazards?
K
e) Increased fire hazard in areas with flammable brush,
grass, or trees?
X
3.10. NOISE. Would the proposal result in:
a) Increases in existing noise levels?
X
b) Exposure of people to severe noise levels?
3.11. PUBLIC SERVICES. Would the proposal have an effect
upon, or result in a need for new or altered government
services In any of the following areas:
a) Fire protection?
:X
b) Police protection?
X
c) Schools?
X
d) Maintenance of public facilities, including roads?
»7T
e) Other governmental services?
3.12. UTILITIES.
Would the proposal result in a need for new systems, or
substantial alternations to the following utilities:
a) Power or natural gas?
X
b) Communications systems?
X
c) Local or regional water treatment or distribution
facilities?
X
V 01
Potentially
Poteot"Y Significant LeasThan
Signifiwot Union Significant No
Impact Mitigated Impact Impact
X
d) Sewer or septic tanks?
X
e) Storm water drainage?
X
f) Solid waste disposal?
3.13. AESTHETICS. Would the proposal:
a) Affect a scenic vista or scenic highway? X
b) Have a demonstrable negative aesthetic effect? X
c) Create light or glare? X
3.14. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources? X
b) Disturb archaeological resources? X
c) Affect historical resources? X
d) Have the potential to cause a physical change which
would affect unique ethnic cultural values? X
e) Restrict existing religious or sacred uses within the
potential impact area? X
3.15. RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional
parks or other recreational facilities? X
b) Affect existing recreational opportunities? X
Vii
n1
Potmtully
Potentially Significant Less Than
Signficaat Unless sipificaot 40
Impact Mitigated Impact Impact
4. MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the Potential to degrade the
quality of the environmental, 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? X
b) Does the project have the potential to achieve short-
term, to the disadvantage of long-term, environmental
goals? X
c) Does the project have impacts that are individually
limited, but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable when
viewed in connection with the effects of past projects,
the effects of other current projects, and the effects of
probable future projects).
d) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly? X
EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed by the earlier document.
c) Mftigation measures. For effects that are "potentially significant" or "potentially significant unless
mitigated," 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.
VHi
fl%f
INITIAL STUDY - ADDENDUM
FOR ENVIRONMENTAL ASSESSMENT 96-328
Prepared for:
LAPIS ENERGY ORGANIZATION
SPECIFIC PLAN #96-028
CONDITIONAL USE PERMIT #96-029
SITE DEVELOPMENT PERMIT #96-590
Prepared by:
Community Development Department
City of La Quinta
78-495 Calle Tampico
La Quinta, California 92253
September 24, 1996
Amended October 22, 1996, January 10, 1997
EA96328.wpd
Section
1
2
3
4
5
TABLE OF CONTENTS
Page
INTRODUCTION
3
1.1 Project Overview
3
1.2 Purpose of Initial Study
3
1.3 Background of Environmental Review
3
1.4 Summary of Preliminary Environmental Review
4
PROJECT DESCRIPTION
4
2.1 Project Location and Environmental Setting
4
2.2 Physical Characteristics
4
2.3 Operational Characteristics
5
2.4 Objectives
5
2.5 Discretionary Actions
5
2.6 Related Projects
5
ENVIRONMENTAL ANALYSIS
6
3.1 Land Use and Planning
6
3.2 Population and Housing
7
3.3 Earth Resources
7
3.4 Water
8
3.5 Air Quality
9
3.6 Transportation/Circulation
11
3.7 Biological Resources
12
3.8 Energy and Mineral Resources
13
3.9 Risk of Upset/Human Health
13
3.10 Noise
14
3.11 Public Services
14
3.12 Utilities
15
3.13 Aesthetics
15
3.14 Cultural Resources
16
3.15 Recreation
17
MANDATORY FINDINGS OF SIGNIFICANCE 17
EARLIER ANALYSIS 18
2
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SECTION 1: INTRODUCTION
1.1 PROJECT OVERVIEW
The City of La Quinta is the Lead Agency for project review, as defined by Section 21067 of the California
Environmental Quality Act (CEQA). A Lead Agency is the public agency which has the principal responsibility
for carrying out or approving a project which may have a significant effect upon the environment. The City
of La Quinta, as the Lead Agency, has the authority to oversee the environmental review and to make a decision
on the proposal.
1.2 PURPOSE OF THE INITIAL STUDY
As part of the environmental review for the proposed project, the City of La Quinta Community Development
Department has prepared this Initial Study. This document provides a basis for determining the nature and
scope of the subsequent environmental review for the amendment. The purposes of the Initial Study, as stated
in Section 15063 of the CEQA Guidelines, include the following:
To provide the City with information to use as the basis for deciding whether to prepare an
environmental impact report (EIR) or a negative declaration for a project,
To enable the applicant or the City of La Quinta to modify the project, mitigating adverse impacts
before an EIR is prepared, thereby enabling the project to qualify for a mitigated negative declaration
of environmental impact;
To assist in the preparation of an EIR, should one be required, by focusing the analysis on those issues
that will be adversely impacted by the proposed project;
To facilitate environmental review early in the design of the project;
To provide documentation for the findings in a negative declaration that the project will not have a
significant effect on the environment;
To eliminate unnecessary EIR's; and
To determine whether a previously prepared EIR could be used with the project.
1.3 BACKGROUND OF ENVIRONMENTAL REVIEW
The proposed Lapis Energy project was deemed subject to the environmental review requirements of CEQA
in light of the potential project impacts. The Environmental Officer for the Community Development
Department prepared this Initial Study and addendum for review and certification by the Planning Commission
and City Council for the City of La Quinta.
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"�s
4
1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT
This Initial Study checklist indicates certain potential for significant environmental impacts. As a result,
specific mitigation measures have been incorporated, and a Mitigated Negative Declaration of Environmental
Impact will be recommended for this project. Mitigation measures proposed for each issue area are underlined
within the discussion. and are summarized in the Mitigation Monitoring Program attached to this addendum.
Any changes made by the applicant to the project as a result of this assessment, design review or other
reason, which would necessitate changes to this addendum, are shown in italics as part of the issue area
which any such changes may affect.
SECTION 2: PROJECT DESCRIPTION
2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING
The City of La Quints is a 31.18 square mile municipality located in the southwestern portion of the Coachella
Valley. The City is bounded on the west by the City of Indian Wells, on the east by the City of Indio and
Riverside County, on the north by Riverside County, and federal and county lands to the south. The City of
La Quinta was incorporated in May, 1982.
The proposed project consists of 8.05 net acres (10.29 gross), at the southeast corner of Dune Palms Road and
Highway 111. The applicants have submitted a specific plan application (SP 96-028), tentative parcel map
(TPM 28422), conditional use permit (CUP 96-029) and site development permit (SDP/PP 96-590). The site
is relatively flat, with minimal vegetation due to previous rough grading having occurred. A biological study,
geotechnical report, hydrology analysis and cultural resources survey have all been submitted with the proposed
project. The project has been through several revisions since it's original submittal on 8/30/96; most of these
have been related to architectural modifications and site plan revisions which do not change the project
components to any significant degree.
2.2 PHYSICAL CHARACTERISTICS
Revisions to the project since its original submittal date of 8/30/96 incorporates the following uses:
• Compressed natural gas (CNG) fueling facility on .75 net acres for the Desert Sands Unified School
District;
• Mini -storage on approximately 4.0 net acres, showing overall building area totaling 63,800 square
feet, which includes a 3, 037 square foot on -site manager's quarters/office building;
• A lubrication and auto center on 1.7 acres, showing a total building area of 11,010 square feet;
• A 2,500 square foot food mart/fueling station on 1.55 net acres, plus an 800 square foot equipment
building.
The applicant has revised the project plans several times to incorporate staff comments and concerns
regarding on -site circulation, access and architecture. The project was continued by the Planning
Commission at their November 12, 1996 meeting, again due to concerns over the architectural proposal and
site plan provisions. At present, the project self -storage has been changed to 63,800 square feet, and may
incorporate both indoor and outdoor RV storage. The foodmart/fueling facility remains at 2,500 square feet
on a 1.55 net acre parcel. This parcel also houses an 800 sf utility and equipment/restroom structure. The
EA96328.wpd
I
revised specific plan document now indicates that a 500 sf pizza restaurant will be part of this facility,
which would change the required parking. Currently, parking for the project exceeds City requirements (see
Section 3.6), and inclusion of the restaurant should not be an issue. Parcel 2, which incorporates the auto
retail/service uses, has changed in size only slightly from 11, 034 to 11, 010 square feet. The major changes
involve the architecture, building configurations and siting for these uses.
2.3 OPERATIONAL CHARACTERISTICS
Prior to formal submittal, the project went through a preliminary development review process in May of 1996.
The north '/Z of the overall site is located in the M/RC (Mixed/Regional Commercial) land use designation,
which requires a specific plan to be filed for project proposals. A Conditional Use Permit is required for both
the mini-mart/fueling station located on Parcel 1, and the auto lubrication and repair uses on Parcel 2.
The southerly '/2 is designated CP (Commercial Park), and zoned CP, which permits the self -storage use
proposed on Parcel. 3, subject to approval of a Site Development Permit. The CNG facility on Parcel 4 is
considered as an auto service station under the zoning, and also requires the Conditional Use Permit, a Parcel
Map and Site Development Permit applications have also been submitted. As set forth by the La Quinta Zoning
Code, all of the applications are being considered conjunctively.
2.4 OBJECTIVES
The objective of this project is to develop an auto -based commercial center and accompanying small
warehouse/storage use, to service not only La Quinta residents but also facilitate operations at the DSUSD
educational service center immediately south of the site.
2.5 DISCRETIONARY ACTIONS
A discretionary action is an action taken by a government agency (for this project, the government agency is
the City of La Quinta) that calls for the exercise of judgment in deciding whether to approve a project. The
proposed Home Depot project will require discretionary approval from the Planning Commission and -City
Council for the following:
• Certification of the Environmental Assessment for the project;
• Approval of the Specific Plan and Use Permit applications for the fueling operations;
• Approval of a Site Development Permit(s) for the self -storage use..
2.6 RELATED PROJECTS
There are no related projects to this proposal under review at present. A previous application for the DSUSD
Educational Services Center was approved by the City Council on July 11, 1995 with a total of 164,000 square
feet proposed for development on 24.5 acres. The project is well under construction, and is intended to be
provided fueling services by development of the Lapis project. Previous environmental documentation consists
of a Negative Declaration adopted for the project (EA 95-300).
EA96328.wpd
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SECTION 3: ENVIRONMENTAL ANALYSIS
This section analyzes potential environmental impacts associated with the proposed project. CEQA issue areas
are evaluated in this addendum as contained in the Initial Study Checklist. Under each checklist item, the
environmental setting is discussed, including a description of conditions as the presently exist within the City
and the areas affected by the proposed project. Thresholds for significance are defined either by standards
adopted by responsible or trustee agencies or by referring to criteria in CEQA, Appendix G.
3.1 LAND USE AND PLANNING
Regional Environmental Setting
The City of La Quinta is located in the Coachella Valley, in the eastern portion of Riverside County. The
Valley is abundant with both plant and animal life. Topographical relief ranges from 237 feet below mean sea
level (msl) to about 2,000 feet above msl. The Valley is surrounded by the San Jacinto Mountains, the Santa
Rosa Mountains, the Orocopia Mountains, and the San Bernardino Mountain Range. The San Andreas fault
transects the northeastern edge of the Valley.
Local Environmental Setting
The subject site is vacant, but has been partially disturbed in the past. The overall project uses as proposed are
consistent with the General Plan and zoning currently in effect; however, a conditional use permit is required
for the refueling and auto repair operations proposed. The storage use has been located as a buffer use between
the auto -based retail uses and the DSUSD CNG vehicle refueling site.
A - Less Than Significant Impact. The project does not propose uses inconsistent with the current or future
land uses contemplated for the project area, but the applicable land use policies for the M/RC and CP
categories indicate that the primary concern would be with Policies 2-3.1.1 and 2-3.2.1, which essentially call
for uses drawing from a regional trade area. The types of projects referred to under these policies are consistent
with the project type being proposed on this site, in that the uses do cater to a regional market, primarily
relating to the proposed automotive service uses which are predicated on alternative fueled vehicles.
The project is not in close proximity to any designated residential uses, although a small trailer park (30
spaces) is located about 400 feet east of the site. All properties bordering the site are designated for regional
commercial type use. A conditional use permit is required to ensure that the project maintains compatibility
with adjacent and surrounding land uses. Specific conditions related to the establishment and operation of the
project will be incorporated into the approval conditions to ensure compatibility with surrounding uses;
however, the proposed specific plan provides for some variation to development standards of the zoning code,
due to provisions of the site plan. These variations are necessary to achieve other objectives, both for the
project and in meeting the requirements of staff. Most of the variations relate to setback reductions to allow
staggered building faces. The applicant has also requested that a larger caretaker unit be permitted as part of
the specific plan, as the zoning code allows a maximum of 600 square feet. None of the variations create any
physical impact, and do not conflict with any other provisions of the zoning code.
B, C, D - No Impact. The proposal will have no conflicts with any environmental policies or plans in effect
which would apply to the project. Operation of the project will encourage and facilitate maintenance and
conversion of cleaner burning alternative fuel vehicles (AFV's), and provide a source for obtaining such fuels,
thereby furthering and expanding AFV use and alternative fuel availability.
EA96328.wpd ;
3.2 POPULATION AND HOUSING
Regional Environmental Setting
The City's population as of January, 1996 is estimated by the State Department of Finance to be 18,046
persons. In addition to permanent residents, the City has approximately 9,300 seasonal residents who spend
three to six months in the City (WDL Economic Overview; 1996 Ed.). It is estimated that 30% of all housing
units in the City are used by seasonal residents. The average occupancy is 2.85 persons per occupied unit (1990
Census).
Local Environmental Setting
The site is designated Mixed Regional Commercial (M/RC) and Commercial Park (CP) on the City's General
Plan Land Use Policy Diagram. The areas surrounding the project are similarly designated; no residential land
use designations are assigned to other properties in the area. To the east lies the City of Indio, which designates
Neighborhood Commercial in their General Plan along Highway I I I at Jefferson Street (Indio General Plan
2020, October 1993).
A - No Impact. The project does not involve a housing component beyond the individual caretaker's unit for
the self storage. Development of the project site as proposed is consistent with the land use designation set forth
in the La Quinta General Plan. The proposal itself will not exceed any current growth forecasts currently
available to or used by the City, nor will it cause any change in anticipated growth patterns or numbers, based
on the build out scenarios in the General Plan.
B, C - Less Than Significant Impact. The project development may induce growth in the 111 corridor area,
due to extension and upgrade of existing infrastructure in the site vicinity. It is not anticipated to stimulate
residential development significantly, as the commercial nature of the project would indicate that an adequate
population base exists to support this use. There will be negligible effects on affordable housing demand from
employees attempting to locate in proximity to the site, as there is currently little available housing of this type
within one mile of the project. However, the City has acquired three sites specifically targeted for affordable
housing development, one of which is an approximately 40 acre site at the northwest corner of Jefferson and
48th Avenue. This site is less than '/< mile from the project area, and the City is currently entering into a
development agreement with a potential developer. There is also substantial residential inventory in the
northerly residential areas of the City and more affordable single family units in the Cove area (Source: EA
92-241; LQGP).
3.3 EARTH RESOURCES
Regional Environmental Setting
The City of La Quinta has a varied topography, from gently sloping alluvial fans, steep hillside, to relatively
flat desert floor. The alluvial soils that make up most of the City's soil types are underlain by igneous -
metamorphic rock, as seen in outcrops in the Santa Rosa Mountains and the Coral Reef Mountains. Soils on
the Valley floor are made up of very fine grain unconsolidated silty sands.
Local Environmental Setting
The site is approximately 60 feet above sea level, and consists of Myoma series soils. This soil type has rapid
permeability is commonly used for homesites and other urban uses. While it can be used in development of
croplands, it is not considered as prime agricultural soil as classified by the State. The site is located within
a Ground shaking Zone 4, referenced as a moderate level of shaking activity. There are no active faults in the
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is
area (EA 92-241; LQMEA).
A - No Impact. The project will not present any additional exposure to geologic hazards associated with fault
rupture, as no faults have been identified on or in proximity to the site. The existing physical conditions in the
area will not be changed in a manner which would create any impacts beyond those associated with
development of the site in accordance with the General Plan.
B - Potentially Significant Unless Mitigated. The project is located in a Ground shaking Zone 4, associated
with moderate impacts from seismic activity. Impacts involving potential seismic activity also relate to possible
risk associated with upset of hazardous substances (i.e. fuels and auto -related chemicals and wastes) and
potential for upset/explosion/fire. The project will be required to adhere to seismic reinforcement and other
requirements as called for by the UBC.
C,D,E -1V o Impact. Although the site is identified as susceptible to moderate Ground shaking impact, the soil
characteristics indicate that ground failure due to such activity is negligible, based on its use in urbanized
development. The site is not identified as subject to liquefaction potential, and there is no potential for seiche,
tsunami or volcanic activity. The site is level and not subject to slide or mudflow impacts. The Whitewater
Channel does not affect the property during drainage flows (LQMEA; EA 92-241; site history).
F - Less Than Significant Impact. There will be some change in surface features due to project grading. Such
changes will affect stability of the site as the natural substructure is modified. Soil erosion potential will be
affected due to loosening and movement of soil material during development. Standard erosion control and soil
management methods as identified in soil reports and addressed in grading plans required for the site will ensure
that such impacts will not be significant. Submittal of a dust control plan as required (see Air Quality) will aid
in wind erosion reduction.
G, H, I - No Impact. The site is not identified as being subject to subsidence or having soils which are
expansive. There are no unique geologic or physical features on the site with respect to Earth issues (LQMEA;
site survey), however, significant potential for archaeologic/cultural resources has been determined (refer to
Section 3.14).
3.4 WATER
Regional Environmental Setting
Groundwater resources in the La Quinta area consist of a system of large aquifers (porous layer of rock
material) and groundwater basins separated by bedrock or layers of soil that trap or retain groundwater. Water
supplies are also augmented with surface water from the Colorado River transported via the Coachella Canal
and stored at Lake Cahuilla.
Percolation from the tributaries of the Whitewater River flowing into La Quints from the Santa Rosa
Mountains provide a natural source of groundwater replenishment. Artificial recharging of groundwater will
be a requirement in the near future.
Local Environmental Setting
The vicinity of the proposed project is protected from design storms by the Whitewater Channel flood control
facility and other improvements. The site is level and incorporates well drained soils. The site is designated
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OJ
Zone X on the federal Flood Insurance Rate Maps in effect for the area, subject to 500 year flood events, and
is generally surrounded by lands susceptible to 100 year events with average depths of less than 1 foot (CVWD
comments, LQMEA).
A - Less Than Significant Impact. Current runoff rates will be increased due to pad, building and hardscape
area development. The runoff produced by development of this site will be detained on -site via a series of linear
basins, which fall to a retention basin at the southwesterly portion of the site. The project will be required to
prepare a final drainage plan and comply with NPDES permit requirements as enforced by the Public Works
Department.
B through H - No Impact. The area is currently protected from flood impacts by existing flood control
facilities, specifically the Whitewater and La Quinta Evacuation Channels. No surface waters or other streams
exist which could be affected, and ground water resource quantity and quality will not be significantly
impacted. Compliance with NPDES requirements attached to the project permitting will ensure that storm
water runoff associated with the project's development will not create any measurable impact to water quality,
quantity or hazards.
3.5 AIR QUALITY
Regional Environmental Setting
The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management District
(SCAQMD), and is located in the Southeast Desert Air Basin (SEDAB). SEDAB has a distinctly different air
pollution problem than the South Coast Air Basin (SOCAB). Currently, the SEDAB does not meet federal
standards for ozone, carbon monoxide, or particulate matter.
Local Environmental Setting
The City is located in the Coachella Valley, which has an and climate, characterized by hot summers, mild
winters, infrequent and low annual rainfall, and low humidity. Variations in rainfall, temperatures, and
localized winds occur throughout the Valley due to the presence of the surrounding mountains. Air quality
conditions are closely tied to the prevailing winds of the region. In the Coachella Valley, the standards for PM
10 are frequently exceeded. PM 10 is particulate matter 10 microns or less in diameter that become suspended
in the air primarily due to winds, grading activity, and by vehicles on unpaved roads. The Valley is currently
designated by the EPA as a serious non -attainment area for PM 10, however SCAQMD anticipates that recent
data will show that the Valley has been m attainment over the last three years. Based on this, SCAQMD is in
the process of preparing a PM 10 Maintenance Plan in order to have the area redesignated to attainment status.
A - Less Than Significant Impact. Based on the SCAQMD CEQA Air Quality Handbook, the project is not
anticipated to create any significant air quality impact. Based on the significance thresholds established by
SCAQMD, this project's total emissions [construction (short term) + mobile (long term traffic) + area source
(stationary)] are well below those standards set for the SEDAB. The project's total PM 10 emissions, for which
the SEDAB (Coachella Valley) is designated as a serious non -attainment area, are only estimated to be 2.3%
of the emission standard for that pollutant. Carbon Monoxide emissions (CO) are 54% of the CO standard and
constitute the highest percentage by category.
EA96328.wpd r9
10
Estimated Project Emissions
p "M• •
However, to be in conformance with the General Plan, the project must also comply with General Plan policies
regarding its development in order to mitigate these impacts to the full extent feasible. This would make the
project consistent with the General Plan, for which overriding considerations have been adopted.
Several policies promote the concept of pedestrian accessability and alternative travel modes, which assist in
both air quality and circulation impact mitigation (Policies 9-2.1.2, 9-2.1.3, 9-4.1.4). Policy 9-2.1.4 requires
the City to discourage design in retail/commercial uses which aggravate air quality, such as drive -through
windows and circuitous circulation. The project includes what is referred to as a "fast food" pizza restaurant,
which could, at some future time, incorporate a drive -through design, particularly with the service lane design
along the west elevation of the mini -mart building. Conditions attached to the project will rp ohibit
establishment or conversion of existing approved uses to a drive through use, unless the appropriate
applications are filed at the time anv such use may be proposed in conjunction with a specific plan
amendment. As part of the design review process, staff directed the applicant to minimize on -site traffic
conflicts, specifically the parking and circulation layouts, which help to reduce air quality impacts. Several
areas throughout the project were redesigned, due not only to circulation, traffic safety and air quality issues
but also in relation to potential cultural resource impacts (refer to Sections 3.14, 3.6). These redesign issues
have been well addressed by the applicant. Revisions to date do not significantly affect any of these issues.
Short term (construction -related) impacts will result primarily from grading activities, which will generate
fugitive dust. Prior to any soil disturbance or grading activi ies), the developer shall secure approval of a
Fugitive Dust Control Plan (FDCP) The plan shall address all proposed development areas, as well as those
areas which may be disturbed by activity but scheduled for later development The FDCP shall be submitted
with anv clearing_ grading_ or other site activity reauest which will disturb_ or is related to development of the
MR
B, C - No Impact. The proposed project will not expose sensitive receptors to pollutants. The La Quinta High
School is the nearest non-residential sensitive receptor, and is located just over ''/< mile from the site. Residential
receptor areas exist to the north (Westward Ho area) and east (I I l Trailer Park) of the site. Construction -
related air quality impacts will occur primarily from grading activities and other soil disturbances. The required
FDCP will address these short-term construction impacts. Long term impacts from roadway emissions due to
cumulative impacts of growth in accordance with the La Quinta General Plan were considered in the EIR
document. The project has no potential to effect any climatological change.
D - Less Than Significant Impact. The proposed uses are commercial/retail in nature, and will have no known
manufacturing or processing on the site, beyond minor operations related to vehicular maintenance and repair.
This could include activities such as auto body and painting , which require processes relating to paint mixing
or color matching, which can be considered odor producing. These types of vehicular equipment related uses,
inclusive of refueling operations, do have potential for objectionable and possibly unhealthful odors. Such
EA96328.wpd
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facilities are required to file for applicable operations permitting and comply with County, State and regionaU
federal standards (refer also to Section 3.9).
3.6 TRANSPORTATION/CIRCULATION
Regional Environmental Setting
The existing circulation system is a combination of early roadwork constructed by Riverside County and new
and resurfaced roadways since incorporation of the City in 1982. Key roadways include State Highway 111,
Washington Street, Jefferson Street, Fred Waring Drive, Miles Avenue and 50th Avenue. Traffic volumes in
La Quinta experience seasonal variation; late winter/early spring months represent the peak tourist season.
Local Environmental Setting
The project has direct frontage on two major City thoroughfares; Highway I I I and Dune Palms Road. The
traffic study prepared for the Jefferson Plaza/Home Depot project indicates that existing average daily traffic
(ADT) counts on Highway I I 1 are 34,941. Current geometrics for Highway 111 along the project frontage
consists of four travel lanes with painted median and no curb/gutter; Dune Palms Road is currently under
improvement as part of the development requirements for the DSUSD educational services center. (Traffic
Impact Analysis; Jefferson Plaza, O'Rourke Engineering, June 11, 1996; Site Survey).
The La Quinta General Plan establishes a minimum Level of Service (LOS) "D" for all intersections during
A.M. or P.M. peak hours without adequate mitigation. LOS is a hierarchical classification of qualitative
measures of traffic flow, ranging from A (free flow) to F (unacceptable saturation).
A - Less Than Significant Impact. The project will unquestionably create increased trips and congestion;
however, the roadway capacities as designed for Highway 111, Dune Palms Road and other major
thoroughfares in the area will be able to absorb this additional traffic. Based on the square footage breakdown
and use assignments supplied by the applicant, it has been estimated that approximately 2,535 average daily
trips (ADT) can be assigned to this project. This number is considered conservative, in that the two highest trip
generating uses, the convenience store/gas station (1,780 ADT) and fast food (350 ADT; calculated as drive
through use as it is housed in the convenience store structure) will attract the majority of their trips as multi -
destination trips; that is, traffic that is already on the road for other purposes. These uses do not operate as trip
generators, but more as trip attractors for vehicles ultimately bound for another destination. In consideration
of this, it is anticipated that traffic actually generated by this project will not exceed 1,500 ADT. The applicant
will be required to dedicate and install all improvements as deemed necessary by the Public Works Department
in accordance with the conditions of approval for the project and any development agreement(s).
B - Potentially Significant Unless Mitigated. The project incorporates two driveway locations along Dune
Palms Road and one along Highway 111. Signalization of the Dune Palms Road/Highway 111 intersection will
help to significantly reduce traffic safety impacts from this development. The site plan shows less than 250 feet
between the intersection and the two access points at the northern Dune Palms Road access and the Highway
111 access. The General Plan Circulation Element policies (3-3.1.1 through 3-3.1.4) specifically dictate the
reduction of curb cuts along arterial roadways, especially where parcels have minimal frontage distances.
specifically, that a minimum of 250 feet from end of ultimate curb return locations shall be maintained for any
arterial access (Policy 3-3.1.3). The Highway 111 access would be better situated as a shared driveway with
the easterly adjacent property. The parcels fronting along Highway I I I in this area are only about 330 feet
wide, which makes maintaining the 250 foot spacing difficult if each parcel is permitted individual access
points to Highway 111. This Highway I I I access point should be modified, as it is anticipated to potentially
create intersection congestion and affect downstream traffic (i.e., traffic heading out of the intersection as
EA96328.wpd ?
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opposed to heading in) on Highway 111.
The applicant modified the Highway III access point slightly as part of the redesign efforts directed by staff.
The access has been reduced from 40 feet in width to 28 feet and placed farther along the easterly boundary.
This creates a 220 foot spacing when determined based on the General Plan policy for driveway spacing.
However, the policy indicates that the 250 foot standard is to be applied "where feasible ". The northerly
Dune Palms Road access now meets the 250 foot standard relative to the Highway I I I intersection, but there
are 225 feet between the two access points on Dune Palms, primarily due to staffs request to shift the
southerly Dune Palms access farther north, to line up the reciprocal access easement into the easterly
adjacent parcel. The General Plan policies are intended to be advisory and allow some degree of flexibility.
The feasibility of obtaining compliance with the 250 foot spacing standard is directly dependant upon the
easterly property owner agreeing to participate in a shared access point with the subject property for
Highway II L The applicant has been cooperative in attempting to effectuate an agreement to resolve this
issue, but to date there has been no progress. The feasibility of meeting the driveway spacing standard is
greatly compromised in consideration of the preceding factors. The Cily will condition the project to
continue to pursue a shared access arrangement with the adjacent easterly property. If the issue cannot be
resolved the project conditions will reflect that development of the project may continue in conformance with
the site plan as conditionally approved Any modifications necessaa and directly related to achieving a
shared access situation shall be reviewed by City staff for compliance with applicable conditions and City
standards. Traffic safety improvements as typically required of new development will also provide reductions
in traffic hazard impacts, commensurate with development of the site, and should improve the overall safety
level of the intersection and adjacent roadways in general.
C - Less Than Significant Impact. The project as mitigated will not impede or restrict emergency access
requirements, and provides for adequate access to surrounding uses. The applicant has redesigned the project
to provide a direct reciprocal access to the easterly property boundary. This is an important component, as
the easterly property will be permitted, at most, only one access point onto Highway 111, which will have
to be severely restricted as to its location on the site.
D Through G - No Impact. The project provides for parking areas which exceed the City's parking
requirements. Based on the latest footage numbers submitted, the project overall requires 90 spaces while
providing 117, including 5 handicap; therefore, no parking impacts will be created by the proposal which were
not addressed and provided for in the specific plan. The applicant has reduced some parking areas in order
to improve circulation, increase landscaping area and improve siting of facilities. Further staff
recommendations to improve the on -site circulation of the latest revision will reduce some of the parking
provided but those revisions will be required to maintain a minimum of 90 spaces. The project is not required
to provide for alternative transportation infrastructure, or to submit a TDM plan as the total number of
employees does not meet the 100 person threshold. No comments from Sunline Transit were received on the
project as to its impact on transit services. The site is not proximate to, nor is it affected by, water, air or rail
traffic.
3.7 BIOLOGICAL RESOURCES
Regional Environmental Setting
The City of La Quinta lies within the Colorado Desert. Two ecosystems are found within the City; the Sonoran
Desert Scrub and the Desert Transition. The disturbed environments within the City are classified as urban or
agricultural. A discussion of these ecosystems is found in the LQMEA.
EA96328.wpd
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Local Environmental Setting
The subject area is vacant, with fairly level terrain and minimal vegetation. The native vegetation is desert
scrub, but the majority of the site has previously been disturbed in recent history. There are no riparian/wetland
habitats or streambeds on the site, and there are minimal mesquite dune sands associated with the parcel
(Biological Assessment for Lapis Energy Organization, Tom Dodson and Associates, June 1996). The LQMEA
identifies the entire site as within the Coachella Valley Fringe -Toed Lizard habitat area, for which a federal
l0A permit was obtained pursuant to adoption of the CVFTL Habitat Conservation Plan (HCP).
A through E - No Impact. According to the biological assessment prepared by Tom Dodson and Associates,
the site has been predominantly disturbed by previous activities, primarily related to vehicles traversing the site
and construction activities associated with the DSUSD educational operations facility along 48th Avenue and
Dune Palms, directly south of this site. There is negligible potential for wildlife habitat to exist on the site.
Mitigation fees will be conditioned to be paid for the CVFTL prior to any land disturbance or grading permits
being issued for the site. There are no significant or otherwise predominant tree stands or other vegetation on
the site. No wetland areas are shown to be on or traverse the site, and the location of the site adjacent to two
major roads and an ongoing construction project precludes any potential migration of wildlife.
3.8 ENERGY AND MINERAL RESOURCES
Regional Environmental Setting
La Quinta contains both areas of insignificant and significant Mineral Aggregate Resources Areas (SMARA),
as designated by the State Department of Conservation. There are no known oil resources in the City. Energy
resources used in the City come from the Imperial Irrigation District and Southern California Gas Company.
Local Environmental Setting
The site does not lie within an identified area sensitive to mineral resources. Soils within the site consist of
Myoma fine sand; these soils are well -drained and permeable, and can be used for agricultural uses. There is
no immediate history that the site has been utilized for any specific purpose in the recent past.
A, B - No Impact. The proposed project has no potential to impact energy or mineral resources in any manner
which could be considered wasteful. The project will eventually facilitate a wider use of alternative fuels in the
Coachella Valley by providing for servicing and repair for vehicles and equipment which operate on such fuels.
Construction of the project will be required to meet State energy standards as typically enforced by the Building
and Safety Department, and to comply with conservation policies as established in the La Quinta General Plan.
3.9 RISK OF UPSET/HUMAN HEALTH
Regional Environmental Setting
Although large scale, hazardous waste generating employment is not yet located within La Quinta, the existence
of chemicals utilized in dry cleaning operations, agricultural operations, restaurant kitchen cleaning, landscape
irrigation and exposure to large scale electrical facilities may post significant threats to various sectors of the
population. Currently, there are no hazardous disposal waste sites located in Riverside County; transportation
of such materials out of and through La Quinta takes place.
Local Environmental Setting
The project site is vacant and has not been used for any type of manufacturing in the past.
A - Less Than Significant Impact. There is limited potential risk of explosion and/or release of hazardous
EA96328.wpd
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substances due to the project. The automotive uses will have on -site storage and sales of certain amounts of
chemical compounds in various packaging (i.e., lubricants, batteries, metallics, fuels, etc.), and other potentially
hazardous materials. Storage and inventory of potentially hazardous products are regulated by State and
Federal legislation, and will also be subject to Fire and Health Department standards as in effect and applicable
at the time.
B Through E - No Impact. The project does not have any potential to interfere with emergency response or
create any health hazards. The site is not in an area susceptible to increased fire hazards relative to brush, grass
or trees, as minimal or no susceptible vegetation exists in the immediate area.
3.10 NOISE
Regional Environmental Setting
Noise levels in the City are created by a variety of sources in and near the City. The major sources include
vehicular noise on City streets and Highway 111, and temporary construction noises. The ambient noise levels
are dominated by vehicular noise along the Highway and major arterials, but can be impacted by aircraft noise
from Bermuda Dunes, usually of a short duration.
Local Environmental Setting
Primary noise sources in the subject area are associated with vehicle traffic. The property is vacant and
therefore not a current source of noise. The site is currently impacted by construction activity at the DSUSD
facility to the immediate south of the site.
A - Less Than Significant Impact. Increases in noise levels are anticipated due to the proposal, though not
expected to be significant. Roadway noise will increase as traffic volumes increase. The majority of the traffic
volume in this area is related to other projects and pass through trips. Most of the project's on -site uses will
be operational during daytime and early evening hours. There are no designated residential areas that are within
proximity to the project so as to be impacted by operational noise associated with the proposed uses. An
existing trailer park across from the site, approximately 400 feet to the east, will be the most impacted from
this deve:opment, primarily from traffic noise. However, the park is within 200 feet of Highway 111 and
currently absorbs a significant amount of existing traffic noise. It is not anticipated that the additional volumes
attributable to this site's development will create any significant increases in noise levels from this source. The
potential noise impacts from operational sources are primarily related to the vehicle repair and servicing uses.
The noise impacts from these uses will be minimal, as these uses generally are enclosed facing to the east (no
perimeter wall is shown on the plans along the easterly boundary), and eventual development of the adjacent
easterly parcel will further buffer any potential noise impacts from this project. Irregardless, the anticipated
noise levels are not expected to impact existing land uses in the immediate area.
B - No Impact. Minimal noise impacts are anticipated due to development of this project. The on -site uses are
not considered as typically being a source of extreme or severe noise levels to surrounding uses. The related
nature of the automotive uses indicates that similar noise sources on -site will be experienced. These uses are
adequately separated from the self storage use on the southerly portion of the property.
3.11 1PUBLIC SERVICES
Regional Environmental Setting
Law enforcement services are provided to the City through a contract with the Riverside County Sheriffs
Department. Fire protection service is provided to the City by Riverside County Fire Department. The Fire
EA96328.wpd
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Department administers two stations in the City; Station #32 on Frances Hack Lane, and Station #70, at the
intersection of Madison Street and Avenue 54. Paramedic services are provided by Springs Ambulance Service.
Health care services are provided in the City through JFK Memorial Hospital in Indio, and the Eisenhower
Immediate Care Clinic located in the One -Eleven La Quinta Shopping Center.
Local Environmental Setting
Riverside County Fire Station #32 and Station #70 are located approximately 4 '/2 miles south of the project
site; Station #31 is located in ]Bermuda Dunes on 42nd Avenue and Adams Street, approximately 2 '/2 miles
north of the project site. The Sheriffs office maintains a check -in facility in the City's EOC. Other
governmental services in La Quinta are provided by City staff at the Civic Center.
A through E - No Impact. The project will not impact public services, based upon the comments received.
All necessary public services can be provided to the project without compromising any existing levels of public
service. The proponents will have to pay school fees as established by Desert Sands Unified School District
for commercial projects. Recommendations from other agencies will be considered as part of project review.
3.12 UTILITIES
Regional Environmental Setting
The City of La Quinta is served by the Imperial Irrigation District (IID) for electrical power supply and the
Southern California Gas Company (SCG) for natural gas service. General Telephone Exchange (GTE)
provides telephone services for the City. Continental Cablevision services the area for cable television service.
The Coachella Valley Water District (CVWD) provides water and sewer service to the City. CVWD obtains
its water from underground aquifers and from the Colorado River. The City's stormwater drainage system is
administered by CVWD, which maintains and operates a comprehensive system to collect and transport flows
through the City.
The City is served by Waste Management of the Desert for solid waste disposal. Nonhazardous, mixed
municipal solid waste is taken to three landfills within the Coachella Valley.
Local Environmental Setting
The subject site is undeveloped at present. Street and flood control improvements have been partially
completed, along with sewer and water line extensions being in place. Some utility trunk extensions and
connections will be necessary to develop the property. CVWD has provided the applicant with a "will serve"
letter for the project.
A through F - No Impact. The proposed project will require some degree of alteration to existing facilities;
however, the responses received from the responsible purveyors do not present any significant concerns to
indicate that major new systems or retrofitting will be necessary to serve the project.
3.13 AESTHETICS
Local Environmental Setting
The City of La Quinta is partially located within a desert valley cove. There are hillsides to the west and south
of the City. Views of the desert and surrounding mountains are visible on clear days throughout most of the
City. Views of the Santa Rosa and Coral Reef Mountains exist to the south and west.
EA96328.wpd
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16
A, B - Less Than Significant Impact. The project will have limited impact on scenic vistas, as there are no
scenic viewsheds identified in the LQMEA. The height of the proposed structures may block some view lines,
but the impact will be minimal, as most residential views in the area do not originate within a close proximity
of the project and therefore have extended line of sight perspectives. The primary concern is with impact due
to the buildings'. visibility from Highway 111. With the exception of the storage office/manager's unit,
structures are one story, ranging between 17 and 23.5 feet from ground to roof line; roof peaks on the lube
facility and retail/repair buildings are 24.5 and 27.3 feet, respectively. The storage office/manager unit is two-
story, and is 23.5 feet at its highest point. The general mass of the project is maintained at a low profile, and
the architectural treatment will be required to incorporate a low -contrasting color scheme which will soften the
visual impact of the structures against the mountain backdrop along Highway 111.
C - Potentially Significant Unless Mitigated. As a commercial project the proposal will create additional light
and glare. The City has adopted a "Dark Sky" ordinance which regulates lighting types and shielding
characteristics. The developer originally submitted a preliminary lighting plan for the project, but as of the last
revision had not submitted a revised landscape and lighting plan. A revised landscape and lighting plan will
be conditioned for review, to be consistent with the Outdoor Light Control provisions of the Zoning Code for
height shielding and lighting tune pursuant to approvals by the Planning Commission and City Council
3.14 CULTURAL RESOURCES
Regional Environmental Setting
The most likely locations of prehistoric cultural resources in the La Quinta area are along the foothills. The
settling of the La Quinta area has been chronicled by the La Quinta Historical Society in several publications
and museum exhibits. There are 13 designated historical structures and sites recorded on the California Historic
Resources Inventory. These resources are listed in the La Quinta General Plan.
Local Environmental Setting
The proposal is located along Highway 111, a developing urbanized commercial area. No historic structures
exist in the immediate area. The site is generally barren of any significant vegetation. A cultural resource
assessment (CRA) was required to be submitted with the development applications. The report indicated that
the area has a high degree of archaeologic sensitivity, and that significant cultural resources are likely to exist
on the site. Archaeological testing accomplished pursuant to the assessment discovered significant subsurface
prehistoric cultural deposits (Cultural Resource Assessment Report: Phase II; Archaeological Testing and Site
Evaluation, CA-RIV-5832 on Lapis Energy Property; June 1996).
A,B - Potentially Significant Unless Mitigated. Significant cultural resources will be impacted due to the
proposal. The applicant has completed both Phase I and II investigations for the site, which resulted in the
discovery of significant artifacts. Two options for mitigation were explored; in place preservation of the site
and 100% salvage of the remaining artifacts. After meetings with the applicant, it was determined that the
salvage option was preferred by both staff and the applicant, who also agreed to redesign the impacted area
in response to this and other site planning issues of the project. The project's cultural resource assessment
was reviewed by the Ciry s Historic Preservation Commission on September 19, 1996. The recommendation
was made to require that the applicant carry through with the salvage excavation procedure. As of the date
of the latest revision (1/10197), the applicant has completed most of the mitigation activities prescribed by
the archaeological report, but a final report and grading monitoring have yet to be undertaken. Prior to
issuance of a g ading permit or any earth disturbance the applicant shall have prepared and obtained
a r►p oval from the Community Development Department or a Phase III archaeological mitigation program
EA96328.wpd
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17
for CA-RIV 5832 The program shall be prepared by a qualified archaeologist, and shall include provisions
or strictly controlled archaeological monitoring and data recovery. including research and field methods,
lab analysis methodology, Native American consultation and monitoring. curation procedures, report
preparation and disposition ofartifacts and records The final report shall be submitted to the Community
Development Department.
C Through E - The cultural resources survey did not identify any historic resources on the site. Development
of the project has no potential to affect cultural values beyond those which may be addressed by cultural
resource monitoring, and no existing religious uses are associated with the site.
3.15 RECREATION
Local Environmental Setting
The City of La Quinta has adopted Parks and Recreation Master Plan that assesses the existing resources and
facilities and the future needs of the City. The City contains approximately 28.7 acres of developed parkland
for Quimby Act purposes. There are also bike and equestrian pathways and trails within the City and
designated pedestrian hiking trails.
A, B - No Impact. The proposed project will not affect demand for recreational facilities or existing recreation.
While the project will attract additional customer base from within La Quinta and other communities, it is not
likely that the project will attract a significant number of new residents beyond those which may relocate for
employment purposes. This project is not anticipated to employ more than 50 persons, probably less; the
applicant submitted an initial figure indicating that no more than 21 employees would be on -site at any time.
SECTION 4• MANDATORY FINDINGS OF SIGNIFICANCE
The Initial Study for the Lapis Energy project identified potentially significant impacts associated with the
project, as summarized in the areas of Earth Resources, Transportation/Circulation, Aesthetics and Cultural
Resources.
The following findings can be made regarding the mandatory findings of significance set forth in Section 15065
of the CEQA Guidelines and based on the results of this environmental assessment:
a) The proposed Specific Plan 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 have the
potential to eliminate an important example of California prehistory; however, extensive
investigations of the site have identified the existence of cultural resources and required
mitigation alternatives. The applicant has agreed to implementing the necessary mitigation
prior to site development activities and is in concurrence with project conditions relating to
this.
b) The proposed Specific Plan and related applications will not have the potential to achieve
short term goals, to the disadvantage of long term environmental goals, as the proposed
project will not significantly alter the types or intensity of the commercial uses already
contemplated in the General Plan.
EA96328.wpd
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c) The proposed Specific Plan 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, whether approved or not,
is a consistent representation of the project type to be proposed for the site as long as the
current General Plan land use and zoning designations are applicable, and the impacts as
identified in the Initial Study will remain similar to subsequent projects.
d) The proposed Specific Plan and related applications will not have environmental effects that
will adversely affect humans, either directly or indirectly, as the project contemplates uses
similar to those already assessed under ultimate development of the La Quinta General Plan,
and which were addressed in the EIR previously certified for the General Plan.
SECTION 5: EARLIER ANALYSES
A. Earlier Analyses Used. The following documents were used and/or referred to in the preparation of
this assessment:
• La Quinta General Plan Update; October 1992
• La Quinta Master Environmental Assessment; October 1992
0 SCAQMD CEQA Air Quality Handbook, April 1993
• Cultural Resource Assessment Report: Phase H; Archaeological Testing and Site Evaluation, CA-RIV-
5832 on Lapis Energy Property; June 1996
• Biological Assessment for Lapis Energy Organization, Tom Dodson and Associates, June 1996
• Traffic Impact Analysis; Jefferson Plaza, O'Rourke Engineering, June 11, 1996
• Environmental Assessment 92-241; prepared for Specific Plan 92-022 and Plot Plan 92-490.
These and various other documents on file with the Community Development Department were used in the
preparation of this Initial Study.
B. Impacts Adequately Addressed. The following potentially significant impacts identified in the
checklist were determined as adequately addressed by the previously listed documents
♦ Earth Resources
♦ Transportation/Circulation
♦ Aesthetics
♦ Cultural Resources
C. Mitigation Measures. Mitigation measures are discussed in this addendum where underlined. A
Mitigation Monitoring Plan (MMP) has been prepared for the project that will become a part of the
conditions of approval attached to the project approvals and permits.
1?A96328.wpd ;�> z
Prepared by:
Wallace H. Nesbit
Associate Planner
Date:
19
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PLANNING COMMISSION RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
CERTIFYING A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT
FOR ENVIRONMENTAL ASSESSMENT 96-328
PREPARED FOR SPECIFIC PLAN 96-028 AND
OTHER RELATED APPLICATIONS
ENVIRONMENTAL ASSESSMENT 96-328
LAPIS ENERGY ORGANIZATION, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
12'h day of November, 1996, hold a duly noticed Public Hearing to consider Environmental
Assessment 96-328, Specific Plan 96-028, Conditional Use Permit 96-029, Tentative Parcel Map
28422 and Site Development Permit 96-590; and,
WHEREAS, at said Public Hearing, the Planning Commission did take action to
continue consideration of the referenced applications to a regular meeting of January 140, 1997; and,
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
14'h day of January, 1997, did reconvene the Public Hearing to consider Environmental Assessment
96-328, Specific Plan 96-028, Conditional Use Permit 96-029, Tentative Parcel Map 28422 and Site
Development Permit 96-590; 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 Initial Study (EA 96-328); and,
WHEREAS, the Community Development Director has determined that said
applications will not have a significant adverse effect on the environment and that 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 certification of said Environmental Assessment:
The proposed Specific Plan and related applications will not be detrimental to the health,
safety, or general welfare of the community, either indirectly or directly, in that no significant
impacts have been identified, and less than significant or potentially significant impacts can
be addressed by the incorporated mitigation measures and standard City development
requirements.
earesopc.328
Planning Commission Resolution 97-
2. The proposed Specific Plan 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 have
the potential to eliminate an important example of California prehistory; however, extensive
investigations of the site have identified the existence of cultural resources and required
mitigation alternatives. The applicant has agreed to implementing the necessary mitigation
prior to site development activities and is in concurrence with project conditions relating to
this.
The proposed Specific Plan and related applications do not have the potential to achieve
short-term environmental goals, to the disadvantage of long-term environmental goals, with
implementation of the monitoring program, as the proposed project will not significantly alter
the types or intensity of the commercial uses already contemplated in the General Plan.
4. The proposed Specific Plan 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, whether approved or not,
is a consistent representation of the project type to be proposed for the site as long as the
current General Plan land use and zoning designations are applicable, and the impacts as
identified in the Initial Study will remain similar to subsequent projects.
The proposed Specific Plan and related applications will not have environmental effects that
will adversely affect the human population, either directly or indirectly, with implementation
of the recommended mitigation measures, as the project contemplates uses similar to those
already assessed under ultimate development of the La Quinta General Plan, and which were
addressed in the EIR previously certified for the General Plan.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California as follows:
That the recitations are true and correct and constitute the findings of the Planning
Commission for this Environmental Assessment.
2. That it does hereby recommend to the City Council certification of Environmental Assessment
96-328 for the reasons set forth in this Resolution and as stated in the Environmental
Assessment Checklist and Addendum, attached hereto, and on file in the Community
Development Department.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 14' day of January, 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
earesopc.328
ABSTAIN:
JACQUES ABELS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL OF SPECIFIC PLAN 96-
028, TO ALLOW DEVELOPMENT OF A 81,110 SQUARE
FOOT MIXED -USE COMMERCIAL DEVELOPMENT ON
10.29 GROSS ACRES
SPECIFIC PLAN 96-028
LAPIS ENERGY ORGANIZATION, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
12`' day of November, 1996, hold a duly noticed Public Hearing to consider Specific Plan 96-028,
to allow various uses in conjunction with requesting approval for a 81,110 square foot commercial
project on a 10.29 acre (gross) site; and,
WHEREAS, at said Public Hearing, the Planning Commission did take action to
continue consideration of the referenced application to a regular meeting of January 14'', 1997; and,
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
I day of January, 1997, did reconvene the Public Hearing to continue consideration of Specific Plan
96-028; 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 Initial Study (EA 96-328), and a Mitigated Negative Declaration has been recommended
for certification; and,
WHEREAS, upon hearing and considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning Commission did find the following facts,
findings, and reasons to justify a recommendation on said Specific Plan:
The proposed Specific Plan is consistent with the goals, objectives and policies of the La
Quinta General Plan, as:
The types of projects referred to under Policies 2-3.1.1 and 2-3.2.1, which essentially
call for uses drawing from a regional trade area, are consistent with the project type
being proposed on this site, in that the uses cater to a regional market, relating to the
proposed automotive uses predicated on alternative fueled vehicles.
The General Plan Circulation Element policies (3-3.1.1 through 3-3.1.4) specifically
dictate the reduction of curb cuts along arterial roadways, especially where parcels
have minimal frontage distances; specifically, that a minimum of 250 feet from end of
ultimate curb return locations shall be maintained for any arterial access (Policy 3-
peres028.sp , '�
Planning Commission Resolution 97-
3.1.3). The Specific Plan has met the intent of these policies to the extent feasible, in
that spacing between the Highway 111/Dune Palms intersection and driveway
locations is at no point reduced by more than 25 feet.
Highway 111 is designated as a Primary Image Corridor in the General Plan (Policy
3-4.1.2), while Dune Palms Road is designated as a Secondary Image Corridor
(Policy 3-4.1.4). These policies set forth general streetscape concepts for these roads,
which are generally consistent with the provisions of the Specific Plan. The Specific
Plan also provides the landscape setbacks for these roadways, as required by Policy
3-4.1.11.
The construction of this project as provided for in the Specific Plan will implement
Policy 3-2.1.7 of the Circulation Element, which pertains to widening and
improvement of Highway 111.
2. The proposed Specific Plan will not create conditions materially detrimental to the public
health, safety and general welfare. The Initial Study (EA 96-328) indicated that the project
does have the potential to eliminate an important example of California prehistory; however,
extensive investigations of the site have identified the existence of cultural resources and
required mitigation alternatives. The applicant has agreed to implementing the necessary
mitigation prior to site development activities and is in concurrence with project conditions
relating to this. The Initial Study concluded that no significant impacts from implementation
of the Specific Plan will occur, with incorporation of mitigation as identified.
The overall project design provisions, including development conditions and other
environmental mitigation measures required to be incorporated, will assure this through street,
landscape, lighting and other infrastructure improvements,
The proposed Specific Plan is compatible with zoning on adjacent properties, as the proposed
project will not significantly alter the types or intensity of the commercial uses already
permitted by the Zoning Code in the CR and CP districts. The surrounding properties are also
zoned CR and CP; development of these properties will incorporate similar compatible
commercial uses.
4. The proposed Specific Plan is suitable and appropriate for the subject property. The site is
vacant, designated and zoned for commercial use, and located at the intersection of two
arterial roadways, which commonly attracts automotive -based commercial uses. The Specific
Plan is a consistent representation of the project type which would be proposed for the site
as long as the current General Plan land use and zoning designations are applicable.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California as follows:
That the recitations are true and correct and constitute the findings of the Planning
peres028.sp .r .
Commission regarding this Specific Plan.
2. That it does hereby recommend to the City Council approval of Specific Plan 96-028, for the
reasons set forth in this Resolution and subject to approval conditions, attached hereto, as
Exhibit "A" and on file in the Community Development Department.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 14' day of January, 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JACQUES ABELS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
'i I
PLANNING COMMISSION RESOLUTION 97-
EXHIBIT "A"
CONDITIONS OF APPROVAL - DRAFT
SPECIFIC PLAN 96-028 - LAPIS ENERGY ORGANIZATION, INC.
JANUARY 14, 1997
p►nv •l • _aa;•
1. Specific Plan 96-028 (SP 96-028) shall be developed in compliance with these
conditions, the specific plan document as amended, and all approved site plan,
elevation, color, materials and other approved exhibits submitted for this
application. In the event of any conflicts between these conditions and the
provisions of SP 96-028, the conditions shall take precedence.
2. Upon their approval by the City Council, the City Clerk is authorized to file
these Conditions of Approval with the Riverside County Recorder for
recordation against the property(ies) to which they apply (i.e., Assessor's
Parcel Number 649-020-014).
3. SP 96-028 shall comply with all applicable conditions and/or mitigation
measures for the following related approvals:
• Environmental Assessment 96-328
• Site Development Permit 96-590
• Conditional Use Permit 96-029
• Tentative Parcel Map 28422
In the event of any conflict(s) between approval conditions and/or provisions
of these approvals, the Community Development Director shall determine
precedence.
4. The specific plan document for SP 96-028 shall be revised in conformance with
the following:
A. Section 2.4.6 - The document shall incorporate language to allow
unenclosed shade and/or screen structures to locate within the 10 foot
building setback, which is behind the 20 foot landscape setback. In
general, the document shall reflect reductions in building setbacks for
the mini -mart parcel (Parcel 1), the auto retail parcel (Parcel 2), and the
storage parcel (Parcel 3) as shown on the approved site plan.
B. Section 2.4.8 - The parking table shall be revised to separate the
building area for the lube and retail uses, and to refer to the correct
parking requirement of 1 space/300 square feet, and revise the number
of spaces required. Correct number of RV spaces as reflected on the site
plan shall be denoted. Parcel 1 shall show the pizza restaurant use at
500 square feet and it's required parking. Parcel 3 may not include
counts for RV stalls. Total number of spaces required shall be 88; the
document table shall contain all correct footage and include all correct
number totals.
C. Section 2.5.4 - This section shall discuss the actual distance from the
Dune Palms Road/Highway 111 intersection to the Highway 111 access
drive, as well as identify potential for permitting shared access with the
easterly property, either via the Lapis access or another mutually
agreeable alternative. Eliminate the discussion of the second Dune Palms
access point in regard to full turn signalization; revise as right-in/right-
out only.
D. Section 2.7.2 - Add California Pepper tree species to the plant palette.
E. Discussion on Page 9 of the 40 foot landscape reduction along Highway
111 shall be deleted. No reduction in the 50 foot landscape setback
along Highway 111 shall be permitted which is not consistent with the
provisions of the General Plan or this Specific Plan.
F. The Specific Plan shall reference that deviations from the Zoning Code
include the allowance of tandem parking for the auto retail use, location
of parking spaces on or within three feet of any property line, potential
reduction or elimination of requirement for 5% minimum interior
landscaping for Parcel 3, and allowance for a reduction in parking
requirements on Parcel 3.
5. Minor changes, as determined by the Community Development Director to be
consistent with the intent and purpose of the Specific Plan, may be approved.
Examples include modifications to landscaping materials and/or design, parking
and circulation arrangements not involving reductions in required standards
beyond those identified in the Specific Plan. Such changes may be approved
on a staff -level basis and shall not constitute a requirement to amend the
Specific Plan. Consideration for any modifications shall be requested in writing
to the Director and submitted with appropriate graphic and/or textual
documentation in order to make a determination on the request.
6. All aspects of this project (plan preparation, all construction phases,
operations, etc.) shall be subject to and comply with the adopted Mitigation
Monitoring Program and Negative Declaration (EA 96-328), as certified by the
La Quinta City Council.
7. All applicable conditions of approval for SDP 96-590 shall be incorporated into
the revised text for Specific Plan 96-028 in the appropriate sections. The
revised Specific Plan document shall be submitted to the Community
Development Department for compliance review at the time of initial building
permit submittal.
PLANNING COMMISSION RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL OF CONDITIONAL
USE PERMIT 96-029, TO ALLOW DEVELOPMENT OF
VARIOUS USES IN CONJUNCTION WITH AN 81,110
SQUARE FOOT MIXED -USE COMMERCIAL
DEVELOPMENT ON 10.29 GROSS ACRES
CONDITIONAL USE PERMIT 96-029
]LAPIS ENERGY ORGANIZATION, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
12" day of November, 1996, hold a duly noticed Public Hearing to consider Conditional Use Permit
96-029, to allow various uses in conjunction with requesting approval for a 8 1, 110 square foot
commercial project on a 10.29 acre (gross) site; and,
WHEREAS, at said Public Hearing, the Planning Commission did take action to
continue consideration of the referenced application to a regular meeting of January 140', 1997; and,
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
14' day of January, 1997, did reconvene the Public Hearing to continue consideration of Conditional
Use Permit 96-029; 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 Initial Study (EA 96-328), and a Mitigated Negative Declaration has been recommended
for certification; and,
WHEREAS, upon hearing and considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning Commission did find the following facts,
findings, and reasons to justify a recommendation on said Conditional Use Permit:
1. The proposed Conditional Use Permit land uses are deemed as consistent with the La Quinta
General Plan, as development of the uses as conditioned will further the implementation of
Policies 2-3.1.1 and 2-3.2.1, which essentially call for uses drawing from a regional trade
area, in that the proposed automotive uses cater to a regional market, and are further
identified as appropriate uses with approval of a Conditional Use Permit.
2. The proposed Conditional Use Permit land uses are consistent with the Zoning Code, in that
these uses have been identified as permitted, subject to conditions on operation of those uses
being applied. Approval of the Conditional Use Permit application will assure this through
regulation of these uses as dictated by the Zoning Code.
peres029.cup
Planning Commission Resolution 97-
3. The requirements of CEQA have been complied with, in that an Initial Study was prepared
(EA 96-328), which concluded that no significant impacts from implementation of the
Specific Plan will occur, with incorporation of mitigation as identified in the Environmental
Assessment. The applicant has agreed to implementing the necessary mitigation prior to site
development activities and is in concurrence with project conditions relating to this.
4. Approval of this Conditional Use Permit will not be detrimental to the public health, safety
or general welfare or incompatible with surrounding properties. The area in the vicinity is
designated and zoned for commercial use, and the site is located at the intersection of two
arterial roadways, which commonly attracts automotive -based commercial uses. The
conditional uses proposed are a consistent representation of the uses which would be
proposed for surrounding sites as long as the current General Plan land use and zoning
designations are applicable.
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 regarding this Conditional Use Permit application.
2. That it does hereby recommend to the City Council approval of Conditional Use Permit 96-
029, for the reasons set forth in this Resolution and subject to approval conditions, attached
hereto, as Exhibit "A" and on file in the Community Development Department.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 14t' day of January, 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JACQUES ABELS, Chairman
City of La Quinta, California
ATTEST:
peres029.cup e ,
JERRY HERMAN, Community Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 97-
EXHIBIT "A"
CONDITIONS OF APPROVAL - DRAFT
CONDITIONAL USE PERMIT 96-029 - LAPIS ENERGY ORGANIZATION, INC.
JANUARY 14, 1997
1. CUP 96-029 shall comply with all applicable conditions and/or mitigation
measures for the following related approvals:
• Environmental Assessment 96-328
• Specific Plan 96-028
• Site Development Permit 96-590
• Tentative Parcel Map 28422
In the event of any conflict(s) between approval conditions and/or provisions
of these approvals, the Community Development Director shall determine
precedence.
2. Approval for CUP 96-029 shall be in effect for the duration of the approval
period for Specific Plan 96-028.
3. Establishment or conversion of any use authorized under this approval shall not
occur unless the appropriate applications, as deemed necessary by the
Community Development Department, have been filed for review and approval.
PLANNING COMMISSION RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL OF TENTATIVE
PARCEL MAP 28422, CREATING FOUR PARCELS TO
ALLOW DEVELOPMENT OF A 81,110 SQUARE FOOT
MIXED -USE COMMERCIAL DEVELOPMENT ON
10.29 GROSS ACRES
TENTATIVE PARCEL MAP 28422
]LAPIS ENERGY ORGANIZATION, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
12th day of November, 1996, hold a duly noticed Public Hearing to consider Tentative Parcel Map
28422, a request to subdivide 10.29 gross acres into four parcels; and,
WHEREAS, at said Public Hearing, the Planning Commission did take action to
continue consideration of the referenced application to a regular meeting of January 14"', 1997; and,
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
14' day of January, 1997, did reconvene the Public Hearing to continue consideration of Tentative
Parcel Map 28422; 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 Initial Study (EA 96-328); and a Mitigated Negative Declaration has been recommended
for certification; and,
WHEREAS, upon hearing and considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning Commission did find the following facts,
findings, and reasons to justify certification of said Tentative Parcel Map:
The proposed Tentative Parcel Map is consistent with the La Quinta General Plan and
Specific Plan 96-028. The division of property is necessary to allow orderly development of
land use designations as set forth in the General Plan, as well as to implement the proposed
Specific Plan for the property. will not be detrimental to the health, safety, or general welfare
of the community, either indirectly or directly,
2. The design and improvement of the proposed Tentative Parcel Map is consistent with the La
Quinta General Plan and Specific Plan 96-028, in that the parcel map provides for the
required right-of-way dedications and other on and off -site improvement aspects as necessary
to support development in accordance with the provisions of Specific Plan 96-028, pursuant
to City standards adopted to implement the General Plan.
per28422.tpm>�
Planning Commission Resolution 97-
Design and improvement of the proposed Tentative Parcel Map will not have the potential
to degrade the quality of the environment, or substantially injure fish or other wildlife,
including any habitat, in that no significant impacts have been identified, and less than
significant or potentially significant impacts can be addressed by the incorporated mitigation
measures and standard City development requirements.
4. Design and improvement of the proposed Tentative Parcel Map are not likely to cause serious
public health problems, in that the project contemplates uses similar to those already assessed
under ultimate development of the La Quinta General Plan, and which were addressed in the
EIR previously certified for the General Plan.
Design and improvement of the proposed Tentative Parcel Map will not conflict with any
public easements for access or use of the property. The applicant has provided access to
adjoining properties which will not conflict with any other public easements, and conditions
of approval require the development of specific right-of-ways in order to improve access,
both to the site and to other property in the vicinity.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California as follows:
That the recitations are true and correct and constitute the findings of the Planning
Commission regarding this Tentative Parcel Map.
2. That it does hereby recommend to the City Council approval of Tentative Parcel Map 28422,
for the reasons set forth in this Resolution and subject to approval conditions, attached
hereto, as Exhibit "A" and on file in the Community Development Department.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 14' day of January, 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JACQUES ABELS, Chairman
City of La Quinta, California
ATTEST:
per28422.tpm
M
JERRY HERMAN, Community Development Director
City of La Quinta, California
P T
PLANNING COMMISSION RESOLUTION 97-
EXHIBIT "A"
CONDITIONS OF APPROVAL - DRAFT
TENTATIVE PARCEL MAP 28422 - LAPIS ENERGY ORGANIZATION, INC.
JANUARY 14, 1997
1. Upon their approval by the City Council, the City Clerk is authorized to file these
Conditions of Approval with the Riverside County Recorder for recordation against the
property(ies) to which they apply (i.e., Assessor's Parcel Number 649-030-014).
2. Tentative Parcel Map (TPM) 28422 shall comply with the requirements and standards
of § §66410-66499.58 of the California Government Code (the Subdivision Map Act)
and Chapter 13 of the La Quinta Municipal Code (LQMC) unless otherwise modified
by the following conditions.
3. TPM 28422 shall comply with all applicable conditions and/or mitigation measures for
the following related approvals:
• Environmental Assessment 96-328
• Specific Plan 96-028
• Conditional Use Permit 96-029
• Site Development Permit 96-590
In the event of any conflict(s) between approval conditions and/or provisions of these
approvals, the Community Development Director shall determine precedence.
4. Prior to the issuance of a grading, improvement 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
- Imperial Irrigation District
- California Regional Water Quality Control Board (NPDES Permit)
The applicant is responsible for any requirements of the permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans,
coalapis.tpm
applicant shall furnish proof of said approvals prior to obtaining City approval of the
plans.
For projects requiring NPDES construction permits, the applicant shall include a copy
of the application for the Notice of Intent with grading plans submitted for plan
checking. Prior to issuance of a grading or site construction permit, the applicant shall
submit a copy of an approved Storm Water Pollution Protection Plan.
5 All aspects of this project (plan preparation, all construction phases, operations, etc.)
shall be subject to and comply with the adopted Mitigation Monitoring Program and
Negative Declaration (EA 96-328), as certified by the La Quinta City Council.
6. All applicable conditions of approval for TPM 28422 shall be incorporated into the
revised text for Specific Plan 96-028 in the appropriate sections. The revised
document shall be submitted to the Community Development Department for
compliance review at the time of initial building permit submittal.
7. All easements, rights of way and other property rights required of the tentative parcel
map or otherwise necessary to facilitate the ultimate use of the development and
functioning of improvements shall be dedicated, granted or otherwise conferred, or
the process of said dedication, granting, or conferral shall be ensured, prior to
approval of a final map or filing of a certificate of compliance for waiver of a final
map.
8. The applicant shall dedicate public and private street right of way and utility
easements in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and as required by the City Engineer.
Property rights required of this development include:
A. State Route 111 - 86' half of a 172' right of way
B. Dune Palms Road - 55' half of 1 10' right of way
Right of way grants shall include additional widths as necessary to accommodate
additional -width improvements shown on the approved improvement plans.
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, the applicant shall grant temporary public access
easements to those areas within 60 days of written request by the City.
coalapis.tpm
9. The applicant shall dedicate or grant an access easement over the most southerly
driveway on Dune Palms Road to the owner of the abutting property to the south.
The applicant may propose easement language requiring a reciprocal easement and
participation in maintenance costs from the abutting property owner.
10. The applicant shall dedicate or grant an access easement to provide an access route
from the center driveway on Dune Palms Road to the property to the east. The
applicant may propose easement language requiring the owner of the property to the
east to construct drive improvements not constructed by the applicant and to
participate in the cost of construction and maintenance of the shared portion of the
access drive. Width of this easement shall be a minimum of 36 feet, with
design/improvements to be determined by the City Engineer.
11. The applicant shall create perimeter setbacks, of minimum width as noted, adjacent
to the following street rights of way:
A State Route 111 - 50'
B. Dune Palms Road - 20'
Minimum widths may be used as average widths if meandering wall designs are
approved.
If public sidewalks are constructed in the setback areas, the applicant shalt/ dedicate
blanket sidewalk easements over the setbacks.
12. The applicant shall grant any easements necessary for placement of and access to
utility lines and structures, drainage basins, mailbox clusters, park lands, and common
areas, including those necessary to accommodate on -site pedestrian circulation.
10711" • ►I •
13. Improvement plans submitted to the City for plan checking shall be submitted on 24"
x 36" media. On -site plans shall be submitted in the categories of "Grading, Paving
and Drainage" and "Precise Grading and Plot Plan." Off -site improvements shall be
submitted in the categories of "Grading," "Streets & Drainage," and "Landscaping."
The "Precise Grading and Plot Plan" shall have signature blocks for the 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.
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"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths,
gates and entryways, and parking lots. If water and sewer plans are included on the
`J 4
street and drainage plans, the plans shall have an additional signature block for the
Coachella Valley Water District (CVWD). The combined plans shall be signed by
CVWD prior to their submittal for the City Engineer's signature.
"Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
14. 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.
15 As part of the filing package for final map approval, the applicant shall furnish
accurate AutoCad files of the complete map, as approved by the City's map checker,
on storage media and in a program format acceptable to the City Engineer. The files
shall utilize standard AutoCad menu choices so they may be fully retrieved into a
basic AutoCad program. At the completion of construction and prior to final
acceptance of improvements, the applicant shall update the files to reflect as -
constructed conditions including approved revisions to the plans.
16 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 prior to agendization of a final map or parcel map or issuance of a
certificate of compliance for a waived parcel map. For secured agreements, security
provided, and the release thereof, shall conform with Chapter 13, LQMC.
17. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the schedule of unit costs adopted
by City resolution or ordinance. For items not listed in the City's schedule, estimates
shall meet the approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for telephone,
gas, or T.V. calve improvements. However, tract improvements shall not be
agendized for final acceptance until the City receives confirmation from the telephone
authority that the applicant has met all requirements for telephone service to lots
within the development.
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18. If the applicant desires to phase improvements and obligations required by the
conditions of approval and secure those phases separately, a phasing plan shall be
submitted to the Public Works Department for review and approval by the City
Engineer.
The applicant shall complete required improvements and satisfy obligations as set
forth in the approved phasing plan. Improvements and obligations required of each
phase shall be completed and satisfied prior to occupancy of permanent buildings
within the phase unless a construction sequencing plan for that phase is approved by
the City Engineer.
19. The applicant shall pay cash or provide security in guarantee of cash payment for
applicant's required share of improvements which have been or will be constructed
by others (participatory improvements).
This development is responsible for the following participatory improvements:
A. Underground installation of existing overhead utilities.
B. Ultimate improvements to the applicant's side of S.R. 111 including half of a
raised landscape median (if Caltrans will not allow the widening concurrently
with construction of this development).
C. A raised landscape median on Dune Palms Road.
The applicant's obligations for all or a portion of the participatory improvements may,
at the City's option, be satisfied by participation in a major thoroughfare improvement
program if this development becomes subject to such a program.
20. Graded, undeveloped land shall be maintained to prevent dust and blowsand
nuisances. The land shall be planted with interim landscaping or provided with other
wind and water erosion control measures approved by the Community Development
and Public Works Departments.
21. Prior to occupation of the project site for construction purposes, the Applicant shall
submit and receive approval of a fugitive dust control plan prepared in accordance
with Chapter 6.16, LQMC. In accordance with said Chapter, the Applicant shall
furnish security, in a form acceptable to the city, in an amount sufficient to guarantee
compliance with the provisions of the permit.
22. The applicant shall comply with the City's flood protection ordinance.
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23. The applicant shall conduct a thorough preliminary geological and soils engineering
investigation and shall submit the report of the investigation ("the soils report") with
the grading plan.
24. A grading plan, which may be combined with the on -site paving and drainage 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.
25. Prior to issuance of building permits, the applicant shall provide a separate document,
bearing the seal and signature of a California registered civil engineer or surveyor, that
lists actual building pad elevations. The document shall list, in tabular form, the pad
elevations approved on the grading plan, the as -built elevation, and the difference
between the two, if any.
1' , 3 1l.1
26. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall
be retained within the development. The tributary drainage area shall extend to the
centerline of public streets adjacent to the development.
27. Nuisance water and storm water shall be retained in retention basin(s) or other
approved retention/infiltration system(s). In design of retention facilities, the soil
percoiation rate shall be considered to be zero unless the applicant provides
site -specific data that indicates otherwise.
28. If retention is in an open basin, a trickling sand filter and leachfield of a design
approved by the City Engineer shall be installed to percolate nuisance water. The
sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000
square feet of drainage area.
29. Retention basin slopes shall not exceed 3:1 and depth shall not exceed six feet.
30. No fence or wall shall be constructed around retention basins except as approved by
the Community Development Director and the City Engineer.
31. 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.
32. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
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a
33. All existing and proposed utilities within or adjacent to the proposed development
shall be installed underground. High -voltage power lines which the power authority
will not accept underground are exempt from this requirement.
34. In areas where hardscape surface improvements are planned, underground utilities
shall be installed prior to construction of surface improvements. The applicant shall
provide certified reports of utility trench compaction tests for approval of the City
Engineer.
ROMP
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35. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
A. State Route 1 1 1 - Major Arterial:
1) Street Improvements - Construct ultimate improvement on applicant's half
of street as required by Caltrans. This work shall include a raised
landscape median and six -foot -wide sidewalk. If Caltrans requires that all
or a portion of the improvements be delayed until a later date, the applicant
shall secure this obligation as a participatory improvement.
2) Traffic Signal at S.R. 111 and Dune Palms - relocate mast arm and pole to
the ultimate location for fully -improved street conditions. It is anticipated
that this work will require new pole and mast arm equipment. Make other
modifications to signal as necessary to accommodate street improvements
constructed with this development.
B. Dune Palms Road - Primary Arterial:
1) Construct ultimate improvement on applicant's side of street including a
six -foot -wide sidewalk. The applicant's half of the raised landscape median
is a participatory improvement which will be constructed by others.
Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the
approved construction plans may warrant additional street widths or other measures
as determined by the City Engineer.
The City Engineer may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street width
transitions, or other incidental work which will ensure that newly constructed
;oalapis.tpm
improvements are safely integrated with existing improvements and conform with the
City's standards and practices.
36. Access points and turning movements of traffic shall be restricted as follows:
A. State Route 111 - One 28' wide right-in/right-out drive at the east boundary of
this development. The applicant/developer shall grant a reciprocal access
easement to allow the easterly property access to this driveway. Any
modifications necessary and directly related to achieving a shared access
situation shall be reviewed by City staff for compliance with applicable
conditions and City standards. Upon development of the east property, this
driveway shall be relocated to provide 50% coverage on each property, and be
done as part of the east property's improvement requirements.
B. Dune Palms Road - Three access drives as follows:
1) One 30' right-in/right-out drive centered approximately 360' south of the
centerline of S.R. 111 right of way.
2) One 30' right-in/right-out drive centered approximately 620' south of the
centerline of S.R. 111.
3) One 40' full -access reciprocal access drive at the south end of the
development which shall straddle the boundary line with the property to
the south.
37. Improvements shall include all appurtenances such as traffic signs, channelization
markings and street name signs.
38. Street pavement sections shall be based on a Caltrans design for a 20-year life and
shall consider soil strength and anticipated traffic loading (including site and building
construction traffic). The minimum pavement sections shall be as follows:
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
The applicant shall submit mix designs for road base, Portland cement concrete and
asphalt concrete, including complete mix design lab results, for review and approval
by the City. Construction operations shall not be scheduled until mix designs are
approved.
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39. The applicant shall provide public transit amenities as required by SunHne Transit
and/or the City Engineer.
40. The applicant shall provide landscape improvements in the perimeter setback areas
along Dune Palms Road and S.R. 111.
41. Landscape and irrigation plans for landscaped lots, landscape setback areas, medians,
and retention basins 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.
42. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas
outside the right of way.
43. 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 5-feet of curbs along public streets.
44. The applicant shall ensure that landscaping plans and utility plans are coordinated to
provide visual screening of above -ground utility structures.
45. The applicant shall employ construction quality -assurance measures which meet the
approval of the City Engineer.
46. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have their agents
provide, sufficient supervision and verification of the construction to be able to
furnish and sign accurate record drawings.
47. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all plans which were signed by the City Engineer. Each sheet of
the drawings shall have the words "Record Drawings," "As -Built" or "As -
Constructed" clearly marked on each sheet and be stamped and signed by the
engineer or surveyor certifying to the accuracy of the drawings. The applicant shall
;oalapisApm
revise the improvement plan computer files previously submitted to the City to reflect
the as -constructed condition.
48. The applicant shall pay all deposits and fees required by the City for plan checking
and construction inspection. Deposit and fee amounts shall be those in effect when
the applicant makes application for plan checking and permits.
49. 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, as may be applicable to this application.
:oalapis.tpm
PLANNING COMMISSION RESOLUTION 97-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING APPROVAL OF SITE DEVELOPMENT
PERMIT 96-590, TO ALLOW DEVELOPMENT OF A
81,110 SQUARE FOOT MIXED -USE COMMERCIAL
DEVELOPMENT ON 10.29 GROSS ACRES
SITE DEVELOPMENT PERMIT 96-590
LAPIS ENERGY ORGANIZATION, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
12th day of November, 1996, hold a duly noticed Public Hearing to consider Site Development
Permit 96-590, for approval of an 81,110 square foot commercial project on 10.29 gross acres; and,
WHEREAS, at said Public Hearing, the Planning Commission did take action to
continue consideration of the referenced application to a regular meeting of January 14"', 1997; and,
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
14" day of January, 1997, did reconvene the Public Hearing to continue consideration of Site
Development Permit 96-590; 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 Initial Study (EA 96-328), and a Mitigated Negative Declaration has been recommended
for certification; and,
WHEREAS, upon hearing and considering all testimony and arguments, if any, of all
interested persons desiring to be heard, said Planning Commission did find the following facts,
findings, and reasons to justify a recommendation on said Site Development Permit:
The proposed Site Development Permit is consistent with the La Quinta General Plan, in that
the project proposes uses similar to those already assessed under ultimate development of the
La Quinta General Plan, and which were addressed in the EIR previously certified for the
General Plan.
2. The proposed Site Development Permit land uses are consistent with the Zoning Code, in that
these uses have been identified as permitted, subject to conditions on operation of those uses
being applied. Approval of the Conditional Use Permit, in conjunction with this Site
Development Permit and related applications, will assure this through regulation of these uses
as dictated by the Zoning Code. The surrounding properties are also zoned CR and CP;
development of these properties will incorporate similar compatible commercial uses.
peres590.sdp i ) -#
Planning Commission Resolution 97-
The requirements of CEQA have been complied with, in that an Initial Study was prepared
(EA 96-328), which concluded that no significant impacts from implementation of the Site
Development Permit and related applications will occur, with incorporation of mitigation as
identified in the Initial Study. The applicant has agreed to implement the necessary mitigation
prior to site development activities in concurrence with project conditions relating to this.
4. The architectural design aspects of the project are compatible with the type and quality of
design prevalent in the City as well as with development on surrounding properties, based on
the architectural theme, materials, colors and treatments to be incorporated into the overall
project design.
5. The overall site design of the project is compatible with the type and quality of design
prevalent in the City. On -site circulation layouts, access provisions and parking are in
substantial compliance with all applicable development and design standards enforced by the
City. Additional access through the site to adjacent property has also been incorporated with
the project design.
6. The proposed preliminary landscape concept for the project has been designed to provide
visual relief, complement buildings and emphasize prominent design elements in achieving the
concepts for Image Corridors, as outlined in Policies 3-4.1.2 and 3-4.1.4 of the General Plan,
given the extensive setback areas required for Highway 111 and Dune Palms Road. Project
landscaping also serves to screen undesirable views of parking areas, and incorporates
materials which overcome design limitations in these landscape setback areas due to their use
for stormwater retention.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California as follows:
That the recitations are true and correct and constitute the findings of the Planning
Commission regarding this Site Development Permit.
2. That it does hereby recommend to the City Council approval of Site Development Permit 96-
590, for the reasons set forth in this Resolution and subject to approval conditions, attached
hereto, as Exhibit "A" and on file in the Community Development Department.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 14' day of January, 1997, by the following vote, to wit:
AYES:
NOES:
ABSENT:
peres590.sdp
ABSTAIN:
JACQUES ABELS, Chairman
City of La Quinta, California
ATTEST:
JERRY H[ERMAN, Community Development Director
City of La Quinta, California
cf
PLANNING COMMISSION RESOLUTION 97-
EXHIBIT "A"
CONDITIONS OF APPROVAL - DRAFT
SITE DEVELOPMENT PERMIT 96-590 - LAPIS ENERGY ORGANIZATION, INC.
JANUARY 14, 1997
0�0•1RK03 OFTA":• __
1. Site Development Permit 96-590 (SDP 96-590) shall be developed in compliance with
these conditions and all approved site plan, elevation, color, materials and other
approved exhibits submitted for this application. In the event of any conflicts between
these conditions and the provisions of SDP 96-590, the conditions shall take
precedence.
2. Upon their approval by the City Council, the City Clerk is authorized to file these
Conditions of Approval with the Riverside County Recorder for recordation against the
property(ies) to which they apply (i.e., Assessor's Parcel Number 649-030-014).
3. SDP 96-590 shall comply with all applicable conditions and/or mitigation measures
for the following related approvals:
Environmental Assessment 96-328
• Specific Plan 96-028
• Conditional Use Permit 96-029
• Tentative Parcel Map 28422
In the event of any conflict(s) between approval conditions and/or provisions of these
approvals, the Community Development Director shall determine precedence.
4. This approval shall expire one year after it's effective date, as determined pursuant
to Section 9.200.060.0 of the Zoning Code, unless extended pursuant to the
provisions of Section 9.200.080. The validity of other related applications, as
identified in Condition #3, shall not be a consideration in determining extension
provisions.
5. Prior to the issuance of any grading or building permit contemplated by this approval,
the applicant shall obtain permits and/or clearances from the following public
agencies:
oalapis. sdp
• Fire Marshal
• Building and Safety Department
• Public Works Department (Grading Permit, Improvement/Encroachment Permits)
1
• Community Development Department
• Riverside County Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District
• Southern California Gas Company
• Imperial Irrigation District
• California Regional Water Quality Control Board (NPDES Permit)
• Sunline Transit
• Waste Management of the Desert
The applicant is responsible for any requirements of these permits or clearances from
those jurisdictions. If the requirements include approval of improvement plans, the
applicant shall furnish proof of said approvals prior to obtaining City approval of the
plans.
For projects requiring NPDES construction permits, the applicant shall include a copy
of the application for the Notice of Intent with grading plans submitted for plan
checking. Prior to issuance of a grading or site construction permit, the applicant shall
submit a copy of an approved Storm Water Pollution Protection Plan.
6. A plan for the provision of refuse storage and recycling locations and facilities shall
be submitted to the Community Development Department for review/approval prior
to any Certificate of Occupancy. Said plan shall prepared in accordance with City
standards as set forth in Section 9.100.200 of the Zoning Code, and submitted with
a written clearance from Waste Management of the Desert as to locations and design
detail provisions.
7. Handicap access and facilities shall be provided in accordance with Federal (ADA),
State and local requirements. Handicap accessible parking shall generally conform
with the approved exhibits for SDP 96-590.
8. Any deviation from setbacks requirements of the CR and CP zoning districts shall be
in conformance with those approved as part of Specific Plan 96-028.
9. All aspects of this project (plan preparation, all construction phases, operations, etc.)
shall be subject to and comply with the adopted Mitigation Monitoring Program and
Negative Declaration (EA 96-328), as certified by the La Quinta City Council.
10. All parking area civil plans and improvements shall be developed in accordance with
the standards set forth in applicable portions of Section 9.150.080 of the Zoning
Code.
oalapis.sdp
2
Planning Commission Resolution 97-
1 1. All applicable conditions of approval for SDP 96-590 shall be incorporated into the
revised text for Specific Plan 96-028 in the appropriate sections. The revised
document shall be submitted to the Community Development Department for
compliance review at the time of initial building permit submittal.
..0. . c �
12. Applicant/Developer shall comply with the terms and conditions as stipulated in the
temporary construction access agreement and reimbursement agreement entered into
with. the City.
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.
14. The applicant shall dedicate public and private street right of way and utility
easements in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and as required by the City Engineer.
Property rights required of this development include:
A. State Route 1 1 1 - 86' half of a 172' right of way
B. Dune Palms Road - 55' half of 110' right of way
Right of 'way grants shall include additional widths as necessary to accommodate
additional -width improvements shown on the approved improvement plans.
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, the applicant shall grant temporary public access
easements to those areas within 60 days of written request by the City.
15. The applicant shall dedicate or grant an access easement over the most southerly
driveway off of Dune Palms Road to the owner of the abutting property to the south.
The applicant may propose easement language requiring a reciprocal easement and
participation in maintenance costs from the abutting property owner.
16. The applicant shall dedicate or grant an access easement to provide an.access route
from the center driveway on Dune Palms Road to the property to the east. The
oalapis. sdp
3
Planning Commission Resolution 97-
applicant may propose easement language requiring the owner of the property to the
east to construct drive improvements not constructed by the applicant and to
participate in the cost of construction and maintenance of the shared portion of the
access drive. Width of this easement shall be a minimum of 36 feet, with
design/improvements to be determined by the City Engineer.
17. The applicant shall create perimeter setbacks, of minimum width as noted, adjacent
to the following street rights of way:
A. State Route 111 - 50'
B. Dune Palms Road - 20'
Minimum widths may be used as average widths if meandering wall designs are
approved, and as identified in SP 96-028.
If public sidewalks are constructed in the setback areas, the applicant shall dedicate
blanket sidewalk easements over the setbacks.
18. The applicant shall dedicate any easements necessary, including placement of and
access to utility lines and structures, drainage basins, mailbox clusters, park lands,
and common areas.
19. The applicant shall cause no easements to be granted or recorded over any portion
of this property between the date of approval by the City Council and the date of
recording of any final map(s) covering the same portion of the property unless such
easements are approved by the Public Works Director.
20. Improvement plans submitted to the City for plan checking shall be submitted on 24"
x 36" media. On -site plans shall be submitted in the categories of "Grading, Paving
and Drainage" and "Precise Grading and Plot Plan." Off -site improvements shall be
submitted in the categories of "Grading," "Streets & Drainage," and "Landscaping."
The "Precise Grading and Plot Plan" shall have signature blocks for the 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.
;oalapis.sdp
"Streets and Drainage" plans shall normally include signals, sidewalks, bike paths,
gates and entryways, and parking lots. If water and sewer plans are included on the
4
Planning Commission Resolution 97-
street and drainage plans, the plans shall have an additional signature block for the
Coachella Valley Water District (CVWD). The combined plans shall be signed by
CVWD prior to their submittal for the City Engineer's signature.
"Landscaping" plans shall normally include landscape improvements, irrigation,
lighting, and perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
22. 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.
23. If improvements are secured, the applicant shall provide approved estimates of
improvement costs. Estimates shall comply with the Schedule of Unit Costs adopted
by City Resolution or Ordinance. For items not listed in the City's schedule, estimates
shall meet the approval of the Public Works Director.
Estimates for utilities and other improvements under the jurisdiction of outside
agencies shall be approved by those agencies. Security is not required for telephone,
gas, or television cable improvements. However, tract improvements shall not be
agendized for final acceptance until the City receives confirmation from the telephone
authority that the applicant has met all requirements for telephone service to lots
within the development.
24. If the applicant desires to phase improvements and obligations required by the
Conditions of Approval and secure those phases separately, a phasing plan shall be
submitted to the Public Works Department for review and approval by the Public
Works Director.
oalapis.sdp
The applicant shall complete required improvements and satisfy obligations as set
forth in the approved phasing plan. Improvements and obligations required of each
phase shall be completed and satisfied prior to occupancy of permanent buildings
within the phase unless a construction sequencing plan for that phase is approved by
the Public Works Director.
5
(. 9
Planning Commission Resolution 97-
25. The applicant shall pay cash or provide security in guarantee of cash payment for
applicant's required share of improvements which have been or will be constructed
by others (participatory improvements).
Participatory improvements for this development include:
A. Underground installation of existing overhead utilities.
B. Ultimate improvements to the applicant's side of S.R. 111 including half of a
raised landscape median (if Caltrans will not allow the widening concurrently
with construction of this development).
C. A raised landscape median on Dune Palms Road.
The applicant's obligations for all or a portion of the participatory improvements may,
at the City's option, be satisfied by participation in a major thoroughfare improvement
program if this development becomes subject to such a program.
26. Prior to any site disturbance being permitted, the applicant/developer shall submit and
receive approval of a Fugitive Dust Control Plan (FDCP), in accordance with Chapter
6.16, LO.MC. 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. The plan shall define all areas proposed for development
and indicate time lines for any project phasing, and shall establish standards for
comprehensive control of airborne dust due to development activities on site. Phased
projects must prepare a plan that addresses control measures over the entire buildout
of the project, such as for disturbed lands pending future development.
27. The applicant shall comply with the City's Flood Protection Ordinance.
28. The applicant shall conduct a thorough preliminary geological and soils engineering
investigation and shall submit the report of the investigation ("the soils report") with
the grading plan.
29. A grading plan, which may be combined with the on -site paving and drainage 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
;oalapis.sdp
R
Planning Commission Resolution 97-
the recommendations of the soils report and shall be certified as adequate by a soils
engineer or an engineering geologist.
30. Prior to issuance of building permits, the applicant shall provide a separate document,
bearing the seal and signature of a California registered civil engineer or surveyor, that
lists actual building pad elevations. The document shall list, in tabular form, the pad
elevations approved on the grading plan, the as -built elevation, and the difference
between the two, if any.
W: k
31. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall
be retained within the development. The tributary drainage area shall extend to the
centerline of public streets adjacent to the development.
32. Nuisance water and storm water shall be retained in retention basin(s) or other
approved retention/infiltration system(s). In design of retention facilities, the soil
percolation rate shall be considered to be zero unless the applicant provides
site -specific data that indicates otherwise.
33. If retention is in an open basin, a trickling sand filter and leachfield of a design
approved by the City Engineer shall be installed to percolate nuisance water. The
sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000
square feet of drainage area.
34. Retention basin slopes shall not exceed 3:1 and depth shall not exceed sox feet.
35. No fence or wall shall be constructed around retention basins except as approved by
the Community Development Director and the City Engineer.
36. 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.
37. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
Dalapis. sdp
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Planning Commission Resolution 97-
UTILITIES
38. All existing and. proposed utilities within or adjacent to the proposed development
shall be installed underground. High -voltage power lines which the power authority
will not accept underground are exempt from this requirement.
39. In areas where hardscape surface improvements are planned, underground utilities
shall be installed prior to construction of surface improvements. The applicant shall
provide certified reports of utility trench compaction tests for approval of the Public
Works Director.
40. The following minimum street improvements shall be constructed to conform with the
General Plan street type noted in parentheses:
A. State Route 1 1 1 - Major Arterial:
1) Street Improvements - Construct ultimate improvement on applicant's half
of street as required by Caltrans. This work shall include a raised
landscape median and six -foot -wide sidewalk. If Caltrans requires that all
or a portion of the improvements be delayed until a later date, the applicant
shall secure this obligation as a participatory improvement.
2) Traffic Signal at S.R. 111 and Dune Palms - relocate mast arm and pole to
the ultimate location for fully -improved street conditions. It is anticipated
that this work will require new pole and mast arm equipment. Make other
modifications to signal as necessary to accommodate street improvements
constructed with this development.
B. Dune Palms Road - Primary Arterial:
1) Construct ultimate improvement on applicant's side of street including a
six -foot -wide sidewalk. The applicant's half of the raised landscape median
is a participatory improvement which will be constructed by others.
Bus turnouts, acceleration/deceleration lanes, and/or other features contained in the
approved construction plans may warrant additional street widths or other measures
as determined by the City Engineer.
The City Engineer may require improvements extending beyond development
boundaries such as, but not limited to, pavement elevation transitions, street width
transitions, or other incidental work which will ensure that newly constructed
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improvements are safely integrated with existing improvements and conform with the
City's standards and practices.
41. Access points and turning movements of traffic shall be restricted as follows:
A. State Route 111 - One 28' wide right-in/right-out drive at the east boundary of
this development. The applicant/developer shall grant a reciprocal access
easement to allow the easterly property access to this driveway. Any
modifications necessary and directly related to achieving a shared access
situation shall be reviewed by City staff for compliance with applicable
conditions and City standards. Upon development of the east property, this
driveway shall be relocated to provide 50% coverage on each property, and be
done as part of the east property's improvement requirements."
B. Dune Palms Road - Three access drives as follows:
1) One 30' right-in/right-out drive centered approximately 360' south of the
centerline of S.R. 111 right of way.
2) One 30' right-in/right-out/left-in drive centered approximately 620' south
of the centerline of S.R. 111.
3) One 40' full -access reciprocal access drive at the south end of the
development which shall straddle the boundary line with the property to
the south.
42. Improvements shall include all appurtenances such as traffic signs, channelization
markings, raised medians if required, street name signs, and sidewalks.
43. Street pavement sections shall be based on a Caltrans design for a 20-year life and
shall consider soil strength and anticipated traffic loading (including site and building
construction traffic). The minimum pavement sections shall be as follows:
Residential & Parking Areas 3.0" a.c./4.50" a.b.
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.5"/6.50"
The applicant shall submit mix designs for road base, Portland cement concrete and
asphalt concrete, including complete mix design lab results, for review and approval
by the City. Construction operations shall not be scheduled until mix designs are
approved.
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Planning Commission Resolution 97-
44. The applicant shall provide public transit amenities as required by Sunline Transit
and/or the City Engineer.
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45. The applicant shall provide landscape improvements in the perimeter setback areas
along Dune Palms Road and S. R. 111.
46. 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 Public Works Director. The
plans are not approved for construction until they have been approved and signed by
the Public Works Director, the Coachella Valley Water District, and the Riverside
County Agricultural Commissioner.
47. Slopes shall not exceed 5:1 within public rights -of -way and 3:1 in landscape areas
outside the right-of-way.
48. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Public Works Director. Use of lawn shall be minimized with no
lawn or spray irrigation within 5-feet of curbs along public streets.
49. Unless otherwise approved by the Public Works Director, common basins and park
areas shall be designed with a turf grass surface which can be mowed with standard
tractor -mounted equipment.
50. The applicant shall ensure that landscaping plans and utility plans are coordinated to
provide visual screening of above -ground utility structures.
51. Prior to any building permit issuance, the applicant shall submit to the Community
Development Department final landscape plans for the overall project area, based on
the preliminary planting and shading plans submitted with this application. The
number/locations of trees shown does not constitute a final approval. The plans shall
address the following:
A. 15 year canopy coverage as required for the parking areas, to adequately
demonstrate a minimum 50% area shade coverage as well as a minimum 5% of
net project area for parking area landscaping (not to include perimeter planter
areas). Any revised landscape materials substituted to achieve this standard
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Planning Commission Resolution 97-
shall be so noted on the plans. Parking area landscaping/shading shall be
provided as required under Section 9.150.080.M. Some parking spaces shall be
eliminated to allow additional planter areas to be established in the central
portions of parking areas to provide additional shade cover. Appropriate shade
tree species shall be incorporated.
B. Additional placement of California Pepper trees, specifically within the landscape
setback areas along Highway 111 and Dune Palms Road. The plans shall
illustrate a higher landscape density (screening) at the intersection, with
decreasing intensity away from the intersection.
C. Location and design details for any walls, berming, planting screens, etc., as
necessary to achieve parking area screening from all adjacent streets, as
required by Section 9.150.080.L.
D. Interim landscaping or other proposed treatment for the 36-foot east -west
access easement between Parcels 2 and 3, to be maintained until such time as
development on the easterly property occurs.
52. Landscaping within the overall project area shall be commonly maintained under a
single maintenance contract. Prior to issuance of a building permit, an appropriate
maintenance mechanism shall be established to assure compliance with this
requirement. Documentation necessary to meet this requirement shall be submitted
for review and acceptance by the Community Development Department. Said
documentation must include that landscape materials shall be maintained as planted
in perpetuity, and that dead, dying or otherwise missing landscape improvements
shall be replaced, replanted or provided within 30 calendar days.
53. The applicant shall employ construction quality -assurance measures which meet the
approval of the Public Works Director.
54. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have their agents
provide, sufficient supervision and verification of the construction to be able to
furnish and sign accurate record drawings.
55. Upon completion of construction, the applicant shall furnish the City reproducible
record drawings of all plans which were signed by the Public Works Director. Each
sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -
Constructed" clearly marked on each sheet and be stamped and signed by the
engineer or surveyor certifying to the accuracy of the drawings. The applicant shall
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Planning Commission Resolution 97-
revise the AutoCad plan files previously submitted to the City to reflect the as -
constructed condition.
.1.
56. The applicant shall make provisions for continuous maintenance of drainage,
landscaping and on -site street improvements.
57. The applicant shall pay all deposits and fees required by the City for plan checking
and construction inspection. Deposit and fee amounts shall be those in effect when
the applicant makes application for plan checking and permits.
58. 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.
59. Provisions shall be made to comply with the terms and requirements of the City's
adopted Art in Public Places program in effect at the time of issuance of building
permits.
60. Mitigation fees in the amount of $600.00 per acre shall be paid to the Coachella
Valley Fringe Toed Lizard Habitat Conservation Program prior to any land disturbance
or grading permits being issued for the site.
61. Two checks made out to the County of Riverside in the amounts of $1,250.00 and
$78.00 for the project's environmental assessment (Negative Declaration) shall be
submitted to the Community Development Department within 24-hours after review
of the project by the City Council.
62. Provide or show there exists a water system capable of delivering 2,500 gpm for a
2-hour duration at 20 psi residual operating pressure, which must be available prior
to any combustible material being placed on the job site.
63. A combination on and off -site Super fire hydrants (6" X 4" X 2'/2" X 2'/2 ") will be
located not less than 25-feet or more than 165-feet from any portion of the buildings
as measured along approved vehicular travel ways. Minimum fire flow will be 1,000
g.p.m. for a 2-hour duration at 20 psi.
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Planning Commission Resolution 97-
64. Blue reflective pavement markers shall be mounted on private streets, public streets
and driveways to indicate location of fire hydrants. Prior to installation, placement of
markers must be approved by the Riverside County Fire Department.
65. Prior to issuance of a building permit, applicant/developer shall furnish one blueline
copy of the water system plans to the Fire Department for review and approval.
Plans will conform to the fire hydrant types, location and spacing, and the system will
meet the fire flow requirements. Plans will be approved and signed by a registered
civil engineer and the local water company with the following certification: "1 certify
that the design of the water system is in accordance with the requirements prescribed
by the Riverside County Fire Department."
66. Buildings 5,000 square feet or larger shall be equipped with a complete fire sprinkler
system per NFPA 13. The post indicator valve and fire connection shall be located to
the front within 50 feet of a hydrant, and a minimum of 25 feet from the building.
67. System plans must be submitted to the Fire Department for review, along with a plan
check inspection fee. The approved plans, with Fire Department job card, must be at
the job site for all inspections.
68. Install a supervised water flow fire alarm system as required by the UBC/Riverside
County Fire Department and NFPA Standard 72.
69. Applicant/developer shall be responsible for obtaining under ground/above ground
tank permits from both the County Health and Fire Departments.
70. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC
in rating. Contact a certified extinguisher company for proper placement of
equipment.
71. Install a Hood/Duct automatic fire extinguishing system. System plans must be
submitted, along with a plan check/inspection fee, to the Fire Department for review.
72. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. Plans must be submitted to the Fire
Department for approval of mounting location/position and operating standards.
Special forms are available from this office for the ordering of the Key Switch; this
form must be authorized and signed by this office for the correctly coded system to
be purchased.
73. Specific fire protection requirements for each occupancy will be determined when
final building plans are submitted for review. Final conditions will be addressed when
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Planning Commission Resolution 97-
building plans are submitted. A plan check fee must be paid to the Fire Department
at the time building plans are submitted.
W!11111.. _ :419I:Z"""I
74. Prior to issuance of a grading permit or any earth disturbance, the applicant shall have
prepared and obtained approval from the Community Development Department for a
Phase III archaeological mitigation program for CA-RIV-5832. The program shall be
prepared by a qualified archaeologist, and shall include provisions for strictly
controlled archaeological monitoring and data recovery, including research and field
methods, lab analysis methodology, Native American consultation and monitoring,
curation procedures, report preparation and disposition of artifacts and records. The
final report shall be submitted to the Community Development Department.
MISCELLANEOUS
75. The applicant shall submit a final, detailed project area lighting plan, based on the
preliminary lighting plan reviewed with this application. All pole -mounted light
standards shall be limited to 25 feet in height, coverage provided shall be
demonstrated to adequately light the project area with minimal light wash on
surrounding property. All lighting provisions shall be consistent with the Outdoor
Lighting standards in Section 9.100.150. Said lighting plan shall be approved prior to
issuance of the first building permit.
76. A comprehensive sign program shall be submitted for review and approval by the
Planning Commission prior to establishment of any permanent signs for the project.
Provisions of the sign program shall be in compliance with applicable sections of
Chapter 9.160 of the Zoning Code. Temporary signs may be established as deemed
appropriate, pursuant to said Chapter, prior to approval of a sign program.
77. All roof -mounted mechanical equipment must be screened and installed using
compatible architectural materials and treatments, in a manner so as not to be visible
from surrounding properties and streets. Working drawings showing all such
equipment and locations shall be submitted to the Building and Safety Department
along with construction plan submittal for building permits. Method and design of
screening must be approved by the Community Development Department prior to any
issuance of building permits related to structures requiring such screening.
78. The applicant shall redesign the on -site landscaping in the parking areas for Parcels
1 and 2 to create a better sense of traffic flow and accommodate pedestrian
circulation, and to eliminate or reduce oversized and undefined paved areas. The
applicant shall work with the Community Development Department to achieve such
redesign, consistent with Section 9.150.080.D of the Zoning Code.
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79. Establishment or conversion of any use authorized under this approval shall not occur
unless the appropriate applications, as deemed required by the Community
Development Department, have been filed for review and approval.
80. Applicant/Developer shall submit design details for the access gates proposed for the
self -storage warehouse use at the time of submittal for a building permit. Clearances
shall be obtained from the Riverside County Fire Department and Public Works
Department.
81. The following architectural revisions shall be made, subject to verification and
approval of the Community Development Department, prior to obtaining a
construction permit for any related use:
• Wainscots proposed for all building areas shall be split face block.
• Additional architectural embellishment shall be provided along the north building
elevation of the mini -mart and the rear storage and retail wall areas along the
east property line and along the access easement.
• The pitched roof treatment shown for the storage unit buildings shall be applied
to the southwest corner storage building section.
• Elevation sheet A-10 shall show the height of the manager/office building at 23
feet. Site plan sheet A-9 shall reflect the elimination of a portion of the northeast
storage building area, consistent with sheet A-1. All similar inconsistencies shall
be resolved, in writing, prior to any CDD staff review for building permit
issuances.
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