1997 02 11 PC`a �•c
� z
CF OF
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
February 11, 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 97-007
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 he
Please complete a "Request to Speak" form and limit your comments to three minutes.
IV. CONSENT CALENDAR
A. Approval of the Minutes of January 28, 1997
B. Department Report
PC/AGENDA
V. PUBLIC HEARINGS
A. Item ..................
Applicant ............
Location .............
Request ..............
Action ..............
B. Item .................
Applicant ...........
Location ............
Request ............
Action ...............
VI. BUSINESS ITEMS
CONTINUED - VESTING TENTATIVE TRACT 28457, A
SITE DEVELOPMENT PERMIT 96-593
EZ Okie (Mr. Roger Snellenberger)
North side of Fred Waring Drive, 2,600 feet east of Washing
Street abutting the Starlight Dunes development along the easti
property line
1) Approval of the subdivision of 33.1 acres into 116 single far
and other lettered public streets and retention basin lots; an(
Approval of house plans
Resolution 97- , Resolution 97- , Resolution 97-
CONTINUED - VESTING TENTATIVE TRACT 28458, A
SITE DEVELOPMENT PERMIT 96-594
EZ Okie (Mr. Roger Snellenberger)
North side of Fred Waring Drive, 1,615 feet east of Washing
Street
1) Approval of the subdivision of 28.8 acres into 115 single far
and other lettered public streets and well site lots; and 2) Appn
of house plans
Resolution 97- , Resolution 97- , Resolution 97-
A. Item .................. TEMPORARY USE PERMIT 96-127
Applicant ............ La Quints Arts Foundation
Location ............. 77-865 Avenida Montezuma
Request .............. Approval of a four day ourdoor event (La Quinta Arts Festival)
sign program to be held at the Frances Hack Park on March 13
1997, according to provisions of the Zoning Ordinance
Action ............... Minute Motion 97-
VII. CORRESPONDENCE AND WRITTEN MATERIAL
VIIL COMMISSIONER ITEMS
A. Consideration of the cancellation of the March 11, 1997, Planning Commission meet
B. Report of the City Council meeting of February 4, 1997.
IX. ADJOURNMENT
PC/AGENDA
Business Item #I -
STAFF REPORT
PLANNING COMMISSION
DATE: FEBRUARY 11, 1997
CASE NO.: TEMPORARY USE PERMIT NO. 96-127
REQUEST: APPROVAL OF A FOUR -DAY OUTDOOR EVENT (ARTS FESTIVAL)
AND SIGN PROGRAM TO BE HELD AT THE FRANCES HACK
PARK ON MARCH 13-16, 1997
LOCATION: 77-865 AVENIDA MONTEZUMA
APPLICANT: LA QUINTA ARTS FOUNDATION (MS. SUSAN FRANCIS)
PROPERTY
OWNER: RIVERSIDE COUNTY RECREATION AND PARK DISTRICT
ENVIRONMENTAL
CONSIDERATION: THIS PROJECT IS EXEMPT FROM CEQA BECAUSE THE
OUTDOOR FESTIVAL IS A TEMPORARY USE IN A PUBLICLY
OWNED PARK DESIGNED FOR PUBLIC USE PER SECTION 15311
(CLASS 11(C)).
GENERAL
PLANIZONING: PARK FACILITIES/PARKS AND RECREATION
BACKGROUND:
Site Background
The La Quinta Arts Foundation has been holding outdoor art events in the Frances Hack
Park for many years. The Foundation's last event was held in November, 1996, under
Temporary Outdoor Event Permit No. 96-126 (JazzART).
Application Request
The Foundation's application is attached (Attachments 1 and 2). The four -day event will
start on March 13P with anticipated attendance at approximately 1,000 people per day
excluding hired help. The applicant's program summary includes information about how
they plan to accommodate their patrons and employees during the venue. The hours of
TUP127-6A, Final
operation are 10:00 A.M. to 6:00 P.M. (dusk) for the first two days and to 10:00 P.M.
starting Saturday. The Foundation expects to have 250 artists plus food and beverage
vendors. Parking for the event will occur in close proximity to the park on public and
private property (i.e., more than 600 parking spaces). Also requested are on- and off -site
signs for the event that include off -site directional signs posted along various streets, an
off -site portable billboard, and on -site banners (Attachment 3, Various Exhibits).
Staff Comments
Chapter 9.100.140 establishes the provisions for Planning Commission approval of events
that have gatherings of more than 300 people including spectators and participants,
provided Findings and Conditions are met. The Foundation hires various contractors to
assist them in their events from parking valets to Riverside County Sheriffs Deputies for
security needs. Past events, approved by the City, have been well run with no major
problems arising.
CONCLUSION:
Conditions are proposed that comply with the existing provisions of the Municipal Zoning
Code. Findings for approval are included in the attached material.
RECOMMENDATION:
Adopt Minute Motion 97- , approving the 1997 Arts Festival and signing for the March
event, subject to Findings and Conditions of Approval as attached.
Attachments:
1. Location Map
2. Foundation Program
3. Sign Application
Prepared Icy:
Greg oasdell, Associate Planner
Submitted by:
Christine di lorio, PI Wing Manager
TUP127-6A, Final
CONDITIONS OF APPROVAL
TEMPORARY USE PERMIT 96-127
LA QUINTA ARTS FESTIVAL
FEBRUARY 11, 1997
FINDINGS*
1. The event will not be detrimental to the health, safety and general welfare of
the community in the area of the proposed event.
A. Various public agency permits are required prior to the event insuring that
the event will be conducted in an acceptable manner. Health Department
permits are required for all food and beverage vendors serving the event,
and police and fire personnel will be on hand to assist the organizers in
providing a safe environment for vehicles and patrons. The public roadways
surrounding the project are capable of handling the traffic. No problems are
anticipated which would be detrimental to the community based on the
recommended conditions.
B. This project is categorically exempt under Section 15311 (Class 11(0) of
the California Environmental Quality Act (CEQA) because the outdoor event
is being conducted in an existing park facility designed to accommodate the
daily patrons and public streets will be used to direct traffic to designated
parking areas.
C. Temporary signs directing patrons to the event will be displayed along
various public streets in the community. The signs will be placed so that
they do not interfere with traffic safety signs or other facilities (i.e., traffic
signals, etc.). Sign removal will occur immediately after the event in order
to guard against the signs becoming roadside debris or litter.
2. There is adequate area to conduct the event and to accommodate the
anticipated attendance.
A. This outdoor event is held in an adequately designed facility which can hold
the daily patrons because various facilities will be provided such as
restroorns, first -aid station, food and beverages, parking, and other facilities
which provide services to those attending the daily activities. The Frances
Hack Park has existing buildings and other facilities which complement the
planned event. The applicant is proposing on- and off -site parking areas to
accommodate guests and employees for the event. The information is on
file with the Community Development Department.
conaprv1.127-12
CONDITIONS:
The following Conditions shall be completed by March 6, 1997:
1. Fire Department permits for temporary use structures (tents, stages, stands, etc.)
or any open flame devices or fireworks, shall be obtained prior to installation. If you
have any questions, please contact the Riverside County Fire Department
(Planning and Engineering) staff at 863-8886.
2. An encroachment permit shall be issued by the Public Works Department for any
signs placed in the City's rights -of -way. Signs in the City right-of-way shall be
mounted on maximum 2-inches by 2-inches wood posts unless otherwise
approved by the Public Works Director. No signs shall be closer than 100-feet
from an intersection. Temporary signs shall be posted no closer than 5-feet from
the edge of the paved area of any public road or street and placed a minimum of
200-feet from an identical sign. Signs in the right-of-way shall not exceed six
square feet, and signs on private property shall not exceed 12 square feet. Signs
placed on private property shall be installed only if authorization from the owner has
been secured prior to installation. All signs shall be placed in a manner which does
not obstruct traffic or street signs or other important equipment (Chapter 9.160 of
the Sign Ordinance).
3. A bond in the amount of $200.00 shall be posted to insure that all off -site directional
signs are removed by March 19, 1997. The security can be either a Certificate of
Deposit or Letter of Credit naming the City as beneficiary of the account, or cash.
The security deposit is refundable provided the signs are removed after the event.
The Community Development Department shall receive the bond.
4. A notice shall be given to the existing property owners in the immediate area
informing them of the upcoming special event and associated parking restrictions
and access routes. A copy of the written notice shall be given to the Community
Development Department.
5. A bond or other type of guarantee acceptable to the City Engineer shall be posted
with the Public Works Department insuring that unpaved parking lots for the event
are stabilized after the event is completed pursuant to Chapter 6.16 of the
Municipal Code (Fugitive Dust Control Ordinance). The bond will be released
once the applicant has provided a letter from their contractor stating that the
stabilizer material has been installed (i.e., chemical emulsion, wild flower mix with
irrigation, etc.) and City staff has made a field inspection to verify compliance. A
copy of the contractor's letter shall also be submitted to the Community
Development Department for filing.
conaprvl.127-12 2
The following Condition shall be completed by March 12, 1997:
6. All unimproved (unpaved) roadways and parking areas used in conjunction with
this event shall be adequately compacted and prepared to create a hardened travel
surface, and maintained in a manner (watered) which will reduce dust during use
by vehicular traffic. If the soil composition is not conducive to formation of a
hardened surface, an appropriate chemical binder shall be applied as a remedial
measure.
The following Condition shall be completed by March 13, 1997:
7. Prior to start of the event, a site inspection shall be made by City staff and the Fire
Marshal to insure compliance with all proposed project conditions.
General Conditions
8. The outdoor art event is permitted to be held from March 13-16, 1997, between the
hours of 10:00 A.M. and 6:00 P.M. on Thursday and Friday and 10:00 A.M. to
10:00 P.M. on Saturday and Sunday.
9. Portable restrooms shall be provided for patrons and vendors as required by the
Building and Safety Department. Restroom facilities to accommodate the
physically challenged shall also be provided.
10. Temporary trash receptacles shall be provided so that trash/debris can be
deposited accordingly. The site shall be left clean of any litter at the close of the
event.
11. Riverside County Sheriff's Deputies shall be employed during the event to provide
security and traffic control supervision as determined by their agency through prior
contractual arrangements.
12. All food and beverage vendors shall obtain a City Business License.
13. The applicant shall work with Waste Management of the Desert to recycle the
aluminum cans disposed in the temporary trash receptacles during the outdoor
event.
14. If ground excavation is required, please contact Underground Service Alert (USA)
at 1-800-422-4133. The service is free of charge provided USA is given at least
two days' notice.
conaMl.127-12
15. Before any cranes, forklifts, or other aerial equipment is raised, please check for
existing overhead wires.
16. All designated private security personnel must be licensed by the State of California
and possess a current Private Security Guard license.
17. No overnight camping at the site is permitted. Exhibitors or food vendors may
leave their vehicles or equipment at the park provided the applicant provides
overnight security.
18. The City may impose additional conditions, or revoke this permit, if any problems
arise during the event that needs special attention or consideration.
19. Vendors who sell or serve alcoholic beverages shall obtain a license from the State
of California Alcoholic Beverage Control Department. All drinks shall be served in
paper or plastic cups.
20. Parking areas that are not hard surfaced or turf, shall be sufficiently watered daily
up to the event's opening, and during, to reduce blowing dust. Any tracked -out or
other accumulation of soil material(s) onto paved areas, whether public or private,
shall be wet -swept, water flushed, or otherwise removed (no dry -sweep methods
permitted) by the end of each day, and shall be kept damp during event operation
hours until removed.
21. All public streets surrounding the event shall not be blocked or barricaded unless
prior approval has been obtained from the City Council and Public Works
Department. Fire lanes shall be established and/or maintained during the special
event.
22. No parking shall occur on private property unless the Foundation has obtained
written authorization. All vacant parcels surrounding the park shall be cordoned off
(Le., by using rope, logs or other devices) to ensure no parking occurs unless
permitted in advance by the property owner.
CONDAPRL135.12A 4
PLANNING COMMISSION MEETING
FEBRUARY 11, 1997
ATTACHMENTS
FOR
LA QUINTA ARTS FOUNDATION
ATTACH14-C
ATTACHMENT
DATE: August 2, 1996
TO: Mr. Tom Hartung, Building and Safety Director
BY: Susan Francis, Festival Director
La Quinta Arts Foundation
SUBJECT: Permit to hold a minor outdoor event in La Quinta
DATE OF EVENT: March 13, 14, 15, 16, 1997
it
LA Qu'11TA
RTS
FOUNDATION
La Quinta Arts Foundation requests a permit to hold a "minor outdoor event" within the
city limits of La Quinta on March 13, 14, 15, 16, 1997. This event,. La Quints Arts
Festival, will be conducted in compliance with Chapter 9.216 (#348 of the Riverside
County Land Use Ordinance XIXa), "Temporary Outdoor Events." The anticipated
attendance at the show is not expected to exceed 1000 at any given time. The four -day
event will be open to the public daily from 10:00 a.m. until dusk, approximately 6:00 p.m.
(On Saturday, March 15, we may present an evening concert extending our hours to
10:00 p.m.) Artists and volunteers will arrive on March 12, 1997 to set up displays but
these numbers will not exceed 250.
La Quinta Arts Festival will be held on the grounds of La Quinta Community Park,
located at 77-865 Avenida Montezuma in La Quinta. Permission has been requested to
hold the show on this site from the Board of Directors of Coachella Valley Recreation and
Park District, the agency with jurisdiction over the park.
The attached plot plan indicates:
a) the area in which the displays will be exhibited;
b) artist and patron parking areas;
c) placement of sanitation facilities.
ADEQUATE AREA TO CONDUCT THE EVENT: The grounds consist of the park itself
and the ballfieid. Approximately 250 artists will display their work, and foot traffic will
be on the grass between the. displays. The public will be admitted through one gate
located at the east tip of the park.
PARKING: Parking for artists and the public will be located to the southwest of the park
on land owned by Rupert Yessayian. Public parking will be on the property owned by
Eddy Nicholson bordered by the streets of Tampico, Bermudas, and La Fonda, on
property owned by City of La Quinta on Navarro and Montezuma and possibly on the
property owned by Bill Martin to the north of Tampico. Permission from all property
owners will be sought. Professional attendants will assist the public in parking.
FOOD SERVICE: Food and beverage services will be provided to the public from outside
professional purveyors who will prepare food or beverages according to Health
Department Standards.
FIRST AID STATIONS: La Quinta Fire Department will be asked to provide standby
first aid response. Ambulance access will be maintained and the entire facility and
parking will have identifiable locations plotted on a grid for easy location of emergency
sites. This will be communicated to all security and safety personnel.
POST OFFICE BOX 777 I.A QUITITA, CALIFORNIA 92253 (619) 564-1244 FAX (619) 564-6884
FIRE PROTECTION: One 2A10BC fire extinguisher will be installed in each food area.
Fire exits are two twenty -foot wide gated openings in the fence on the north and south
side of the park. The gridded plot map will be utilized by fire control personnel.
SANITATION FACILITIES: We will arrange for portolets to be brought in by Waste
Management of the Desert.
POTABLE WATER: Drinking water will be available at no cost from food and beverage
vendors and from the water fountains on the park grounds.
SOLID WASTE DISPOSAL: Six large covered trash containers are permanently located
on the park grounds. La Quinta Arts Foundation will supply trash containers. Food and
beverage vendors will be required to supply additional receptacles. La Quinta Arts
Foundation will see to the daily transfer of refuse to proper containers on site.
SECURITY OPERATION: Security for the event will be a joint effort involving the
Riverside County Sheriffs Department, the City of La Quinta and a professional security
service. A private guard will patrol the premises at all tunes commencing at 6:00 p.m. on
March 11th and continuing until 8:00 a.m. on March 17th.
SITE RESTORATION: The site will be cleaned and restored to its original condition or
better at the conclusion of the event. The staff and board of Coachella Valley Recreation
and Parks District and city staff will be encouraged to inspect the grounds subsequent to
the event.
CAMPING: Exhibitors in recreational vehicles will not be permitted to camp overnight
in the parking lots nor on adjacent city streets. A list of alternative campsites has been
made available to exhibitors. (See attached listing.)
PERMISSION TO SERVE ALCOHOLIC BEVERAGES: We request permission to serve
beer and wine on the actual show grounds. The beer and wine sellers will check that each
purchaser is over 21 years of age. Alcohol consumption will take place within the
designated areas only. We will obtain permission from Coachella Valley Recreation And
Park District for the sale of beer and wine at this year's event. In the several years we
have offered beer and wine at the Festival, we have never had an incidence of public
intoxication or damage to property as a result of alcohol consumption.
On behalf of La Quinta Arts Foundation, we respectfully request that the City Council of
La Quinta grant a permit to conduct La Quinta Arts Foundation 1997.
LX -
usan Francis Hei n
Festival Director Executive Director
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ATTACHMENT
August 2, 1996
Jerry Herman
Planning Director
CITY OF LA QUINTA
P.O. Box 1504
La Quinta, CA 92253
Dear Jerry:
3
LA QUINTA
FOUrIDATIOP
Enclosed please find our request for permission to place directional signs and billboards
and banners within the city for La Quinta Arts Festival 1997.
We plan to place a sign on Highway 111 near Simon Motors as we did for the 1996
Festival. We will be in contact with Fred Simon requesting permission to place a sign
there. When we have received notification of permission, we will forward a copy to you.
Yours truly,
LA QUINTA ARTS FOUNDATION
usan Francis
Festival Director
POST OFFICE SOX 777 I.A QUIrITA, CALIFORNIA 92253 (619) 564-1244 FAX (619) 564-6884
August 2, 1997
DIRECTIONAL SIGNS
We request that the City of La Quinta authorize placement of signs to promote La
Quinta Arts Festival, a community event, according to the attached map and
descriptions. The directional signs which are painted on MDO plywood will be set in
place March 1st and will taken down by March 20.
TEMPORARY PORTA-PANEL
We are requesting approval from the City of La Quinta to place a portable billboard on
the southeast corner of the intersection of Highway III and Washington Street for
approximately two weeks prior to and during the event weekend --March 13, 14, 15, 16,
1997.
The billboard will be used to advertise this special event and to direct people traveling on
Highway Ill to turn south on Washington toward the City of La Quinta. Please see
attached map for requested sign placement. This portable sign, to be provided by
Fairway Outdoor Advertising Company, is of high quality with professional artwork and
lettering similar in quality to those signs used to promote the Bob Hope Classic. The
sign will show La Quinta Arts Foundation logo, will contain the words "La Quinta Arts
Festival --March 13, 14, 15, 16, 1997 ", and will show a directional arrow.
BANNERS
We request permission to hang two banners (8'- ac ) by rope across the east end and
across the west end attached by rope from the palm trees. The banners will be set in
place March 7 and removed March 17. The banners are professionally produced and say
"La Quinta Arts Festival".
Thank you.
LA QUINTA ARTS FOUNDATION
Susan Francis
Festival Director
POST OFFICE BOX 777 LA QUIRTA, CALIFORNIA 92253 (619) 564-1244 FAX (619) 564-688J
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DESCRIPTION:
Signs are produced by a professional outdoor sign company using white letters on blue
background and say "Arts Festival" with foundation logo and directional arrows.
Detail of description of signs 6.9,18,19,20,21 and 22:
#6 La Quinta Arts Festival - Stay on Washington
(2' x 3' placed on Washington and Eisenhower)
09 Festival Parking
(2' x 3' placed on Washington and Tampico)
#18 Festival Parking
(2' x 3' placed on Eisenhower and Tampico)
#19 Free Parking
Valet Parking
(face west on Tampico and Bermudas)
#20 Valet Parking
(2' x 3' face east on Tampico and Bermudas)
#21 Free Parking
Valet Parking
(2' x 3' on Desert Club and Tampico)
#22 La Quinta Arts Festival
(2' x 3' on Highway 111 by Golf Shop)
�ECOVE
SEP 0 6 1996
CITY OF LAQUINTA
PLANNING DEPARTMENT
tuna tpq5 6l9 Avol WOdA Wb6l°6 966l-90-6
Public Hearing #,-
STAFF REPORT
PLANNING COMMISSION
DATE: FEBRUARY 11, 1997 (CONTINUED FROM JANUARY 14, 1997)
CASE NOS.: VESTING TENTATIVE TRACT MAP 28457 AND SITE
DEVELOPMENT PERMIT 96-593
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, AND (2) APPROVAL OF HOUSE
PLANS UNDER CHAPTERS 9.30-9.60 OF THE ZONING
ORDINANCE.
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.
GENERAL
PLAN/
ZONING: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE)
AND RL (LOW DENSITY RESIDENTIAL)
STRTPC.300A/C/Fina1
BACKGROUND:
Planning Commission Review
On January 14, 1997, the Commission reviewed the request and had a number of
comments for the applicant based on their review of the companion application prior to this
hearing under Vesting Tentative Tract Map 28458. (The staff report from this meeting is
on file with the Community Development Department.) Summary comments from this
meeting are noted:
The RL Zone Code provisions shall be met which include setbacks and creating a
varied streetscape for the houses within each tract. The varied streetscapes will
be created by providing front yard setbacks of 20' to 25' for the houses with front
loaded garages and 15' setbacks for side -loaded garages in conjunction with
shifting the location of the houses on the lots.
2. Bedroom locations and their views should be reexamined when revising the layout
of the houses on the lots to comply with the Zoning Code requirements.
3. Curvilinear streets should be added to enhance the quality of the project in
conjunction with the cul-de-sac streets.
4. Upgraded landscape plans shall be submitted for Fred Waring Drive and Palm
Royale Drive. Preliminary landscape plans showing the landscaping that will be
installed for the future houses shall be prepared.
5. More than one elevation drawing per house shall be prepared. Additionally, the
plotting schedule of the houses was a concern when two identical houses are
placed adjacent to each other, and reversing the plans did not solve this problem.
Colored drawings should be prepared for the February meeting.
6. The perimeter screen wall along Fred Waring Drive and Palm Royale Drive should
be upgraded to include design elements such as insets, breaks, or curvilineal
features to enhance the visual effect of the wall and its relationship to surrounding
properties.
No public testimony was received except for comments from the applicant's
representatives. The Commission voted unanimously to continue discussion on this
project to February 11, 1997, to allow the applicant time to respond to the Commission's
comments. A copy of the minutes from the meeting is attached (Attachment #1).
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 #2).
The 33-acre parcel is vacant and covered with native vegetation.
STRTPC.300A/C/Final 2
Application Submittals
On January 29, 1997, new plans were submitted as requested by the Planning
Commission, and a letter from Mr. Jim Snellenberger outlining their changes has been
included (Attachment #3). Each application is discussed below:
1.) Vesting Tentative Tract Map Application
The single family subdivision consists of 7,200 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. The public street access
point was paced 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
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
The developer has added two more house plans to the project since the last meeting. The
new plans are Plans 4 and 5. A reduced plotting map is attached (Attachment #4). A
summary of each housing type is noted:
Plan 1 -
Plan 2 -
Plan 3 -
Plan 4 -
Plan 5 -
Plan 6 -
1,595 sq.ft.
1,834 sq.ft.
2,025 sq.ft.
2,200 sq.ft.
2,400 sq.ft.
2,730 sq.ft.
3 bedroom/
3 bedroom/
3 bedroom/
3 bedroom/
3 bedroom/
3 bedroom/
2 bath
2 bath
2 bath
2 bath
2 bath
3 bath
2 car
2 car
2 car
2 car
2 car
2 car
garage
garage
garage
garage
garage
garage
Mediterranean style houses are proposed. Exterior building walls are stucco with concrete
tile roofing. Two different building elevations for the front of each house are provided.
Other decorative features include tile accents, recess panel front doors, stucco plant-ons,
and metal grid windows. The houses range in height from approximately 17' to 23' and do
not exceed a maximum permitted height of 28-feet. Metal roll -up, sectional garage doors
are proposed for the garage structures. Front yard landscaping will be provided during
construction of each proposed house. Desert colors for the exteriors are used.
STRTPC.300/C 3
All houses are single -story except for Plan #6 which is two stories in height. Each
prototype will now have two different building facades. The new architectural plans have
more character than the prior plans in that the roof designs and facade changes create a
more aesthetically pleasing streetscape design. The front yard setbacks, under the new
plan, have also been varied to enhance the overall design theme.
The developer has submitted new landscaping and screen wall plans for Fred Waring
Drive which includes a mixture of plant materials. Palo Verde and Mesquite trees (24" box
trees) are scattered along the parkway and are accented by Mexican Fan palms (8' high
minimum). Lawn areas are proposed along the north side of the meandering sidewalk in
conjunction with gravel (Palm Springs Gold Fines) being used with shrubs and boulders
as the low-level plant material. Vines will be used along the wall for added color and
texture. The six-foot high masonry screen wall has two different exterior surfaces (split -
face masonry block or stucco) and includes split -face concrete block pilasters at each inset
corner. The top of the wall will have a brick trim cap to accent the overall design theme.
Wall offsets of two -feet are shown every third single family lots along Fred Waring Drive
to avoid a long straight wall. This plan is an improvement because the prior plans did not
include offsets, pilasters or specify precise materials to be used. The proposed plant
material is compatible with surrounding developments. However, this plan incorporates
gravel which has not been used in other surrounding developments. Most developments
in the area have large areas devoted to lawn with shrubs placed adjacent to the perimeter,
tract screen walls. Recently, the City began encouraging native or drought tolerant
landscaping to help conserve water. Due to the lateness of the submittal, the Public
Works Department has not had time to evaluate the parkway landscape plan; therefore,
additional comments may arise prior to the Council's review of the request.
The applicant has increased the landscaping areas on either side of Street Lot "B" to
enhance this primary entryway. This design change was requested by the Commission
at the last meeting.
As requested, the developer has provided a typical landscape theme for the in-house
production houses. The plan includes lawn, shrubs and trees for each house which is
standard for houses in this area of the City. However, the developer is also upgrading the
number of trees per interior lot from two to three with one of the trees being a specimen
tree (i.e., a 24 box tree). Corner lots require a minimum of five trees to be planted. The
plant material and pliant sizes are consistent with other developments in the immediate
area.
3.) Variance Application
On January 31, 1997, the applicant submitted a letter stating that the new plans are
consistent with the Zoning Code, therefore, the original variance request is no longer
necessary (Attachment #5). No action is necessary by the Commission based on the
applicant's written request.
STRP300A-C 4
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 of two to 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 widths will conform with the standards defined in
Chapter 3 of the General Plan. The Zoning Code 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.
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.
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.
STRP30OA-C 5
There will be a four -foot (or greater) 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 or written permission to install a six-foot high
perimeter wall to allow grading to provide additional area for the sloping earth. By obtain
these agreements, 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 and other on -site
constraints. The Public Works Department has recommended Tract Condition #5 to solve
this grade separation problem between adjacent property owners.
The Planning Commission inquired when secondary access to the Tract would be provided
since the draft conditions of January 141h only stated that access would be provided when
required by the Public Works Department and Fire Marshal. Staff spoke with the Fire
Marshal on January 17, 1997, and he stated that it is their policy to require secondary
access when 36 to 100 houses are built. Tract Condition #74 requires a secondary access
point for the Tract prior to the issuance of the 36th building permit.
The street layout for this project has changed by increasing the lot depth of those lots on
the cul-de-sac bulbs eliminating the variance request. However, the request for curvilinear
streets within the Tract was not addressed by the applicant in this update. The developer
states that their buyers prefer to live on cul-de-sac streets and curvilinear streets will
reduce the number of houses they can build and creates irregular or non -perpendicular
sideyard property lines.
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 - Interior 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).
STRP300A-C 6
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. A copy of the Environmental Assessment is attached (Attachment #6).
Copies of the environmental reports are on file at the Community Development
Department.
(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.
Issue #7 - Park Development
As required by Subdivision Ordinance (Chapter 13.48), the developer is required to
provide park facilities on the property or contribute to the City's trust account for Citywide
park development. If the developer chooses to build a park(s), the land and some
improvements (i.e., play equipment, benches, etc.) will be credited toward the required
obligation. The negotiations for these new facilities occur once the developer provides a
written documentation and plans that can be reviewed by the Parks Department and the
Community Development Department. The developer has not provided this required
information. Thus, no specific provisions have been provided in this report. Park land
negotiations typically occur after review of the tentative map application by the
Commission and Council, but prior to final map consideration. Tract Condition #67
requires the developer comply with the provisions of Chapter 13.48 prior to recordation of
the map by paying in -lieu fees.
Staff Comments
No negative public 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.
Minor changes have been made to the proposed conditions of approval for this case based
on comments from the January 14' meeting. Conditions are proposed that comply with
STRP300A-C
the existing provisions of the General Plan and Municipal Code. No physical constraints
prevent the development of the site as planned. All houses planned will be compatible
with the RL District standards.
CONCLUSION:
Findings for a recommendation of approval are included in the attached Resolutions for
each application.
RECOMMENDATIONS:
Adopt Planning Commission Resolution 97 recommending to the City Council
approval of Environmental Assessment 96-330 for Vesting Tentative Tract Map
28457 and Site Development Permit 96-593;
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; and,
3. Adopted Planning Commission Resolution 97- , approving Site Development
Permit 96-593 which allows new house plans for Vesting Tentative Tract Map
28457, subject to Findings and Conditions of Approval as attached.
Attachments:
1. January 14, 1997 Planning Commission Minutes (Excerpt)
2. Location Map
3. A letter from Mr. Jim Snellenberger dated February 3, 1997
4. Plot Plan Exhibit - Reduced
5. A letter from Mr. Jim Snellenberger dated January 31, 1997
6. Environmental Assessment (EA 96-330)
7. Large Map Exhibits (PC only)
Prepared by:
G u ell., Associate Planner
Submitted by:
`Xul C i
t
Christine di lorio, Planning Manager
STRP300A-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 96-330
PREPARED FOR VESTING TENTATIVE TRACT MAP 28457
AND SITE DEVELOPMENT PERMIT 96-593
ENVIRONMENTAL ASSESSMENT 96-330
E Z OKIE
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the 10'h day of December, 1996, the 14t' day of January, 1997, and the 11" day of
February. 1997, hold duly noticed Public Hearings to consider the proposed Vesting
Tentative Tract Map 28457 and Site Development Permit 96-593 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 and Site Development Permit 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 and Site Development Permit 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 and Site Development Permit 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 and Site Development Permit 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:
1. 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 11 th day of Febraury, 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
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 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, 14"' day of January, 1997, and 11t' day of
February, 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.
REsoPc80-c, final /cond28457-13
Planning Commission Resolution 97-,
The site is zoned RL (Low Density Residential District) which permits single family
development on lots at least 7,200 sq. ft. The proposed lots are generally 8,000
sq. ft. or larger and the single family houses have been designed to comply with
City requirements.
B. The design or improvement of the proposed subdivision is consistent with the La
Quinta General Plan and any applicable specific plans.
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, a shared access point with Vesting Tentative Tract Map
28458, and other streets in Vesting Tract Map 28458 which connect to Street Lot
"I" and future Palm Royale Drive. 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.
REsoPC80-c, fast /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 111' day of February, 1997, by the following vote,
to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JACQUES ABELS, Chairman
City of La Quinta, California
REsorc80-c, final /cond28457-13
Planning Commission Resolution 97-,
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
REsoreso-c,final /cond28457-13
CONDITIONS OF APPROVAL - RECOMMENDED
VESTING TENTATIVE TRACT MAP 28457
EZ OKIE (ROGER SNELLENBERGER)
FEBRUARY 11, 1997
CONDITIIONS OF APPROVAL
GENERAL
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. Ifthe 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
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.
8. 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
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 MAPS)
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 she 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.
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
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
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, etc.) shall be constructed
or secured prior to approval of the first final map unless otherwise approved by the City
Engineer.
28457/13A 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
lots within a tract, but not sharing common street frontage, where the differential shall not
exceed five feet.
28457/13A
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'/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. Retention facilities on this tract shall be designed to accommodate runoff from all areas of
Parcel 2 of Parcel Map 27131. 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 Sheriff's 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.
28457/13A 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.
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 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' meandering 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
1) 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 (401) 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 - 38'
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.
C. Lots N, M, Q, R, E, and B: Unrestricted access to and from the property abutting the
west boundary.
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.
28457/13A 8
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 cuts -de -sac, knuckle turns and corner cut -backs shall conform
with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise
approved by the City Engineer.
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 4.011/6.00"
Primary Arterial 4.5 "/6.00"
Major Arterial 5.5"/6.50"
The applicant shall submit current (no more than two years old) mix designs for base materials,
Portland cement concrete and asphalt concrete, including complete mix design lab results, for
review and approval by the City. For mix designs over six months old, the submittal shall
include recent (no more than six months old) aggregate gradation test results to confirm that
the mix design gradations can be reproduced in production of the base or paving material.
Construction operations shall not be scheduled until mix designs are approved.
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.
28457/13A 9
52. The applicant shall provide landscape improvements in the perimeter setback areas or lots 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. All palm trees installed along Fred Waring Drive and Palm Royale Drive shall have
a minimum brown trunk height of 10-feet, and shall be skinned (25% or greater) and include
accent uplighting mounted on the trunk at 8' above the finished grade level. No less than 70
percent of the trees along Fred Waring Drive and Palm Royale Drive shall be 24% or 36"-box
specimen trees (e.g., minimum 1 3/4" to 3" diameter trunk width per tree type) with remaining
trees 15 gallon in size with 1" diameter trunks. Ground mounted lighting shall be used
periodically to accent the parkway trees in conjunction with the lighting for the palm trees.
Shrub spacing shall be 3-feet on center unless plant types are clustered to form distinctive
design themes. The parkway landscaping and wall along the perimeter of the project shall be
installed during construction of the developer's Phase 1 project improvements and be ready for
a final inspection prior to the release of a Certificate of Occupancy for any house.
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.
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.
28457/13A 10
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.
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.
28457/13A I I
67. Parkland fees shall be paid prior to final map approval as required by the Subdivision
Ordinance.
68. Fringe -toed Lizard habitat mitigation fees ($600/acre) shall be prior to site grading or land
disturbance.
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'/2" X 2'/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, the applicant/developer shall furnish one blueline copy of
the water system plans to the Fire Department for review and approval. Plans will conform to
the fire hydrant types, location and spacing, and the system will meet the fire flow
requirements. Plans will be approved and signed by a registered civil engineer and the local
water company with the following certification: "I certify that the design of the water system
is in accordance with the requirements prescribed by the Riverside County Fire Department."
72. The required water system including fire hydrants will be installed and accepted by the
appropriate water agency prior to any combustible building material being placed on an
individual lot.
73. A temporary water supply for fire protection may be allowed for the construction of the model
units only. Plans for a temporary water system must be submitted to the Fire Department for
review prior to issuance of building permits.
74. The applicant/developer shall provide secondary access prior to issuance of the 3& house
permit.
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.
28457/13A 12
78. Prior to final map approval, Covenants, Conditions and Restrictions (CC and R's) shall be
submitted to the City Attorney for review and comment if applicable.
79. All Conditions of Approval for Site Plan Development Permit 96-593 shall be met.
80. All mitigation measures of Environmental Assessment 96-330 shall be met.
81. Permanent signing for the tract shall be approved by the Planning Commission prior to issuance
of a building permit for said structure(s) pursuant to the provisions of Chapter 9.160 of the
Zoning Ordinance.
82. Prior to approval of the final map, all single family lots along Fred Waring Drive that have the
perimeter wall offset at the rear of the lot shall be enlarged to reflect the preliminary landscape
plan exhibits.
28457/13A 13
PLANNING COMMISSION RESOLUTION 97
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF SITE DEVELOPMENT PERMIT 96-593
TO ALLOW CONSTRUCTION OF SINGLE FAMILY
HOUSES FOR VESTING TENTATIVE TRACT MAP
28457
CASE NO.: SITE DEVELOPMENT PERMIT 96-593
APPLICANT: EZ OKIE
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 10'' day of December, 1996, 14t1 day of January, 1997, and 111' day of
February, 1997, hold duly noticed Public Hearings for a 33.1-acre site with 116 single
family houses, 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'/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 96-330 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 Site Development Permit 96-593:
A. The proposed houses are consistent with the City's General Plan and Zoning Code.
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. Detached
single family houses are consistent with the goals, policies and intent of the La
Quinta General Plan Land Use Element (Chapter 2) provided conditions are met.
The site is zoned RL (Low Density Residential District) which permits single family
development on lots a least 7,200 sq. ft. The one and two-story houses meet
RESOPC85-C, Final
Planning Commission Resolution 97-
minimum City requirements and will be consistent with the provisions of the Zoning
Code (Chapters 9.30 - 9.60) at the time building permits are acquired.
B. The new single family houses 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. 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 (EA 96-330) based on the proposed Conditions
of Approval.
C. The architectural design of the houses is consistent with other projects in the
vicinity.
Mediterranean style houses are proposed. The one and two-story houses, which
range in size from 1,600 to 2,700 square feet, are compatible with adjacent houses
because the exterior materials to be used are stucco with concrete tile roofing.
Desert colors are proposed for each prototype housing unit to create diversity since
only one building elevation is proposed per housing type. Garage parking will be
provided for each house as required. No house will be less than 1,600 square feet
which is larger than required, and one story houses will be built along the perimeter
of the project as required by the RL District provisions. Conditions are
recommended to ensure the houses are built to current Code standards when
constructed.
D. The site design of each house shall be compatible with surrounding areas and
include prevalent site features.
The houses are plotted so that the front yard of the house is generally 20-feet from
the front property line. In order to enhance the streetscape design, the houses
shall be located 20- to 25-feet from the front property line and side -loaded garages
should be encouraged ensuring that the RL District standards shall be met.
Conditions are recommended which require varied front yards for this proposal in
addition to other requirements.
E. The site landscaping will complement the proposed buildings and create a unifying
influence for the community.
RESOPC85-C, Final
Planning Commission Resolution 97-,
Each house will have front yard landscaping which will include trees, shrubs and
groundcover with on -site irrigation. The landscaping improvements will be similar
to adjacent detached single family developments. The parkway landscaping will
include various plant materials which shall be lush and semi -mature when installed
to enhance the perimeter wall which is required to buffer noise from automobiles on
Fred Waring Drive, a major arterial. The location of the wall and its relationship to
the street will be no less than approximately 18-feet from the edge of the right-of-
way to create a harmonious transition from this project and adjoining properties
(i.e., Starlight Dunes, etc.). The proposed plant materials are acceptable for this
climate zone and complement other residential developments in the area.
WHEREAS, in the review of this Site Development Permit, 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 Site Development Permit
96-593 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 11"' day of February, 1997, by the following vote,
to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RESOPC85-C, Final
Planning Commission Resolution 97-,
JACQUES ABELS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
FXSOPC85-C, FirW
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 96-593 (VTTM 28457)
EZ OKIE
FEBRUARV 11, 1997
CONDITIONS:
Pedestrian gates leading into the side and back yards shall be wrought iron or tubular metal.
Pedestrian gates shall not exceed 48 inch widths unless located in a sideyard of 12'-0" wide
or larger (Section 9.160.030 (D2)).
2. The landscape/irrigation 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., 2 trees
@ 15-gallon with 1 " diameter trunks and one 24" box tree with a 1.75" diameter trunk) for
interior lots and five trees (4 trees @ 15-gallon minimum with one 24" box tree) 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/or
rear yard areas behind screen walls or landscaping. All equipment shall be a minimum
distance of five -feet from any property line.
The concrete driveways shall include expansion joints and a broom finish (or better) texture.
The driveways shall be at least the width of the garage opening and be located to permit
backing out into the abutting local public streets.
6. All 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. Only 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.
COND593-C, Final
S. 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. The balance of the houses shall have 20' and 25' setbacks.
11. This site development permit shall run concurrently with the land division application
processed under Title 13 of the Municipal Code.
12. Permanent signing for the Tract shall be approved by the Planning Commission prior to
issuance of a building permit for said structure(s) pursuant to the provisions of Chapter 9.160
of the Zoning Ordinance.
13. A minimum six-foot high decorative masonry wall measuring minimum six -inches in thickness
shall be constructed around the perimeter boundaries of the project prior to any occupancy
releases as required by the acoustic study for the project. The perimeter walls facing an
arterial street shall include features such as offsets (i.e., jogs) and pilasters, and be topped off
with a masonry cap pursuant to the exhibits on file with the Community Development
Department. The design height of the wall along Fred Waring Drive shall conform with the
acoustic study prepared for the project.
14. The sideyard building elevations on Plans 3A, 4A and 5A shall include clipped gable ends
(with concrete tiles) to enhance the architectural styling of the houses. The architectural plans
shall be modified prior to building permit issuance.
15. Plaster surrounds shall be added to all windows on the side building elevations for all houses
in the Tract.
16. Roof attic vents mounted on the gable ends of the prototype houses shall include plastered
surrounds.
Pa
PLANNING COMMISSION MEETING
]FEBRUARY 11, 1997
ATTACHMENTS
BELLA VISTA
ATTACH 13-C
Planning Commission Minutes
January 14, 1997
Attachment 1
and garage door having a stucco header, and the proposed plans wed that
it is only a very thin header. He hoped that the fmal product wo be as nice
as the elevation.
27. issioner Woodard addressed the develop/regingeral items on
the p s. Mr. James Snellenberger, developemmissioner's
Wood concerns on the plans and discussi
28. Commissione yler stated he too wasAt pleased with what has been
proposed as eve ing was a straigh e. The developer needed to add
some curves, to gi ore charactnce the project was completed they
would have built 230 es tIr
contain family with a lot of children
and there was no conside 'ony park or play area for them. There is a
need for some green space.
29. Chairman Abels state e conc d with the statements that had been
presented and woul e to have a c tinuance to allow the applicant time
to make the corre ons.
30. Commission oodard stated he would be h to meet with the applicant
to discuss me solutions.
31. Con4rissioner Gardner asked staff if the Fee Sched would be changed
be re the applicant was able to resubmit his drawings. aff stated is was
t likely as there were no changes proposed.
There being no further discussion, it was moved and sec ed by
Commissioners Gardner/Tyler to continue the public hearing to FebrLIk 11,
1997. Unanimously approved.
C. Vesting Tentative Tract 28457. Site Development Permit 96-593, and Variance 96-
028; a request of EZ Okie for approval of a 3 3. 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.
1. Chairman Abels re -opened the continued public hearing, but requested a
continuance based on the discussion for the prior public hearing.
2. There being no comments, It was moved and seconded by Commissioners
Tyler/Seaton to continue this public hearing to February 11, 1997.
Unanimously approved.
PC1-14-9
8
Planning Commission Minutes
January 14, 1997
V. PUBLIC HEARINGS
A. Continued - 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. Chairman Abels re -opened the continued public hearing and asked for the
staff report. Associate Planner Greg Trousdell presented the information
contained in the staff report, a copy of which is on file in the Community
Development Department. Staff informed the Commission that the Site
Development Permit would be approved/denied by Resolution, not Minute
Motion.
2. Commissioner Woodard asked staff to clarify why new Condition #13 was
minor as he did not consider any of the items listed as minor. He was also
concerned as to why the applicant was requesting changes that had been
required and approved by the Design Review Board and Planning
Commission for the original tract map. In a final design solution, if side
loaded garages are to be used, where are they to be used, and if these are
proposed, why are they not included in the package they are reviewing. Staff
explained that the final design solution was based on the outcome of the
Variance application. If the Variance request was denied, a different design
solution would have to be prepared. There were a number of different
solutions proposed and staff was submitting only one for Commission
consideration.
3. Commissioner Woodard asked staff if it was customary/appropriate planning
to allow single family detached residential units instead of attached, to be
constructed next to commercially zoned property. Staff explained that the
existing zoning categories match the Parcel Map layout. Commissioner
Woodard stated it seemed inappropriate to have a road where the main
entrance to a single family residential development is across from a
commercial use. Community Development Director Jerry Herman cited
examples where this did occur in the City.
4. Commissioner Woodard questioned why only one facade per plan was being
submitted for Commission review. As it appeared, the plotting map showed
the Plan 2 units being constructed together with the same elevation. In
addition, he asked if the front yard landscaping, whatever that will be, will be
planted at the time of the construction of each house. Staff stated the front
yard landscaping plan was conditioned to be approved by staff.
PC 1-14-9 2
Planning Commission Minutes
January 14, 1997
Commissioner Woodard questioned why the Commission was approving
landscaping on some projects and not on others. Staff stated it was a case -by -
case situation. Commissioner Woodard stated that he believed that the
landscaping was a very important aspect of reviewing these projects to make
them unique to La Quinta. Staff responded that the Planning Commission
can add or amend the draft conditions to support their position.
5. Commissioner Woodard questioned Condition #1 which allowed the
applicant to work with staff to replot units if the Variance was denied. He
would prefer to have this brought back to the Commission for their review
and approval and not staff. Chairman Abels stated this should be added as
a condition.
6. Commissioner Seaton asked for clarification on the entrance and exit to the
project and when the Palm Royale Road street improvements would be
completed. She was concerned that with the number of homes to be
constructed there would not be enough ingress and egress access points into
the tract. Planning Manager Christine di Iorio explained that the applicant's
idea was to begin construction of the adjacent tract (TTM 28457) with the
circulation pattern progressing as the tract developed. The access to the tract
would be through Tract 28457. She went on to explain the circulation plan.
7. Commissioner Seaton asked if there would there be a signal constructed
where Palm Royale Drive exited onto Washington Street. Staff explained the
realignment of Darby Road and the proposed signal locations for Fred
Waring Drive and Palm Royale Drive.
8. Commissioner Butler asked staff about the ingress and egress of the tract onto
Fred Waring which could potentially create another traffic problem on Fred
Waring. He asked if there was a schedule for further street improvements to
alleviate this problem. Staff stated this question would need to be answered
by the Public Works Department. Commissioner Butler clarified that this
tract would be built with only one access onto Fred Waring Drive. Staff
stated that initially this was true. Until such time as the Public Works
Department or Fire Department dictated that the demand existed for a second
access point, only one would be provided. Associate Engineer Fred Bouma
stated that a condition had been added requiring construction of the second
access/ingress onto Palm Royale Drive at any time the City requires it. At the
latest, it would be constructed when the Fire Department requires a secondary
access. The Fire Department's normal procedure is to require the secondary
access when 40 homes are constructed. The Public Works Department has
asked that the developer secure the cost of constructing the signalized
intersection and that portion of Palm Royale Drive leading up to the tract's
secondary access, in case the commercial property is not developed before the
PC I -14-9 3
Planning Commission Minutes
January 14, 1997
second access is needed for this tract. If the commercial parcel is developed
first, then this tract is conditioned to participate only for its fair share of the
Palm Royale Drive and signal improvements.
9. Commissioner Woodard asked why there wasn't a warrant number that
would determine when the signal would be required. Associate Engineer
Fred Bouma stated that as the Public Works Department would not be
tracking the traffic flow on Palm Royale Drive to know exactly when the
signal would be required, the City did not want to put the burden on this
developer. The City would prefer to wait until the commercial developed,
hopefully at the same time. The City therefore, conditions the tract according
to the number of units constructed. It is assumed that the commercial will
develop before the residential to keep the burden off the residential
developer.
10. Commissioner Butler questioned why staff was not conditioning the tract to
provide the minimum diameter tree size as well as the size of the trees to be
used throughout the project. Staff clarified that until now the diameter of the
tree requirement had only been required for parkway landscaping.
Commissioner Butler stated he would prefer that it be required for the
residential projects as well. Staff stated the conditions would be changed to
require the diameter size of the tree as well.
11. Commissioner Butler stated he understood that Plan 4 would be required to
have a three car garage, but this was not shown on the elevation plan. He
would not like to approve a development with only four facades plotted at the
developers discretion and now with a setback requirement problem, the same
floor plan could be constructed next door to each other. He could not
approve a development when only four facades are submitted and the tract
was plotted due to setback requirements.
12. Commissioner Tyler stated he too, was concerned about the lack of details on
the facades, but as the designs were already constructed within the Quinterra
tract, he was at least able to visually see the homes. Secondly, he was also
concerned about the ingress/egress along Palm Royale Drive as he did not
believe the commercial development would happen very soon. He would like
the conditions to be more precise as to when the street improvements and
signalization would be required. In addition, he inquired about the on -going
negotiations between the developer and the property owners to the north. On
Page 6, Issue 2 of the staff report, it was stated that there had been dialog
between the developer and the property owners to the north regarding the
grade deviation. Staff stated they had hoped the developer would have the
slope easements in place before tonight's meeting, but negotiations were on -
PC 1-14-9 4
Planning Commission Minutes
January 14, 1997
going. The applicant has provided signed agreements from some of the
property owners prior to the meeting. They are trying to work out a solution
that would not require large retaining walls, but would still allow the property
to drain into the retention basins. The design solution is based on connecting
the property to existing off -site sewer improvements.
13. Chairman Abels asked if the applicant would like to address the Commission.
Mr. Mike Smith, Warner Engineering, stated they had received 100%
approval from the residents to the north. In regard to the variance, he stated
the problem was that the City standards had changed between the time they
had received their application and the time it was filed. The problem was that
they could achieve large sideyards on the cul-de-sacs, but one corner of one
of the houses would be within ten feet of the wall. This problem is unique to
the cul-de-sacs that were widened as requested by the Fire Department for
turn around purposes. This widening shortens the depth across the front of
the lots. This is why it was an unfair advantage and warrants the variance.
With the old zoning standards they had no problem meeting the City
standards. Their only other solution was to develop smaller size houses.
14. Commissioner Butler asked what floor plans were to be used in the cul-de-
sacs. Mr. Smith explained that they would not have the same floor plan next
to each other. Commissioner Butler asked if a different floor plan was used,
would this not solve the problem. Mr. Smith stated that it wouldn't as the
problem lies only with one corner of the house, no matter what plan is used.
Alternatives were discussed.
15. Commissioner Tyler asked why some of the lots could not be
reoriented/rotated (for example Lot 105), to solve the problem. Mr. Smith
stated this could be done, but it would not solve all the problem lots as the
corner would still be within the twenty foot setback on some of the lots.
16. Commissioner Woodard stated that Lots 24 and 25 could not be rotated, as
well as Lot 32, 42, and 51. If this method is used on the interior lots it could
solve the problem.
17. Commissioner Tyler clarified that the variance was only being requested on
the cul-de-sacs and not the entire project.
18. City Attorney Dawn Honeywell reminded the Commission that the entire
map was before the Commission and they could require that any of the lots
be changed in shape to solve the problem. This is not a fixed map and will
not be until it is approved and becomes a vesting tract map. The applicant by
applying for a variance, is asking the Commission to make findings to
PC I -14-9 5
Planning Commission Minutes
January 14, 1997
approve the variance based on the irregular shapes of lots that, as of yet have
not yet been fixed by the Commission. The Commission will have a hard
time making the required findings when the lot sizes have not been fixed, if
the premise for asking for the variance is irregular lots. The lot sizes have not
been fixed and the Commission can require the lot sizes be changed to solve
the problem. Although the applicant wants to build larger houses on larger
lots or different size houses, the Commission cannot make findings to
approve the variance. The Commission cannot approve five or six lots as the
findings need to be made that the lot itself is irregular in shape. When the
Commission is in the process of approving the lot, the Commission would be
approving irregular lots that the Commission knows in advance require a
variance from the City's ordinance. It would not be logical.
19. Commissioner Woodard stated he did not understand why the Commission
cannot define which lots can have a variance applied. Community
Development Director Jerry Herman stated that in order to grant a variance
there must be four findings made to justify the variance. One finding is that
the lot is irregularly shaped and the owner cannot build on the lot because of
its size, shape, or topography. At the present time there are no lots, as the
Commission is creating the lots through the approval process. Therefore, the
Commission can create those lots to be any size to accommodate the house
plans and meet the setbacks. As the lots are not yet created, the Commission
has no ground, to grant a variance. This is not a City law, but based on State
law.
20. Chairman Abels asked if it would be advisable to have the tract redrawn and
resubmitted to the Commission. Staff stated it was up to the Commission's
discretion. Chairman Abels stated that in view of the facts presented, the
applicant should redraw the map and submit it again. He would suggest a
continuance to give the applicant an opportunity to redraw the map.
21. Commissioner Woodard stated that as the Commission had raised numerous
questions concerning the tract, that if the Commission was going to continue
the project, the applicant should be told what should be address.
22. Mr. Smith stated a lot of the conditions relate to fees and this is why they
were filing a vesting tentative tract. They needed to lock the project into the
existing fee schedule. The conditions they were referring to were Conditions
#4, 21, 41, 65, as they refer to fees that are in place at that time permits are
pulled.
23. Community Development Director Jerry Herman stated that as it relates to
fees on a vesting tract map, it is true the approvals would be vested for the
term of the development. However, the City has the right to condition the
tract to pay the fees at whatever time it so chooses. For this tract, the City is
PC 1-14-9 6
Planning Commission Minutes
January 14, 1997
recommending that the fees be fixed at the time construction begins and not
now. Commissioner Woodard stated he had empathy for the developer and
he should know what the fees will be. City Attorney Dawn Attorney stated
the City's current practice is to require that the fees be what they are at the
time of permitting. What the developer is entitled to is vesting of all the
City's current practices as they are today. If the Council decides to change
the standard practices at a future date, they would not be applicable to this
tract. As it is written in the staff report, is the way it is for all tracts.
24. Commissioner Woodard stated that he was surprised that the plotting of the
homes in both phases had already been done. Would the developer be able
to change floor plans as the project develops. Mr. Smith stated that when a
tract is vested it is required to be plotted. Commissioner Woodard asked if
there was any way the developer could replot at a later date to enable them to
meet the market demand. City Attorney Dawn Honeywell stated that by
receiving a vesting map, they are protected from any zoning changes made
by the City in the future. But part of that approval requires approving the
level of detail being presented at this time. If they want to make a design
change some time in the future, they can request an amendment to the map,
but the map would be reopened and the City could apply any requirements it
deemed necessary at that time to meet any existing City code requirements.
It is to the developers advantage to retain the original approvals.
25. Commissioner Woodard stated another problem was the repetition of garage
placements. He would want to see three facades for each plan. Thirdly, the
plotting shows Plan 3 next to a Plan 3 even though it is flipped. Mr. Smith
stated he would refer this issue to the architect.
26. Commissioner Woodard stated that the floor plans as drawn on the cul-de-
sac, showed the bedrooms facing the majority of the open space. The
developer needed to revisit the floor plan so the bedroom, with small
windows, would not be facing the majority of the open space portion of the
lot. The entrances off of Fred Waring Drive and eventually off Palm Royale
Drive is weak, as the distance from the road to the first house is unacceptable.
The wall configuration off Fred Waring Drive is one continual wall, and he
would like to see a variation from the property line to the wall. He then
stated that he was concerned about what was happening north of Highway
111. It was becoming the backdoor to La Quinta. He would like to suggest
to the Commission, that there is more than one way to beautify La Quinta.
If they can't create more change on the interior of the property, they could
require creative setbacks and landscaping to impact the exterior. Therefore,
in reviewing this project he would be fanatical about the landscaping. As an
example Fred Waring Drive should be required to have better landscaping
and wall treatments. Architecturally, the elevations submitted are the worst
he has seen. On one plan for Quinterra there is a difference between the roof
PC 1-14-9 7
Planning Commission Minutes
January 14, 1997
and garage door having a stucco header, and the proposed plan showed that
it is only a very thin header. He hoped that the final product would be as nice
as the elevation.
27. Commissioner Woodard addressed the developer regarding several items on
the plans. Mr. James Snellenberger, developer addressed Commissioner's
Woodard's concerns on the plans and discussion followed.
28. Commissioner Tyler stated he too was not pleased with what has been
proposed as everything was a straight line. The developer needed to add
some curves, to give more character. Once the project was completed they
would have built 230 houses that would contain family with a lot of children
and there was no consideration of any park or play area for them. There is a
need for some green space.
29. Chairman Abels stated he concurred with the statements that had been
presented and would like to have a continuance to allow the applicant time
to make the corrections.
30. Commissioner Woodard stated he would be happy to meet with the applicant
to discuss some solutions.
31. Commissioner Gardner asked staff if the Fee Schedule would be changed
before the applicant was able to resubmit his drawings. Staff stated is was
not likely as there were no changes proposed.
32. There being no further discussion, it was moved and seconded by
Commissioners Gardner/Tyler to continue the public hearing to February 11,
1997. Unanimously approved.
C. Vesting 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.
1. Chairman Abels re -opened the continued public hearing, but requested a
continuance based on the discussion for the prior public hearing.
2. There being no comments, It was moved and seconded by Commissioners
Tyler/Seaton to continue this public hearing to February 11, 1997.
Unanimously approved.
PC1-14-9 8
Attachment 2
Vicinity Map - VTTM 28457
in the Coun* of
Site
r
Vistas
■■■■■� ■�
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North
mammon M
FEB-03-1997 11:49 ROGER SNEL"ENBERGER & ASS
F.Ula:
ROGER SNELLENBERGER & ASSOCIATES, INC.
LAND DEVELOPMENT
74-350 ALESSANDRo, SUITE A-1
PALM DESERT, CA 92260
February 3, 1987 Attachment 3 FAX (619) 777-7768
Greg Trousdell
Planning Department
City of La Quinta
78-495 Calla Tampico
La Quinta, CA 92253
Re: Bella Vista, Tract 28457 & 28458
Dear Greg:
The purpose of this letter is to outline the modifications we have made to our proposed project based on
input received from the Clity.
The following items are among those which we have changed:
1. Added two additional floor plans, bringing the total to six different floor plans in the project.
2. Added an additional elevation to each plan giving a total of twelve different elevations for the
project
3. Eliminated the request for variance on the odd sized cul-de-sac lots.
4. Alternated units in such a way that no two like units are side by side or across from each other.
5. Widened the entry to the project as requested.
6. Modified the block wall along Fred Waring Drive to be a mixture of split face block with cap and
pillars, along with stuccoed wall sections as requested. The wall will vary in its set back distances
to provide street appeal.
7. Modified sidewalk and landscaping to a meandering style more pleasing to the eye. Landscaping
will be a mixture of "desert" landscaping and "green" landscaping to achieve optimum water
conservation and low maintenance costs.
As you can see, we have worked hard to comply with your request. We, too, want to help beautify the
City of La Quinta and we thank you for your suggestions to improve our project.
Sincerely,
Snelienberger
Vice President
�T !3
Attachment 4
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JAN 1-1997 05 c 59 R 0 G E R SI ;ELLE1,:BEF.I ;Er, i HS P. . GC.
Attachment 5
ROGER SNELLENBERGER & ASSOCIATES. Ilti C.
LAND nEVELOPMEINT
January 31, 1997
Greg Trousdel'l
Planning Department
City of La Quinta
78-495 Calle Tampico
La Quinta, CA. 92253
Re: Sella Vista, Tract 28457, 28458
Dear Greg-
74-350 ALESSANDRO, SUITE A-1
PALM DESERT, CA 92260
(619) 777.7766
FAX (619) 777-7768
ECEE�VE
JAN 3 11997
CITY OF LAQUINTA
PLANNING DEPARTMENT
This letter is to formally withdraw our request for a variance on the cu,-de-sac lots on the above
referenced tract.
Given the changes that we have made to our plans we find that a variance is no longer
necessary. Please call with any questions you may have.
Sincerely,
6�lrn Sneilenberger
Vice President
Attachment 6
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 - BELLA VISTA
SDP 96-593
VAR 96-428- -
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. 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 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.
_ f
Signature 4 t ,f _ r t r �� (._ - Date: NOVEMBER 25, 1996
Printed Name 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
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
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. Mounquand, Associate Planner
November 25, 1996 (Updated 1 / 15 / 9 7 )
TABLE OF CONTENTS
Section Page
1 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 EN'VIRONMENTAL 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
0J
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 I remainder parcel. The Applicant is also requesting
approval of house plans under Chapters 9.30 - 9.60 of the Zonin& Ordinance, a+4-�
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
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 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 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 modern trash and debris. Typical indigenous desert vegetation
is found on the property.
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 corner of the subdivision. The subdivision will not be
gated. 1M single family house prototypes are being considered for approval for the
tentative tract. T.h`�i''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
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 have been requested 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 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 Amendirient
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
5
the City 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).
3.1 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 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).
f�
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 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 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).
3.2 POPULATION AND HOUSING
Regional Environmental.4etting
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 listed at 8,624 single family units, 481 multi -family units,
and 247 mobile homes, for a total of 9,352 housing units.
7
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 3 3. 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
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
8
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 sea level (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 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
y
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.
The 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
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 minimum depth that liquefaction is known to
occur) (Source: Southland Geotechnical 1996:8).
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 Tv_ pic
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).Compliance 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
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
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).
12
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 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 fi-om
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 ,Vetting
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
Conservation 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
Warner Engineering. The report describes the property as falling from the southwest
corner approximately thirty feet to the northeast corner 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 Royale Drive is constructed. In the meantime temporary retention areas will be
developed off -site to protect the west boundary from off -site flows (Source: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 corner 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 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 storm water runoff on -site.
14
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 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 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
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?
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 corner 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 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, 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).
H. Would the project result in impacts to groundwater quality?
Less Than Significant Impact. Future development of the project site will include
concrete and asphait 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
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 AQIV[P.
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 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 fi-om
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
I&A
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, 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
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/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 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 111 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 II 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.4etting
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 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 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
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. 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 Sheriffs Department did not identify any problems with this issue.
OR
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 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).
4
Local Environmental .Vetting
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 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, 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 Horned 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
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 11 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
ON
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).
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
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).
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.
Local Environmental.4etting
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 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).
24
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
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).
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 I11, 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
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 to STC 32 glazing (Source: Davy & Associates 1996b:7).
26
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. Vetting
Law enforcement services are provided to the City through a contract with the Riverside
County Sheriff's Department. The Sherift' s 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
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. This site
will be served by the nearby DSUSD Gerald Ford Elementary School, which is situated
outside of the City of La Quinta, in unincorporated County area.
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 through JFK Memorial Hospital in Indio, ,and
the Eisenhower Immediate Care Facility in the I I I 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.Vetdng
The nearest 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.
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 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.
3.12 UTILITIES
Regional Environmental Services
The City of La Quinta is served by the Imperial Irrigation District (1113) 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.
29
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.
Nonhazardous, mixed municipal solid waste is taken to three landfills within the Coachella
Valley.
Local Environmental.'Yetting
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 IID 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?
30
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 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 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 (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
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 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.
31
Local Environmental.4etting
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.
32
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.
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
33
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.
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
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 parkat 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 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
34
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
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.
SECTION 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
95-079 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:
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.
35
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.
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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Public Hearing Item #
STAFF REPORT
PLANNING COMMISSION
DATE: FEBRUARY 11, 1997 (CONTINUED FROM JANUARY 14, 1997)
CASE NOS.: VESTING TENTATIVE TRACT MAP 28458 AND SITE
DEVELOPMENT PERMIT 96-594
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, AND (2) APPROVAL OF HOUSE
PLANS UNDER CHAPTERS 9.30-9.60 OF THE ZONING
ORDINANCE.
LOCATION: NORTH SIDE OF FRED WARING DRIVE, 1,615-FEET EAST OF
WASHINGTON STREET
APPLICANT/
PROPERTY
OWNER: EZ OKIE (MR. ROGER SNELLENBERGER)
DEVELOPER: ROGER SNELLENBERGER AND ASSOCIATES
ENGINEER: WARNER ENGINEERING (MR. MIKE SMITH)
ENVIRONMENTAL
CONSIDERATION: ENVIRONMENTAL ASSESSMENT 96-331 HAS BEEN PREPARED
FOR THIS PROJECT.
GENERAL
PLAN/
ZONING: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE)
AND RL (LOW DENSITY RESIDENTIAL)
(BACKGROUND:
Planning Commission Review
On January 14, 1997, the Planning Commission reviewed the development request and,
after discussion, voted unanimously to continue the project to February 11, 1997. A list
of concerns by the Commission is as follows:
STRTPC.301A/C/Fina1 1
The RL Zone Code provisions shall be met which include setbacks and creating a
varied streetscape for the houses within each tract. The varied streetscapes will
be created by providing front yard setbacks of 20' to 25' for the houses with front
loaded garages and 15' setbacks for side -loaded garages in conjunction with
shifting the location of the houses on the lots.
2. The bedroom locations and their views should be reexamined when revising the
layout of the houses on the lots to comply with the Zoning Code requirements.
3. Curvilinear streets should be added to enhance the quality of the project in
conjunction with the cul-de-sac streets.
4. Upgraded landscape plans shall be submitted for Fred Waring Drive and Palm
Royale Drive. Also, preliminary front yard landscape plans for the future houses
shall be prepared.
5. Provide more than one elevation drawing per house. Additionally, the plotting
schedule of the houses was a concern when two identical houses are placed
adjacent to each other, and reversing the plans did not solve this problem. Colored
drawings of your revised plans could be reductions of your large scale exhibits.
6. The perimeter screen wall along Fred Waring Drive and Palm Royale Drive should
be upgraded to include design elements such as insets, breaks, or curvilineal
features to enhance the visual effect of the wall and its relationship to surrounding
properties.
A copy of the Planning Commission minutes from this meeting is attached (Attachment #1,
Excerpt). The staff report from the January 14' meeting is on file with the Community
Development Department.
Site Background
The site is located on the north side of Fred Waring Drive, approximately 1,615-feet east
of Washington Street (Attachment #2). 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.
New Application Submittals
On January 29, 1997, the applicant submitted new plans for development of the 28.8-acre
property and a letter dated February 3, 1997 outlining the changes to the proposed plans
(Attachment #3). Each application is discussed below:
STRTPC.301A/C/Fina1 2
1.) Vesting Tentative Tract Map Application
The proposed 115-lot single family subdivision consists of 7,200 square foot, or larger,
residentia9 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", a future connection with Palm Royale
Drive. At the southwest corner of this property is Lot "A" a 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
Subdivision Ordinance. All vesting map applications require submission of plans which
describe the ultimate development of the land within the subdivision.
2.) Site Development Permit Application -
Mediterranean style houses are proposed. The developer has added two more house
plans (Plans 4 and 5) to the project for a total of six prototype house plans that range in
size from 1,600 to 2,700 square feet. A summary of each housing type is noted:
Plan 1 -
Plan 2 -
Plan 3 -
Plan 4 -
Plan 5 -
Plan 6 -
1,595 sq.ft.
1,834 sq.ft.
2,025 sq.ft.
2,200 sq.ft.
2,400 sq.ft.
2,730 sq.ft.
3 bedroom/
3 bedroom/
3 bedroom/
3 bedroom/
3 bedroom/
3 bedroom/
2 bath
2 bath
2 bath
2 bath
2 bath
3 bath
2 car
2 car
2 car
2 car
2 car
2 car
garage
garage
garage
garage
garage
garage
Exterior building walls are stucco with concrete the roofing. Other decorative features
include tile accents, recess panel front doors, stucco plant-ons, and metal grid windows.
The houses range in height from approximately 17' to 23' and do not exceed a maximum
permitted height of 28-feet. Metal roll -up, sectional garage doors are proposed for the
garages. Front yard landscaping will be provided during construction of each proposed
house. Desert colors for the exteriors are used, and the applicant's materials board will
be available at the meeting.
All houses are single -story except for Plan #6 which is two stories in height (Attachment
#4). Each prototype will now have two different building facades. Previously, the applicant
had one building facade per house. The new architectural plans have more character than
the prior plans in that the roof designs and facade changes create a more aesthetically
pleasing streetscape design. Lastly, the front yard setbacks have been varied to enhance
the overall design theme, and some houses have been reversed on the lots to break up
the side -by -side driveways which were prevalent in the earlier plans. All proposed houses
STRT301A-C 3
will have front -loaded garages. 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.
3.) Variance Application
On January 31, 1997, staff received a letter from Mr. Jim Snellenberger stating that the
variance application is no longer necessary based on their new submittal (Attachment #5).
STATEMENT OF THE ISSUES:
Issue #9 - 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 between two and 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 widths will conform with the standards
defined in Chapter 3.0 of the General Plan. The Zoning Code 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. The developer may amend the vesting map application
in the future pursuant to Section 66498.2 of the Government Code but will be required to
meet any new ordinances, policies or standards of the City.
B. Site Development Permit Application
Chapter 9.5C (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 houses to be single story
abutting existing houses surrounding the project's perimeter boundaries unless separated
by a street.
The developer has submitted new landscaping and screen wall plans for Fred Waring
Drive which includes a mixture of plant materials. Palo Verde and Mesquite trees (24"-box
or larger) are scattered along the parkway and are accented by Mexican Fan palms (8'
high minimum). Lawn areas are proposed along the north side of the meandering sidewalk
in conjunction with gravel (Palm Springs Gold Fines) being used with shrubs and boulders
as the low-level plant material. Vines will be used along the perimeter wall for added color
and texture. The six-foot high wall is constructed using various material such as split -face
masonry block and stucco with pilaster breaks and brick cap. A wall offset of two -feet is
shown every third single family lots along Fred Waring Drive to avoid a long straight wall
design. This plan is an improvement because the prior plans did not include offsets or
STRT301A-C
pilasters, or specify materials to be used. The plant material is compatible with
surrounding developments. However, this plan incorporates gravel which has not been
used in other surrounding developments. Most developments in the area have large areas
devoted to lawn with shrubs placed adjacent to the perimeter, tract screen walls. The City
is encouraging drought tolerant or low maintenance landscaping to help conserve water.
Due to the lateness of the submittal, the Public Works Department has not had time to
evaluate the parkway landscaping plan; therefore, additional comments may arise prior to
the Council's review of the request.
The applicant has also increased the landscaping areas at the main entry on Fred Waring
Drive by 8-foot on either side of Street Lot "B" (VTTM 28457) to enhance this primary
project entryway. This design change was requested by the Commission at the last
meeting.
As requested, the developer has provided a typical landscape theme for the in-house
production houses. The plan includes lawn, shrubs and trees for each house which is
standard for houses in this area of the City. However, the developer is also upgrading the
number of trees per lot from two to three with one of the trees being a specimen tree (i.e.,
a 24" box tree).
The applicant's preliminary plans are generally consistent with the Zoning Code and
conditions are recommended to comply with current provisions. Findings can be made for
approval of this permit.
Issue #2 - Tract Design/Improvements
Access to the Tract will be from Street Lot "B" on Fred Waring Drive in Vesting Tract Map
28457 or Street Lot "I" which will connect to future Palm Royale Drive. All interior public
streets will be 50- to 60-feet in right-of-way width and provide access to all single family
lots.
There will be a two to six-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 obtain permission to install a six-foot high perimeter wall and to allow grading
to provide additional area for the transition slope. By providing this easement or written
permission, 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 and other on -site
constraints. The applicant's plans are acceptable. The Public Works Department has
recommended Tract Condition #5 for the vesting map application requiring easements (or
written permission) be acquired from all adjacent property owners if encroachments are
necessary to build the perimeter site improvements.
The Planning Commission inquired when secondary access to the Tract would be provided
since the draft conditions of January 14' only stated that access would be provided when
required by the Public Works Department and Fire Marshal. Staff spoke with the Fire
STRT301A-C 5
Marshal on January 17, 1997, and he stated that it is their policy to require two accesses
when 36 to 100 houses are built. Tract Condition #74 requires secondary access to the
Tract when the 36" house is built.
'The street layout for this project has changed by reducing the length of the cul-se-sac
streets and increasing the lot depth for those lots at the end of the streets. This change
in depth of the lots increased the rear yard area for these houses. This eliminates the
need for the variance application. The request for curvilinear streets within the Tract was
not addressed by the applicant in this update. The developer states that their buyers
prefer to live on cul-de-sac streets and curvilinear streets will reduce the number of houses
they can build and create irregular side property lines.
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.
Issue #3 - Interior 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 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
Biologic, Acoustic, Air Quality, Drainage, Hydrology, Geotechnical, and Cultural
Resources. A copy of the Environmental Assessment is attached (Attachment #6). Copies
of the environmental reports are on file at the Community Development Department.
STRT301A-C
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.
Issue #6 - Park Development
As required by Subdivision Ordinance (Chapter 13.48), the developer is required to
provide park facilities on the property or contribute in -lieu fees to the City's trust account
for Citywide park development. If the developer chooses to build a park(s), the land and
some improvements (i.e., play equipment, benches, etc.) will be credited toward the
required obligation. Tract Condition #67 requires the developer comply with the provisions
of Chapter 13.48 prior to recordation of the map by paying an in -lieu fee.
Staff Comments
No negative public 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.
All houses planned shall be compatible with the RL District standards. Conditions are
recommended that insure compliance with the existing provisions of the General Plan and
Municipal Code. No physical constraints prevent the development of the site as planned.
CONCLUSION:
Findings for a recommendation of approval are included in the attached Resolutions for
all applications.
RECOMMENDATIONS:
1. Adopt Planning Commission Resolution 97-_, recommending to the City Council
approval of Environmental Assessment 96-331 for Vesting Tentative Tract Map
28458 and Site Development Permit 96-594;
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; and
3. Adopted Planning Commission Resolution 97- , approving Site Development
Permit 96-594 which allows new house plans for Vesting Tentative Tract Map
28458, subject to Findings and Conditions of Approval as attached.
Attachments:
January 14, 1997, Planning Commission Minutes (Excerpt)
STRTPC.301A/C
2. Location Map
3. A letter from Mr. Jim Snellenberger dated February 3, 1997
4. Plot Plan Exhibit - Reduced
5. A letter from Mr. Jim Snellenberger dated January 31, 1997
6. Environmental Assessment (EA 96-331)
7. Large Map Exhibits (PC only)
Prepared by:
reg Tr idell, Associate Planner
Submitted by:
ff14e,
Christine di lorio, Planning Manager
STRTPC.300/C 8
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
AND SITE DEVELOPMENT PERMIT 96-594
ENVIRONMENTAL ASSESSMENT 96-331
E Z OKIE
WHEREAS, the Planning Commission of the City of La Quinta, California, did on
the I Oa' day of December, 1996, the 14t' day of January, 1997, and the 11 ' day of
February, 1997, duly noticed Public Hearings to consider the proposed Vesting Tentative
Tract Map 28458/Site Development Permit 96-594 for E Z OKIE, and,
WHEREAS, said Vesting Tentative Tract Map, and Site Development Permit
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 and Site Development Permit 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 and Site Development Permit 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 and Site Development Permit 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 and Site Development Permit 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 11 th day of February, 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
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 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 10" day of December, 1996, 14th day of January, 1997, and 11t'' day of
February, 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'/2 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 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/final
Planning Commission Resolution 97-
The site is zoned RL (Low Density Residential District) which permits single family
development on lots at least 7,200 sq. ft. The proposed lots are 7,200 sq. ft. or
larger. The future houses shall be consistent with the approved site plan.
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 Street Lot "I", a connection to future Palm Royale Drive. 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 will be paid 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,
County, 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.
REsorc82-afmal
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 it 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 111 day of February, 1997, by the following vote,
to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
JACQUES ABELS, Chairman
City of La Quinta, California
ATTEST:
RESOPC82-Ainal
Planning Commission Resolution 97-
JERRY HERMAN, Community Development Director
City of La Quinta, California
REsore82-oifinal
CONDITIONS OF APPROVAL - RECOMMENDED
VESTING TENTATIVE TRACT MAP 28458
EZ OKIE (ROGER SNELLENBERGER)
FEBRUARY 11, 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.
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.
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 2
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 MAPUS)
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
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
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 and landscaping, 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 -wide (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.
28458-13A 5
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'/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.
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 Sheriff's 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 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.
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' wide meandering 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:
A. Main (shared) access drive centered approximately 123' east of east tract boundary: Left
in and right in, right -out only, and
B. Lot I - Unrestricted access from and to Palm Royale Drive.
C. Lots M and B - Unrestricted access from and to the property abutting the east boundary.
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"
28458-13A 9
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 (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 lots 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. All palm trees installed along Fred Waring Drive and Palm Royale Drive shall have
a minimum brown trunk height of 10-feet, and shall be skinned (25% or greater) and include
accent uplighting mounted on the trunk at 8' above the finished grade level. No less than 70
percent of the trees along Fred Waring Drive and Palm Royale Drive shall be 24"- or 36"-box
specimen trees (e.g., minimum 1 3/4" to 3" diameter trunk width per tree type) with remaining
trees 15 gallon in size with 1 " trunks. Ground mounted lighting shall be used periodically to
accent the parkway trees in conjunction with the lighting for the palm trees. Shrub spacing
shall be 3-feet on center unless plant types are clustered to form distinctive design themes. The
parkway landscaping and wall along the perimeter of the project shall be installed during
construction of the developer's Phase #1 project improvements and be ready for a final
inspection prior to the release of a Certificate of Occupancy for any house.
28458-13A 10
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.
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
28458-13A 11
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
(Chapter 13.48).
68. Fringe -toed Lizard habitat mitigation fees ($600/acre) shall be prior to site grading or land
disturbance.
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.
28458-13A 12
FIRE DEPARTMENT
70. Schedule (A) fire protection approved Super fire hydrants (6" X 4" X 2'/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, the applicant/developer shall furnish one blueline copy of
the water system plans to the Fire Department for review and approval. Plans will conform to
the fire hydrant types, location and spacing, and the system will meet the fire flow
requirements. Plans will be approved and signed by a registered civil engineer and the local
water company with the following certification: "I certify that the design of the water system
is in accordance with the requirements prescribed by the Riverside County Fire Department."
72. The required water system including fire hydrants will be installed and accepted by the
appropriate water agency prior to any combustible building material being placed on an
individual lot.
73. A temporary water supply for fire protection may be allowed for the construction of the model
units only. Plans for a temporary water system must be submitted to the Fire Department for
review prior to issuance of building permits.
74. The applicant/developer shall install secondary access prior to the issuance of the 36' house
permit.
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 erect 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 final map approval, Covenants, Conditions and Restrictions (CC and R's) shall be
submitted to the City Attorney for review and comment if applicable.
79. All Conditions of Approval for Site Plan Development Permit 96-594 shall be met, as required.
80. All mitigation measures of Environmental Assessment 96-331 shall be met.
28458-13A 13
8 1. Permanent signing for the tract shall be approved by the Planning Commission prior to issuance
of a building permit for said structure(s) pursuant to the provisions of Chapter 9.160 of the
Zoning Ordinance.
82. Prior to approval of the final map, all single family lots along Fred Waring Drive which have
the perimeter wail offsets at the rear of the lot shall be enlarged to reflect the preliminary
landscape plan submittal.
28458-13A 14
PLANNING COMMISSION RESOLUTION 97 =
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF SITE DEVELOPMENT PERMIT 96-594
TO ALLOW CONSTRUCTION OF SINGLE FAMILY
HOUSES FOR VESTING TENTATIVE TRACT MAP
28458
CASE NO.: SITE DEVELOPMENT PERMIT 96-594
APPLICANT: EZ OKIE
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 10t' day of December, 1996, and 14"' day of January, 1997, hold duly noticed
Public Hearings for a 28.8-acre site with 115 single family houses, 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 6C9-070-035)
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 Site Development Permit 96-594:
A. The proposed houses are consistent with the City's General Plan and Zoning Code.
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. Detached
single family houses are consistent with the goals, policies and intent of the La
Quinta General Plan Land Use Element (Chapter 2) provided conditions are met.
The site is zoned RL (Low Density Residential District) which permits single family
development on lots a least 7,200 sq. ft. The one and two-story houses meet
RESOPC86-c
Planning Commission Resolution 97
minimum City requirements and will be consistent with the provisions of the Zoning
Code (Chapters 9.30 - 9.60) at the time building permits are acquired.
B. The new single family houses 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. 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 (EA 96-331) based on the proposed Conditions
of Approval.
C. The architectural design of the houses is consistent with other projects in the
vicinity.
Mediterranean style houses are proposed. The one and two-story houses, which
range in size from 1,600 to 2,700 square feet, are compatible with adjacent houses
because the exterior materials to be used are stucco with concrete tile roofing.
Desert colors are proposed for each prototype housing unit to create diversity since
only one building elevation is proposed per housing type. Garage parking will be
provided for each house as required. No house will be less than 1,600 square feet
which is larger than required, and one story houses will be built along the perimeter
of the project as required by the RL District provisions. Conditions are
recommended to ensure the houses are built to current Code standards when
constructed.
D. The site design of each house shall be compatible with surrounding areas and
include prevalent site features.
The houses are plotted so that the front yard of the house is generally 20-feet from
the front property line. In order to enhance the streetscape design, the houses
shall be located 20- to 25-feet from the front property line and side -loaded garages
should be encouraged ensuring that the RL District standards shall be met.
Conditions are recommended which require varied front yards for this proposal in
addition to other requirements.
E. The site landscaping will complement the proposed buildings and create a unifying
influence for the community.
RESOPC86-c
Planning Commission Resolution 97-
Each house will have front yard landscaping which will include trees, shrubs and
groundcover with on -site irrigation. The landscaping improvements will be similar
to adjacent detached single family developments. The parkway landscaping will
include various plant materials which shall be lush and semi -mature when installed
to enhance the perimeter wall which is required to buffer noise from automobiles on
Fred Waring Drive, a major arterial. The location of the wall and its relationship to
the street will be no less than approximately 18-feet from the edge of the right-of-
way to create a harmonious transition from this project and adjoining properties
(i.e., Starlight Dunes, etc.). The proposed plant materials are acceptable for this
climate zone and complement other residential developments in the area.
WHEREAS, in the review of this Site Development Permit, 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 Site Development Permit
96-594 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 111 day of February, 1997, by the following vote,
to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
RESOPC86-c
Planning Commission Resolution 97-,
JACQUES ABELS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
RESOPC86-c
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 96-594 (VTTM 28458)
EZ OKIE
FEBRUARY 11, 1997
CONDITIONS:
Pedestrian gates leading into the side and back yards shall be wrought iron or tubular metal.
Pedestrian gates shall not exceed 48 inch widths unless located in a sideyard of 12'-0" wide
or larger (Section 9.160.030 (D2)).
2. The landscape/irrigation 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., 2 trees
@ 15-gallon with 1 " diameter trunks and one 24" box tree with a 1.75" diameter trunk) for
interior lots and five trees (4 trees @ 15-gallon minimum with one 24" box tree) 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.
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/or
rear yard areas behind screen walls or landscaping. All equipment shall be a minimum
distance of five -feet from any property line.
The concrete driveways shall include expansion joints and a broom finish (or better) texture.
The driveways shall be at least the width of the garage opening and be located to permit
backing out into the abutting local public streets.
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. Only 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.
COND594c-final
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. The balance of the homes shall have setbacks between 20' and
25'.
11. This site development permit shall run concurrently with the land division application
processed under Title 13 of the Municipal Code.
12. Permanent signing for the Tract shall be approved by the Planning Commission prior to
issuance of a building permit for said structure(s) pursuant to the provisions of Chapter 9.160
of the Zoning Ordinance.
13. A minimum six-foot high decorative masonry wall measuring minimum six -inches in thickness
shall be constructed around the perimeter boundaries of the project prior to any occupancy
releases as required by the acoustic study for the project. The perimeter walls facing an
arterial street shall include features such as offsets (i.e., jogs) and pilasters, and be topped off
with a masonry cap pursuant to the exhibits on file with the Community Development
Department. The design height of the wall along Fred Waring Drive shall conform with the
acoustic study prepared for the project.
14. The sideyard building elevations on Plans 3A, 4A and 5A shall include clipped gable ends
(with concrete tiles) to enhance the architectural styling of the houses. The architectural plans
shall be modified prior to building permit issuance.
15. Plaster surrounds shall be added to all windows on the side building elevations for all houses
in the Tract.
16. Roof attic vents mounted on the gable ends of the prototype houses shall include plastered
surrounds.
PLANNING COMMISSION MEETING
FEBRUARY 11,1997
ATTACHMENTS
FOR
BELLA VISTA
ATTACH13-C
Attachment 1
Planning Commission. Minutes
January 14, 1997
V. PUBLIC HEARINGS
A. Continued 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. Chairman Abels re -opened the continued public hearing and asked for the
staff report. Associate Planner Greg Trousdell presented the information
contained in the staff report, a copy of which is on file in the Community
Development Department. Staff informed the Commission that the Site
Development Permit would be approved/denied by Resolution, not :Minute
Motion.
2. Commissioner Woodard asked staff to clarify why new Condition #13 was
minor as he did not consider any of the items listed as minor. He was also
concerned as to why the applicant was requesting changes that had been
required and approved by the Design Review Board and Planning
Commission for the original tract map. In a final design solution, if side
loaded garages are to be used, where are they to be used, and if these are
proposed, why are they not included in the package they are reviewing. Staff
explained that the final design solution was based on the outcome of the
Variance application. If the Variance request was denied, a different design
solution would have to be prepared. There were a number of different
solutions proposed and staff was submitting only one for Commission
consideration.
3. Commissioner Woodard asked staff if it was customary/appropriate planning
to allow single family detached residential units instead of attached, to be
constructed next to commercially zoned property. Staff explained that the
existing zoning categories match the Parcel Map layout. Commissioner
Woodard stated it seemed inappropriate to have a road where the main
entrance to a single family residential development is across from a
commercial use. Community Development Director Jerry Herman cited
examples where this did occur in the City.
4. Commissioner Woodard questioned why only one facade per plan was being
submitted for Commission review. As it appeared, the plotting map showed
the Plan 2 units being constructed together with the same elevation. In
addition, he asked if the front yard landscaping, whatever that will be, will be
planted at the time of the construction of each house. Staff stated the front
yard landscaping plan was conditioned to be approved by staff.
PC I -14-9 2
Planning Commission Minutes
January 14, 1997
Commissioner Woodard questioned why the Commission was approving
landscaping on some projects and not on others. Staff stated it was a case -by -
case situation. Commissioner Woodard stated that he believed that the
landscaping was a very important aspect of reviewing these projects to make
them unique to La Quinta. Staff responded that the Planning Commission
can add or amend the draft conditions to support their position.
5. Commissioner Woodard questioned Condition #1 which allowed the
applicant to work with staff to replot units if the Variance was denied. He
would prefer to have this brought back to the Commission for their review
and approval and not staff. Chairman Abels stated this should be added as
a condition.
6. Commissioner Seaton asked for clarification on the entrance and exit to the
project and when the Palm Royale Road street improvements would be
completed. She was concerned that with the number of homes to be
constructed there would not be enough ingress and egress access points into
the tract. Planning Manager Christine di Iorio explained that the applicant's
idea was to begin construction of the adjacent tract (TTM 28457) with the
circulation pattern progressing as the tract developed. The access to the tract
would be through Tract 28457. She went on to explain the circulation plan.
7. Commissioner Seaton asked if there would there be a signal constructed
where Palm Royale Drive exited onto Washington Street. Staff explained the
realignment of Darby Road and the proposed signal locations for Fred
Waring Drive and Palm Royale Drive.
8. Commissioner Butler asked staff about the ingress and egress of the tract onto
Fred Waring which could potentially create another traffic problem on Fred
Waring. He asked if there was a schedule for further street improvements to
alleviate this problem. Staff stated this question would need to be answered
by the Public Works Department. Commissioner Butler clarified that this
tract would be built with only one access onto Fred Waring Drive. Staff
stated that initially this was true. Until such time as the Public Works
Department or Fire Department dictated that the demand existed for a second
access point, only one would be provided. Associate Engineer Fred Bouma
stated that a condition had been added requiring construction of the second
access/ingress onto Palm Royale Drive at any time the City requires it. At the
latest, it would be constructed when the Fire Department requires a secondary
access. The Fire Department's normal procedure is to require the secondary
access when 40 homes are constructed. The Public Works Department has
asked that the developer secure the cost of constructing the signalized
intersection and that portion of Palm Royale Drive leading up to the tract's
secondary access, in case the commercial property is not developed before the
PC 1-14-9 3
Planning Commission Minutes
January 14, 1997
second access is needed for this tract. If the commercial parcel is developed
first, then this tract is conditioned to participate only for its fair share of the
Palm Royale Drive and signal improvements.
9. Commissioner Woodard asked why there wasn't a warrant number that
would determine when the signal would be required. Associate Engineer
Fred Bouma stated that as the Public Works Department would not be
tracking the traffic flow on Palm Royale Drive to know exactly when the
signal would be required, the City did not want to put the burden on this
developer. The City would prefer to wait until the commercial developed,
hopefully at the same time. The City therefore, conditions the tract according
to the number of units constructed. It is assumed that the commercial will
develop before the residential to keep the burden off the residential
developer.
10. Commissioner Butler questioned why staff was not conditioning the tract to
provide the minimum diameter tree size as well as the size of the trees to be
used throughout the project. Staff clarified that until now the diameter of the
tree requirement had only been required for parkway landscaping.
Commissioner Butler stated he would prefer that it be required for the
residential projects as well. Staff stated the conditions would be changed to
require the diameter size of the tree as well.
11. Commissioner Butler stated he understood that Plan 4 would be required to
have a three car garage, but this was not shown on the elevation plan. He
would not like to approve a development with only four facades plotted at the
developers discretion and now with a setback requirement problem, the same
floor plan could be constructed next door to each other. He could not
approve a development when only four facades are submitted and the tract
was plotted due to setback requirements.
12. Commissioner Tyler stated he too, was concerned about the lack of details on
the facades, but as the designs were already constructed within the Quinterra
tract, he was at least able to visually see the homes. Secondly, he was also
concerned about the ingress/egress along Palm Royale Drive as he did not
believe the commercial development would happen very soon. He would like
the conditions to be more precise as to when the street improvements and
signalization would be required. In addition, he inquired about the on -going
negotiations between the developer and the property owners to the north. On
Page 6, Issue 2 of the staff report, it was stated that there had been dialog
between the developer and the property owners to the north regarding the
grade deviation. Staff stated they had hoped the developer would have the
slope easements in place before tonight's meeting, but negotiations were on -
PC I -14-9 4
Planning Commission Minutes
January 14, 1997
going. The applicant has provided signed agreements from some of the
property owners prior to the meeting. They are trying to work out a solution
that would not require large retaining walls, but would still allow the property
to drain into the retention basins. The design solution is based on connecting
the property to existing off -site sewer improvements.
13. Chairman Abels asked if the applicant would like to address the Commission.
Mr. Mike Smith, Warner Engineering, stated they had received 100%
approval from the residents to the north. In regard to the variance, he stated
the problem was that the City standards had changed between the time they
had received their application and the time it was filed. The problem was that
they could achieve large sideyards on the cul-de-sacs, but one corner of one
of the houses would be within ten feet of the wall. This problem is unique to
the cul-de-sacs that were widened as requested by the Fire Department for
turn around purposes. This widening shortens the depth across the front of
the lots. This is why it was an unfair advantage and warrants the variance.
With the old zoning standards they had no problem meeting the City
standards. Their only other solution was to develop smaller size houses.
14. Commissioner Butler asked what floor plans were to be used in the cul-de-
sacs. Mr. Smith explained that they would not have the same floor plan next
to each other. Commissioner Butler asked if a different floor plan was used,
would this not solve the problem. Mr. Smith stated that it wouldn't as the
problem lies only with one corner of the house, no matter what plan is used.
Alternatives were discussed.
15. Commissioner Tyler asked why some of the lots could not be
reoriented/rotated (for example Lot 105), to solve the problem. Mr. Smith
stated this could be done, but it would not solve all the problem lots as the
corner would still be within the twenty foot setback on some of the lots.
16. Commissioner Woodard stated that Lots 24 and 25 could not be rotated, as
well as Lot 32, 42, and 51. If this method is used on the interior lots it could
solve the problem.
17. Commissioner Tyler clarified that the variance was only being requested on
the cul-de-sacs and not the entire project.
18. City Attorney Dawn Honeywell reminded the Commission that the entire
map was before the Commission and they could require that any of the lots
be changed in shape to solve the problem. This is not a fixed map and will
not be until it is approved and becomes a vesting tract map. The applicant by
applying for a variance, is asking the Commission to make findings to
PC 1-14-9 5
Planning Commission Minutes
January 14, 1997
approve the variance based on the irregular shapes of lots that, as of yet have
not yet been fixed by the Commission. The Commission will have a hard
time making the required findings when the lot sizes have not been fixed, if
the premise for asking for the variance is irregular lots. The lot sizes have not
been fixed and the Commission can require the lot sizes be changed to solve
the problem. Although the applicant wants to build larger houses on larger
lots or different size houses, the Commission cannot make findings to
approve the variance. The Commission cannot approve five or six lots as the
findings need to be made that the lot itself is irregular in shape. When the
Commission is in the process of approving the lot, the Commission would be
approving irregular lots that the Commission knows in advance require a
variance from the City's ordinance. It would not be logical.
19. Commissioner Woodard stated he did not understand why the Commission
cannot define which lots can have a variance applied. Community
Development Director Jerry Herman stated that in order to grant a variance
there must be four findings made to justify the variance. One finding is that
the lot is irregularly shaped and the owner cannot build on the lot because of
its size, shape, or topography. At the present time there are no lots, as the
Commission is creating the lots through the approval process. Therefore, the
Commission can create those lots to be any size to accommodate the house
plans and meet the setbacks. As the lots are not yet created, the Commission
has no ground to grant a variance. This is not a City law, but based on State
law.
20. Chairman Abels asked if it would be advisable to have the tract redrawn and
resubmitted to the Commission. Staff stated it was up to the Commission's
discretion. Chairman Abels stated that in view of the facts presented, the
applicant should redraw the map and submit it again. He would suggest a
continuance to give the applicant an opportunity to redraw the map.
21. Commissioner Woodard stated that as the Commission had raised numerous
questions concerning the tract, that if the Commission was going to continue
the project, the applicant should be told what should be address.
22. Mr. Smith stated a lot of the conditions relate to fees and this is why they
were filing a vesting tentative tract. They needed to lock the project into the
existing fee schedule. The conditions they were referring to were Conditions
#4, 21, 41, 65, as they refer to fees that are in place at that time permits are
pulled.
23. Community Development Director Jerry Herman stated that as it relates to
fees on a vesting tract map, it is true the approvals would be vested for the
term of the development. However, the City has the right to condition the
tract to pay the fees at whatever time it so chooses. For this tract, the City is
PC 1-14-9 6
Planning Commission Minutes
January 14, 1997
recommending that the fees be fixed at the time construction begins and not
now. Commissioner Woodard stated he had empathy for the developer and
he should know what the fees will be. City Attorney Dawn Attorney stated
the City's current practice is to require that the fees be what they are at the
time of permitting. What the developer is entitled to is vesting of all the
City's current practices as they are today. If the Council decides to change
the standard practices at a future date, they would not be applicable to this
tract. As it is written in the staff report, is the way it is for all tracts.
24. Commissioner Woodard stated that he was surprised that the plotting of the
homes in both phases had already been done. Would the developer be able
to change floor plans as the project develops. Mr. Smith stated that when a
tract is vested it is required to be plotted. Commissioner Woodard asked if
there was any way the developer could replot at a later date to enable them to
meet the market demand. City Attorney Dawn Honeywell stated that by
receiving a vesting map, they are protected from any zoning changes made
by the City in the future. But part of that approval requires approving the
level of detail being presented at this time. If they want to make a design
change some time in the future, they can request an amendment to the map,
but the map would be reopened and the City could apply any requirements it
deemed necessary at that time to meet any existing City code requirements.
It is to the developers advantage to retain the original approvals.
25. Commissioner Woodard stated another problem was the repetition of garage
placements. He would want to see three facades for each plan. Thirdly, the
plotting shows Plan 3 next to a Plan 3 even though it is flipped. Mr. Smith
stated he would refer this issue to the architect.
26. Commissioner Woodard stated that the floor plans as drawn on the cul-de-
sac, showed the bedrooms facing the majority of the open space. The
developer needed to revisit the floor plan so the bedroom, with small
windows, would not be facing the majority of the open space portion of the
lot. The entrances off of Fred Waring Drive and eventually off Palm Royale
Drive is weak, as the distance from the road to the first house is unacceptable.
The wall configuration off Fred Waring Drive is one continual wall, and he
would like to see a variation from the property line to the wall. He then
stated that he was concerned about what was happening north of Highway
111. It was becoming the backdoor to La Quinta. He would like to suggest
to the Commission, that there is more than one way to beautify La Quinta.
If they can't create more change on the interior of the property, they could
require creative setbacks and landscaping to impact the exterior. Therefore,
in reviewing this project he would be fanatical about the landscaping. As an
example Fred Waring Drive should be required to have better landscaping
and wall treatments. Architecturally, the elevations submitted are the worst
he has seen. On one plan for Quinterra there is a difference between the roof
PC I -14-9 7
Planning Commission Minutes
January 14, 1997
and garage door having a stucco header, and the proposed plan showed that
it is only a very thin header. He hoped that the final product would be as nice
as the elevation.
27. Commissioner Woodard addressed the developer regarding several items on
the plans. Mr. James Snellenberger, developer addressed Commissioner's
Woodard's concerns on the plans and discussion followed.
28. Commissioner Tyler stated he too was not pleased with what has been
proposed as everything was a straight line. The developer needed to add
some curves, to give more character. Once the project was completed they
would have built 230 houses that would contain family with a lot of children
and there was no consideration of any park or play area for them. There is a
need for some green space.
29. Chairman Abels stated he concurred with the statements that had been
presented and would like to have a continuance to allow the applicant time
to make the corrections.
30. Commissioner Woodard stated he would be happy to meet with the applicant
to discuss some solutions.
31. Commissioner Gardner asked staff if the Fee Schedule would be changed
before the applicant was able to resubmit his drawings. Staff stated is was
not likely as there were no changes proposed.
32. There being no further discussion, it was moved and seconded by
Commissioners Gardner/Tyler to continue the public hearing to February 11,
1997. Unanimously approved.
C. Vesting 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.
Chairman Abels re -opened the continued public hearing, but requested a
continuance based on the discussion for the prior public hearing.
2. There being no comments, It was moved and seconded by Commissioners
Tyler/Seaton to continue this public hearing to February 11, 1997.
Unanimously approved.
PC I -14-9 8
Attachment 2
Vicinity Map - VTTM 28458
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FEB-03- 1997 11:49 ROGER SNELLENBERGER & ASS
P.O12
ROGER SNELLEIBERGER &: ASSOCIATES, INC.
February 3, 1997
Greg Trousdall
Planning Department
City of La Quinta
78-495 Calla Tampico
La Quinta, CA, 92253
Re: Sella Vista, Tract 28457 & 28458
Dear Greg:
Attachment 3
74-350 ALESSANDA0, SUITE A-1
PALM DESERT, CA 9--1260
(619) 777-7766
FAX (619) 777-7768
The purpose of this letter is to outline the modifications we have made to our proposed project based on
input received from the City.
The following items are among those which we have changed:
1. Added two additional floor plans, bringing the total to six different floor plans in the project.
2. Added an additional elevation to each plan giving a total of twelve different elevations for the
project.
3. Eliminated the request for variance on the odd sized cul-de-sac lots.
4. Alternated units in such a way that no two like units are side by side or across from each other.
5. Widened the entry to the project as requested.
6. Modified the block wail along Fred Waring Drive to be a mixture of split face block with cap and
Pillars, along with stuccoed wall sections as requested. The wall will vary in its set back distances
to provide street appeal.
7. Modified sidewalk and landscaping to a meandering style more pleasing to the eye, Landscaping
will be a mixture of "desert" landscaping and "green" landscaping to achieve optimurr► water
conservation and low maintenance costs.
As you can see, we have worked hard to comply with your request. We, too, want to help beautify the
City of La Cluinta and we thank you for your suggestions to improve our project
Sincerely,
Snellenberger
Vice President
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TAN-.� 1- i99 05 '-59 ROGER P' P.02
Attachment 5
ROGER SNELLENBERGER & ASSOC?A.TES, aX.
LAND DEVELOPMENT
January 31, 1997
Greg Trousdell
Planning Department
City of La Quinta
'78-495 Calle Tampico
La Quinta, GA. 92253
Re- Sella Vista, Tract 28457, 28458
Dear Greg:
74-350 ALESSANDRO, SUITE A-1
PALM DESERT, CA 92260
(619) 777.7766
FAX (619) 7 77-7769
IE E � V E
JAI 111117
CITY OF LAQUINTA
PLANNING DEPARTMENT
This letter is to formally withdraw our request for a variance on the cu,-de-sac lots on the above
referenced tract.
Given the changes that we have made to our plans we find that a variance is no longer
necessary. Please call with any questions you may have.
Sincerely,
im SneHenberger
Vice President
Attachment 6
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 - BELLA VISTA
SDP 96-594
WAR 95-027`
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 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.
= t t %t : r' / 4 l ! Date: NOVEMBER 25, 1996
Signature
Printed Name 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
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
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 96-331
Vesting Tentative Tract Map 28458
Site Development Permit 96-594
Variance 96-0217
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 Page
1 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 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 N ineral Resources
24
3.9 Risk of Upset/Human Health
24
3.10 Noise
26
3.12 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
2
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 cul-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 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 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 modern 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 fimction 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
gat d. V46 single family house prototypes are being considered for approval for the tract.
unit types will be single story and one will be a two-story plan. The -varisoee
application vvouid-permit axzduction--in-the,requkedrear yams laacic to Pharr -�a-
fea -between the structure and the property line for some lot -& located on eul-de-sae .
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;
A1nmeva1,a£ VarL=ce.96.02W;
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
W
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 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 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 Quinta has jurisdiction over this project. The primary
environmental plans and policies pertinent to this project are identified in La Quinta's
rol
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 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).
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. Using 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 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 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
7
7. Acoustical Analysis - Tentative Tracts 28457 and 28458, Fred Waring
Drive - ]East of Washington Street, La Quinta, California. November 1996.
Davy & Associates.
B. bnpacts 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).
H
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
Geot echnical 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 nix 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).
I. 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
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 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.
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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 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
Warner Engineering. The report describes the property as falling from the southwest
corner 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 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 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 corner 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?
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 corner of proposed Tentative Tract 28458, that will
service both tracts. The Planning Standard for residential water consumption is 315
Gal/DU/Day. The daily water consumption for this project would be 115 units x 315
Gal/DU/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
1r
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 minimise 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 Pahn 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).
18
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 flow 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 II 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.
ILI
Local Environmental ,Vetting
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 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, 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 Sheriff's
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
20
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
21
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. r
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 Frame 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 Quints).
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).
23
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 (IIIID), 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 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 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
24
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.
25
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
FM
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 Sheriff's 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 111 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 getting
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 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.
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. 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.
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. 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.
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.
29
Nonhazardous, mixed municipal solid waste is taken to three landfills within the Coachella
Valley.
Local Environmental Vetting
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 SCG for the timely provision of utilities.
A letter from IID 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
UD'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 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).
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 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.
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).
31
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.
W
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 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.
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 Vetting
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
EML
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.
36
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MEMORANDUM
TO: All Boards and Commissions
FROM: Thomas P. Genovese, City Manager
DATE: February 3, 1997
RE: The La Quinta Page —Palm Desert Post
Starting February 6, 1997, on a trial basis through June, the City of La
Quinta will be preparing a page for publication in the Palm Desert Post. The
La Quinta Page is intended to supplement existing publications and noticing
efforts and will be used as a vehicle to inform residents of upcoming events,
meetings and items of interest.
Please look for The La Quinta Page starting February 6, 1997 on page five
of the Palm Desert Post (delivered free to non -gated residential
neighborhoods and available in many local news racks). Comments or
suggestions regarding the Page may be transmitted to the City via your
board's assigned staff person. Thank you.
c: City Council
Department Directors
2-07-1997 6:16PM FROM LOAF 619 564 6884
11W
:l
FEB 1 1 197
February 7, 1997
CITY OF LACUINTA
PLANNING DEPARTMENT
Jerry Herman
Planning & Development Director
City of La Quinta
P.O. Box 1504
La Quinta, Ca. 92253
RE: LA QUINTA ARTS FESTIVAL 1997
Dear Jerry,
M
I was notified that the Plannin Commission will review our request to hold the March
art show at their meeting of ebruary 11. Unfortunately I am unable to attend the
meeting on that evening and wanted the commission to know there no changes in this
year's Festival plans from previous years and I don't expect any problems. I respectfully
request that the commission approve the event. If they have any concerns that :oust be
addressed before they yprove the event, would you please ask that they continue this
item to another meeting.
I am respectful of their agenda scheduling and would not miss the meeting if it were
possible for me to attend. Please relay my apologies to the commission and notify me if
there is a problem. Thank you for your help in this matter. It is greatly appreciated.
Yours truly,
LA QUINTA ARTS FOUNDATION
1 />
Susan Francis
Festival Director
POST 0MCE BOX 777 LA QUITRA, CAUrORNIA 92253 (519) 564-1244 FAX (619) 564.6884