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1997 03 04 PC2 OF PLANNING PLANNING COMMISSION AGENDA A Regular Adjourned Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California March 4, 1997 10:00 A.M. **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution 97-017 Beginning Minute Motion 97-002 I. CALL TO ORDER A. Pledge of Allegiance B. Roll Call II. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing Please complete a "Request to Speak" form and limit your comments to three minutes. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR - None PC/AGENDA V. PUBLIC HEARINGS A. Item .................. ENVIRONMENTAL ASSESSMENT 96-333, CONDITIONAL USE PERMIT 96-031, TENTATIVE TRACT 28470, CHANGE OF ZONE 96-081, SITE DEVELOPMENT PERMIT 96-599 CERTIFICATE OF APPROPRIATENESS 96-001 Applicant ............ Tradition Club Associates, LLC Location ............. South of 52nd Avenue east of Avenida Bermudas Request .............. To subdivide 747 acres into 241 custom home lots, an 18-hole gol course, private street lots, and related lots; change the existing RI Zoning to GC (Golf Course) for a portion of the; proposed gol course; a Conditional Use Permit to allow the construction of si3 residential lots and golf tee boxes in the Hillside Conservation Zone District; and approval of architectural designs for a clubhouse. maintenance building, cart barn, and half -way house to service the golf course; approval of the rehabilitation and preservation of the Hacienda del Gato Action .............. Resolution 97- Resolution 97- Resolution 97- Resolution 97- , Resolution 97- , Resolution 97- VI. BUSINESS ITEMS VII. CORRESPONDENCE AND WRITTEN MATERIAL VIII. COMMISSIONER ITEMS IX. ADJOURNMENT PC/AGENDA rt fJ I V \ Ok L i-1 lo. 02-26.97 09:53 FAX 415-9992800 BAR HUMBUG tQ101 y TO LA QUINTA CITY COUNCIL, COMMUNITY DEV. DEFT, 2/26/97 FROI�l CHARLES CRANE 52-565 AVE BERMUDAS LA QL'IWFA; CA, 9 2-53- 564-0333 Wnla]C Al i.040-12M) MAIL ADDRESS 79-365 HWY. III *312 LA QUINTA CA 922553 TO CITY COUNCIL, AND CO_-MMUNITYY nFVFl.(PMF�C=. - - -- -- IN REGARDS TO REARING ON MARC1419 ON TRADITION CLUB, I AM WRITING TO FIND OUT HOW ONE GOES AAOUT CHALL.EN(M IN COURT? AND WHAT'S INVOLVED? MY MAJOR CONCrMIS AAA E3 %MKRD IN MY FAX TO YOUR OFFICE ON 2125/07 THANK YOU 401 CHA1L FS CRANE PROPOSED MODIFICATIONS RECOMMENDED BY STAFF: RESOLUTION 97- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 96-031 TRADITION CLUB ASSOCIATES, LLC MARCH 4, 1997 GENERAL CONDITIONS OF APPROVAL 1. Development of this site shall be in substantial conformance with Exhibits approved and contained in the file for Conditional Use Permit 96-031, unless amended by the following conditions. 2. The approved Conditional Use Permit shall be used within one year of City approval date of March 18, 1997; otherwise, it shall become null and void and of no effect whatsoever. "Be used" means beginning of substantial grading which is allowed by this approval. One year time extensions up to a total of two extensions may be requested pursuant to City requirements. 3. The development of this Conditional Use Permit shall comply with all applicable conditions of Tentative Tract 28470 and Site Development Permit 96-599. 4. The access road leading to the 6-lot residential area on the alluvial fan shall be realigned to avoid the rock ridge locted inside the hillside conservation area (i.e. slopes exceeding 20%). 5. The grading plan for lots 233, 234, and 235 shall be redesigned to avoid grading inside the hillside conservation area (i.e. slopes exceeding 20%), unless the proposed grading area is located in a scarred area that is exempt. 6. All graded slopes steeper than 4:1 shall be landscaped and permanently irrigated within six (6) months after completion of grading. The irrigtion system may be designated and configured for future incorporation into individual lot irrigation systems. 7. Slopes adjacent to lots 233, 234, and 235 shall be graded with contoured slope faces that avoid plane surfaces and restore/repair the natural grade outside of the pad areas. 8. Prior to the issue of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances, if necessary , from the following public agencies: 0 Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside County 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 of 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 of the Notice of Intent with grading plans submitted for the plan checking. Prior to issuance of a grading or site construction permit, the applicant shall submit a copy of an approved Storm Water Pollution Protection Plan. 9. 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 FIRE MARSHAL 10. Driveways exceeding 150 feet in length shall be provided with a turnout near the midpoint of the driveway. An approved turnaround shall be provided at all building sites on driveway over 300 feet in length. 11. Access will not have an up or downgrade of more than 15%; will not be less than 20 feet in width and have a vertical clearance of 15 feet. Access will be designated to withstand the weight of 60,000 pounds over 2 axles. MISCELLANEOUS CONDITIONS: 12. No blasting shall be permitted for any aspect of the grading or development of the areas within the limits of this permit. 13. The building height shall be restricted to seventeen (17) feet for lots 230, 231, 232, 233, 234, and 235. 14. The final grading plan for the areas within this permit shall delineate the limits of restoration of the scarred areas on the residential alluvial fan. 2 PLANNING COMMISSION ADJOURNED MEETING MARCH 3, 1997 REQUESTED CHANGES TO THE CONDITIONS OF APPROVAL FOR TENTATIVE TRACT 28470 REQUESTED BY THE APPLICANT CONDITION 47.A. Requested Change: "52nd Avenue from the west property boundary to Washington Street (a Primary Arterial) - 55-foot right-of-way on the south side of the existing centerline." Staff Response: Acceptable. 2. CONDITION #34. Requested Change: Deletion of the entire standard condition as it is not appropriate for this project. Staff Response: Staff agrees that this condition is not appropriate for this project. 3. CONDITION #42. Requested Change: Reword as follows: "The applicant shall reimburse the successors or assigns of Landmark Land Company, upon written demand with proof of their rights (if any for the purpose of this issue) in the amount of $118,275 for the improvements to 52nd Avenue which were previously installed west of the boundary of Tract 24889/24890. If Landmark Land Company or its successors or assigns, have been reimbursed by the City, the applicant shall reimburse the City for those costs. If no notification is received within 90-days following the recordation of the first final map, this condition no longer applies." Staff Response: No objection to the rewording. 4. CONDITION #44. Requested Change: Reword as follows: "52nd Avenue from the west property boundary to Washington Street (a Primary Arterial). Install all remaining improvements for an 86-foot curb to curb improvement plus sidewalk, along both sides of the street and a raised landscape median, and landscaping in the setback areas." Cond-28470. (I(�"I'I Staff Response: No objection. In addition, staff recommends deleting Subsection B of this condition as there are no on -site public streets. 5. CONDITION #44.C. Requested Change: Additional wording to Subsections 1 and 2: "1) Entry Street - divided with two 24-foot lanes, unless reduced widths are approved by the Fire Department. 2) Primary Circulation Streets - 40-feet wide, unless reduced widths are approved by the Fire Department." Staff Response: Staff prefers the following revision: "Primary Circulation Street - 36-feet wide." 6. CONDITION #53. Requested Change: The perimeter wall be allowed to be phased. Staff Response: No objection to phasing the construction of the perimeter walls. Staff proposes that the condition be separated into two main parts to read as follows: "A. Prior to issuance of the Certificate of Occupancy for the clubhouse, the applicant shall construct a minimum six foot high solid meandering masonry wall adjacent to the west setback line along Avenida Bermudas, along the south setback line of 52nd .Avenue, and the portion of the east boundary not abutting the mountains. These walls shall be in compliance with the location, design, and materials as approved by the City Council." B. Prior to issuance of the Certificate of Occupancy for the first residential unit, a perimeter wall along the north property line shall be constructed utilizing the following design features: 1. The existing wall design located at the southern terminus of 'Washington Street, shall be continued along both sides of Washington Street and around the corners for a short distance to be determined by the Community Development Director. 2. Westward from Washington Street, along the north property line, the applicant shall utilize the approved perimeter wall design to be constructed along Avenida Bermudas, to the northwest corner, then proceed southward along the west boundary to the ultimate right-of-way on the north side of 52nd Avenue. 3. Eastward from Washington Street, along the north property line, the applicant shall utilize the existing wall design found along the north side of 52nd Avenue to complete a perimeter wall. Cond-28470. The location, design, and materials on the north property line wall shall be subject to review and approval of the Community Development Director prior to recordation of the first final map." The proposed condition ensures that the perimeter walls are constructed in a timely fashion. 7. CONDITION #54 Requested Change: Additional language be added: "The applicant shall provide landscape improvements in the perimeter setback areas or lots along Avenida Bermudas, Avenida Nuestra, Frances Hack Lane, and both sides of 52nd Avenue. The applicant shall maintain the landscape _ improvements in the adjacent setbacks along 52nd Avenue, Avenida Bermudas, and Frances Hack Lane in perpetuity, or may provide for a Homeowners' Association (HOA) to maintain said land." Staff Response: The additional language as proposed, but recommends the following change: "The applicant shall provide landscape improvements int eh perimeter setback areas or lots along Avenida Bermudas, Avenida Nuestra, Frances Hack Lane, and both sides of 52nd Avenue. The applicant shall maintain the landscape improvements in the setbacks along 52nd Avenue, Avenida Bermudas, and Frances Hack Lane in perpetuity, or may provide for a Homeowners' Association (HOA) to maintain said land, except for the Avenida Nuestra Parkway." _ 8. CONDITION #78 Requested Change: The language be changed as follows: "The maximum pad elevation measured at the center of the building pads within 175 feet of Avenida Bermudas shall be: a) no more than one (1) foot higher than the top of the east curb on Avenida Bermudas; or b) no higher than the existing elevation at said location prior to December 1, 1996, whichever is higher." Staff Response: No objections to this change, as the sound attenuation mitigation requirements can be met. 9. CONDITION #81 Requested Change: Maximum building heights be changed from 17-feet to 22-feet. Staff Response: The applicant had originally indicated that the maximum residential building height would be 17 feet. Thus, the Environmental Assessment and Viewshed. Study were prepared based on the 17-feet. In order to change the building heights to 22 feet, the Environmental Assessment and Viewshed Study would have to be revised prior to project approval. 005 Cond-28470. MODIFICATIONS TO THE CONDITIONS OF APPROVAL FOR TENTATIVE TRACT 28470 REQUESTED BY STAFF Add the following conditions: TH. A drainage easement to convey off -site storm water from the storm drain located on the south side of 52nd Avenue, near Fritz Burns Park, to the golf course retention area located inside Tract 28479. 7.I. Avenida Bermudas, 52nd Avenue & Lot "O" - Easements for emergency access drives. Replace Condition #13 with the following: 13. Prior to recordation of any final map, the applicant/developer shall process a lot line adjustment along the north property line where it is contiguous to Lot 5, Block 6 of the Desert Club Tract unit #2, to provide a five foot setback for the existing home that abutts the property line. The common address of the subject property is 51-485 Calle Guatemala. Replace Condition #22 with the following: 22. Prior to agendization of any final map within this development, the applicant shall pay cash or enter into a secured agreement, approved by the City, to pay 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. Intersection of 52nd Avenue and Washington Street - 50% of the cost to design and construct traffic signals. B. Avenida Bermudas - 50% of the cost of street and drainage improvements previously constructed by the City along the Avenida Bermudas frontage of this development. C. 52 Avenue - 100% of the cost of existing street improvements between along the 52 Avenue frontage of this development. 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. Replace Condition #32 with the following: 32. All storm water exiting the storm drain located on the south side of 52nd Avenue shall be routed to an acceptable retention area located inside Tract 28470. 00C Cond-28470. Add the following condition: 44.C. Emergency access drives from Avenida Bermudas, Frances Hack Lane and from the maintenance yard entry drive to the Lot "O" cul de sac - as approved by the Riverside County Fire District (RFD) and the City Engineer. Delete 45C. and Replace 45B with the following: 45.B. Emergency access drives from Avenida Bermudas, Frances Hack Lane and :maintenance yard entry drive - as approved by the Riverside County Fire Department and the Director of Public Works. Add the following conditions: 45.D. Maintenance yard access drive. The turning movements at the 52nd Avenue intersection shall be restricted to right turn movements only. 100. The applicant shall comply with the mitigation measures contained in the Mitigation Monitoring Plan attached to Environmental Assessment 96-333. 101. During grading activities, the project site shall be monitored by a professionally qualified archaeological monitor. The monitor is authorized to temporarily divert or stop equipment in order to investigate and mitigate exposed cultural deposits. A final report of the monitoring activities shall be submitted to the City's Historic Preservation Commission for review. 0 s') 7 Cond-28470. MODIFICATIONS TO CONDITIONS OF APPROVAL FOR SITE DEVELOPMENT PERMIT 96-599 1. Modify Condition No.4 as follows: "The Applicant/Developer shall comply with the City's Source Reduction and Recycling policies. The Applicant/Developer shall coordinate with Waste Management of the Desert and the City for all required trash and recycling bins. Prior to issuance of a building permit, the applicant shall provide written verification from the trash company that the trash/recycling enclosure is large enough to accommodate all required bins and that access is acceptable." 2. Add Condition No. 28 as follows: "All buildings shall be constructed to meet Title 24 energy requirements." 3. Add Condition No. 29 as follows: "Landscaping and irrigation shall comply with the City's Water Efficient Landscaping Ordinance (Chapter 8.13 of the LQMC). The majority of the plant material use in landscaped areas shall be water efficient and drought tolerant." 4. Add Condition No. 30 as follows: "The Applicant/Developer shall comply with the mitigation measures contained in the Mitigation Monitoring Plan attached to Environmental Assessment 96-333." 5. Add Condition No. 31 as follows: "No signs are approved with this permit." MODIFICATIONS RECOMMENDED BY APPLICANT AND STAFF: CONDITIONS OF APPROVAL - RECOMMENDED CERTIFICATE OF APPROPRIATENESS 96-001 TRADITION CLUB ASSOCITES, LLC MARCH 4, 1997 GENERAL CONDITIONS: 1. A portion of the original rock curb wall lining the driveway, with its mature eucalyptus trees shall remain in its original position nearest to the entrance of the Hacienda as recommended by the Historic Preservation Commission. All rock wall landscape planters surrounding the Hacienda shall be retained, as recommended by the Historic. Preservation Commission. 2. The proposed driveway and entry circle in front of the proposed clubhouse shall be redesigned so that they are lower or at least the same level as the original Hacienda planter, so as to retain the rock wall landscape planter south of the garage, as recommended by the Historic Preservation Commission. 3. The original entry gate and pilasters shall be relocated to the front of the Hacienda entry circle. The gate and pilasters are to be sensitively moved and installed to their original height, width, and finish, as recommended by the Historic Preservation Commission. 4. The existing mature eucalyptus trees along Old Avenue 52, shall be retained, as recommended by the Historic Preservation Commission. 5. The existing palm trees shall be relocated from the original driveway to other areas within the immediate vicinity, as recommended by the Historic Preservation Commission. 0 0 ':� STAFF RESPONSES TO PUBLIC COMMENTS FROM FEB. 25, 1997 PLANNING COMMISSION MEETING FOR TT 28470: 1. Walls: Concern: Four comments included concerns about the proposed wall along Ave. Bermudas. Perception of long wall with narrow landscape parkway. Response: Staff has conditioned the project to design a meandering parkway and perimeter wall with a width range between 10 feet and 32 feet excluding the existing side walk. 2. View: Concern: Views of Coral Reef Mountains and valley will be blocked. Response: The existing views to the higher portions of the mountains wilI be visible. The valley will be visible at certain points along Ave. Bermudas. The project site has been the subject of proposed development since 1984. It is reasonable to expect that a perimeter wall would be constructed for any project approved for the project site, primarily to mitigate for noise impacts. 3. Hillside Development: Concern: Do not want to see the hillsides developed. Response: The six proposed residential lots would be restricted to the scarred area in the southern alluvial fan as shown in the exhibit. Those areas over 20% will be required to have a conservation easement recorded on them with dedication to the City in perpetuity. 4. Lights: Concern: That project would add light and glare to the Cove. Response: The project does not propose any lighting of the mountains. The golf course will not have night lighting. The one tennis court proposed near the main entry will be screened by tall landscaping and the lighting be required to meet the Dark Sky Ordinance with down -lighting and shielding. The exterior lighting on the buildings has been conditioned to meet the City's Dark Sky Ordinance. 5. PM-10 : Concern: That there is a lot of dust being created by the grading at the project site. Response: The applicant is responsible for keeping PM-10 under control as a condition of the at -risk grading permit issued on 12-17-96. 6. Height: Concern: That the pads along Ave. Bermudas are too high. That the requested 22-foot building height is too high for pads along Ave. Bermudas. Response: The pad heights along Ave. Bermudas are dictated by the elevation and design of the existing retention basin that is a part of the community -wide flood control system. The pads have been lowered from 1 to 4 feet from the approved at -risk grading plan. The requested increase from 17 to 22 feet for the building height for the homes along Ave. Bermudas would trigger a revision to the Environmental Assessment and the Viewshed study prepared for the project. The 17-foot and 22-foot high poles were erected on one of the lots to demonstrate what the building heights would look like. 7. Drainage: Concern: That there would not be adequate drainage for the project. Response: The proposed project is less dense than the previously approved project for this property. The existing flood control facilities will remain as there are a part of the community -wide flood control system. This project is proposing to supplement the flood control and retention capacity by the addition of five lakes and dry washes. 8. Access: Concern: That access to the mountains will be closed off. Response: The project site has been private property since 1902. Trespassing laws have not been enforced by the property owners. There are publicly -owned mountains located south of the project site. Access to these mountains is available at the top of the Cove. 9. Traffic: Concern: That there is too much traffic along Ave. Bermudas already. Response: The existing traffic volume along Bermudas is acknowledged. The proposed project will not be contributing to traffic volume along Bermudas as the main entry gate is located on Ave. 52. There will only be an emergency gate located on Ave. Bermudas for the project. The project is required to contribute 50% of the cost for the warranted signal at Washington Street and Ave. 52 which will contribute toward traffic control in the Cove area. The applicant is also required to pay a portion of the street improvements along Ave. 52 and Ave. Bermudas. 10. Cultural Resource: Concern: That the prehistoric archaeological sites have not bee properly considered. Response: The archaeological site on the property, that are located in the developable areas were officially recorded and documented in 1984 by UCR. In 1986, there were Phase II test excavations on three of the sites. RIV-1179 was capped as per the collective requirement of the City, UCR, and the local Native American representatives. Capping consists of preserving the site by covering it with a sterile lens of dirt a minimum of three feet thick. This preserves the site for memorial purposes and for future scientific research. 11. Landscaping: Concern: That the landscaping along Ave. Bermudas would be too narrow or that it would be too tall. Response: The proposed landscaping along Ave. Bermudas would follow the proposed meandering parkway ranging from 10 to 32 feet wide, excluding the existing five foot sidewalk. A variety of plant species is proposed with various heights. The landscaping will soften the wall and provide visual screening. 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, ENVIRONMENTAL ASSESSMENT 96-333 FOR TENTATIVE TRACT MAP 28470, CONDITIONAL USE PERMIT 96-031, CHANGE OF ZONE 96-081, SITE DEVELOPMENT PERMIT 96-599, AND CERTIFICATE OF APPROPRIATENESS 96-001, FOR 241 LOT COUNTRY CLUB WITH 18-HOLE GOLF COURSE LOCATED SOUTH OF 52ND AVENUE AND EAST OF AVENIDA BERMUDAS ENVIRONMENTAL ASSESSMENT 96-333 TRADITION CLUB ASSOCIATES, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did., on the 25th day of February, and the 0 day of March, 1997, hold a duly -noticed Public Hearing as requested by the Tradition Club Associates, LLC, on the Environmental Analysis for proposed Tentative Tract 28470, Conditional Use Permit 96-031, Change of Zone 96-081, Site Development Permit 96-599, and Certificate of Appropriateness 96- 001 generally located at the southern terminus of Washington Street and east of Avenida Bermudas, more particularly described as follows: A PORTION OF SECTIONS 6 AND 7, TOWNSHIP 6 SOUTH, RANGE 7 EAST, S.B.B.M. WHEREAS, said Environmental Assessment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended, Resolution No. 83-63, in that the Community Development Director has conducted an initial study (Environmental Assessment 96-333) and has determined that although the proposed project could have a significant adverse impact on the environment, there would not be a significant effect in this case because appropriate mitigation measures were made conditions of approval, and a Mitigated Negative Declaration of Environmental Impact should be filed; and, WHEREAS, at the Public Hearing held on February 25, and March 4, 1997, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make findings to justify the recommendation for certification of said Environmental Assessment; and, WHEREAS, at said Public Hearing, said Environmental Assessment was recommended for certification based on said findings and subject to certain mitigation measures; and, WHEREAS, the La Quinta Planning Commission on February 25, and March 4, 1997, did find the following facts to justify recommending certification of said environmental assessment: The design and improvement of proposed Tentative Tract 28470, Change of Zone 96-081, Conditional Use Permit 96-031, Site Development Permit 96-599, and Certificate of Appropriateness 96-001 are consistent with the Low Density Residential land use goals and objectives of the La Quinta General Plan, in that the proposed project is in keeping with Goal 2-1 to develop low density residential areas with generous areas of open space. 2. The subject site is physically suitable for a 241 lot subdivision, 18-hole golf course, clubhouse, maintenance building, cart barn, and half -way house for the golf course, as development is only proposed for the residentially -zoned, and proposed golf course zoned areas, except for those areas included in Conditional Use Permit 96- 031 which are above the toe of the slope. 3. Tentative Tract 28470 is consistent with the development standards of the Municipal Zoning and Land Division Ordinance, as the project site is zoned R-L (Low Density Residential), FP (Flood Plain), and OS (Open Space). The proposed Change of Zone from R-L to GC (Golf Course) for a portion of the proposed golf course is consistent with the requirements of the Zoning Ordinance, in that the proposed project exceeds requirements for usable open space for a low density planned residential developments. 4 The design of Tentative Tract 28470, Change of Zone 96-081, Conditional Use Permit 96-031, Site Development Permit 96-599, and Certificate of Appropriateness 96-001 are not likely to cause adverse environmental impacts to cultural resources provided that conditions of approval related to mitigation measures for the archaeological and historical resources are complied with prior to and during project development. The Coral Reef Mountains will remain natural open space. 5. Proposed Tentative Tract 28470, Change of Zone 96-081, Conditional Use Permit 96-031, Site Development Permit 96-599, Certificate of Appropriateness 96-001 is not likely to cause public health problems as the project has been reviewed by the Fire Department and the Building & Safety Department for those specific issues. 6. The design of Tentative Tract 28470 will not conflict with existing public easements, as the project has been designed around, and with consideration for, these easements. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case; 2. That it does hereby concur with the environmental determination and recommend certification of Environmental Assessment 96-333 for the proposed Tentative Tract 28470, Change of Zone 96-081, Conditional Use Permit 96-031, Site Development Permit 96-599, and Certificate of Appropriateness 96-001. PASSED, APPROVED and ADOPTED at an adjourned regular meeting of the La Quinta Planning Commission, held on this 4th day of March, 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 W F� Q W z a W F _F W x F x F 3 z 0 U z z � z a a o U � z Off" Qa a z W O aC2Q a Q cn W U Q Z M00 �oC; U cW O Cd is W w EF• U CC.�� rn : � C7 F 3 ® a A U w d Ex. H Q Ca w y, U pq zA e � W O� U U Q � U w Cy �o U o� U N 0 �t 00 CIS O N G7 0 U o a F�- O� a o �o oz Q U L� � N N d z to 4-1 Cl o Zn o o A .��0° � o��_5 cd rA 4- s �, to U ... 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Q ® U � Q R v PLANNING COMMSSSION RESOLUTION 97- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF A CHANGE OF ZONE FROM RL (LOW DENSITY RESIDENTIAL) TO GC (GOLF COURSE) ON A PORTION OF TENTATIVE TRACT 28470 GENERALLY LOCATED SOUTH OF 52` " AVENUE AND EAST OF AVENIDA BERMUDAS CASE NO. CHANGE OF ZONE 96-081 - TRADITION CLUB ASSOCIATES, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25t' day of February, and the 4`" day of March, 1997, hold a duly -noticed Public Hearing as requested by Tradition Club Associates, LLC, on the request to rezone a portion of the proposed golf course contained within Tentative Tract 28470, generally located southeast of the corner of 52°a Avenue and Avenida Bermudas, more particularly described as follows: A PORTION OF SECTIONS 6 AND 7, T6S, R7E, SBB&M WHEREAS, at said Public Hearing held on February 25, and March 4, 1997, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make the following findings to justify the recommendation for approval of said Change of Zone: 1. The proposed change of zone will result in consistency with the goals, objectives, and policies of the La Quinta General Plan for portions of the proposed golf course. 2. Approval of the change of zone will not create conditions materially detrimental to the public health, safety and general welfare. 3. The proposed zone change is compatible with the zoning on adjacent properties in that golf course land uses are generally found within residential developments, both private and public. 4. The proposed zone change is suitable and appropriate for the subject property in that the area of the proposed golf course follows an existing design created by the construction of flood control facilities in 1988 by the Coachella Valley Water District. 5. Approval of the zone change is warranted because the situation and the general conditions of the property have substantially changed since the existing zoning was imposed by way of an amendment to the Zoning Ordinance effective September 1996 in which golf courses were no longer a permitted use in residential zoning districts, and that they are now required to be within the GC (Golf Course) Zoning District. Now, therefore, be it resolved BY THE Planning Commission of the city of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That it does hereby recommend approval to the City Council, of the above described Change of Zone, for the reasons set forth in this Resolution. PASSED, APPROVED and ADOPTED at an adjourned regular meeting of the La Quinta Planning Commission, held on this 4`h day of March, 1997, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 97- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF THE DEVELOPMENT OF LOTS 230, 231, 232, 233, 234, and 235, STREET LOTS AA & R, AND GOLF TEE BOXES FOR TEES #17 & 18 IN AREAS WITH STEEPER SLOPES WITHIN TENTATIVE TRACT 28470, GENERALLY LOCATED SOUTH OF 52N' AVENUE AND EAST OF AVENIDA BERMUDAS CASE NO.: CONDITIONAL USE PERMIT 96-031 TRADITION CLUB ASSOCIATES, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25 h day of February, and the 4`h day of March, 1997, hold a duly -noticed Public Hearing as requested by Tradition Club Associates, LLC, on the request to develop six residential lots, two street lots, and golf tee boxes for Tee # 17 and 18 within areas containing steeper slopes, generally located on southeast of the corner of 52°d Avenue and Avenida Bermudas, more particularly described as follows: A PORTION OF SECTIONS 6 AND 7, T6S, R7E, SBB&M WHEREAS, at the Public Hearing held on February 25, and March 4, 1997, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make findings to justify the recommendation for approval to the City Council of said Conditional Use Permit; and, WHEREAS, at said Public Hearing, said Conditional Use Permit was recommended for approval by the La Quinta Planning Commission based on the following facts and subject to the certain conditions: 1. The area included within Conditional Use Permit 96-031 has been determined by the Community Development Department to be located within the Open Space category on the General Plan Land Use Map according to the detailed slope study prepared for this purpose as required by Section 9.140.040 of the Zoning Ordinance for determining the toe of the slope. 2. The proposed lots 230, 231, 232, 233, 234, and 235, street lots AA & R, and, tee boxes for Tees 917 and 18 are consistent with the current goals and objectives o:E the Open Space land use category of the La Quinta General Plan in that the proposed lots and tee boxes are included in the permitted uses for those areas with slope gradients of 20% and below, while protecting the scenic, topographical, and cultural resources of the City. 3. The proposed lots 230, 231, 232, 233, 234, and 235, street lots AA & R, and tee boxes for Tee #'s 17 and 18 are consistent with the Hillside Conservation Zoning District in that this proposed development is included in the permitted uses for areas with slopes of 20% or less as stipulated in Policy 2-6.4.2 of the General Plan and according to the criteria in Section 9.140.040 of the Zoning Ordinance. 4. The proposed Conditional Use Permit has been included in the environmental assessment as required by the California Environmental Quality Act, performed under Environmental Assessment 96-333, and has been determined not to result in substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitat. 5. The proposed Conditional Use Permit is not likely to cause serious public health problems or adversely impact the general public welfare or safety in that geotechnical studies of the subject areas and conditions of approval will reduce the hazards from slope failure, rockfall hazard, and erosion from drainage. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That it does hereby recommend approval to the City Council, of the above described Conditional Use Permit, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at an adjourned regular meeting of the La Quinta Planning Commission, held on this 4" day of March, 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 RESOLUTION 97- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 96-031 TRADITION CLUB ASSOCIATES, LLC MARCH 4, 1997 GENERAL CONDITIONS OF APPROVAL 1. Development of this site shall be in substantial conformance with Exhibits approved and contained in the file for Conditional Use Permit 96-031, unless amended by the following conditions. 2. The approved Conditional Use Permit shall be used within one year of City approval date of March 18, 1997, otherwise, it shall become null and void and of no erect whatsoever. "Be used" means beginning of substantial grading which is allowed by this approval. One year time extensions up to a total of two extensions may be requested pursuant to City requirements. 3. The development of this Conditional Use Permit shall comply with all applicable conditions of Tentative Tract 28470 and Site Development Permit 96-599. 4. The access road leading to the 6-lot residential area on the alluvial fan shall be realigned to avoid the rock ridge locted inside the hillside conservation area (i.e. slopes exceeding 20%). 5. The grading plan for lots 233, 234, and 235 shall be redesigned to avoid grading inside the hillside conservation area (i.e. slopes exceeding 20%), unless the proposed grading area is located in a scarred area that is exempt. 6. All graded slopes steeper than 4:1 shall be landscaped and permanently irrigated w:Ithin six (6) months after completion of grading. The irrigtion system may be designated and configured for future incorporation into individual lot irrigation systems. 7. Slopes adjacent to lots 233, 234, and 235 shall be graded with contoured slope faces that avoid plane surfaces and restore/repair the natural grade outside of the pad areas. 8. Prior to the issue of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances, if necessary, from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside County 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 of 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 of the Notice of Intent with grading plans submitted for the plan checking. Prior to issuance of a grading or site construction permit, the applicant shall submit a copy of an approved Storm Water Pollution Protection Plan. 9. Provisions shall be made to comply with the terms and requirements of the C:Ity's adopted Infrastructure Fee program in effect at the time of issuance of building permits. FIRE MARSHAL 10. Driveways exceeding 150 feet in length shall be provided with a turnout near the midpoint of the driveway. An approved turnaround shall be provided at all building sites on driveway over 300 feet in length. 11. Access will not have an up or downgrade of more than 15%; will not be less than 20 feet in width and have a vertical clearance of 15 feet. Access will be designated to withstand the weight of 60,000 pounds over 2 axles. 2 PROPOSED MODIFICATIONS RECOMMENDED BY STAFF: RESOLUTION 97- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 96-031 TRADITION CLUB ASSOCIATES, LLC MARCH 4, 1997 GENERAL CONDITIONS OF APPROVAL 1. Development of this site shall be in substantial conformance with Exhibits approved and contained in the file for Conditional Use Permit 96-031, unless amended by the following conditions. 2. The approved Conditional Use Permit shall be used within one year of City approval date of March 18, 1997; otherwise, it shall become null and void and of no effect whatsoever. "Be used" means beginning of substantial grading which is allowed by this approval. One year time extensions up to a total of two extensions may be requested pursuant to City requirements. 3. The development of this Conditional Use Permit shall comply with all applicable conditions of Tentative Tract 28470 and Site Development Permit 96-599. 4. The access road leading to the 6-lot residential area on the alluvial fan shall be realigned to avoid the rock ridge locted inside the hillside conservation area (i.e. slopes exceeding 20%). 5. The grading plan for lots 233, 234, and 235 shall be redesigned to avoid grading inside the hillside conservation area (i.e. slopes exceeding 20%), unless the proposed grading area is located in a scarred area that is exempt. 6. All graded slopes steeper than 4:1 shall be landscaped and permanently irrigated within six (6) months after completion of grading. The irrigtion system may be designated and configured for future incorporation into individual lot irrigation systems. 7. Slopes adjacent to lots 233, 234, and 235 shall be graded with contoured slope faces that avoid plane surfaces and restore/repair the natural grade outside of the pad areas. 8. Prior to the issue of a grading or building permit for construction of any buildinor or use contemplated by this approval, the applicant shall obtain permits and/or clearances, if necessary , from the following public agencies: 0 Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside County 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 of clearances fi-om 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 of the Notice of Intent with grading plans submitted for the plan checking. Prior to issuance of a grading or site construction permit, the applicant shall submit a copy of an approved Storm Water Pollution Protection Plan 9. 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. FIRE MARSHAL 10. Driveways exceeding 150 feet in length shall be provided with a turnout near the midpoint of the driveway. An approved turnaround shall be provided at all building sites on driveway over 300 feet in length. 11. Access will not have an up or downgrade of more than 15%; will not be less than 20 feet in width and have a vertical clearance of 15 feet. Access will be designated to withstand the weight of 60,000 pounds over 2 axles. MISCELLANEOUS CONDITIONS: 12. No blasting shall be permitted for any aspect of the grading or development of the areas within the limits of this permit. 13. The building height shall be restricted to seventeen (17) feet for lots 230, 231, 232, 233, 234, and 235. 14. The final grading plan for the areas within this permit shall delineate the limits of restoration of the scarred areas on the residential alluvial fan. 2 PLANNING COMMISSION RESOLUTION 97 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA. RECOMMENDING APPROVAL OF THE DEVELOPMENT OF A CLUBHOUSE, CART BARN, MAINTENANCE BUILDING, HALF -WAY HOUSE, AND MAIN ENTRY FOR PRIVATE COUNTRY CLUB DEVELOPMENT WITHIN TENTATIVE TRACT 28470, LOCATED GENERALLY SOUTH OF 521, AVENUE AND EAST OF AVENIDA BERMUDAS CASE NO: SITE DEVELOPMENT PLAN 96-599 TRADITION CLUB ASSOCIATES, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25 h day of February, and the 4`n day of March, 1997, hold a duly -noticed Public Hearing as requested by Tradition Club Associates, LLC, on the request to develop a private country club with a clubhouse, cart barn, maintenance building, half -way house, and main entry as part of the Site Development Permit for property generally located southeast of the corner of 52°a Avenue and Avenida Bermudas, more particularly described as follows: A PORTION OF SECTIONS 6 AND 7, T6S, R7E, SBB&M WHEREAS, at the said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make findings to justify the recommendation for approval to the City Council of said Site Development Permit; and, WHEREAS, at said Public Hearing, said Site Development Permit 'was recommended for approval by the La Quinta Planning Commission based on said findings and subject to certain conditions; and, WHEREAS, the La Quinta Planning Commission did on February 25, and March 4, 1997, find the following facts to justify recommending approval of said Site Development Permit: The development proposed for Site Development Permit 96-599 is consistent with the La Quinta General Plan in that the specific uses of the proposed clubhouse, cart barn, maintenance building, half -way house, and main entry are all components of a low density single family development with large to medium sized lots including an 18-hole golf course. 2. The development proposed for Site Development Permit 96-599 is consistent with the La Quinta Zoning Ordinance in that the proposed structures are permitted uses within the RL (Low Density Residential) and GC (Golf Course) Zoning Districts. 3. The development proposed for Site Development Permit 96-599 has been reviewed for potential environmental impacts in compliance with the requirements of the California Environmental Quality Act, and is not likely to cause substantial enviromnental damage or substantially and avoidable injure fish or wildlife or their habitats 4. The architectural design of the buildings proposed for Site Development Permit 96- 599, including but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with surrounding with surrounding development and with the quality of design prevalent in the City. 5. The site design of the project, including but not limited to the project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the City. 6. The project landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence to enhance the visual continuity of the project, in that the golf course landscaping, open space landscaping, and perimeter landscaping and masonry block wall will provide creative, highly designed features to the outdoor environment of the Tradition Club project. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That it does hereby recommend approval to the City Council, of the above described Site Development Permit, for the reasons set forth in this Resolution and subject tc the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at an adjourned regular meeting of the La Quinta Planning Commission, held on this 4`' day of March, 1997, by the following vote, to w,t: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 96-599 TRADITION CLUB ASSOCIATES, LLC MARCH 4, 1997 GENERAL CONDITIONS 1. Development of this site shall be in substantial conformance with Exhibits approved and contained in the file for Site Development Permit 96-599, unless amended by the following conditions. 2. The Arts in Public Places fee shall be paid prior to issuance of a building permit. 3. An exterior lighting plan for the parking lot area and buildings shall be approved by the Community Development Department prior to issuance of a building permit. Lights shall be designed not to create glare onto adjacent streets and properties. 4. All required trash and recycling bins shall comply with the requirements of the City and Waste Management of the Desert. Prior to issuance of a building permit the applicant shall provide written verification from the trash company that the trash/recycling enclosure is large enough to accommodate all required bins and that access is acceptable. 5. Prior to issuance of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances, if necessary, from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside County 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 issuance of a grading or site construction permit, the applicant shall submit a copy of an approved Storm Water Pollution Protection Plan. 6. 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. SIGNS 7. No signs are approved as part of this permit. FIRE MARSHAL Clubhouse, Cart Barn, Half -way House, Maintenance Buildings: 8. Provide or show there exists a water system capable of delivering (2500) gpm for a 2 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 9. The required fire flow shall be available from a Super hydrant(s) (6x4" 2-1/2") located not less than 25 feet or more than 165 feet from any portion of the building(s) as measured along approved vehicular travel ways. 10. Blue retro-reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 11. Prior to the issuance of a building permit, applicant/developer shall furnish one blue line copy of water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plan must be signed by a registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department". 12. The required water system including fire hydrants shall be installed and operational prior to the start of construction. 13. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire department connection shall be located to the front within 50 feet of a hydrant, and a minimum of 25 feet from the building. 14. Install a supervised water flow fire alarm system as required by the UBC/Riverside County Fire Department and National Fire Protection Association Standard 72. 15. Install panic hardware and exit signs as per Chapter 10 of the Uniform Building Code. 16. Applicant/developer shall be responsible for obtaining under ground/above ground tank permits form both the County Health and Fire Departments. 17. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AIOBC in rating. Contact certified extinguisher company for proper placement of equipment. 18. Install a Hood/Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Dire Department for review. 19.Install Knox Key Lock boxes, Models 4400, 3200, or 1300, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from the Fire Department Planning & Engineering Office for the ordering of the Key Switch, this form must be authorized and signed by this office for the correctly coded system to be purchased. 20. If the building/facility is protected with a fire alarm system or burglar alarm system, the lock boxes will require "tamper" monitoring. The above are general conditions and may not apply to each occupancy. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. Main entry Gate: 21. Provide a vertical unobstructed clearance of not less than 13 feet 6 inches. 22. Automatic gate pins shall be rated with shear pin force not to exceed 30 foot pounds. 23. Automatic gates shall be equipped with emergency backup power. 24. Gatehouse shall be equipped with a portable fire extinguisher with a rating of not less than 2A 1 OBC. 25. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system, mounted per recommended standard of the Knox Company. Please contact the Fire Department Planning & Engineering staff for final inspection prior to occupancy. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering staff at (619) 863- 8886. PROJECT DEVELOPMENT: 26. The applicant/developer shall redesign the Half -way House to include an additional restroom for employees/gardeners. 27. The development of this Site Development Permit shall comply with all applicable conditions of Tentative Tract 28470, Conditional Use Permit 96-031, and Certificate of Appropriateness 96-001. PLANNING COMMISSION RESOLUTION 97- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF A 241 RESIDENTIAL LOT SUBDIVISION, 18-HOLE GOLF COURSE, AND COUNTRY CLUB ON 746.6 ACRES GENERALLY LOCATED SOUTH OF 52''"' AVENUE AND EAST OF AVENIDA BERMUDAS CASE NO. TENTATIVE TRACT 28470 - TRADITION CLUB ASSOCIATES, LLC WHEREAS, the Planning Commission of the City of La Quinta, California did on the 25`h day of February, and the 4t" day of March, 1997, hold a duly -noticed Public Hearing as requested by Tradition Club Associates, LLC, on the request to subdivide 746.6 acres into 241 single family custom homesites with one multi -family lot, 18-hole golf course and open space lots, generally located on the southeast corner of 52°d Avenue and east of Avenida Bermudas, more particularly described as follows: A PORTION OF SECTIONS 6 AND 7, T6S, R7E, SBB&M WHEREAS, at the Public Hearing held on February 25, and March 4, 1997, upon hearing and considering all testimony and arguments of all interested persons desiring; to be heard, said Planning Commission did make findings to justify the recommendation for approval to the City Council of said Tentative Tract map; and, WHEREAS, at said Public Hearing, said Tentative Tract Map was recommended for approval by the La Quinta Planning Commission based on said findings and subject to certain conditions; and, WHEREAS, the La Quinta Planning Commission did on February 25, and March 4, 1997, find the following facts to justify recommending approval of said tentative tract map: 1. The design and improvements of the proposed Tentative Tract 28470 are consistent with the current goals and objectives of the La Quinta General Plan in that the subdivision will result in the development of one or two-story, single family detached custom homes on large or medium sized lots surrounded by open space, which meets the General Development Characteristics for the Low Density Residential Land Use Category stipulated in Table LU-3 of the General Plan Land Use Element. 2. Tentative Tract 28470 is consistent with current standards of the Municipal Zoning Ordinance in that the existing Zoning Districts of the subdivision are RL (Residential Low Density), FP (Flood Plain), OS (Open Space) are appropriate for the development; and proposed Zoning District changes to GC (Golf Course) for a portion of the golf course area will result in the entire project being consistent with the Zoning Ordinance. 3. Tentative Tract 28470 is consistent with the standards of the City's Subdivision Ordinance in that all proposed lots meet the required dimensions, slope gradients, and design for access and circulation. 4. The design of Tentative Tract 28470 and its related improvements are not likely to cause serious public health problems or adversely impact the general public welfare or safety. 5. 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. 6. 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. 7. The proposal to provide approximately 70% of the site as usable open space area. The area above the toe of the slope of the Coral Reef Mountains will remain in natural open space, except for that area included in Conditional Use Permit 96-031. 8. The proposed private circulation system will provide for the safe and efficient movement of vehicles within the project, and the use of small private streets within some areas of the project will provide needed emergency circulation. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case: 2. That it does hereby recommend approval to the City Council, of the above described Tentative Tract, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at an adjourned regular meeting of the La Quinta Planning Commission, held on this 4th day of March, 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 RESOLUTION 97- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 28470 TRADITIONS CLUB ASSOCIATES, LLC FEBRUARY 25, 1997 GENERAL CONDITIONS OF APPROVAL 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. 2. Tentative Tract Map No. 28470 shall comply with the requirements and standards of H 66410-66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC) unless otherwise modified by the following conditions. 3. Prior to the issuance of a grading permit or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: - Fire Marshal - Public Works Department (Grading Permit, Improvement Permit) - Community Development Department - Riverside Co. Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District (CVWD) - 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. P:cond\28470 Tentative Tract 28470 February 25, 1997 PROPERTY RIGHTS 5. All easements, rights of way and other property rights required of the tentative map or otherwise necessary to facilitate the ultimate use of the development and functioning of improvements shall be dedicated, granted or otherwise conferred, or the process of said dedication, granting, or conferral shall be ensured, prior to approval of a final map or filing of a certificate of compliance for waiver of a final map. The conferral shall include irrevocable offers to dedicate or grant easements to the City for access to and maintenance, construction, and reconstruction of all essential improvements which are located on privately -held lots or parcels. 6. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties. 7. The applicant shall dedicate public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Dedications required of this development include: A. Ave 52 from Avenida Bermudas to Washington Street (Primary Arterial) - Fii:ty-five- foot right of way on south side of existing centerline . B. Ave 52/Washington Street Intersection - As required by the City Engineer. C. Ave 52 from Washington Street to east property boundary (Major Arterial) - Sixty - foot right of way on south side of existing centerline. D. Francis Hack Lane (Old Ave 52) from Ave. Bermudas to an easterly terminus to be determined by fire station access needs - Right of way to accommodate applicant's half of a 32'-wide street with cul de sac plus an eight -foot parkway. E. Avenida Nuestra from Calle Guatemala to Calle Kalima (Local Street) - Right of way to accommodate the applicant's half of a 32'-wide street. F. Ave Bermudas (Secondary Arterial) - Fifty -foot half -width right of way along; the full frontage of this map. G. Ave Bermudas - Easements, as required by the City Engineer, over the storm drainage system connecting Bermudas to the on -site regional stormwater system. P:cond\28470 2 Tentative Tract 28470 February 25, 1997 Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, etc. 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 dedicate 10-foot public utility easements contiguous with and along both sides of all private streets. 9. The applicant shall create perimeter setbacks, of minimum width as noted, adjacent to the following street rights of way: A. Ave 52 - 20' B. Ave Bermudas - 10' C. Ave Nuestra - as necessary to accommodate slope from south curbline to wall. Minimum widths may be used as average widths if meandering wall designs are approved. For developments with public interior streets, perimeter setback lots shall be dedicated to the City. For developments with private interior streets, perimeter setback lots shall remain in private ownership. Where public sidewalks are required on privately -owned setback lots, the applicant shall dedicate blanket sidewalk easements over the setback lots. 10. The applicant shall vacate abutter's rights of access to Ave 52, Ave Bermudas, Francis Hack Lane, Ave Nuestra, and the access drive from Ave 52 to the Fire Station. Access to these streets shall be restricted to access points approved by the City. 11. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, 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. P: cond\28470 3 Tentative Tract 28470 February 25, 1997 13. The applicant shall process a lot line adjustment on a portion of the north property line near Calle Guatamala to provide a five-foot setback for the Calle Guatamala home currently abutting the property line. FINAL MAPS) AND PARCEL MAPS) 14. 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 15. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media in the categories of "Precise Grading," "Streets & Drainage," and "Landscaping." Grading, street and drainage plans shall be prepared by professional engineers registered to practice in California. Landscaping plans shall be prepared by licensed landscape architects. 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. "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. 16. 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. 17. 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. P:cond\28470 4 Tentative Tract 28470 February 25, 1997 IMPROVEMENT AGREEMENT 18. 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 shall remain in effect until explicitly waived, reduced or released by the City regardless of the passage of time, changes to or expiration of the improvement agreement or failure of the secured party to make premium payments or fulfill other obligations to the surety. Reductions and releases of security shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 19. 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. 20. 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. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan, the City shall have the right to halt issuance of building permits, completion of final inspections on buildings, or otherwise withhold approvals related to the development of this project until the applicant has corrected made satisfactory progress on the improvements or obligations or has made other arrangements satisfactory to the City. P:cond\28470 5 Tentative Tract 28470 February 25, 1997 21. If improvements are phased with multiple final maps or other administrative approvals (plot plans, conditional use permits, etc.), off -site improvements and development -wide improvements (ie: retention basins, perimeter walls & landscaping, gates, etc.) shall be constructed or secured prior to approval of the first final map unless otherwise approved by the City Engineer. 22. The applicant shall pay cash or provide security in guarantee of cash payment, at the City's option, 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. Intersection of Avenue 52 and Washington Street - 50 % of the cost to design and construct traffic signals. 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 23. 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. 24. Prior to occupation of the project site for construction purposes, the Applicant shall obtain a fugitive dust control permit in accordance with Chapter 6.16, LQMC. The application for the permit shall include a fugitive dust control plan and security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 25. The applicant shall comply with the City's flood protection ordinance. 26. The applicant shall conduct a thorough preliminary geological and soils engineering investigation and shall submit the report of the investigation ("the soils report") with the grading plan. 27. Prior to issuance of a grading permit, the applicant shall submit a grading plan meeting the approval of the City Engineer. 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 P:cond\28470 6 Tentative Tract 28470 February 25, 1997 development, that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 28. The applicant shall obtain approval of the grading plan from CVWD. 29. Building pad elevations on contiguous lots shall not differ by more than three feet except for lots within this development, 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. 30. Prior to issuance of building permits, the applicant shall provide building pad elevation certifications which are stamped and signed by a California registered civil engineer or surveyor. The document shall list, by lot number, the pad elevation(s) approved on the grading plan, the as -built elevation(s), and the difference between the two, if any. DRAINAGE 31. Stormwat.er 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. 32. Stormwatter 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 Chapter 13.24, LQMC. 33. 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. 34. 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. 35. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. P:cond\28470 7 Tentative Tract 28470 February 25, 1997 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. This drainage shall include the: current inflow to the on -site regional stormwater system from the developed area to the west. 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. Prior to recordation of the first final map for this development, the applicant shall reimburse the successors or assigns of Landmark Land Company (if any for the purposes of this issue) in the amount of $118,275 for improvements to Ave 52 which were previously installed west of the west boundary of Tract 24889/24890. If Landmark or its successors or assigns have been reimbursed by the City, the applicant shall reimburse the City for those costs. 43. Prior to :recordation of the first final map for this development, the applicant shall reimburse or secure; reimbursement of the City and/or its redevelopment district for costs incurred in P:cond\28470 8 Tentative Tract 28470 February 25, 1997 improvements to Ave 52 ($149,040) and Ave Bermudas ($246,525). The listed amounts include the cost of storm drain improvements associated with those street projects. If the applicant provides security in lieu of reimbursement, the applicant shall provide the actual cash reimbursement prior to recordation of any final map which by itself, or in combination with previously -recorded maps under this tentative map, creates lots for fifty or more percent (>50%) of the dwelling units proposed for this development. 44. The following minimum street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. OFF -SITE STREETS 1) Ave 52 from Avenida Bermudas to Washington Street (Primary Arterial) - Install all remaining improvements for 86' curb to curb improvement plus sidewalk, walls along both sides of the street and a raised landscape median, and landscaping in setback areas. 2) Ave 52/Washington Street Intersection - As required by the City Engineer. 3) Ave 52 from Washington Street to east property boundary (Major Arterial) - Install all remaining improvements for major arterial (51' half street) on south side, remaining improvements to existing roadway on north side, sidewalk and walls along both sides, raised landscape median, and landscaping in setback areas. 4) Francis Hack Lane (Old Ave 52) from Ave. Bermudas to an easterly terminus to be determined by fire station access needs - Construct 32' curb -to -curb local street with landscaping in parkways. 5) Avenida Nuestra from Calle Guatemala to Calle Kalima (Local Street) - Construct the south side of a 32' curb -to -curb local street including landscaped setback. B. ON -SITE PUBLIC STREETS 1) Residential serving up to 150 homes or 1,500 vpd - 36 feet wide 2) Residential serving over 150 homes or 1,500 vpd - 40 feet wide 3) Cul de sac curb radius - 38' C. PRIVATE STREETS AND CULS DE SAC P:cond\28470 9 Tentative Tract 28470 February 25, 1997 1) Entry street - divided with two 24' lanes 2) Primary circulation streets - 40' wide 3) Residential - 36 feet wide if double loaded (buildings on both sides), 32 feet if single loaded 4) Cul de sac curb radius - 38' Bus turnouts, turn lanes, 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. 45. Access points and turning movements of traffic shall be restricted as follows: A. Main access drive at the intersection of Washington and Ave 52 - Unrestricted. The applicant shall provide stacking room in the guardhouse lane for a minimum of three entering vehicles. B. Approved emergency access drives from Avenida Bermudas and Francis Hack Lane. C. Due to the length of Lot " O", the applicant shall provide an improved emergency access which connects to this road no further than 660' from the center of the cul de sac. With approval of RCFD, this access may be accomplished with a gated connection with the access road to the proposed maintenance yard. 46. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. 47. 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. 48. Improvement plans shall be prepared for all on- and off -site streets and access gates. 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. P:cond\28470 10 Tentative Tract 28470 February 25, 1997 49. Street right of way geometry for cul-de-sacs, 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. 50. All streets proposed to serve residential or other access driveways shall be designed and constructed with vertical 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. 51. Street pavement sections shall be designed using the Caltrans procedure for a 20-year life and shall consider site -specific data including soil strength and anticipated traffic loading (including construction and home building activity). If streets are initially constructed with only a portion of the full thickness of pavement, the following shall apply: A. The pavement design shall consider the effect of construction and other traffic loadings on the partial pavement for the maximum period of time the applicant desires to delay the final lift. B. If the delayed lift is less than 11/2" in thickness, the lift shall not be placed between October 15 and March 15 unless approved by the City Engineer. Minimum structural sections for A.C. pavement shall be as follows: Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" The applicant shall submit current (no more than two years old) mix designs for base materials, Portland cement concrete and asphalt concrete, including complete mix design lab results, for review and approval by the City. For mix designs over six months old, the submittal shall include recent (no more than six months old at the time proposed for construction) 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. 52. 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 open 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 (see provisions of above condition on streetpavement sections). P:cond\28470 11 Tentative Tract 28470 February 25, 1997 LANDSCAPING AND WALLS 53. The applicant shall provide minimum six -foot -high solid masonry walls along the west setback line along Ave Bermudas, the south setback line along Ave 52, the north property boundary on the north side of Ave 52, and the portion of the east perimeter not abutting the mountains. The area abutting the mountains, if fenced or walled, shall be designed to permit unobstructed migration of wildlife. The perimeter wall along the north property line shall consist of the following features: A. The existing wall design located at the southern terminus of Washington Street, shall be continued along both side of Washington Street, around the corners for a short distance to be determined by the Community Development Department. B. Westward from Washington Street, along the north property line, the applicant shall utilize the proposed perimeter wall design to be constructed along Ave. Bermudas, to the northwest corner, then proceed southward to the ultimate right-of-way on the north side of Avenue 52. C. Eastward from Washington Street, along the north property line, the applicant shall utilize the existing wall design found along the north side of Avenue 52 to complete a perimeter wall. The location, design and materials of meandering perimeter walls, if any, shall be subject to review and approval of the Community Development Department prior to recordation of the first final map. 54. The applicant shall provide landscape improvements in the perimeter setback areas or lots along Ave Bermudas, Ave Nuestra, Francis Hack Lane, and both sides of Ave 52. The applicant shall maintain the landscape improvements in the setbacks along Ave 52, Ave Bermudas and Francis Hack Lane in perpetuity, or may provide for a Homeowners Association (HOA) to maintain said land. 55. Landscape and irrigation plans shall be prepared for landscaped lots, landscape setback areas, common areas, medians, perimeter parkways, and retention basins. The plans shall be submitted to the Public Works Department for plan checking. The plans are not approved for construction until they have been approved by the Community Development Department and signed by the City Engineer, the Coachella Valley Water District. and the Riverside County Agricultural Commissioner. 56. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape setbacks. P:cond\28470 12 Tentative Tract 28470 February 25, 1997 57. 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. 58. The applicant shall ensure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. PUBLIC SERVICES 59. The applicant shall provide public transit amenities as required by Sunline Transit and/or the City Engineer which may include a bus turnout and passenger waiting shelter. The location and character of the turnout and shelter shall be as determined by Sunline 'Transit and the City Engineer. QUALITY ASSURANCE 60. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 61. The applicant 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 as evidence that materials and their placement comply with plans and specifications. 62. The applicant shall utilize qualified California -registered civil engineers, geotechnical engineers, or land surveyors, as appropriate, to provide, or have their agents provide, sufficientsupervision and verification of the construction to be able to furnish and sign accurate record drawings. 63. 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. The applicant shall submit revised AutoCad files of the improvements as constructed. MAINTENANCE. 64. The applicant shall make provisions for continuous maintenance of improvements by the creation of a Homeowner's Association (HOA). The applicant shall maintain off -site public improvements untie final acceptance of improvements by the City Council. 65. The applicant shall provide a recommended maintenance booklet for streets, landscaping, perimeter walls, drainage facilities, and/or other improvements to be maintained by the Homeowners Association (HOA). The booklet should include drawings of the facilities, P:cond\28470 13 Tentative Tract 28470 February 25, 1997 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 DEPOSIT 66. 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. FIRE MARSHAL 67. Schedule (A) fire protection approved Super fire hydrants, (6"x 4"x 2" 1/2) 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. Additional Fire Flow will be required for multi -family or maintenance use. 68. Prior to recordation of the final map, applicant/developer will furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans will conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be signed/approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fore Department." 69. The required water system including fire hydrant will be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. 70. 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. 71. Prior to recordation of the final map, the applicant will provide alternate or secondary access along Avenida Bermudas. TRACT AND BUILDING DESIGN 72. Development of the project site shall comply with tentative tract map Exhibit A, as contained in the Community Development Department's file for Tentative Tract No. 28470, and the following conditions, which conditions shall take precedence in the event of any conflict with the provisions of the tentative tract map. P:cond\28470 14 Tentative Tract 28470 February 25. 1997 73. This approval does not authorize the construction of a golf clubhouse, cart barn, half -way house, gatehouse, and a maintenance facility at the general locations shown on Exhibit A. These buildings' specific locations, design, height, and size shall be subject to separate Site Development Permit plan review and approval by the Planning Commission. 74. The development of custom, single-family lots shall be governed by the following: A. The Applicant shall establish a Design Review Committee to review and approve all development within Tentative Tract No. 28470. The main objectives of this Committee shall be to assure that building architecture, building materials and colors, building height and setbacks, and landscaping design follow appropriate design themes throughout the tract. Procedures and operation of the committee shall be set forth in the Tract's Conditions, Covenants, and Restrictions (CC & R's) to be administered by the Homeowner's Association (HOA) B. Applicant shall establish within the CC&R's site design standards appropriate to the residential lots, including but not limited to, front, side and rear setbacks, lot coverage, etc. Standards shall be reviewed and approved by the Community Development Department as part of its review of the CC&R's, but to be no less restrictive that the R-L Zone Standards, as appropriate. C. Prior to issuance of an occupancy permit for any house within Tentative Tract No. 28470, landscaping/ground cover shall be installed and appropriately maintained. Type of planting, method of installation, and maintenance techniques shall be subject to plan approval by the Community Development Department. D. All roof -mounted equipment shall be screened from view at all sides by design of the house. All ground -mounted mechanical equipment shall be screened from view by methods approved by the Community Development Department. E. The minimum dwelling unit (living area) size for all residential units shall be 1,200 square feet (excluding attached or detached parking garage). F. All dwelling units shall have a minimum two car garage measuring 20-feet by 20-feet in overall size. The garage can be either attached or detached. G. The architectural style of the project shall be Spanish Colonial, Southwest Adobe, Pueblo, or other styles approved by the development's Design Review Board. H. All roofing material within the project shall be clay or concrete tile barrel. The color of the roof tiles shall consist of desert hues. P:cond\28470 15 Tentative Tract 28470 February 25, 1997 75. Any minor changes in lot mix, sizes, lines, or shapes, or street alignments, shall be reviewed and approved by the Community Development Department prior to any final map approvals for recordation. 76. Prior to recordation of final map, hillside conservation easements on lots 27, 28, and 29 shall be dedicated to the City for all areas located inside the Hillside Conservation District. The same shall be done for lots 233, 234, and 235 if they contain any non-exempt conservation areas not subject to the scarred areas exemption. - ' 77. Class II bike lanes shall be installed on the east side of Ave. Bermudas adjacent to the tract and on both sides of Avenue 52 between Washington Street and Avenida Bermudas. 78. The maximum pad elevation measured at the north lot line of building pads within 175 feet of Avenida Bermudas shall be: a) no more than one (1) foot higher than the top of the east curb on Avenida Bermudas, or b) no higher than the existing elevation at said location prior to December 1, 1996, whichever is higher. 79. The existing light pole and luminaire located at the Avenue 52/Washington Street intersection shall be removed when the traffic signal is installed. 80. The triangular island in the Avenue 52/Washington Street intersection shall be landscaped. 81. For a distance of 150 feet east of the ultimate right-of-way of Avenida Bermudas, single family residences shall be restricted to a maximum of 17 feet in height, excluding any roof projections (chimneys, etc) which are subject to the requirements of the Zoning Ordinance. WALLS. FENCING, SCREENING AND LANDSCAPING 82. Applicant/Developer shall submit final landscape plans for all golf course landscaping, which shall be designated to feature drought tolerant plant species, and the latest water conserving irrigation technology. The Plan(s) shall be subject to initial review by the Community Development Department, with subsequent final review and acceptance by the Coachella Valley Water District prior to landscape construction. Evidence of CVWD acceptance shall be submitted to the Community Development Department. 83. Adequate provision shall be made for continuous maintenance of all landscaping and related features by the Homeowner's Association (HOA). 84. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be designate to minimize light and glare impacts to surrounding property. All lighting to be installed shall be subject to review and approval by the Community Development Department. P:cond\28470 16 Tentative Tract 28470 February 25, 1997 85. The existing trees on the site shall be incorporated into the landscape plan as required by Certificate of Appropriateness 96-001, and Site Development Permit 96-599. A tree retention plan shall be submitted to staff as part of the final landscape plan and prior to any site grading. Citrus trees in the vicinity of the Hacienda del Gato shall be preserved. Palms, Palo Verde, and California Pepper trees shall be used as the central landscape theme; along 52' Avenue. MANAGEMENT 86. Prior to the recordation of the final map, the Applicant shall submit to the Community Development Director the following documents which shall demonstrate to the satisfaction of the City that the open space/recreation areas, common areas, and private streets and drives shall be maintained in accordance with the intent and purpose of this approval. A. The document to convey title; B. Covenants, Conditions, and Restrictions to be recorded; and, The approved Covenants, Conditions, and Restrictions shall be recorded at the same time that the final subdivision map is recorded. A Homeowner's Association, with the unqualified right to assess the owners of the individual units for reasonable maintenance costs, shall be established and continuously maintained. The association shall have the right to lien the property of any owners who default in the payment of their assessments. Such lien shall not be subordinate to any encumbrance other than a first deed of trust, provided that such deed of trust is made in good faith and for value and is of record prior to the lien of the homeowners association. 87. Appropriate approvals shall be secured prior to establishing any construction or sales facilities, and/or signs on the subject property. 88. All historical plaques or monuments which are erected on the property shall be approved by the La Quinta Historic Preservation Commission prior to installation. The project CC & R"s shall include information on the historical nature of the site and identify the three subject sites (CA-RIV-1179, CA-RIV-2823, and CA-RIV-2826) plus information about the Hacienda del Gato residence. 89. The Applicant shall provide verification To the Community Development Department of the completion of the capping of archaeological site CA-RIV-1179 by the project archaeologist. A conservation easement for preservation in perpetuity shall be dedicated to the City of La Quinta shall be recorded over the capped site. P:cond\28470 17 Tentative Tract 28470 February 25, 1997 90. The Applicant shall submit plans for street lighting along roads, if any, for review and approval by the Community Development Department. 91. The requirements of the City's Off -Street Parking Ordinance shall be met concerning all supplemental accessory facilities (e.g. clubhouse, cart barn, maintenance facility, etc.). 92. The Applicant/Developer shall work with Waste Management of the Desert to implement provisions of AB 939 and AB 1462. The Applicant/Developer is required to work with Waste Management in setting up the following programs for this project: A. Developer shall prepare a plan to provide enlarged trash enclosures for inclusion of separate facilities for storage of recyclables such as glass, plastics, newsprint and steel & aluminum cans. B. Developer shall provide proper on -site storage facilities within the project for green waste associated with golf course and common area maintenance. Compost materials shall be stored for pick-up by Waste Management, or an authorized hauler for transport to an appropriate facility. C. Curbside recycling service shall be provided in areas where no centralized trash/recycling bins are provided or utilized. 93. All residences/dwellings are required to have illuminated building address numbers per the La Quinta Municipal Code. 94. Property lines and perimeter walls for all residential units shall be located at the top of the graded slope for each parcel. 95. The minimum lot size shall be 7,200 square feet. 96. The California Fish and Game Environmental filing fees shall be paid. The fee is $1,250 plus $78.00 for the Riverside County document processing. This fee shall be payable to "Riverside County Clerk." The fee shall be paid to the Community Development Department within 24 hours after reviewed by the City Council. 97. The Applicant/Developer shall pay park fees in -lieu of parkland dedication per (Chapter 13.48 of the Subdivision Ordinance. 98. This approval shall be in compliance with all applicable conditions and applicable provisions of Specific Plan Nos. 85-005A and 85-005B, Street Vacation Nos. 85-007A and 85-007B, and the Washington Street Corridor Specific Plan (SP 86-007). 99. The Applicant/Developer shall comply with the following requirements regarding fire station facilities as required in the Avenue 52 Specific Plan: P:cond\28470 18 Tentative Tract 28470 February 25, 1997 A. Prior to the recordation of the final map, the Applicant shall dedicate to the City a one acre site for a fire station, at a location approved by the Riverside County Fire Department and the City. B. The Applicant shall prepare and submit building plans for the proposed station for the review and approval by Riverside County Fire Department and the City. C. The Applicant shall make a payment of $100,000 to provide for the partial construction of the fire station. This contribution shall be used as a credit for fire facilities infrastructure fees until those fees exceed the amount of credit. *Note: The Riverside County Fire Department has committed to retrofitting the existing fire station facility. Applicant's contribution towards this facility shall be based on the above percentage responsibilities. Applicant shall enter into an agreement with the City and Riverside County Fire Department in order to determine the appropriate compensatory relief required of Applicant. P:cond\28470 19 PLANNING COMMISSION RESOLUTION 97- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF VARIOUS MODIFICATIONS FOR THE REHABILITATION AND PRESERVATION OF THE HACIENDA DEL GATO, IMMEDIATE LANDCAPING AND DRIVEWAY AS PART OF THE PROPOSED TRADITION CLUB DEVELOPMENT, GENERALLY LOCATED SOUTH OF 52ND AVENUE AND EAST OF AVENIDA BERMUDAS CASE NO: CERTIFICATE OF APPROPRIATENESS 96-001 TRADITION CLUB ASSOCIATES, LLC WHEREAS, the Historic Preservation Commission did on the 16d' day of January, 1997, hold a duly -noticed meeting as requested by Tradition Club Associates, LLC, on the request for approval of certain modifications to the historic Hacienda Del Gato, the hacienda's immediate landscaping, and original driveway, in accordance with the recommendations of the Secretary of the Interior's Standards for Rehabilitation, generally located southeast of the intersection of 52°d Avenue and Avenida Bermudas, more particularly described as follows: A PORTION OF SECTIONS 6 AND 7, T6S, R7E, SBB&M WHEREAS, on the 16" day of January, 1997, the Historic Preservation Commission did adopt Minute Motion 97-001 recommending to the Planning Commission and the City Council the approval of Certificate of Appropriateness 96-001 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25th day of February, and the 0 day of March, 1997, hold a duly -noticed Public Hearing as requested by Tradition Club Associates, LLC, on the request for approval of various rehabilitative modifications to the Hacienda Del Gato and immediate environs; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make findings to justify the recommendation for approval to the City Council of said Certificate of Appropriateness; and, WHEREAS. the La Quinta Planning Commission did on February 25, and March 4, 1997, find the following facts to justify recommending approval of said certificate of appropriateness: 1. The proposed rehabilitative modifications to the Hacienda Del Gato and immediate environs are consistent with the recommendations of the Secretary of the Interior's Standards for Rehabilitation. 2. That the rock curb wall lining the driveway should remain in the area adjacent to the proposed center median planter with the mature eucalyptus trees. 3. That the proposed removal of the planter adjacent to the Hacienda's garage is not acceptable; that the proposed driveway and entry circle in front of the proposed clubhouse should be redesigned so that they are lower or at least the same level as the planter, in order to prevent potential drainage damage to the planter or any modification to the planter in any way, and designed to be smaller so that there is a physical separation between the proposed new construction and the historic planter in order to protect the historic character of the original grounds. 4. That the relocation of the original entry gate and pilasters is generally consistent with the recommendations of the Secretary of the Interior's Standards for Rehabilitation. 5. That the retention of the existing mature eucalyptus trees and the creation of a center median planter around the trees is consistent with the Secretary of the Interior's Standards for Rehabilitation. 6. That the proposed relocation of the palm trees within the existing driveway is generally consistent with the Secretary of the Interior's Standards for Rehabilitation. 7. That the proposed site plan and design of the proposed clubhouse and cart barn with connecting living arbor is compatible with that of the Hacienda Del Gato according; to the recommendations of the Secretary of the Interior's Standards for Rehabilitation. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning; Commission in this case. 2. That it does hereby recommend approval to the City Council, of the above described Certificate of Appropriateness for the reasons set forth in this Resolution. PASSED, APPROVED and ADOPTED at an adjourned regular meeting of the: La Quinta Planning Commission, held on this 4"' day of March, 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 CONDITIONS OF APPROVAL - RECOMMENDED CERTIFICATE OF APPROPRIATENESS 96-001 TRADITION CLUB ASSOCITES, LLC MARCH 4, 1997 GENERAL CONDITIONS: 1. A portion of the original rock curb wall lining the driveway, with its mature eucalyptus trees shall remain in its original position nearest to the entrance of the Hacienda. All rock wall landscape planters surrounding the Hacienda shall be retained. 2. The proposed driveway and entry circle in front of the proposed clubhouse shall be redesigned so that they are lower or at least the same level as the original Hacienda planter, so as to retain the rock wall landscape planter south of the garage. 3. The original entry gate and pilasters shall be relocated to the front of the Hacienda entry circle. The gate and pilasters are to be sensitively moved and installed to their original height, width, and finish. 4. The existing mature eucalyptus trees throughout the property shall be retained. 5. The existing palm trees shall be relocated from the original driveway to other areas within the immediate vicinity. io PH #D STAFF REPORT PLANNING COMMISSION DATE: FEBRUARY 25, 1997 CASE NOS.: TENTATIVE TRACT 28470, CHANGE OF ZONE 96-081, SITE DEVELOPMENT PERMIT 96-599, CONDITIONAL USE PERMIT 96-031, CERTIFICATE OF APPROPRIATENESS 96- 001, ENVIRONMENTAL ASSESSMENT 96-333 REQUESTS: RECOMMEND TO THE CITY COUNCIL THE FOLLOWING: 1.) CERTIFY THE MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT; 2.) APPROVE THE CHANGE OF ZONE TO REDESIGNATE THE ZONING CLASSIFICATION FOR THE PROPOSED GOLF COURSE FROM RL (LOW DENSITY RESIDENTIAL) TO GC (GOLF COURSE). 3.) APPROVE THE CONDITIONAL USE PERMIT TO ALLOW GRADING AND CONSTRUCTION OF SIX RESIDENTIAL LOTS AND TEE BOXES WITHIN HIGHER SLOPES; AND 4.) APPROVE THE TENTATIVE TRACT 28470 TO SUBDIVIDE 746.6 ACRES INTO 241 SINGLE FAMILY HOMESITES, 18-HOLE GOLF COURSE, PRIVATE STREET SYSTEM, AND ACCESSORY LOTS, AND 5.) APPROVE THE SITE DEVELOPMENT PERMIT TO ALLOW THE CONSTRUCTION OF A CLUBHOUSE, CART BARN, MAINTENANCE BUILDING, HALF -WAY HOUSE, MAIN ENTRY GUARD HOUSE, AND PAPJUNG LOT; AND 6.) APPROVE THE CERTIFICATE OF APPROPRIATENESS TO ALLOW MODIFICATIONS TO THE HACIENDA DEL GATO AND GROUNDS AS RECOMMENDED BY THE HISTORIC PRESERVATION COMMISSION. LOCATION: SOUTHERN TERMINUS OF WASHINGTON STREET, EAST OF AVE BERMUDAS (ATTACHMENT 1) k APPLICANT: TRADITION CLUB ASSOCIATES, LLC REPRESENT- ATIVE: MIKE ROWE, WINCHESTER DEVELOPMENT PROPERTY OWNER: BRUCE NIMMER ENVIRONMENTAL CONSIDERATION: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS COMPLETED ENVIRONMENTAL ASSESSMENT 96-333 FOR THE PROPOSED PROJECT. BASED UPON THIS ASSESSMENT, THE PROJECT COULD HAVE AN EFFECT UPON THE ENVIRONMENT, UNLESS MITIGATION MEASURES ARE CARRIED OUT WHICH LESSEN THE IMPACTS TO AN INSIGNIFICNT LEVEL. THEREFORE, A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT HAS BEEN PREPARED FOR CERTIFICATION. ZONING DESIGNATION: RL (LOW DENSITY RESIDENTIAL), FP (FLOOD PLAIN), OS (OPEN SPACE) GENERAL PLAN DESIGNATION: LDR (LOW DENSITY RESIDENTIAL), W (WATERCOURSE/ FLOOD CONTROL), OS (OPEN SPACE) BACKGROUND: Site Background The proposed project site is a 746.6 acre estate property that has been in private ownership since 1902. It is located at the southern terminus of Washington Street, east of Avenida Bermudas. The property is partially in the Coral Reef Mountains and partially on a sloping alluvial fan on the east side of the Cove. Historically, the property has been a date and citrus ranch, with other crops also grown in the early years after 1902. John Marshall originally purchased the property from the Southern Pacific Railroad and began a farming and ranching operation. A small adobe structure and out buildings were the first buildings constructed on the property. In the 1930's a large house was built that came to be known as the Hacienda Del Gato. Accessory structures (caretakers unit, equipment sheds) were also built. After a succession of owners, the property eventually was purchased for development into a resort country club. Currently, the property is partially developed and partially vacant (Attachment 2). 2 s: 0 The first of four development applications for the project site was in 1984, when the Crystal Canyon Country Club was proposed. This project consisted of 672 condominium units, 52 single family lots, an 18-hole golf course, and tennis club on 360 acres under Tentative Tract 20328. The project was amended in 1985 to include 843 condominium units and 47 single family lots on 417 acres. In 1986, the Heritage Club was approved for 330 single family lots and an 18 hole golf course on 731 acres. This project expired in 1991. The third project was approved in 1993, and known as the Traditions at La Quinta. This project was to include 399 single family homes, an 18 hole golf course, and tennis complex. The property was placed in the control of the Resolution Trust Corporation and subsequently sold. The fourth, and current, proposed project consists of a lower density private country club around an 18-hole golf course designed by Arnold Palmer. All residential development will be single family homesites for custom home construction. No multiple family units are proposed for this project. Proiect Request The Tradition Club Associates, LLC, made application to the City on October 15, 1996, for approval of a 241 single family lot country club development to be called the Tradition Club. The residential lots will provide custom homesites around an 18-hole golf course. The Hacienda del Gato will be rehabilitated to serve as administrative and sales offices for the country club. A new clubhouse, cart barn, maintenance building, half -way house, and main entry gatehouse are proposed to serve the club residents. The development will be gated and have a main entry off of Washington Street. The golf course will feature five lakes interspersed throughout the golf course. The internal streets will be private. Perimeter landscaping and a masonry wall will enclose the project along Avenida Bermudas and Avenue 52. The applicant is proposing a high -end project with many design amenities. The golf course has been designed by Arnold Palmer. Change of Zone In order to permit the approval of the proposed project, a change of zoning designation for a portion of the proposed golf course is necessary. Golf courses are permitted in the GC (Golf' Course) Zoning District. They are also a permitted use within the FP (Flood Plain) Zoning District. The proposed golf course will utilize a portion of the existing flood control retention basin on the property. However, those proposed golf course areas that are not within the FP Zoning District must have a designation change to the GC Zoning District. Thus, the applicant has submitted a request for a zone change from the existing RL to GC as per the exhibit in Attachment 3. Chapter 9.220 of the Zoning Ordinance requires that certain findings be made by the City Council prior to approval of any zone change. These findings are: 003 3 in 1. Consistency with General Pan - that the zone change is consistent with the goals, objectives, and policies of the General Plan. Staff has determined that the change of zone is consistent with the goals and policies of the General Plan in that golf courses are compatible uses within single family country club developments as demonstrated by existing developments of this type. 2. Public Welfare - that the zone change will not create conditions materially detrimental to the public health, safety, and general welfare. Staff has determined that there are no identifiable adverse impacts from the change of zone for a portion of the proposed golf course on the public health, safety, or welfare, as golf courses are generally considered a safe recreational facility. 3. Land Use Compatibility - that the new zoning is compatible with the zoning on adjacent properties. Staff has determined that the proposed zone change is compatible with the surrounding zoning, which is residential, flood plain, and open space (within the proposed development), and residential, parks and recreation, and village commercial for those adjacent properties. 4. Property suitability - that the new zoning i.s suitable and appropriate for the subject property. Staff has determined that the proposed zoning is suitable and appropriate for the project site as the property is a large estate that has been "ear -marked" for private country club development for over 13 years. The Coral Reef Mountains provide an appropriate backdrop for a country club. The low density residential project with the 18 hole golf course will result in a lower urban impact at the point of contact with the mountainous open space environment. 5. Change in circumstances - that the zone change is warranted because the situation and the general conditions of the property have substantially changed since the existing zoning was imposed. The GC (Golf Course Zoning District was created for the purpose of permitting golf courses. Because the project site does not have the GC Zoning District, it is necessary to change some of the RL (Low Density Residential) Zoning District to GC to accommodate the proposed golf course. 4 004 0 Tentative Tract Map The proposed tentative tract map wraps around the edge of the Coral Reef Mountains with either residential lots or golf course abutting the mountains. The tentative tract map (Attachment 4) consists of 241 single family lots, private street lots, open space lots, golf course lots, and miscellaneous lots within the gated country club project. The main entry will be on. Avenue 52, with secondary/emergency access off of Avenida Bermudas and Avenue 52. Residential lots are irregular in shape and range in size from approximately 10,000 square feet to 1 acre. These lots are dispersed around the golf course. The circulation system within the tract consists of private streets with 36 feet and 32 feet widths. Parking on the residential streets will be permitted. Emergency access roads will be 20 feet wide, of 6 inch thick concrete and meander throughout the project where; ever there is a 600 foot long, or longer, cul de sac street. The emergency access roads satisfy the Fire Department requirement for emergency access as they connect to nearby streets. Secondary/emergency gates accessing the project will be located near the northeast corner of the project in conjunction with the maintenance yard access road that enters onto 52nd Avenue. Another emergency access gate will also be located at the eastern terminus of Francis Hack Lane, across from the Fire Station. And a third emergency access gate will be located. along Avenida Bermudas, across from Calle Nogales where there is an existing stop sign for traffic control. These three secondary/emergency access gates will be controlled electronically and have Knox boxes for emergency vehicle control. These same gates can service the residents of the proposed project when special events might necessitate the closing off of the Avenue 52 entry gate, as well as during times of emergencies. A perimeter wall is proposed along Avenida Bermudas, Avenue 52, and the northern property line. The wall will be kept at a six-foot height on top of a two foot berm. Lot pad heights will be required to be adjusted in order to maintain this wall height. The wall along Avenida Bermudas will have meandering landscaping and wall within a 10 to 32 foot wide parkway beyond the existing concrete sidewalk. The perimeter wall will be constructed along the south side of Avenue 52, southward along the eastern property line until the mountains are reached, and across the northern property line for the Tradition Club property. The northern property line is located north of Avenue 52. The wall along this area will involve the continuation of existing wall designs and the construction of new wall designs. The applicant will be required to continue around the northwest and northeast corners at the southern terminus of Washington Street with the wall that exists along Washington Street for a short distance and then transition to existing wall design, especially along the north side of Avenue 52, east of Washington Street, and with the proposed project wall design along the north property line, west of Washington Street. All wall designs along the northern property line will be the same color (white) on both sides to provide some uniformity, and are to be stuccoed. The applicant will be required to submit a wall plan for the northern property line for review and approval by the City. 5 007) The existing flood control easements will be retained by the Coachella Valley Water District (CVWD) as they are a part of the community wide flood and storm water control system. These facilities were constructed in 1988 by CVWD. The project has been designed around these facilities which include retention basins and channels. A portion of the golf course will utilize the large retention basin located near the northwest corner of the project site. All proposed tentative tract maps that are approved by the City require that particular findings be made as indicated by Section 13.12.120 of the Subdivision Ordinance. The following findings must be made: 1. The proposed map must be consistent with the City General Plan and any applicable specific plan. Staff has determined that the proposed subdivision is consistent with the City's General Plan in that the proposed residential lots exceed the minimum requirements for size, access, and open space requirements. There is no specific plan for this project site. The perimeter wall will be six feet in height and constructed on a two foot berm. All homes constructed within 150 feet of Avenida Bermudas will be restricted to 17 in height in order to comply with the recommendations of the noise study and sound attenuation. Beyond the 150 foot area, the RL Zoning District permits single family homes up to a height of 28 feet. A seventeen -foot height restriction will also be placed on the six lots within the alluvial fan that are subject to approval of Conditional Use Permit 96-031, as the viewshed study and environmental assessment is based upon that height maximum. If the applicant or any future lot owner wants to exceed the 17-foot height restriction, than a revision to the CUP will have to be submitted for approval, with a new viewshed study, and revised environmental assessment conducted. 2. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitat. Staff has determined that the proposed subdivision will have some impacts to the environment, but that with the implementation of certain mitigation measures, as discussed in Environmental Assessment 96-333, the level of impacts will not be significant. Open space easements for portions of lot 27, 28, 29, 30, 233, 234, and 235 will also be required due to the steep slopes that extend onto these proposed lots. Hillside Conservation easements dedicated to the City in perpetuity will be required for those portions of the lots that extend into the 20% or greater slope gradients. The alluvial fan has existing scar damage for which staff has taken into consideration in the determination of the recommendation for approval of the proposed development under Conditional Use Permit 96-031. 006 6 3. The design of the subdivision or type of improvements are not likely to cause serious public health problems. Staff has determined that there are no identifiable significant adverse impacts to the general public's heath, safety, or welfare that would result from the approval of the subdivision. in that the project will have residential and recreational uses that are not typically associated with safety hazards or health problems. In concern for mitigating noise impacts to the residents on the west side of Avenida Bermudas as well as the proposed project, and to mitigate any impacts to the viewshed and aesthetic concerns, staff has determined that the residential lot pad elevations are to be lowered so that there is no need for the perimeter wall to be any higher than six feet on top of a two foot berm along any portion of Avenida Bermudas. 4. 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. Staff has determined that the existing easements for the existing flood and storm water facilities will remain in place, unmodified as these facilities are part of a community -wide system of flood and storm water protection facilities and must not be altered. The proposed project has been designed around these facilities so that the easements and the facilities will not be impacted. Conditional Use Permit The applicant has applied for approval to subdivide and develop six residential lots and golf tee boxes that are located within areas of 20% or greater slopes. Because these areas are within the Hillside Conservation District they will be subject to specific development criteria. Therefore, a special review of these areas has been conducted by staff. There are a total of five specific areas that are subject to the Conditional Use Permit (Attachment 5). The Hillside Conservation Ordinance is an overlay district that applies to all land within the City designated in the General Plan as "Open Space" and shown on the Official Zoning Map as "HU (Hillside Conservation). More specifically. The HC district and the provisions of Section 9.140.040 of the Zoning Ordinance apply to land meeting the criteria for being above "the toe of the slope," as defined by this Section, within certain sections of land within the City. A portion of the applicant's project site lies within the specified Sections, namely Township 6 South, Range 7 East, Sections 6 and 7, San Bernardino Base & Meridian. In the City General Plan, all hillsides and some alluvial fans are designated Open Space. In general, the dividing line between open space and other land uses is meant to follow and be bounded by "the toe of the slope." The area above the toe of the slope includes not only hillsides, but also alluvial fans which are not protected by flood control structures, and drainage ways and stream courses which have some potential for flooding. The applicant has submitted a viewshed study for the six lots that indicates that from the vantage point of Calle Colima and the west side of Avenida Bermudas, the highest of the lots with a future 17 foot high house built upon it, the top of the house would only be slightly visible. The house would not visible at all with ten year old landscaping near the perimeter wall along Ave. Bermudas blocking all view of the alluvial fan area. The other vantage point used in the viewshed study is that of Calle Nogales and west side of Ave. Bermudas. Again, this study indicates that with a 17 foot high house built upon the highest lot, the top of the house would only be slightly visible, and with ten year old landscaping, would not be visible at all. Based on this study, staff has determined that the future homes on lots 233, 234, and 235 will be only minimally visible, if at all. The applicant's engineer submitted a slope study to determine land suitability that depicts the existing slope gradients within the area of the proposed six residential lots. This exhibit will be presented for the Planning Commissions consideration at the meeting. The exhibit breaks up the slope gradient into six percentage categories: 0% to 10%, 10.00% to 12.4%, 12.5% to 14.9%, 15.0% to 17.4%, 17.5% to 19.9%, and 20% or more slope. The slope study shows that there is an intermingling of these categories throughout the proposed development area for these six lots. The City Engineering Department has reviewed the slope study and accepts it as accurately depicting the slope gradient for the alluvial fan area and the toe of slope. The exhibit also shows the limits of grading for this area. A condition has been placed on the project to revise the slope study to add a dashed line to indicate the limits of the existing scarred area within the alluvial fan. Those lots with slopes up to 20% that are unscarred and natural will be permitted to be graded for development. Those lots with slopes 20% or greater and unscarred will be required to have conservation easements recorded on them that prohibit any kind of grading or development. In addition, the grading of the six lots will be required to avoid angular flat planes. Contouring shall be smooth, following and/or restoring the natural contours according to the criteria in the Zoning Ordinance. Within the alluvial fan, a road is proposed to access the six lots. The slope study indicates that a portion of the road will be constructed in an area of 20% or greater slope gradient The road, as it is proposed, would result in at least a ten foot scar wall. If the road were realigned, there would be no scar wall. There is an opportunity to realign the road to lower sloped area adjacent to its proposed location that would bring the road :,n to compliance with the Hillside Conservation District requirements. Staff has included a condition to require the redesign of the road to the lower slopes to ensure compliance with the Hillside Conservation Ordinance. This ordinance requires that maximum retention of vistas, and natural topographic features including mountainsides, ridgelines, hilltops, slopes, rock outcroppings, arroyos, ravines, and canyons. The realignment of the road would allow for the preservation of this ridgeline, which is in keeping with Goal 4-2 of the La Quinta General Plan. This goal states that the City shall maintain alluvial fan, and hillside areas as Open Space. All areas with the open space designation shall be subject to all provisions of General Plan Policy 4-1.2.1. regarding development and preservation. 8 003 0 Site Develorament Permit The applicant has submitted architectural plans for the proposed clubhouse, cart -barn maintenance building, half -way house, and parking lot (Attachments 6,7 & 8). The proposed clubhouse will be located adjacent to the Hacienda, on the south side. A large entry drive circle will be located in front of the northeast elevation, and will feature decorative pavers. The two story structure will have a total of 16,905 square feet. The architecture of the building is reminiscent of the Mediterranean Period. The design of the building incorporates character defining features found in the architecture of the Hacienda del Gato, such as wood doors and steel framed multi paned windows with wood lintels, recessed windows, whitewashed rock treatments, tile roof, and wooden balcony guardrails Exterior wall finish will be stucco. The tallest point on the clubhouse (top of chimney) is approximately 33 feet high. Roofline heights vary but do not exceed 28 feet maximum. The floor plan of the clubhouse follows several axial alignments. The exterior colors will consist of white painted stucco finish, black window frame color, natural granitic stone walls, red clay roof tiles, and brick red painted door and trim color. Red brick pavers will be used for exterior walkways. These colors and materials closely match those used at the Hacienda del Gato. A color and materials exhibit has been submitted for review. The proposed cart barn will be connected to the clubhouse by a living arbor structure. The cart barn will feature the same architectural elements found in the clubhouse. The cart barn will provide storage and maintenance for the club's golf carts. Inside the building there will be golf cart storage area for 63 carts, a caddie master office, club repair and cleaning room, golf bag storage room, a restroom, parts room, and golf cart repair area. Outside there will be a wash area and a caddie yard. The proposed cart barn is 4.025 square feet in size. The arbor that connects the cart barn to the clubhouse covers an area of 1,488 square feet. The cart barn features a gabled roof line with the red clay roof tile. The exterior colors and materials will be the same as those proposed for the clubhouse. The floor plan follows one axis line. Staff has required that an additional restroom for employee use be added to the Half -way house. The proposed half -way house will be located near the 9`h green. It will contain a set of restrooms, grill, kitchen, storage room, dining terrace, and cart parking. The same architectural elements found in the clubhouse and cart barn will be used for the half -way house. The proposed maintenance building features the same architecture as the other proposed structures. There will be three sectional overhead roll -up doors on the south elevation. This building will be located near the northeast corner of the project within the proposed maintenance yard accessed from Avenue 52. The maintenance building will contain a chemical storage room, equipment storage room, shop area, restrooms, and offices inside, 9 f)fi Outside there will be a fuel island, wash rack, storage areas, soil stockpile bins, and 27 parking spaces. A parking area is proposed with 139 spaces, four of which will be designated, for handicapped parking. Twenty-one spaces will be reserved for staff parking. The parking area will be locted across from the Hacienda, on the east side of the driveway road. At the northwest corner of the parking lot will be a tennis court screened with a perimeter hedge. The perimeter of the parking area will be screened by large trees and berms with grass cover. The interior parking lot planters will have shade trees, evergreen shrubs and ground cover. Annuals will be planted at the northwest and northeast corners of the parking area for color. At the southwestern corner of the parking lot is an existing water well that the applicant proposes to lower the concrete casing into the ground and screen with planting I order to make it less visible. The parking area landscaping will soften the paved area. A proposed realignment of the original driveway is proposed to access the proposed clubhouse and cart barn. This includes the new entry circle in front of the proposed clubhouse. Exhibits show that the south part of the Hacienda driveway center median will be removed and widened in order to accommodate existing water well. The parking area will be located directly east of the Hacienda, and across from the driveway. The plan as proposed would also require partial, if not complete, removal of an existing planter adjacent to the Hacienda. The plan also shows that the existing rock curb lining; the original driveway will be removed, and the entry gate and pilasters will be removed to another location near the Hacienda. The majority of the eucalyptus trees lining; the driveway will be preserved in a center median planter, the existing trees will be relocated elsewhere on the project site. Landscape plans are included as attachments 9, 10, & 11. The proposed landscaping includes the golf course, landscape lots within the project, the main entry landscaping, and perimeter landscaping outside of the project. The plans have been reviewed by the Coachella Valley Water District for appropriateness of plant species for the desert environment and for efficient irrigation concerns. Certificate of Appropriateness On January 16, 1997, the Historic Preservation Commission reviewed and recommended to the Planning Commission and City Council approval for several modifications to the historic Hacienda del Gato and the immediate grounds as they relate to the Site Development Permit for the Tradition Club project. The Draft Minutes of this meeting are attached (Attachment 12). The historicity of the Hacienda del Gato was documented in the "Marshall Ranch/Hacienda del Gato Historic Resources Evaluation," a report prepared by Mellon & Associates, in accordance with the requirements of the California Environmental Quality Act. The report described the Hacienda as nestled below the Santa Rosa Mountains with 10 n 10 a the main entrance off of Avenue 52, near Washington Street. The estate consists of a gated entry and long driveway lined with mature plantings. The driveway leads to the Hacienda and auxiliary buildings on the grounds. Mature eucalyptus trees and palms frame the rough hewn rock wall which holds the iron entry gates. Past the gate, a driveway with stone curb walls meanders to the entry circle of the Hacienda. The driveway is lined with mature trees. The driveway functions as an access road for the estate and continues past the hacienda, south to other structures on the estate. While the exact dates of the various components of the estate (entry gates/walls, curbed roads, gardens and walkways) is not known, it is reasonable to assume that these features were established between the late 1920's and 40's. The Mellon report states that "the Hacienda del Gato Main House and garage, the sunken courtyard, and entry drive gardens are over fifty years old and are significant elements characterizing a desert ranch/estate. These elements possess a high level of architectural integrity in terms of location, design, setting, materials, workmanship, and feeling." The report concludes that the Hacienda, garage and entry circle, sunken courtyard, gardens, and entry gate appear to be eligible for listing on the National Register of Historic Places under two criteria of local significance. These components of the estate appear to also be eligible for designation as a City of La Quinta Landmark. Staff has reviewed the proposed modifications and requests for their compatibility with the Secretary of the Interior's Standards for the Treatment of Historic Properties. The fundamental goal of the rehabilitation of the Hacienda and grounds is to protect the historical significance by making a visual distinction between old and new, and to protect those elements that are character -defining features of the historic estate. This goal applies not only to structures but to the grounds surrounding the structures. The grounds, including the planter, rock curb, and landscaping, are key components of the historical setting or context, as identified in the Mellon report. The Secretary of the Interior's Standards states that new work to a historic property be "compatible with the size, scale, color, material, and character of the property, neighborhood, or environment. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property." And that "new additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired." There are recommendations contained in the Secretary of the Interior's Standards that address several of the applicant's specific requests. The specific requests and staff comments are as follows: 1. The original driveway into the estate is lined with a rock curb -like wall The proposed project would realign the driveway in certain places to accommodate the applicant's grading needs, and to create another drive aisle to facilitate two-way traffic around a center median planter. The rock curb would be entirely removed and is proposed 11 011 to be replaced with a new rock wall. The request to remove the rock curb lining is not recommended as masonry features such as this are important in defining the overall historic character of the property. If the rock curb is removed, the character is diminished. An effort should always be made to repair and stabilize the historic wall rather than replace with a new one. Staff consulted with the Fire Department to ensure adequate access for emergency vehicles so that portions of the rock curb can remain in place for the proposed realignment of the driveway. Staff recognizes that portions of the wall are deteriorates and should be removed and that these wall portions will no longer accommodate the current proposal. However, staff has identified portions of the driveway nearest the Hacienda entry circle, the largest planter median with the mature eucalyptus trees, and the planters adjacent to the garage as significant character defining features. These planters with rock curbs are recommended to be in to the proposed driveway plans. 2. The applicant proposes to relocate the original entry gate and pilasters at the: Old Avenue 52 to the immediate entrance of the Hacienda. Although the relocation of historic features is not recommended in the Standards for Rehabilitation, it is necessary to move the gate due to it's narrow width and the need for adequate access for emergency vehicles, and due to the proposed alignments of the driveway. The gate and pilasters are to relocated just before the existing entry circle in front of the Hacienda. The gate will be relocated within the historic landscape of the estate, thus preserving this character defining feature and maintaining the historic context. The original planters outside the gate will be removed. Staff supports the relocation of the gate and pilasters to the proposed new site as relocation is a good alternative to removal as the gate will still be in general historic context with the Hacienda. Staff recommends that the gate and pilasters be sensitively moved, and that they be installed to their original width, height, and finish. 3. The retention of the existing trees along the driveway is in keeping with the Secretary of the Interior's Standards for Rehabilitation, in that retaining the historic relationship between buildings, landscape features, and open space is recommended. Staff supports the applicant's proposal to retain the eucalyptus trees along the driveway in a median - style planter. The retention of these trees will help maintain the character defining feel of the long, tree -lined original driveway. 4. The applicant proposes to remove and relocate the existing palm trees within the proposed realignment of the driveway. The removal and relocation of these palm trees is supported by staff in that the palms will be relocated to other areas of the project site. The removal of these trees allows for the realignment of the driveway to accommodate the applicant's grading design and access for emergency and other vehicles to the proposed clubhouse and cart barn. 12 01' 5. The applicant proposes to construct a clubhouse and cart barn in close vicinity to the Hacienda. This involves the consideration of the compatibility between new construction and the existing historic structure and grounds. The Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings states that new additions, exterior alterations, or related new construction is not to destroy historic materials, features, and spatial relationships that characterize the property. The standards also state that new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale, and proportion, and massing to protect the integrity of the property and its environment:. The architectural plans and exhibits have been reviewed by staff and the Historic Preservation Commission for compatibility with the Hacienda. The architectural details of the clubhouse and cart barn proposes wood lintels over windows and some doors, arched entries, gabled roof lines with mud set red clay tile roofing, wood balcony guardrails, and other features are in keeping with the materials and design of the Hacienda. Architectural forms found in the Hacienda are repeated in the design of the clubhouse and cart barn. The proposed exterior colors and materials for the clubhouse and cart barn include granitic stone wall treatments painted white, red clay brick pavers, red clay roof tile, steel window frames painted black white stucco walls, and door and trim color to be a brick red. Staff and the Historic Preservation Commission found that the proposed clubhouse and cart barn architectural design is compatible with that of the Hacienda. The incorporation of particular features found at the Hacienda into the architecture of the clubhouse and cart barn provide for a continuation of the historic design, while also providing enough differences to meet the recommended distinction between "old" and "new". The proposed heights of the new buildings, their size and massing, and exterior colors and materials are also compatible with the Hacienda. 6. The applicant proposed to remove the planter adjacent to the Hacienda's garage, however, the Historic Preservation Commission did not recommend approval of this removal, but rather that the proposed driveway and entry circle in front of the clubhouse be redesigned so that the elevation is lower in order to prevent potential drainage damage to the planter or any modification to the planter, and designed to be smaller so that there is a physical separation between the proposed new construction and the historic planter in order to protect the historic character of the original grounds. 7. The Historic Preservation Commission recommended that the proposed location , design, and screening of the parking lot was acceptable with regard for the Hacienda del Gato. It was understood that the proposed parking lot is necessary to service! the proposed clubhouse, cart barn, and Hacienda. The proposed location is physically separated from the Hacienda and its grounds by the proposed realigned driveway. It will be screened and softened by the proposed landscaping. 13 013 a Environmental Issues Environmental Assessment 96-333 was prepared by staff for the proposed project, including the tentative tract map, change of zone, conditional use permit, site development permit, and certificate of appropriateness. An Initial Study Checklist was prepared in which 15 environmental issue areas were examined for possible significant adverse impacts resulting from the proposed project. Of the 15 issue areas, 12 of the areas had answers to questions for which the responses were "Potentially Significant Unless Mitigated." Each question on the checklist is discussed in the Addendum accompanying the checklist. Mitigation measures were identified for each of the 12 issue areas identified with potential significant impacts. In order to assess the environmental impacts for the project, staff reviewed soils reports, grading plan reports, a hydrology study, geotechnical reports, archaeological reports, an acoustical study, historic resource studies, and environmentally assessments prepared for previously proposed projects on this project site. These reports, together with the previous environmental assessments, staff was able to make the determination that with appropriate and feasible mitigtion measures, this project would qualify for a Mitigated Negative Declaration of Environmental Impact. The Checklist and Addendum are attached to this report (Attachment 13). Public Notice The Community Development Department advertised the project in the Desert Sun newspaper on February 5, 1997. All property owners within 500-feet of the affected area were mailed a copy of the public hearing notice as required. Public Aaency Review Staff mailed a copy of the applicant's requests to all public agencies on October 17, 1996, and subsequent dates as revised materials and information were submitted. Public Comments Attached are the letters from the public regarding this project (Attachment 14). Concerns are with potential traffic along Ave. Bermudas, the proposed perimeter wall, and residential development in the alluvial fans and hillsides. RECOMMENDATIONS: 1. Adopt Planning Commission Resolution 97-T, recommending to the City Council that Environmental Assessment 96-333 be certified with a Mitigated Negative Declaration of Environmental Assessment according to the findings set forth in the attached resolution. 14 014 2. Adopt Planning Commission Resolution 97 recommending to the City Council the approval of Change of Zone 96-081 according to the findings set forth in the attached resolution. 3. Adopt Planning Commission Resolution 97- , recommending to the City Council the approval of Conditional Use Permit 97-031 according to the findings set forth in the attached resolution, and subject to the attached conditions of approval. 4. Adopt Planning Commission Resolution 97- , recommending to the City Council the approval of Tentative Tract 28470 according to the findings set forth in the attached resolution, and subject to the attached conditions of approval. 5. Adopt Planning Commission Resolution 97- , recommending to the City Council the approval of Site Development Permit 96-599 according to the findings set forth in the attached resolution, and subject to the attached conditions of approval. 6. Adopt Planning Commission Resolution 97-_, recommending to the City Council the approval of Certificate of Appropriateness 96-001 according to the findings set forth in the attached resolution, and subject to the attached conditions of approval.. Attachments: 1. Location map 2. Aerial Photograph 3. Change of Zone 96-081 Exhibit 4. Tentative Tract 28470 Map (PC only) 5. Conditional Use Permit 96-031 Exhibit 6. Site Development Permit 96-599 Building Exhibits - A (PC only) 7. Site Development Permit 96-599 Building Exhibits - B (PC only) 8. Site Development Permit 96-599 Building Exhibits - C (PC only) 9. Site Development Permit 96-599 Landscaping Exhibits - D (PC only) 10. Site Development Permit 96-599 Landscaping Exhibits - E (PC only) 11. Site Development Permit 96-599 Landscaping Exhibits - F (PC only) 12. Draft Minutes of January 16, 1997 HPC Meeting 13. Environmental Assessment 96-333 14. Public Comment Letters Prepared by: 4SLIE M� U Q ,/Associate Planner Submitted by: (Vz' �'T L - /C2, e, CHRISTINE DI IORIO j Planning Manager 015 N 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, ENVIRONMENTAL ASSESSMENT 96-333 FOR TENTATIVE TRACT MAP 28470, CONDITIONAL USE PERMIT 96-031, CHANGE OF ZONE 96-081, SITE DEVELOPMENT PERMIT 96-599, AND CERTIFICATE OF APPROPRIATENESS 96-001, FOR 241 LOT COUNTRY CLUB WITH 18-HOLE GOLF COURSE LOCATED SOUTH OF 52ND AVENUE AND EAST OF AVENIDA BERMUDAS ENVIRONMENTAL ASSESSMENT 96-333 TRADITION CLUB ASSOCIATES, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 25th day of February, 1997, hold a duly -noticed Public Hearing as requested by the Tradition Club Associates, LLC, on the Environmental Analysis for proposed Tentative Tract 28470, Conditional Use Permit 96-031, Change of Zone 96-081, Site Development Permit 96-599, and Certificate of Appropriateness 96-001 generally located at the southern terminus of Washington Street and east of Avenida Bermudas, more particularly described as follows: A PORTION OF SECTIONS 6 AND 7, TOWNSHIP 6 SOUTH, RANGE 7 EAST, S.B.B.M. WHEREAS, said Environmental Assessment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended, Resolution No. 83-63, in that the Community Development Director has conducted an initial study (Environmental Assessment 96-333) and has determined that although the proposed project could have a significant adverse impact on the environment, there would not be a significant effect in this case because appropriate mitigation measures were made conditions of approval, and a Mitigated Negative Declaration of Environmental Impact should be filed; and, WHEREAS, at the Public Hearing held on February 25, 1997, upon hearingo ; and considering all testimony and arguments of all interested persons desiring to be heard. said Planning Commission did make findings to justify the recommendation for certification of said Environmental Assessment; and, WHEREAS, at said Public Hearing, said Environmental Assessment was recommended for certification based on said findings and subject to certain mitigation measures; and, 016 WHEREAS, the La Quinta Planning Commission on February 25, 1997, did find the following facts to justify recommending certification of said environmental assessment: 1. The design and improvement of proposed Tentative Tract 28470, Change of Zone 96-081, Conditional Use Permit 96-031, Site Development Permit 96-599, and Certificate of Appropriateness 96-001 are consistent with the Low Density Residential land use goals and objectives of the La Quinta General Plan, in that the proposed project is in keeping with Goal 2-1 to develop low density residential areas with generous areas of open space. 2. The subject site is physically suitable for a 241 lot subdivision, 18-hole golf course, clubhouse, maintenance building, cart barn, and half -way house for the golf course, as development is only proposed for the residentially -zoned, and proposed golf course zoned areas, except for those areas included in Conditional Use Permit 96- 031 which are above the toe of the slope. 3. Tentative Tract 28470 is consistent with the development standards of' the Municipal Zoning and Land Division Ordinance, as the project site is zoned R-L (Low Density Residential), FP (Flood Plain), and OS (Open Space). The proposed Change of Zone from R-L to GC (Golf Course) for a portion of the proposed golf course is consistent with the requirements of the Zoning Ordinance, in that the proposed project exceeds requirements for usable open space for a. low density planned residential developments. 4. The design of Tentative Tract 28470, Change of Zone 96-081, Conditional Use Permit 96-031, Site Development Permit 96-599, and Certificate of Appropriateness 96-001 are not likely to cause adverse environmental impacts to cultural resources provided that conditions of approval related to mitigation measures for the archaeological and historical resources are complied with prior to and during project development. The Coral Reef Mountains will remain natural open space. 5. Proposed Tentative Tract 28470, Change of Zone 96-081, Conditional Use Permit 96-031, Site Development Permit 96-599, Certificate of Appropriateness 96-001 is not likely to cause public health problems as the project has been reviewed by the Fire Department and the Building & Safety Department for those specific issues. 6. The design of Tentative Tract 28470 will not conflict with existing public easements, as the project has been designed around, and with consideration for, these easements. 017 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 findins;s of the Planning Commission in this case, 2. That it does hereby concur with the environmental determination and recommend certification of Environmental Assessment 96-333 for the proposed Tentative Tract 28470, Change of Zone 96-081, Conditional Use Permit 96-031, Site Development Permit 96-599, and Certificate of Appropriateness 96-001. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 25th 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 of u PLANNING COMMSSSION RESOLUTION 97- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF A CHANGE OF ZONE FROM RL (LOW DENSITY RESIDENTIAL) TO GC (GOLF COURSE) ON A PORTION OF TENTATIVE TRACT 28470 GENERALLY LOCATED SOUTH OF 52'�D AVENUE AND EAST OF AVENIDA BERMUDAS CASE NO. CHANGE OF ZONE 96-081 - TRADITION CLUB ASSOCIATES, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25`h day of February, 1997, hold a duly -noticed Public Hearing as requested by Tradition Club Associates, LLC, on the request to rezone a portion of the proposed golf course contained within Tentative Tract 28470, generally located southeast of the corner of 52°d Avenue and Avenida Bermudas, more particularly described as follows: A PORTION OF SECTIONS 6 AND 7, T6S, R7E, SBB&M WHEREAS, at said Public Hearing held on February 25, 1997, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make the following findings to justify the recommendation for approval of said Change of Zone: 1. The proposed change of zone will result in consistency with the goals, objectives, and policies of the La Quinta General Plan for portions of the proposed golf course. 2. Approval of the change of zone will not create conditions materially detrimental to the public health, safety and general welfare. 3. The proposed zone change is compatible with the zoning on adjacent properties in that golf course land uses are generally found within residential developments, both private and public. 4. The proposed zone change is suitable and appropriate for the subject property in that the area of the proposed golf course follows an existing design created by the construction of flood control facilities in 1988 by the Coachella valley Water District. 5. Approval of the zone change is warranted because the situation and the general conditions of the property have substantially changed since the existing zoning; was imposed by way of an amendment to the Zoning Ordinance effective September 1996 in which golf courses were no longer a permitted use in residential zoning districts, and that they are now required to be within the GC (Golf Course) Zoning District. 019 Now, therefore, be it resolved BY THE Planning Commission of the city of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That it does hereby recommend approval to the City Council, of the above described Change of Zone, for the reasons set forth in this Resolution. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 25`h day of February, 1997, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California n90 PLANNING COMMISSION RESOLUTION 97- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF THE DEVELOPMENT OF SIX RESIDENTIAL LOTS, TWO STREET LOTS, AND GOLF TEE BOXES FOR TEE #17 IN AREAS WITH STEEPER SLOPES WITHIN TENTATIVE TRACT 28470, GENERALLY LOCATED SOUTH OF 52ND AVENUE AND EAST OF AVENIDA BERMUDAS CASE NO.: CONDITIONAL USE PERMIT 96-031 TRADITION CLUB ASSOCIATES, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25`h day of February, 1997, hold a duly -noticed Public Hearing as requested by Tradition Club Associates, LLC, on the request to develop six residential lots, two street lots, and golf tee boxes for Tee #17 within areas containing steeper slopes, generally located on southeast of the corner of 52nd Avenue and Avenida Bermudas, more particularly described as follows: A PORTION OF SECTIONS 6 AND 7, T6S, R7E, SBB&M WHEREAS, at the Public Hearing held on February 25, 1997, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make findings to justify the recommendation for approval to the City Council of said Conditional Use Permit, and, WHEREAS, at said Public Hearing, said Conditional Use Permit was recommended for approval by the La Quinta Planning Commission based on the following facts and subject to the certain conditions: The area included within Conditional Use Permit 96-031 has been determined by the Community Development Department to be located within the Open Space category on the General Plan Land Use Map according to the detailed slope study prepared for this purpose as required by Section 9.140.040 of the Zoning Ordinance for deternuning the toe of the slope. 2. The proposed six lots, two street lots, and tee boxes for Tee 417 are consistent with the current goals and objectives of the Open Space land use category of the La Quinta General Plan in that the proposed lots and tee boxes are included in the permitted uses for those areas with slope gradients of 20% and below, while protecting the scenic, topographical, and cultural resources of the City. 021 3. The proposed six lots, street lots, and tee boxes for Tee # 17 are consistent with the Hillside Conservation Zoning District in that this proposed development is included in the permitted uses for areas with slopes of 20% or less as stipulated in Policy 2-6.4.2 of the General Plan and according to the criteria in Section 9.140.040 of the Zoning Ordinance. 4. The proposed Conditional Use Permit has been included in the environmental assessment as required by the California Environmental Quality Act, performed under Environmental Assessment 96-333, and has been determined not to result in substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitat. 5. The proposed Conditional Use Permit is not likely to cause serious public health problems or adversely impact the general public welfare or safety in that geotechnical studies of the subject areas and conditions of approval will reduce the hazards from slope failure, rockfall hazard, and erosion from drainage. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That it does hereby recommend approval to the City Council, of the above described Conditional Use Permit, for the reasons set forth in this Resolution and subject -to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 25`h day of February, 1997, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California 02. ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California 023 M CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 96-031 TRADITION CLUB ASSOCIATES, LLC FEBRUARY 25, 1997 GENERAL CONDITIONS OF APPROVAL 1. Development of this site shall be in substantial conformance with Exhibits approved and contained in the file for Conditional Use Permit 96-031, unless amended by the following conditions. 2. The approved Conditional Use Permit shall be used within one year of City approval date of March 18, 1997; otherwise, it shall become null and void and of no effect whatsoever. "Be used" means beginning of substantial grading which is allowed bey this approval. One year time extensions up to a total of two extensions may be requested pursuant to City requirements. 3. The development of this Conditional Use Permit shall comply with all applicable conditions of Tentative Tract 28470 and Site Development Permit 96-599. 4.1 The access road leading to the 6-lot residential area on the alluvial fan shall be realigned to avoid the rock ridge locted inside the hillside conservation area (i.e. slopes exceeding 20%). 5. The grading plan for lots 233, 234, and 235 shall be redesigned to avoid grading :inside the hillside conservation area (i.e. slopes exceeding 20%), unless the proposed grading area is located in a scarred area that is exempt. 6. All graded slopes steeper than 4:1 *shall be landscaped and permanently irrigated within six (6) months after completion of grading. The irrigtion system may be designated and configured for future incorporation into individual lot irrigation systems. 7. Slopes adjacent to lots 233, 234, and 235 shall be graded with contoured slope faces that avoid plane surfaces and restore/repair the natural grade outside of the pad areas. 8. Prior to the issue of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances, if necessary , from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside County Environmental Health Department A?4 ® Desert Sands Unified School District ® Coachella Valley Water District m Imperial Irrigation District ® California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permits of 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 of the Notice of Intent with grading plans submitted for the plan checking. Prior to issuance of a grading or site construction permit, the applicant shall submit a copy of an approved Storm Water Pollution Protection Plan. 9. 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. FIRE MARSHAL 10. Driveways exceeding 150 feet in length shall be provided with a turnout near the midpoint of the driveway. An approved turnaround shall be provided at all building sites on driveway over 300 feet in length. 11. Access will not have an up or downgrade of more than 15%; will not be less than 20 feet in width and have a vertical clearance of 15 feet: Access will be designated to withstand the weight of 60,000 pounds over 2 axles. PLANNING COMMISSION RESOLUTION 97- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF A 241 RESIDENTIAL LOT SUBDIVISION, 18-HOLE GOLF COURSE, AND COUNTRY CLUB ON 7,16.6 ACRES GENERALLY LOCATED SOUTH OF 52''D AVENUE AND EAST OF AVENIDA BERMUDAS CASE NO. TENTATIVE TRACT 28470 - TRADITION CLUB ASSOCIATES, LLC WHEREAS, the Planning Commission of the City of La Quinta, California did on the 25`h day of February, 1997, hold a duly -noticed Public Hearing as requested by Tradition Club Associates, LLC, on the request to subdivide 746.6 acres into 241 single family custom homesites with one multi -family lot, 18-hole golf course and open space lots, generally located on the southeast corner of 52❑d Avenue and east of Avenida Bermudas, more particularly described as follows: A PORTION OF SECTIONS 6 AND 7, T6S, R7E, SBB&M WHEREAS, at the Public Hearing held on February 25, 1997, upon hearing; and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make findings to justify the recommendation for approval to the City Council of said Tentative Tract map; and, WHEREAS, at said Public Hearing, said Tentative Tract Map was recommended for approval by the La Quinta Planning Commission based on said findings and subject to certain conditions; and, WHEREAS, the La Quinta Planning Commission did on February 25, 1997. find the following facts to justify recommending approval of said tentative tract map: 1. The design and improvements of the proposed Tentative Tract 28470 are consistent with the current goals and objectives of the La Quinta General Plan in that the subdivision will result in the development of one or two-story, single family detached custom homes on large or medium sized lots surrounded by open space, which meets the General Development Characteristics for the Low Density Residential Land Use Category stipulated in Table LU-3 of the General Plan Land Use Element. 2. Tentative Tract 28470 is consistent with current standards of the Municipal Zoning Ordinance in that the existing Zoning Districts of the subdivision are RL (Residential Low Density), FP (Flood Plain), OS (Open Space) are appropriate for the development; and proposed Zoning District changes to GC (Golf Course) for a 02T I portion of the golf course area will result in the entire project being consistent with the Zoning Ordinance. 3. Tentative Tract 28470 is consistent with the standards of the City's Subdivision Ordinance in that all proposed lots meet the required dimensions, slope gradients, and design for access and circulation. 4. The design of Tentative Tract 28470 and its related improvements are not likely to cause serious public health problems or adversely impact the general public welfare or safety. 5. 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. 6. 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. 7. The proposal to provide approximately 70% of the site as usable open space area. The area above the toe of the slope of the Coral Reef Mountains will remain in natural open space, except for that area included in Conditional Use Permit 96-031. 8. The proposed private circulation system will provide for the safe and efficient movement of vehicles within the project, and the use of small private streets within some areas of the project will provide needed emergency circulation. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case: 2. That it does hereby recommend approval to the City Council, of the above described Tentative Tract, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 25`" 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 ()9M113 a PLANNING COMMISSION RESOLUTION 97_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF THE DEVELOPMI�NT OF A CLUBHOUSE, CART BARN, MAINTENANCE BUILDING, HALF -WAY HOUSE, AND MAIN ENTRY FOR PRIVATE COUNTRY CLUB DEVELOPMENT WITHIN TENTATIVE TRACT 28470, LOCATED GENERALLY SOUTH OF 52"'D AVENUE AND EAST OF AVENIDA BERMUDAS CASE NO: SITE DEVELOPMENT PLAN 96-599 TRADITION CLUB ASSOCIATES, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25`h day of February, 1997, hold a duly -noticed Public Hearing as requested by Tradition Club Associates, LLC, on the request to develop a private country club with a clubhouse, cart barn, maintenance building, half -way house, and main entry as part of the Site Development Permit for property generally located southeast of the corner of 52nd Avenue and Avenida Bermudas, more particularly described as follows: A PORTION OF SECTIONS 6 AND 7, T6S, R7E, SBB&M WHEREAS, at the said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make findings to justify the recommendation for approval to the City Council of said Site Development Permit; and, WHEREAS, at said Public Hearing, said Site Development Permit was recommended for approval by the La Quinta Planning Commission based on said findings and subject to -certain conditions, and, WHEREAS, the La Quinta Planning Commission did on February 25, 1997, find the following facts to justify recommending approval of said Site Development Permit: The development proposed for Site Development Permit 96-599 is consistent with the La Quinta General Plan in that the specific uses of the proposed clubhouse, cart barn, maintenance building, half -way house, and main entry are all components of a. low density single family development with large to medium sized lots including an 18-hole golf course. 2. The development proposed for Site Development Permit 96-599 is consistent with the La Quinta Zoning Ordinance in that the proposed structures are permitted uses within the RL (Low Density Residential) and GC (Golf Course) Zoning Districts. 3. The development proposed for Site Development Permit 96-599 has been reviewed for potential environmental impacts in compliance with the requirements of the 099 a California Environmental Quality Act, and is not likely to cause substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitats. 4. The architectural design of the buildings proposed for Site Development Permit 96- 599. including but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with surrounding with surrounding development and with the quality of design prevalent in the City. 5. The site design of the project, including but not limited to the project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the City. 6. The project landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence to enhance the visual continuity of the project, in that the golf course landscaping, open space landscaping, and perimeter landscaping and masonry block wall will provide creative, highly designed features to the outdoor environment of the Tradition Club project. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That it does hereby recommend approval to the City Council, of the above described Site Development Permit, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 25`" day of February, 1997, by the following vote, to wit: AYES: NOES: ABSENT. 030 ABSTAIN JACQUES ABELS, Chairman City of La Quinta, California ATTEST: JERRY iH?RMAN, Community Development Director City of La Quinta, California CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 96-599 TRADITION CLUB ASSOCIATES, LLC FEBRUARY 25, 1997 GENERAL CONDITIONS 1. Development of this site shall be in substantial conformance with Exhibits approved and contained in the file for Site Development Permit 96-599, unless amended by the following conditions. 2. The Arts in Public Places fee shall be paid prior to issuance of a building permit. 3. An exterior lighting plan for the parking lot area and buildings shall be approved by the Community Development Department prior to issuance of a building permit. Lights shall be designed not to create glare onto adjacent streets and properties. 4. All required trash and recycling bins shall comply with the requirements of the City and Waste Management of the Desert. Prior to issuance of a building permit the applicant shall provide written verification from the trash company that the trash/recycling enclosure is large enough to accommodate all required bins and that access is acceptable. 5. Prior to issuance of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances, if necessary, from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside County 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 i'som those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to issuance of a grading or site construction permit, the applicant shall submit a copy of an approved Storm Water Pollution Protection Plan. 10. 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. SIGNS 11. No signs are approved as part of this permit. FIRE MARSHAL Clubhouse, Cart Barn, Half -way House, Maintenance Buildings: 12. Provide or show there exists a water system capable of delivering (2500) gpm for a 2 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 13. The required fire flow shall be available from a Super hydrant(s) (6x4" 2-1/2") located not less than 25 feet or more than 165 feet from any portion of the building(s) as measured along approved vehicular travel ways. 14. Blue retro-reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 15. Prior to the issuance of a building permit, applicant/developer shall furnish one blue line copy of water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plan must be signed by a registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department". 16. The required water system including fire hydrants shall be installed and operational prior to the start of construction. 17. Install a complete fire sprinkler system per NFPA 13. The post indicator valve and fire department connection shall be located to the front within 50 feet of a hydrant, and a minimum of 25 feet from the building 18. Install a supervised water flow fire alarm system as required by the UBC/Riverside County Fire Department and National Fire Protection Association Standard 72. 19. Install panic hardware and exit signs as per Chapter 10 of the Uniform Building Code. 093 It 20. Applicant/developer shall be responsible for obtaining under ground/above ground tank permits form both the County Health and Fire Departments. 21. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A13BC in ratinc;. Contact certified extinguisher company for proper placement of equipment. 22. Install a Hood/Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Dire Department for review. 23.Install Knox Key Lock boxes, Models 4400, 3200, or 1300, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from the Fire Department Planning & Engineering Office for the ordering of the Key Switch, this form must be authorized and signed by this office for the correctly coded system to be purchased. 24. If the building/facility is protected with a fire alarm system or burglar alarm system, the lock boxes will require "tamper" monitoring. The above are general conditions and may not apply to each occupancy. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. Main entry Gate: 25. Provide a vertical unobstructed clearance of not less than 13 feet 6 inches. 26. Automatic gate pins shall be rated with shear pin force not to exceed 30 foot pounds. 27. Automatic gates shall be equipped with emergency backup power. 28. Gatehouse shall be equipped with a portable fire extinguisher with a rating of not: less than 2AIOBC. 29. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system, mounted per recommended standard of the Knox Company. Please contact the Fire Department Planning & Engineering staff for final inspection prior to occupancy. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering staff at (619) 863- 8886. • ' 9 11 PROJECT DEVELOPMENT: 30. The applicant/developer shall redesign the Half -way House to include an additional restroom for employees/gardeners. 31. The development of this Site Development Permit shall comply with all applicable conditions of Tentative Tract 28470, Conditional Use Permit 96-031, and Certificate of Appropriateness 96-001. P.5r; PLANNING COMMISSION RESOLUTION 97- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF VARIOUS MODIFICATIONS FOR THE REHABILITATION AND PRESERVATION OF THE HACIENDA DEL GATO, IMMEDIATE LANDCAPING AND DRIVEWAY AS PART OF THE PROPOSED TRADITION CLUB DEVELOPMENT, GENERALLY LOCATED SOUTH OF 52'`D AVENUE AND EAST OF AVENIDA BERMUDAS CASE NO: CERTIFICATE OF APPROPRIATENESS 96-001 TRADITION CLUB ASSOCIATES, LLC WHEREAS, the Historic Preservation Commission did on the 10h day of January, 1997, hold a duly -noticed meeting as requested by Tradition Club Associates, LLC, on the request for approval of certain modifications to the historic Hacienda Del Gato, the hacienda's immediate landscaping, and original driveway, in accordance with the recommendations of the Secretary of the Interior's Standards for Rehabilitation, generally located southeast of the intersection of 52°d Avenue and Avenida Bermudas, more particularly described as follows: A PORTION OF SECTIONS 6 AND 7, T6S, R7E, SBB&M WHEREAS, on the 16'' day of January, 1997, the Historic Preservation Commission did adopt Minute Motion 97-001 recommending to the Planning Commission and the City Council the approval of Certificate of Appropriateness 96-001 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25`h day of February, 1997, hold a duly -noticed Public Hearing as requested by Tradition Club Associates, LLC, on the request for approval of various rehabilitative modifications to the Hacienda Del Gato and immediate environs, and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make findings to justify the recommendation for approval to the City Council of said Certificate of Appropriateness; and, WHEREAS, the La Quinta Planning Commission did on February 25, 1997, find the following facts to justify recommending approval of said certificate of appropriateness: 1. The proposed rehabilitative modifications to the Hacienda Del Gato and immediate environs are consistent with the recommendations of the Secretary of the Interior's Standards for Rehabilitation. 2. That the rock curb wall lining the driveway should remain in the area adjacent to the proposed center median planter with the mature eucalyptus trees. . f ,tr , 3. That the proposed removal of the planter adjacent to the Hacienda's garage is not acceptable; that the proposed driveway and entry circle in front of the proposed clubhouse should be redesigned so that they are lower or at least the same level as the planter, in order to prevent potential drainage damage to the planter or any modification to the planter in any way, and designed to be smaller so that there is a physical separation between the proposed new construction and the historic planter in order to protect the historic character of the original grounds. 4. That the relocation of the original entry gate and pilasters is generally consistent with the recommendations of the Secretary of the Interior's Standards for Rehabilitation. 5. That the retention of the existing mature eucalyptus trees and the creation of a center median planter around the trees is consistent with the Secretary of the Interior's Standards for Rehabilitation. 6. That the proposed relocation of the palm trees within the existing driveway is generally consistent with the Secretary of the Interior's Standards for Rehabilitation. 7. That the proposed site plan and design of the proposed clubhouse and cart barn with connecting living arbor is compatible with that of the Hacienda Del Gato according to the recommendations of the Secretary of the Interior's Standards for Rehabilitation. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That it does hereby recommend approval to the City Council, of the above described Certificate of Appropriateness for the reasons set forth in this Resolution. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 25`h day of February, 1997, by the following vote, to wit: AYES - NOES -. ABSENT: ABSTAIN: 0 JACQUES ABELS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California 038 CONDITIONS OF APPROVAL - RECOMMENDED CERTIFICATE OF APPROPRIATENESS 96-001 TRADITION CLUB ASSOCITES, LLC FEBRUARY 25, 1997 GENERAL, CONDITIONS: 1. A portion of the original rock curb wall lining the driveway, with its mature eucalyptus trees shall remain in its original position nearest to the entrance of the Hacienda. All rock wall landscape planters surrounding the Hacienda shall be retained. 2. The proposed driveway and entry circle in front of the proposed clubhouse shall be redesigned so that they are lower or at least the same level as the original Hacienda planter, so as to retain the rock wall landscape planter south of the garage. 3. The original entry gate and pilasters shall be relocated to the front of the Hacienda entry circle. The gate and pilasters are to be sensitively moved and installed to their originak height, width, and finish. 4. The existing mature eucalyptus trees throughout the property shall be retained. 5. The existing palm trees shall be relocated from the original driveway to other areas within the immediate vicinity. fl.T) CASE MAP CASE Na ATTACHMENT 1 wai;'r � I I I I aB 38 � 11 II II Pamo NORTH SCALE: 040 ,-s � "s `� h �. ram. - _-�•�1 I � f — .�. mil- �!?" ;. �� '•' C'i 3 r ' ; ATTACHMENT 2 3*0 Tot ^ � � '1ry.-w �;.'�• ��li ;,,~` .:�t i.,CA �r 9 VLwr} k iJ lr � .. � �J �� -r.: ,.� r�•t4�t 1 ``r'}},��f� ° ,F ,:�"(�w 11 ' � „jam' � � jj�lw ��'i ~ irJR.ii.'• �u•a�� ` V�i. ��21�r__ .ire fire ju •r . sir.► � - C=�,'`�^ :��((-. I`• ;y ��//yc Cam-+•.^•�..� -i'i/r"=a x.. ( r` Ti Iic _�:�N"i� � .� �. .: `'rr, �•�� t la i:: Ss �• _� v � - �+ a• 1 C WZ SCALE 1' - 1000' GC - GOLF COURSE FP - FLOOD PLAIN CHANGE OF ZONE APPLICATION EXHIBIT THE TRADITION TR. 28470-1 LOCATED IN THE CITY OF LA. QUINTA 1142. 40-2`-5.00 C A,'C"' _ . ;ENN:\ _ =&WINGS\ rur. -^v= SCALE 1" - 1000, CONDITIONAL USE PERMIT EXHIBIT THE TRADITION TR. 28470-1 LOCATED 1N THE CITY OF LA QUINTA JT 5 043 40256.00 N:\ACTIVE\SIENNA\DRAWINGS\SURVEY\CUP_EX ATTACHMENT 12 MINUTES HISTORIC PRESERVATION COMMISSION MEETING A regular meeting held at the La Quinta City Hall North Conference Room 78-495 Calle Tampico, La Quinta, CA January 16, 1997 I. CALL TO ORDER 3:30 P.M. A. This meeting of the Historic Preservation Commission was called to order at 3:36 P.M. by Chairman Millis. B. ROLL CALL 1. Chairman Millis requested the roll call: Present: Commissioners DeMersman, Puente, and Chairman Millis. 2. It was moved and seconded by Commissioners DeMersman/Puente to excuse Commissioner Wright. Unanimously approved. 2. Staff present: Planning Manager Christine di Iorio, Associate Planner Leslie Mouriquand, and Executive Secretary Betty Sawyer. II. CONFIRMATION OF AGENDA: Confirmed III. PUBLIC COMMENT: None IV. CONSENT CALENDAR A. Chairman Millis asked that the Minutes of November 21, 1996, be amended on Page 3, Item 2.3. to read, "...glazing will be smoke colored." and "....as originally designed and not compromise the architectural integrity of the building." There being no further corrections, it was moved and seconded by Commissioners DeMersman/Puente to approve the minutes as corrected. Unanimously approved. V. BUSINESS ITEMS HPCI-16 A. Environmental Assessment 96-333 - Certificate of Appropriateness for Tradition project, Clubhouse, and entry gates. l 044 Historical Preservation Commission January 16, 1997 �I �101 LA A staff report was presented by Associate Planner Leslie Mouriquand, a copy of which is on file in the Community Development Department. Chairman Millis asked if there were any plans showing the entry gate. Mr. Eric Carlson, AIA, architect for the project, presented and explained the drawings. Discussion followed regarding the architecture detailing to be used. 3. Mr. Carlson, AIA Architects, addressed the issues that were raised in the staff report and showed photographs of the existing wall. As a solution to the auto -court impacting the existing low rock wall. They decided to drop the elevation of building(s) and auto -court to allow a grade change that would retain the existing wall. The existing wall would have the last two feet removed to allow a natural tie in with the new auto -court. 4. Chairman Millis asked what the perimeter wall material treatment would consist of. Mr. Carlson stated it was to be stone similar to the existing to carry the same theme throughout the auto -court. Chairman Millis asked if they would be able to locate the same stone. Mr. Carlson stated they 'intended to use what was not going to be used from other areas on the property. Staff stated they would require that the applicant make a definite distinction between the old and new sections. 5. Mr. Mike Rowe, Winchester Development stated it was the applicants desire to retain the theme and look of an old hacienda. He went on to explain that the existing walls were two feet high and they intended to construct the wall on the east side 6-inches high and detail/color it to denote the difference between the two walls. Staff explained that they were concerned about the transition between the two elements and the proposed changes would satisfy staffs concerns. 6. Chairman Millis asked if there was to be any difference in the materials to be used for the driveway. Mr. Rowe stated there would be none, it was to be asphalt and dirt. 7. Planning Manager Christine di Iorio stated staff had spoken with the Fire Department and they were comfortable with the designation of the east entry lane for Fire Department emergency use. Discussions followed regarding the driveway dimensions and signs to notify vehicular traffic of the Fire Department access. HPCI-16 2 04 5 Historical Preservation Commission January 16, 1997 �, . 8. Mr. Mike Rowe asked about the planters in front of the entry gage being moved. Planning Manager Christine di Iorio explained that staff originally wanted to retain the planter and not compromise the existing structure. As a result of discussions with the applicant, they had no objections to their recommendation. Staff will document the planters with photographs before they are removed. Chairman Millis asked if staff was comfortable with the changes as submitted by the applicant. Staff stated they were in agreement. 7. There being no further discussion, it was moved and seconded by Commissioners DeMersman/Puente to adopt Minute Motion 97-001, recommending approval to the City Council of the Certificate of Appropriateness for Environmental Assessment 96-333 with the modifications as submitted by the applicant.' Unanimously approved. B. Environmental Assessment 96-311 - Report of Archaeological Monitoring Program for Terracing Apartments 1. Associate Planner Leslie Mouriquand presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Millis stated that this area, as documented through history, has always been the lowest point and probably precludes any findings as it was usually a lake. I. There being no further questions/comments, it was moved and seconded by Commissioner Puente/DeMersman to adopt Minute Motion 97-002, recommending to the City Council, approval of the Report of Archaeological Monitoring Program for the Terracina Apartments, as submitted. Unanimously approved. C. Capital Improvement Project 96-05 - Heritage Resource Assessment for the extension of 48th Avenue between Jefferson Street and the Emergency Evacuation Channel. City of La Quinta 1. Planning Manager Christine di Iorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. HPCI-16 3 P.4-Is- Historical Preservation Commission January 16, 1997 2. There being no questions, it was moved and seconded by Commissioners DeMersman/Puente to adopt Minute Motion 97-003, recommending to the City Council, approval of Capital Improvement Project. Unanimously approved. VI. CORRESPONDENCE AND WRITTEN MATERIAL - A. Staff explained that a letter had been received from Mr. Paul Chace, of The Keith Companies explaining that they had acquired a computer program had identified that there were 193 historic older buildings within the City which currently survive. A notebook listing these 193 properties with additional information could be purchased by the City for $3,287.00. Chairman asked what the differences were between what our Historic Survey consultants had found and this list. Staff stated the consultants had :not done any field work to date. 2. Commissioner DeMersman asked why The Keith Companies would. take the time to do this. Chairman Millis stated it was probable because they obtained the software that allowed them to do this. Chairman Millis suggested the Commission wait to see what the Survey produced and see if the difference warranted looking into the offer. As most computer programs will rank the historic buildings, the only ones that may be missing from the Survey results, may not be of any significance. 3. The Commission determined to take no action at this time, but wait to see what the Survey produces. B. Certified Local Government (CLG) Professional Qualifications update. 1. Associate Planner Leslie Mouriquand explained that the CLG report was due and each Commissioner needed to update their resume for preparation to SHPO. 2. Planning Manager Christine di Iorio informed the Commission that Council would be reviewing the applicants to serve on the Historic Preservation Commission at their January 21, 1997 meeting. Four applications :had been received. Discussion followed relative to the applicants background. VII COMMISSIONER ITEMS • NO - HPC1-16 4 047 Historical Preservation Commission January 16, 1997 VIII. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners DeMersman/Puente to adjourn this meeting of the Historic Preservation Commission to a regular meeting of the Historical Preservation Commission on February 20, 1997. This meeting of the Historical Preservation Commission was adjourned at 4:25 P.M. Unanimously approved. HPCI-16 5 043 ATTACHMENT 13 ENVIRONMENTAL CHECKLIST FORM Environmental Assessment No. 96-333 Case No.: TT 28470 Date: January 7, 1997 CZ 96-081 CUP 96-031 SDP 96-599 COA 96-001 I. Name of Proponent: Tradition Club Associates, LLC Address: 78-150 Calle Tampico. La Quinta Phone: 619-564-7009 Agency Requiring Checklist: City of La Quinta Project Name (if applicable): Tradition CITY OF LA QUINTA Community Development Department 78-495 Calle Tampico La Quinta, California 92253 049 ECTT28470 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. X Land Use and Planning X Transportation/Circulation X Public Services Population and Housing X Biological Resources X Utilities X Earth Resources Energy and Mineral Resources X Aesthetics X Water Risk of Upset and Human Health X Cultural Resources X Air Quality X Noise X Recreation X 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. Si atur Date Printed N2me:andTitle Leslie Mouriquand Associate Planner For: City of La Ouinta Community Development Department 50 3.1. 3.2. 3.3. LAND USE AND PLANNING. Would the project: a) Conflict with general plan designation or zoning? (source #(s): b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? c) Affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible land uses)? d) Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? POPULATION AND HOUSING. Would the project: a) Cumulatively exceed official regional or local population projections? b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? c) Displace existing housing, especially affordable housing? EARTH AND GEOLOGY. Would the project result in or expose people to potential impacts involving: a) Fault rupture? b) Seismic ground shaking c) Seismic ground failure, including liquefaction? d) Seiche, tsunami, or volcanic hazard? e) Landslides or mudflows? f) Erosion, changes in topography or unstable soil conditions from excavation, grading or till? g) Subsidence of the land? h) Expansive soils? i) Unique geologic or physical features'? Potentially Potentially Significant Less Than Significant Unless signirtwnt Impact Mitigated Impact ►k No Impact X X X X X X X X X X X X X X A Potentially Potentially Sigmficant Less Than Srgmficam Urdem Stgmficant 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 glow 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 ohjectional odors? X 111 a Potentially Potentially Sigtuticant Less Than Sigruficant unless Stgmficant No Impact Mitigated Impact Impact 3.6. TRANSPORTATIONICIRCULATION. 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) Contlicts 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 potentially potentially StgmGcant Less Than sigmGcam Unless Stgmficant 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 sigmficant Less Than Stgmficant Urdess Stgmficant 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 X would affect unique ethnic cultural values'? e) Restrict existing religious of sacred uses within the X potential impact area? Potentially Potentially stgruficant Lem Than StgruGcant Unlem Stgrulicant 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 he 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. INITIAL STUDY - ADDENDUM MWO ENVIRONMENTAL ASSESSMENT 96-333 Tradition Project: Tentative Tract Map 28470 Conditional Use Permit 96-031 Change of Zone 96-081 Site Development Permit 96-599 Certificate of Appropriateness 96-001 Applicant: Tradition Club Associates, LLC 78-150 Calle Tampico La Quinta, CA 92253 Prepared by: City of La Quinta Community Development Department 78-495 Calle Tampico La Quinta, CA 92253 Leslie Mouriquand, Associate Planner January 24, 1997 TABLE OF CONTENTS Section Page I INTRODUCTION 3 1.1 Project Overview 3 1.2 Purpose of Initial Study 3 1.3 Background of Environmental Review 4 1.4 Summary of Preliminary Environmental Review 4 2 PROJECT DESCRIPTION 4 2.1 Project Location and Environmental Setting 4 2.2 Physical Characteristics 5 2.3 Operational Characteristics 5 2.4 Objectives 5 2.5 Discretionary Actions 5 2.6 Related Projects 6 3 ENVIRONMENTAL ASSESSMENT 6 3.1 Land Use and Planning 6 3.2 Population and Housing 9 3.3 Earth Resources 11 3.4 Water 18 3.5 Air Quality 23 3.6 Transportation/Circulation 27 3.7 Biological Resources 30 3.8 Energy and Mineral Resources 33 3.9 Risk of Upset/Human Health 34 3.10 Noise 35 3.11 Public Services 37 3.12 Utilities 39 3.13 Aesthetics 41 3.14 Cultural Resources 43 3.15 Recreation 46 4 MANDATORY FINDINGS OF SIGNIFICANCE 46 5 EARLIER ANALYSES 47 055 2 SECTIONI: INTRODUCTION 1.1 PROJECT OVERVIEW The purpose of this Initial Study is to identify the potential environmental impacts of the proposed Tentative Tract Map 28470 to subdivide 746.6 acres into 241 single family lots, a golf course lot, private street lots, and 2 other lots. In addition, there is a request for a change of zone from the existing RL (Low Density Residential) to GC (Golf Course) for a portion of the proposed golf course, and a request for approval of a Conditional Use Permit to allow the creation of six residential lots and golf tee boxes in the Hillside Conservation Zoning District. Finally, there is a request for approval of the architectural designs for a clubhouse, maintenance building, cart barn, and half -way house to service the golf course. The existing historic hacienda will be rehabilitated for use as administrative and sales offices for the project. The project site is located on Avenue 52, at the southern terminus of Washington Street, in La Quinta, California. The property is the historic estate known as the Marshall Ranch. The historic property is known as the Hacienda del Gato, which is listed on the State Historic Resources Inventory. Formerly the property had been ranched with dates and citrus. Several out -buildings and a workers house are also located on the property The Applicant proposes to develop the estate into a private country club with golf course and custom home sites, and an administrative/sales center. 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 Tentative Tract Map, Change of Zone, Conditional Use Permit and Site Development Permit, 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 tentative tract map, zone change, and development applications, o5q 3 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, 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 applications were deemed subject to the environmental review requirements of CEQA in light of the intended development and potential impacts upon the property and surrounding area. This Initial Study Checklist and Addendum was prepared for review by the City of La Quinta Historic Preservation Commission, Planning Commission and certification by the 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 (Earth Resources, Water, Noise, Public Services, Utilities, Aesthetics, Cultural Resources). Mitigation measures have been recommended for the proposed subdivision and related development applications which will reduce potential impacts to insignificant levels. As a result, A Mitigated 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 3 1. 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. 060 4 2.2 PHYSICAL CHARACTERISTICS The proposed project site is a portion of a 746.6 acre parcel of land. The land involved in this project has been farmed in the historic and recent past, and developed in the 1930's with a large home, workers house, and several out -buildings to service the former ranch operation. The property is located adjacent to and within the Coral Reef Mountains, located at the mouth of the La Quinta Cove area. The proposed development will be largely contained on the flatter alluvial fan area. Six residential lots are proposed at: the mouth of an alluvial fan that will require approval of a Conditional Use Permit due to the slope considerations and development restrictions contained in the City's Hillside Development Ordinance. A large area of the property was subjected to mass grading in 1988, by the Coachella Valley Water District, in conjunction with the East La Quinta Flood Control Master Planned facilities and a previous development project that was not constructed. Thus, a large portion of the project area has been highly disturbed. The agricultural activities on the ranch ceased several years ago in anticipation of proposed development. There are only a few date and citrus trees left, except for those around the cluster of houses and out- buildings. Several eucalyptus trees line the south side of Old Avenue 52 which is located within the project site, and the original driveway leading into the hacienda. 2.3 OPERATIONAL CHARACTERISTICS The proposed tract will create 241 single family custom residential lots for house construction, and for an 18-hole golf course, clubhouse, maintenance building, and cart barn. A circulation system of private streets is proposed to provide access throughout the tract. The development will be a private gated community. Five retention basin are proposed for the project, which will supplement the existing stormwater retention system. The historic mansion will be rehabilitated and used as an administrative/sales center for the country club. 2.4 OBJECTIVES The objective of the proposed subdivision is to create 241 new single family custom residential lots within a planned private development for profit. These lots will be offered for sale by the applicant. The Applicant proposes to develop an upscale private country club development with an 18-hole golf course. 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 tentative tract map and future development will require discretionary approval by the Historic Preservation Commission and Planning 506 Commission, and approval by the City Council. The following discretionary approvals will be required for this project: Certification of the Environmental Assessment 96-333; Certificate of Appropriateness 96-001, Approval of Tentative Tract Map 28470, Approval of the Final Tract Map 28470; Approval of Conditional Use Permit 96-031; Approval of Change of Zone 96-081, Approval of Site Development Permit 96-599 2.6 RELATED PROJECTS The project consists of a proposed tentative tract map, grading plan, various approvals under a Certificate of Appropriateness for the historic structures, a proposed Change of Zone, Conditional Use Permit, and a Site Development Permit. Four previous projects (San Pebbles Country Club, Heritage Club, Crystal Canyon Country Club, and The Tradition at La Quinta) proposed for the project site have been reviewed by the City in the past dozen years. All of the previous proposed projects were resort oriented developments which included a range of 330 to 890 homesites and a golf course. Most of these prior approvals and plans have expired. Environmental studies were prepared for these previous projects. The Coachella Valley Water District graded the project site for construction of retention basin facilities in 1988. In 1985 and 1987, the City approved the vacation of portions of Avenue 52 (now referred to as Old Avenue 52) in order to facilitate future development of the immediate area. A new alignment for Avenue 52 was designed, approved, and constructed by the City that is located adjacent to the northern property line of the project site. SECTION 3: ENVIRONMENTAL ASSESSMENT This section analyzes the potential environmental impacts associated with the land use, subdivision design, architectural design, and historic architectural approval of the proposed 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 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 6 062 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 getting The proposed project is located at the southern terminus of Washington Street, at Avenue 52, east of Avenida Bermudas. The land is partially vacant cove property that has been farmed in the past, and partially developed with a clustering of two houses and two out- buildings. The southern end of the property is dry and sparsely vegetated with some natural desert vegetation. Relic trees from the past agricultural use are located near the existing structures at the north -central portion of the property. Previous grading activity has disturbed a large portion of the property. A. Would the project conflict with the general plan designation or zoning? Potential Impact Unless Mitigated. In 1992, a portion of the property was rezoned from R-1-10,000 and R-2-20,000 to R-2, and from Hillside Conservation (HQ to R-2 through realignment of the R-2 to the toe of the slope. Those areas above the toe of the slope remain HC zone. The toe of slope is determined according to the criteria in the Zoning Ordinance. In 1996, through a city-wide Zoning Ordinance Update, the R-2 designation was reclassified as RL (Low Density Residential District), and the HC to Open Space (OS). That area included in the flood and drainage facilities on -site is designated as FP (Flood Plain District) on the City's Zoning Map, and W (Watercourse) on the General Plan. The La Quinta General Plan requires that golf courses be designated with the special golf course (GC) zoning district. The applicant has submitted a request for a Change of Zone from RL to GC Golf Course District for that portion of the proposed golf course not in the FP designated area. This application will be processed concurrently with the tentative map application. The change of zone will serve as mitigation for land use designation compliance. Adjacent land uses and their designations consist of new Avenue 52 along the northern boundary, with scattered residential north of that, cove residential to the west, vacant natural areas and flood control facilities to the south, and ranch properties and steep hillsides to the east. At the northwest corner is a City park and a fire station. The adjacent land use designations and zoning districts consist of RC (Cove Residential) to the west, OS (Open Space) to the south and southeast, RL (Low Density Residential) to the east and north, MC (Major Community Facilities) and PR (Parks and Recreation) to the northwest. These adjacent land uses and designations are compatible with the proposed land use of this project. The proposed development in the hillside alluvial fan areas is demonstrated that those areas meet certain criteria contained in the Zoning Ordinance 063 pertaining to development on slopes. Those residential lots that encroach into slopes 20& or greater will be required to have conservation easements dedicated to the City in perpetuity to ensure that those areas remain in open space. B. Would the project conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? Potentially Significant Unless Mitigated. 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 EM, the La Quinta Master Environmental Assessment, and the City's CEQA Guidelines. The proposed project includes development of a golf course tee box (# 17), holes #2 and 18, and six residential lot sites (Lots 230 through 236) located apparently above the toe of slope. These areas are within the Hillside Conservation Zoning District. The exact line of demarcation between the RL and H-C Zoning Districts according to the criteria in the Zoning Ordinance through the preparation of a detailed slope analysis. A slope analysis for the six residential lot area that depicts the toe of the slope, and the various slope gradients within the limits of proposed grading. The slope gradient was differentiated into 0% - 10% slope, 10.0% - 12.4% slope, 12.5% - 14.9% slope, 15.0% - 17.4% slope, 17.5% - 19.9% slope, and 20% or more slope (Source: Keith International Inc.). Those areas within the 20% or greater slopes will not be permitted to be developed and will require conservation easements dedicated to the City in order to preserve open space. 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. Historically, there has been farming activity in several sections of the City, however, that has largely been replaced by resort and residential development: over the past 15 years. The property involved in this project has been disturbed by farming activities since 1902, and periodic flood events. Active farming of the property ceased several years ago in anticipation of development. There are only relic farming activities adjacent to the east of the project site. The historic ranch located adjacent to the east is not currently under cultivation. Thus, no impact on any agricultural resources or operations in the immediate area is likely to result from the proposed subdivision (La Quinta General Plan, Site Survey). 8064 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 lots for general market sale. A private clubhouse and 271 acre l8-hole golf course will be developed, along with a clubhouse, maintenance building, cart barn, and a half -way house. The half -way house; is a structure mid -way in the golf course that will have a snack bar and restrooms. Residential land uses are located in all directions of the project site, except for the mountains adjacent to the east and southeast, and the south where there are flood control dams, retention basins, etc.. 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). The project is proposed to be developed in four phases, with Phase I consisting of the golf course. 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 in La Quinta blossomed from 4,992 to 11,215. From 1990 to January of 1996, the population grew from 13,070 to 18,050. 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). La Quinta's population ranks sixth largest of the nine cities in the Coachella Valley. Annual average growth rate has been approximately 10% in recent years. The projected population of La Quinta by the year 2000 is anticipated to be 23,000 (Source: Community Development Department). The average age of a City resident is 32 years. Persons over the age of 45 make up 27% of the City's population (Source: 1990 Census). In addition to permanent residents, La Quinta has approximately 9,300 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 (Source: Community Development Department). The total housing stock as of 1996, is listed at 9,352 units. Single family units make up 68 percent of the available housing stock. The housing unit breakdown is as follows: 8,624 detached single family, 481 multi -family units, and 247 mobile homes. The average number of persons per household is 3.15 (Source: Department of Finance 1996). Median home prices in La Quinta are approximately $112,000 which is lower than the average for Riverside County ($120,950), but less than other Southern California counties (Source: La Quinta Economic Overview 1996 Edition). 065 9 Ethnicity information from the 1990 Census revealed that the composition of La Quinta's population is 70% Caucasian, 26% Hispanic, 2% Afro-American, 1.5% Asian, and 1.0% Native American. The 1990 Census indicates that 81 % of the La Quinta residents are high school graduates and 21% are college graduates (Source: Census/Estimates). Local Environmental Setting The project site consists of a 746.6 acre parcel of largely vacant cove and hillside land. There are two existing housing units on the property. One unit is a caretakers unit scheduled for demolition, and the other is a large hacienda that will be incorporated into the project as a sales and administrative office. A. Would the project cumulatively exceed official regional or local population projections? Less Than Significant Impact. The development planned for this project will ultimately result in the construction of 241 new custom built detached single family units. While the City's average population is 2.85 per dwelling unit, the proposed project is projected to have a lower per unit population given the fact that it will be a private country club with high -end custom home lots. Typically, people buying into this type of project are among the high income individuals, usually older, with grown children no longer living with :hem. Often they will be seasonal residents, as opposed to permanent residents. Using the factor of 1.94 people per unit, the potential build -out population for the project could be 467.54 new residents in the City. Temporary construction -related jobs will be created as the new units, clubhouse and other buildings are built. New permanent or temporary jobs will be created as a result of the project. There may be new jobs created for administration and maintenance of the country club and golf course, managers and servers for the half -way house and clubhouse, and security personnel for the country club. The number of new jobs generated by the project is estimated by the applicant to be 80 to 90. No jobs will be lost as a result of the project as no one is currently living on the property. New jobs will benefit the community, and result in a positive impact. 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)? Less Than Significant Impact. The proposed subdivision and related development will make an impact in the surrounding area as major infrastructure could be altered or required to be extended to the project site (Source: Site Survey). This impact is not anticipated to be significant, as there is existing development to the west, north, and east of the project site with infrastructure already in place. Some of this development first appeared in the mid-1930's (Source: Draft Historic Context Statement for City of La Quinta). The immediate area around the project site has been developed to the point that there are few vacant parcels remaining. An existing telephone company fiber optic cable line will need to be relocated from its present location along Old Ave. 52 to a location approved by the telephone company. The applicant is responsible for coordinating and paying for the relocation. C. Would the project displace existing housing, especially affordable housing? Less Than Significant Impact. Two existing residential units are located on the project site the hacienda and a caretakers house. The future development plan is to create 241 custom single family homesites utilizing private funds. The proposed project will result in the removal of one existing housing unit that has been used historically as housing for the ranch caretaker. The house is not currently occupied. The applicant has requested permission to demolish the structure. Demolition will be subject to approval by the City Council (Source: Site Survey; Application Materials; Historic Preservation Ordinance). 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 aeolia:n soil deposits (Southland Geotechnical 1996:6). Local Environmental .Setting The area where the parcel is located is in a historical part of the City. A review of historical aerial photographs indicates that the site has been farmed. The elevation of the property ranges from approximately 42 to 1,482 feet above mean sea level (Source: VTTM 28470; USGS La Quinta Quad Map). A large portion of the project site will not be developed, as it is located in the steep, rocky Coral Reef Mountains. There is an inferred earthquake fault line located approximately 1/2 mile to the south of the southern boundary of the parcel, and one 3/4 mile to the east. There has been no recorded activity along these fault lines, thus there is a low probability for such activity to occur. The City of La Quinta ''ies in a seismically active region of Southern California. Faults in the region include the San Andreas and Mission Creek faults located several miles to the north and west. The project lies within Groundshaking Zone III with Zone 12 being the most hazardous (Sources: Riverside County Comprehensive General Plan; La Quinta General Plan, La Quinta MEA). 11 A Preliminary Soil Investigation was conducted on the project site, in November 1984, by Buena Engineers, Inc. The report was prepared for Tract 20328, the Sand Pebble Country Club. This report identifies three soil types on the property, light brown slightly silty fine to course sand and gravel, light brown silt and very fine sand, and brown silty fine to medium sand with some gravel. The investigation included ten borings drilled in various portions of the project site. The report states that the bearing soils showed expansion indices of zero when tested. All indications are that the soils on the site will allow for the proposed development. According to the Soil Survey of Riverside County, California, Coachella Valley Area, prepared by the U.S.D.A. Soil Conservation Service in 1979, indicates that there are seven different types of soils present on the project site. These include: CdC - Carsitas gravely sand, RO - Rock outcrop, RU - Rubble land, MaB - Myoma fine sand, GbA - Gilman fine sandy loam, Ip - Indio fine sandy loam, and CcC - Carrizo stony sand. Each of these; soil types has distinctive features and characteristics. The CdC soil is found on alluvial fans within slopes of 0 to 9 %. Runoff is slow, erosion hazard is moderate. The best uses of this soil are for watershed, wildlife habitat, recreation, and homesites. The shrink -swell potential is low. Corrosion to uncoated steel is high, but low to concrete. This soil tends to cave at cutbanks. The higher taxonomic classification for this soil is mixed, hyperthermic Typic Torripsamment. The RO soil type does not include any real soil, but rather rock outcrop consisting of granite, gneiss, mica, schist, and sandstone. These rocks are typically covered with Desert Varnish. The RU is found on very old alluvial fans. Riverwash is found alongside the main drainageways among the steep slopes. Desert Varnish is commonly found on rocks in the Rubble land. The best uses consist of watershed, wildlife habitat, and recreation. Vegetation in Rubble land commonly consists of brush, creosote bush, barrel cactus, bush sunflower, ocotillo, and some clumps of annual grass. MaB soil is found on level to gently sloping alluvial fans where it is merged with finer textured flood plain and basin soils. Runoff is very slow, and erosion hazard is slight. The best uses are for truck crops, citrus, grapes, alfalfa hay, homesites, and recreation The shrink -swell potential is low. Corrosion of concrete is low. Uncoated steel will corrode easily in this soil. Cutbanks will cave in shallow excavations. The higher taxonomic classification of this soil is mixed, hyperthermic Typic Torripsamment. GbA soil is found in nearly level areas. Runoff is very slow. Erosion hazard is slight. Blowing soil potential is moderate. Best uses are for truck crops, alfalfa hay, citrus, and grapes. The shrink -swell potential is low. Uncoated steel will easily corrode in this soil, however, concrete will not easily corrode. This soil type is subject to flooding. It is classified as coarse -loamy, mixed (calcareous) hyperthermic Typic Torrifluvent. 12 068 Ip soil is found on nearly level areas. Runoff is slow, erosion hazard is slight. Blowing soil potential is moderate. This soil is best used for farming. The shrink -swell potential is low. Uncoated steel will easily corrode, but concrete will not. It is classified as coarse -silty, mixed (calcareous) hyperthermic Typic Torrifluvent. CcC soil is found on alluvial fan slopes between 2 and 9 %. Runoff is slow, erosion hazard is slight. The best uses of this soil are for watershed and wildlife habitat. The shrink -swell potential is low. Cutbanks are subject to caving. There tend to be large stones in this soil. This soil tend to flood. The classification of this soil is sandy -skeletal, mixed, hyperthermic Typic Torriorthent (Source: Soil Conservation Service 1979). In 1986, a grading plan review of Tract 20328 was performed by Leighton and Associates. The report reviewed the geotechnical aspects of proposed grading at that time. In addition, a review of the Buena Engineers soil study was also conducted, as well as additional exploratory work to further evaluate the project soils. Conclusions of the study included that the types of classifications of soils exposed at the surface had not been fully mapped in order to better correlate grading recommendations, that the depth to ground water had not been determined; that the potential seismic hazards and effects had not been discussed in the earlier report; that lots proposed along the foot of the boulder strewn mountains could be subject to rock fall in the event of severe ground shaking by an earthquake; that depending on the degree of weathering, excavation of rock could become difficult, possibly requiring blasting in some areas, that premoistening should be anticipated to require a week or more prior to grading; and that certain overexcavation requirements for two- and three-story structures were not discussed in the earlier soils report (Source: Leighton and Associates 1986: 4-5). A letter update of the geotechnical investigation was conducted for the project site by Earth Systems Consultants, dated October 10, 1996. The letter addresses the areas previously graded by CVVWD and the special attention needed to verify adequate compaction for density and moisture conditions. Proposed building pads located at the toe of the slope are discussed, including the recommended mitigation against rockfall hazard. This mitigation consists of constructing a Swale near the toe of the slope and a fence on the house side of the swale. Site drainage is addressed in the letter with six recommendations offered: 1. Control of surface drainage is important to the successful development of the property. Surface drainage control should be provided throughout the completed project to protect the future stability of foundations and other site improvements. A positive gradient should be provided away from structures and should be directed towards an approved drainage discharge area in a nonerosive manner. 2. Down spouts from the roof of the houses should discharge collected rainwater onto splash blocks, adjacent paved areas, or be tied into a water -tight drainage 069 13 pipe, which would carry the collected water away from the houses to approved point(s) of discharge. 3. Rear and side yard surface drainage should not be allowed to be blocked from flowing to approved points of discharge by future sidewalks, patios, or landscaping. 4. Landscaping should be such that excess irrigation water is not allowed to pond on or near the structure or areas to be paved. Additionally, care should be taken so as not to over water landscaped area. Irrigation should be only sufficient to sustain plant life. 5. Failure to control excess moisture could result in settlement and soil erosion, which could compound the problem by rupturing water lines or other services and/or utilities, thus introducing additional moisture into the underlying soil. 6. No grading or excavating should be undertaken within the subject site without review by the geotechnical engineer (Source: Earth Systems Consultants 1996). The report concluded with the request that the project plans be submitted to ]Earth Systems office for review of the geotechnical aspects to verify the recommendations contained in the Buena Engineers (1984) soils study and to provide supplemental recommendations as necessary. Another Geotechnical Update was prepared by Sladden Engineering, dated December 12, 1996. The report reviewed the rough grading plans for the proposed golf course. This review stated that the previous geotechnical reports contained useful information concerning site soil conditions and that the recommendations remain valid for the design and construction of the project. Clarification of previous recommendations was offered. 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 1/2 mile 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 Uniform Building Code (UBC) seismic standards in order to mitigate risk of collapse to the extent feasible (Sources: Riverside County Comprehensive General Plan, City of La Quinta General Plan, La Quinta MEA, UBC). 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 14070 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 Nbries and Geology maps are not near the project site location. However, because the site is located in an area of high tectonic activity, the potential for surface rupture on undiscovered or new faults that may underlie the site can not be discounted (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 could be subject to these hazards. The Riverside County Comprehensive General Plan indicates that the lots are within Groundshaking Zone III. A Zone III is an area with moderate shaking qualities but less severe than a Zone 12 which is the highest level. 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 recommendations of the geotechnical report prepared for this project shall become conditions of approval. The land is generally suitable for the proposed project (Sources: La Quinta MEA). The primary seismic hazard at the project site is strong groundshaking from earthquakes along the San Andreas and San Jacinto (Source: La Quinta MEA; Riverside County Comprehensive General Plan). C. Would the project result in or expose people to potential impacts involving seismicity: ground failure or liquefaction? Less than Significant Impact. The proposed project is not in an area that is anticipated to be subject to ground failure hazards from earthquake or other events due to the distance from regional fault lines. 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). 15 071 Liquefaction is not considered a potential hazard 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). 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, separated from the Pacific Ocean by mountain ranges, 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 the lake is on the other side of the Coral Reef Mountains (Source: La Quinta MEA; La Quinta USGS 7.5' Quad Map). E. Would the project result in or expose people to potential impacts involving landslides or mudflows? Potential Impact Unless Mitigated. The terrain within and surrounding the project: site is that gently sloping alluvial plain abutting steep rocky hillsides. The parcel is adjacent to the Coral Reef Mountains, thus, there is a potential danger from landslides and rockfall at those areas adjacent to the toe of the slope. No mudflows are anticipated for this project, as the adjacent hills and mountains are formed of rocky granitic material. The general area of the project site is protected from flood waters by earthen training dikes and retention basins that are located at the southern boundary of the project, and existing retention basins and drainage channels within the project site. Additional on -site retention basins are proposdd for the project site that will be incorporated into the 18-hole gold course features (Source: La Quinta MEA; La Quinta USGS 7.5' Quad Map; TT 28470). The Earth System Consultants (1996) geotechnical report update prepared for the project states that there is a potential for rockfall hazard at the toe of the existing rock slopes The Sladden Geotechnical Update report also stated that the potential for rockfall affecting the building pads along the toe of steep natural rock slopes should be acknowledged. The potential rockfall hazard appears to be limited to several building pads along the south and east edge of the site. The drainage swales indicated along the toe of the native rock slopes as indicated on the rough grading plans appears to approximately address rockfall hazards at this time. The rockfall hazard potential should be evaluated after rough grading and lot specific mitigation measures should be incorporated into individual fine grading plans and building layout determination. 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? 16 072 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 Carrizo Carsitas sand in the alluvial fan, Myoma Fine Sand and Gilman Loam abutting Avenue 52, and Granite and Metamorphic Rock in the Coral Reef Mountains. Carsitas soils are generally used for citrus and grape growing, agricultural uses, wildlife habitat, recreational uses, and watershed areas. Carsitas and Gilman soils are permeable. Myoma soils are generally used for crops and homesites, and are excessively drained and include rapidly permeable soil. The MaD soil type is found on 5 to 15% slopes in 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; EA 92-240). Approximately 1,888,730 cubic yards of mass grading involving balanced cut and fill is projected f'or the project (Sources: TTM 28470 Grading Plan). Compliance with the recommendations of the 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. Monitoring of compliance will be provided by the City's Public Works Department staff. On December 17, 1996, the La Quinta City Council approved the issuance of an at -risk grading permit for the proposed golf course with the condition that the applicant post a bond equal to one-half the total cost of the grading in case the project is not approved or is modified at the public hearing so that restoration of the property can be performed. 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). 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). 17 073 I. Would the project result in or expose people to potential impacts involving unique geologic or physical features? Potentially Significant Unless Mitigated. The Coral Reef Mountains represent a unique geologic feature in the La Quinta area. This unique feature is located within the project site boundaries and could be affected by the proposed project. The proposed golf tee area that is elevated into the mountain and the six proposed homesites that at the southern high cove area of the project may require grading measures that will cut into the mountain. A geotechnical report prepared for a previous project on this project site stated that .."Depending on the degree of weathering, excavation of rock could become difficult, possibly requiring blasting in some areas (Sources: Leighton and Associates 1986:5; La Quinta MF:A; USGS La Quinta 7.5' Quad Map; Site Survey; TT 28470). The applicant has stated that no blasting will be utilized. No blasting would be permitted by the City for this project due to the impacts to the wildlife and associated habitat within the Coral Reef Mountains, as well as potential geologic hazards. 3.4 WATER. Regional Environmental Vetting Groundwater resources in the La Quinta area consist of a system of large aquifers (porous layers of rock material containing water) and groundwater basins separated by bedrock or layers of soil that trap or retain groundwater. La Quinta is located above the Coachella Valley Groundwater Basin which is the major water supply for the potable water needs of the City as well as a significant supply for the City's nonpotable irrigation needs. Water is pumped from the underground aquifer via domestic water wells in the City operated and administered by the Coachella Valley Water District (CVWD). La Quinta is located primarily in the lower Thermal Subarea of the groundwater basin. The Thermal Subarea is separated into the upper and lower valley sub -basins near Point Happy, located southwest of the intersection of Washington Street and State Highway 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. 18 074 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 necessary 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. La Quinta is protected from this runoff by the existing flood control facilities located throughout the City. 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 participates. La Quinta is protected from storm water runoff by a stormwater system designed. by Bechtel for the Coachella Valley Water District to protect currently developed and potentially developable areas of the City from damage during a major rainflood event. The system project was based on a flood control plan for the general area developed. by Bechtel for the District in 1970. Construction was completed in November 1986 (Source: Bechtel Civil, Inc. 1989:1). Local Environmental Vetting The project site does not have any natural standing water. Lake Cahuilla, a man-made reservoir is located approximately two miles to the southeast, on the other side of the Coral Reef Mountain. The Whitewater River channel is located slightly over 3 miles to the north of the project site, but is dry except during seasonal storms. The La Quinta Stormwater Channel is located approximately 1 mile to the north is a part of the community -wide network of flood control facilities. The City currently has only limited areas which are still 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 this 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. 075 19 Existing flood control facilities on the proposed project site are a part of the City-wide Stormwater Project - East La Quinta System. The facilities were designed by a previous developer's engineer, with the design reviewed by Bechtel. Construction of these facilities was completed in mid-1988, by E. L. Yeager Construction Company. The East La Quinta System intercepts and controls runoff originating in the drainage area in the foothills east and southeast of Avenida Bermudas, and from the presently developed area of the City of La Quinta south of Calle Durango. The system consists of the Upper Training Dike, Calle Tecate Detention Basin, East La Quinta Channel, Avenida Bermudas Detention Basin., the proposed Tradition project site facilities, and a 60-inch diameter buried stormwater conduit. The detention basin on the project site has a storage volume of about 520 A.F. below El. 59, while maintaining a minimum one foot freeboard (Source: Bechtel Civil, Inc. 1989). A Hydrology/Hydraulic Report was prepared for the project site, in October 1996, by Keith International, Inc.. The project proposes areas north of the detention basin to provide for on site retention. Runoff from the residential, clubhouse, and golf course areas will be conveyed to depressions located within the golf course. The retention areas have been integrated into the golf course grading plan as golfing amenities. The basin sizing is based on the total run off from a 24 hour - 100 year event. Five basins are proposed with the following locations and capacities: Basin Hole # Basin Capacity 1 16 7.90 acre feet 2 Driving Range 83.50 acre feet 3 4 14.50 4 2 & 3 31.30 5 1 41.80 (lake) The hydrology study modeled the 100-year and 10 year storm events to determine which storm will generate the greatest storm volume. The results will be utilized to determine the size of the retention basins. It was determined that historic flows are retained onsite, thus the proposed development must retain all of the flows onsite (Source: Keith International. Inc. 1996). 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 prior to issuance of a grading permit, based upon the recommendations and results of the Drainage study prepared by Keith International, Inc., October 1996. There will be changes in absorption rates, but not drainage patterns or surface runoff as a result of the proposed project. The absorption rate will be altered by the paving of streets, building of homes, and landscaping of yards, landscape lots, and the golf course. The traditional historical 20 076 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. The proposed Tradition project (241 lots) is significantly less dense than the former "Heritage" project (330 homes), and the even earlier project "Crystal Canyon" with 890 units, reducing the runoff rate and flood volumes to these existing structures. Since the on site development has a reduced density (compared with the original design assumptions used for the Heritage Country Club) with fewer homes and increased landscaping, peak runoff flows and flood volumes will also be reduced (Keith International, Inc. 1996). 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 partially within the AO designated flood hazard area in the northeastern portion of the project site. The AO designation is the 100 year flood plain FIRM zone in which the hazard factors have been determined. There are existing on -site flood control or drainage facilities on the property, that were constructed by the Coachella Valley Water District as part of the East La Quinta Storm Drain system. These improvements were coordinated with an earlier planned golf course development, formally known as the "Heritage Country Club". The proposed project intends to fully utilize these existing improvements and integrate them into the overall development and drainage system. The existing structures and basins will remain in place. The new design will maintain all structure capacities and volumes. The proposed Tradition project is significantly less dense than the earlier "Heritage Country Club", reducing the runoff rate and flood volumes to these existing structures. The proposed development has submitted a drainage plan which will include 5 additional retention basins and drainage improvements onsite (Source: Keith International, Inc. 1996). 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 the five proposed retention basins and be controlled by both existing; and proposed drainage facilities. There are no existing bodies of surface water on or adjacent to the project site. Five lakes are proposed for the golf course which will also function as retention areas (Source: Site Survey; Coachella Valley Water District; TT 28470). D. Would the project result in changes in the amount of surface water in any water body? Less Than Significant Impact. There are no bodies of surface water on the subject parcel. Five man-made lakes within the golf course are proposed. Runoff water is designed to flow into these lakes. Although a substantial amount of runoff volume will come from the Coral Reef Mountains, it is not expected to significantly impact surface water. The size 07 21 of the project represents a sizable percentage of the drainage tributary area for the City (Source: Site Survey; Keith International, Inc. 1996). E. Would the project realest in changes in currents, or the course or direction of water movements? Less Than significant 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. A few 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, to a significant degree, any existing drainage corridor (Source: Site Survey; TTM 28470; 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 and the golf course. Potable water to service this development will most likely come from existing groundwater wells in the near vicinity and a new well to be located by the third green. The proposed golf course will be irrigated from existing wells on the project site. These wells were formerly used, for agricultural, irrigation and are in working order. The Planning Standard for residential water consumption is 315 Gal/DU/Day. The day water consumption would be 241 units x 315 Gal/DU/Day = 75,915 Gallons for the single family residential use. Other uses proposed i:or the project include the rehabilitation of the historic mansion for use as administrative offices, the future construction of a clubhouse, maintenance building, half- way house, and cart barn. The Coachella Valley Water District has stated that it will furnish domestic water and sanitation service to the project, but will need additional facilities to provide for expansion of its domestic water system. These new facilities may include wells, reservoirs, and booster pumping stations. Water from the Coachella Canal is also available for irrigation of the golf course and green belt areas that are within Improvement District No. 1 (Sources: La Quinta MEA; Application Materials, Coachella Valley Water District). G. Would the project result in altered direction or rate of flow of groundwater? Potentially Significant Unless Mitigated. The proposed subdivision might have a significant effect on groundwater wells. It is not anticipated that there will be any significant alteration to the direction of flow of the groundwater supply, however, the rate of flow may be impacted due to high demand for water. No deep cuts are proposed with this project that would reach the depth of the groundwater, other that the drilling of a new water well The proposed well would reach a depth of potable water which would irr►pact 22 the local groundwater rate of flow and possibly direction (Source: Tentative Tract 28470). The Coachella Valley Water District stated that local groundwater supplies may not be adequate to supply long-term domestic or irrigation demands. Groundwater pumping will be subject to a replenishment assessment to provide a funding mechanism for importation of additional water supplies (Source: CVWD letter of Nov. 14, 1996). 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, and golf course pathways. This pavement will reduce the absorption ability of the ground. Storm water runoff will be discharged into on -site basins channels, lakes, and pipes. Following a heavy rain, contaminates could be transported into the basins 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. Golf course lake best management practices will be required to be implemented in order to minimize surface water pollution. The applicant will be required to line the golf course lakes with an impermeable product with a hard edge grouted in. 3.5 AIR QUALITY Regional l,nvironmental 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 of SCAQMD 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 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. 23 079 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 throughoutthe 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. The South Coast Air Quality Management District CEQA Air Quality Handbook indicates that the threshold for significance in single family development is at 170 units. Above 170 units may result in a significant impact to the air quality, unless mitigation is implemented. To assess the potential impacts of this project, a computerized air quality analysis was conducted by Community Development staff. The assessment indicated that the proposed project would produce temporary construction emissions during the construction of the 241 single family home sites. Emissions produced during construction would vary daily depending on the type of activity. Emissions would be generated during grading, framebuilding and other construction activities. Grading and construction would result in a less than significant air quality impact (Source: Screen.xls). The table below quantifies the emissions: Construction Emissions: Project Emissions (lbs/day) ROG NOX CO PM 10 40.7 64.5 253.2 146.7 SEDAB Thresholds (lbs/day) ROG NOX CO PM 10 75 100 550 150 (Source: SCREEN.XLS) E 24 Implementation of the proposed project would result in long-term direct and indirectair 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 except for residential fireplaces. 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 ROG, CO, PM-10, and Nox. This impact is considered to be less than significant. The proposed project would not contribute significantly to regional or local air quality impacts. The following construction emission mitigation measures will reduce Nox emissions: 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. However, even with the implementation of the above measures, the construction -related Nox emissions would continue to exceed SCAQMD thresholds. Therefore, construction emissions of Nox would be considered significant and unavoidable. To mitigate for the over-all air quality impact that may result for the project, the following SCAQMD mitigation measures will be required: Best available mitigtion measures for construction: 1. Low emission on -site mobile equipment (tractor, scraper, dozer, etc.) will result in an approximate 60% emission reduction efficiency. 2. Energy use - use electricity from power plants or clean fuel generators rather than temporary diesel powered generators. This will reduce emissions by 50 to 98%. 3. Fugitive dust from roads - Pave construction roads that have a traffic volume of less than 50 daily vehicle trips to reduce fugitive dust by 90 to 99%. 081 25 Best available mitigation measures for operation activities: Residential energy use: 1. Use solar or low emission water heaters for a 40% emission reduction. 2. Use central water heating systems (emission reduction not quantified) 3. Use built-in energy efficient appliances for a 10 to 20% emission reduction. 4. Building orientation should be to the north for natural cooling (efficiency not quantified) 5. Provide shade trees to reduce heat for a 55% energy reduction. 6. Use energy efficient and automated controls for air conditioners for a 30% energy reduction. 7. use double -glass paned windows for a 20% energy reduction. Clubhouse: Construction phases: 1. Implement on -site circulation plan in parking lots to reduce vehicle queuing (emission reduction not quantified) Energy use: 1. use energy efficient low sodium parking lot lights for a 55% energy reduction. 2. Use lighting controls and energy efficient lighting for a 60 to 75 % energy reduction. 3. Require recycling bins in addition to trash bins and contract for recycling services. 4. Increase walls and attic insulation beyond Title 24 requirements for a 5 to 9 % energy reduction. 5. use light colored roof materials to reflect heat. 6. use building materials that do not require use of paints and solvents for an 80 to 100% emission reduction. 7. Provide; dedicated parking spaces with electrical outlets for electrical vehicles. With the implementation of the above recommended mitigation measures, the potentially significant air quality impacts will be reduced to a level of insignificance (Source: SCAQMD CEQA Air Quality Handbook). 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 to the west and north, residential development to the northeast, and open space to the south and east. The closest schools located to the proposed project are the new Adams Elementary School located north of 082 26 Calle Tampico and west of Washington Street, and the La Quinta Middle School and Truman Elementary School located east of Washington Street and north of Avenue 50. The closest existing public park is the Fritz B. Burns Park located near the northwest corner of the project. 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: 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 subdivision is not anticipated to result in any significant impact upon this issue area. All proposed 241 home sites will be required to meet height and setback requirements, maintaining a low profile. Two-story units may be approved for construction. Moisture content may increase as the golf course and individual 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 fiiture development of the parcels. There is no feasible mitigation for this issue other than to not construct the golf course or to reduce the golf course to 9-holes. The applicant is not proposing any alternative designs for this project. D. Would the project create objectionable odors? Less Than Significant Impact. The proposed project will not result in development which may create objectionable odors, such as waste hauling or chemical products. Vehicles traveling on nearby and internal project streets generate gaseous and particular emissions that may be noticeable on the project site. However, these would be short-term odors that should dissipate quickly (Source: Site Survey). 3.6 TRANSPORTATION/CIRCULATION Regional F,nvironmental.Setting La Quinta is a desert community of over 18,600 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 in the 1930's by Riverside County and new roadways since incorporation of the City in 1982. Key roadways include `.state Highway 111, Washington Street, Jefferson Street, Fred Waring Drive, and Eisenhower Drive. Traffic volumes in La Quinta experience considerable seasonal variation, with the late - winter, early spring months representing the peak tourist season and highest traffic volumes. There is a relatively low incidence of automobile accidents at the intersection of Washington Street and Avenue 52. According to the City Engineering Department, there were 15 vehicular accidents at this intersection between 1988 and 1989 (Source: Traffic Collision Data, City of La Quinta, La Quinta General Plan). Between January 1993 and 27 083 December 1994, there were six accidents. In 1995, there were two accidents. And, in 1996, there was one accident between January and March (Source: SWITRS, Public Works Department). 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 a few existing pedestrian, bicycle and equestrian facilities in La Quinta, however, these systems will be expanded as the City grows. These facilities, both existing and future, are designated in the La Quinta General Plan. Local Environmental Setting The subject project site is located south of the southern terminus of Washington Street, east of Avenida Bermudas. Washington Street is classified as a major arterial with a 120 foot right-of-way. The intersection of Washington Street and Avenue 52 is currently controlled by 4-way stop signs. Avenida Bermudas is classified as a secondary arterial with an 80--foot right-of-way. Avenida Bermudas is located along the western boundary of the project site. It is designated as a bikeway corridor. 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, north of the subject property will exceed the volume range. It is projected that Washington Street will experience a daily traffic volume of 52,600 south of Avenue 50, at buildout, providing a Level Of Service D (LOS-D). LOS-D 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, south of Avenue 50 are 13,697 velucles per day and 16,354 vehicles per day south of Eisenhower Drive. The existing traffic volume at the intersection of Avenue 52 and Washington Street is 7,982 vpd with 4,271 vpd entering or leaving Washington Street. This intersection has met warrants for a signal (Source: Public Works Department). A. Would the project result in increased vehicle trips or traffic congestion? Potentially Significant Unless Mitigated. Housing units for this project site are less than what was used in the "build -out" traffic model for the 1991 La Quinta General 'Plan. Potential development The project is incorporating mitigation improvements as identified and required by the General Plan of the project site is forecasted to generate 28 084 approximately 4,588 daily vehicle trips from the 241 single family lots, the 271 acre golf course, and approximately 1,000 square feet of administrative office space within the historic hacienda (Source: Trips.xls, Keith International, Inc.). Additional daily vehicle trips may be generated by the proposed buildings. 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, motorcycle, and golf cart traffic are the only types of vehicles that typically use private residential streets, with the exception of delivery trucks. A golf cart path system will be constructed within the country club (Source: TTM 28470). C. Would the project result in inadequate emergency access to nearby uses? Less Than Significant Impact. Future development of the project site would not be permitted to obstruct emergency access to surrounding land uses. This requirement would be made a part of project conditions of approval. Review of development plans by the Fire Department did identify that a secondary access is required along Avenida Bermudas. Additional emergency accesses will also be required by the City for the project. D. Would the project result in insufficient parking capacity on -site or off -site? Less Than Significant Impact. Parking will be required for each custom-built housing unit as it is constructed, which will consist of a two to three car garage, and tandem parking in the driveway. On -street parking will not be available (Source: La Quinta Zoning Ordinance, La Quinta Subdivision Ordinance, Application Materials). Parking for the clubhouse, maintenance yard, and administrative offices will be required to meet: the parking standards of the Zoning Ordinance. The applicant proposes a total of 158 pal -king spaces, four of which are designated for handicapped vehicles. The Zoning Ordinance requires a total of 129 spaces for the proposed uses. E. Would the project result in hazards or barriers for pedestrian or bicyclists? Less Than Significant Impact. The east side of Avenida Bermudas and the east side of Washington Street are designated bikeway corridors. It is anticipated that hazards to bicyclists and pedestrians will not be increased significantly as a result of the proposed development (Source: La Quinta General Plan). The bicycle and pedestrian corridors will be outside of the project perimeter wall, along the east side of Avenue Bermudas. There will not be any identifiable increase in hazards than currently exist. 29 �Qt F. Would the project result in conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? No Impact. Bicycle racks are only required for commercial land uses. 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). Bicycle racks should be provided for the Clubhouse. 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 six 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 airports are the Bermuda Dunes Airport, a small private facility located just south of Interstate 10, approximately six miles north of the project site and the Thermal Airport, located approximately six miles southeast of the project, on Airport Boulevard in the Thermal area (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. However, the project site has been disturbed by agriculture and mass grading in the distant and recent past. 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. 30 089 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 Desert Transition areas are found in the alluvial fan areas and slopes of' the surrounding mountains. The transition is gradual and involves an intermingling of vegetation types typically found in the Desert Scrub ecosystem and the Pinon-Juniper Woodland near the top of the Santa Rosa Mountains. The plant species in the desert transition zone benefit from slightly higher rainfall. Where creosote bush and bur -.sage dominated in the desert scrub areas, cacti become more abundant and ocotillo dominate on the upper portions of alluvial fans, bajadas, and rocky mountain slopes. The La Quinta General Plan identifies the property as being within the habitat of the Fringe -toed Lizard. In addition, there have been sightings of the endangered plant, California ditaxis, in the general area of the project (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. The La Quinta Master Environmental Assessment identifies the project site as within the habitat of the Coachella Valley Fringe Toed Lizard, and the California ditaxis. The project site is not within the mitigation fee area for the Coachella Valley Fringe -.toed Lizard Habitat Conservation Plan, even though a portion of the project area is within the lizard's traditional habitat. There is no required mitigation for this species for this project. The California ditaxis is considered a "Species of Special Concern" and the State of California has ranked the plant "Endangered." The property has been highly disturbed since 1902 when date trees, and later citrus trees, were planted on the property. Over the years, the agricultural use of the property expanded. In 1988, the Coachella Valley Water District constructed flood control facilities on the project site which involved mass grading. Due to the extensive and lengthy disturbance of the property, no natural undisturbed plant communities remain on the property. The Prairie Falcon has been observed in the Santa Rosa Mountains to the south of this project site. The falcon is listed as a Species of Special Concern. The California desert is thought to support the largest remaining falcon population although new sightings have not been noted in the La Quinta area in recent _years (Source: EA 92-240). The Bighorn Sheep have also been sighted in the Santa Rosa Mountain Range, of which the Coral Reef Mountains are a part of. The Bureau of Land Management Santa Rosa Mountains Wildlife Habitat Management Plan states that the largest population of Peninsular Bighorn Sheep is found in the Santa Rosa Mountains. The plan requires that the public use must be adjusted to minimize impacts on the wildlife habitat area. Summer bighorn use areas, particularly those around water sources, are the most sensitive to human impacts. This project is north of the BLM habitat area, thus there are no anticipated impacts to the bighorn sheep from the proposed project. So as not to create barriers across habitat corridors for migrating species, development of this property should be limited to areas within the residentially -zoned district with no development in the Hillside Conservation designated areas. The mountainous areas should be retained as open space and either managed by the City or a non-profit organization. The hillside areas should not be fenced in order to permit access across the open space areas by native: and migrating wildlife (Source: EA 92-240). B. Would the project result in impacts to locally designated species (e.g. heritage trees)? Less Than Significant 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). There is a wind row of several large eucalyptus trees along Old Avenue 52 that are of historic significance. Staff has required that a qualified arborist evaluate the trees for preservation and incorporation into the project. The project proposes to remove the dead trees and retain about 14 trees. 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). 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 or may have been partially inundated by the lake. However, the lake dried approximately 500 years ago and the land has been dry since. The project site has become covered by sedentary deposits since the prehistoric lake dried (Sources: Site Survey; 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? c Less Than Significant Impact. The project site is surrounded by developed parcels on these sides which have effectively cut off migration corridors to and from the project site except to and from the Coral Reef Mountains. Wildlife corridors are still open in the Coral Reef :Mountains which provide access to the higher mountains to the south. (Source: 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 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 NIRZ-1 and MRZ-3. The MRZ-1 designation is applied to 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. The MRZ-3 designation is for those areas containing mineral deposits, the significance of which cannot be evaluated from available data. The northern portion of: the project is within an area of grime Agricultural Soils (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 mane&? 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 089 33 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 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 are anticipated by the land division, future custom homes, clubhouse. or other proposed structures. B. Would the project involve possible interference with an emergency response plan or emergency evacuation plan? Less Than Significant 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) Emergencv accesses will be required for the project to meet the requirements of the Fire Department. 34090 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 beyond those normally associated with a construction project (Source: Site Plan). D. Would the project involve exposure of people to existing sources of potential health hazards? No Impact. There are no 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. E. Would the proposal involve increased fire hazard in areas with flammable brush, grass, or trees? Less Than Significant Impact. The proposed project site is on an alluvial fan with sparse natural vegetation due to disturbance from previous mass grading for the flood control facilities on the project site. The adjacent mountains have only very sparse vegetation. The dead eucalyptus trees along Old Avenue 52 will be removed. Thus, there is a very low fire potential from brush, grass, or trees. 3.10 NOISE Regional Environmental Setting Noise levels in the City are created by a variety of sources within and outside 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 Avenue 52. Residential areas are considered noise -sensitive land uses, especially during the nighttime hours. The nearest residential use is located adjacent to the east, and north of the project site. The State Building Code requires that interior noise level in buildings do not exceed CNEL 45. The General Plan of the City of La Quinta requires that exterior noise levels do not exceed CNEL 60 (Sources: Site Survey). A noise study has been prepared for this project. 09.4 35 A. Would the project result in increases in existing noise levels? Potentially Significant Unless Mitigated. An acoustical study of the project site were conducted in December, 1996, by Gordon Bricken & Associates. The reports state that noise levels are dominated by vehicular traffic on Avenue 52 to the north, and Avenida Bermudas to the west. No other significant sources of noise were noted during the site visit. The report discusses the design of the proposed project and recommends mitigation measures to protect the proposed homes from street noise. Mitigation includes the construction of at least a 6 foot solid wall along the perimeter of the project, and constructing to meet certain criteria to ensure an outdoor -to -indoor noise intrusion of no greater than 45 dBA. These criteria are contained in the acoustical study and shall be made part of the Conditions of Approval and the Mitigation Monitoring Plan for the project (Source: Gordon Bricken & Associates 1996). The height of residential lot pads is subject to sound attenuation along Avenida Bermudas. In order to ensure compliance with the recommendation of the acoustical study, the pad elevations on several lots have been reduced. There is an existing single family house located at 51-485 Calle Guatemala that abuts the project site along the northern property line. This house is constructed either on the lot line or possibly over the lot line. In order to mitigate this issue, the applicant will be required to process a lot line adjustment to provide a five-foot setback for the Calle Guatemala property. The perimeter wall which will be constructed along the entire length of the project's northern boundary would then have a five-foot "jog" in the wall at the Calle Guatemala property. The wall will not only define the project's boundaries, but will serve to mitigate sound attenuation impacts. 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, Avenue 52, and Avenida Bermudas corridors adjacent to the project site is 60+ dBA. The interior of the project site, next to Ave. Bermudas, is between 50 and 60 dBA for that area close to the Coral Reef Mountains is less than 50 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). It is possible that blasting may be necessary to grade those areas in the higher fan and slopes to create pads sites and golf tee boxes (Leighton and Associates 1986). However, the 092 36 developer has stated in a letter to the City that blasting will not be used during grading. Blasting will be prohibited for this project. 3.11 PUBLIC SERVICES Regional Environmental .Vetting La w enforcement services are provided to the City through a contract with the Riverside County Sheriff's Department. The Sheriffs Department extends service to the City from existing facilities located in the City of Indio. There is a small substation located within City Hall. The Department utilizes a planning standard of 1.5 deputies per 1,000 population to forecast additional public safety personnel requirements in La Quinta at buildout. Based on this standard, the City should have a police force of 25.5 officers, but is currently underserved. Currently, there are three officers per shift with three staggered shifts per clay to serve La Quinta. In addition to patrol, there is also a target team, Community Services Officer, and School Resources Officer assigned to the City (Source: 101-301 Police Services Supporting Information). 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 932 on ]Frances Hack Lane, west of Washington Street, and Station 970, 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 (Source: La Quinta MEA). Currently, there are two paid firefighters per shift at each of the two fire stations in La Quinta. Volunteers supplement the paid staff (Source: La Quinta Building & Safety Department). 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 virtually barren and the 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 forecast future facility requirements to serve the City. Utilizing this 1992 standard, the City was underserved in space but overserved in terms of volumes (Source: La Quinta MEA). 093 37 Health care services are provided in the City through JFK Memorial Hospital in Indio, and the Eisenhower Immediate Care Facility in the III Center. The Eisenhower Me6ical Center is located in Rancho Mirage. The Riverside County Health Department administers a variety of health programs for area residents and is located in Indio. Paramedic service is provided to the City by Springs Ambulance Service. Local Environmental Setting The nearest City fire station to the project site is Station 932 located at the northwest corner of the project site. 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, a clubhouse, and other facilities. 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? Potentially Significant Unless Mitigated. Comments have been received by the Sheriffs Department for this project. 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. Traffic collisions, patrol requests, and calls for service will impact the Sheriffs Department. This will generate a need for additional staff in the future. 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, dated October 24, 1996. 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, 094 38 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 24, 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, but limited infrastructure connected with the past ranching operation. The proposed project will not require new and altered services for the maintenance of roadways or other facilities, as internal streets will be private. Additional public roads at the entrances to the projects 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 Rnvironmental Services The City of La Quinta is served by the Imperial Irrigation District (IID) for electrical power supply and The Gas Company (TGC) for natural gas service. Existing power and gas lines and substations are found throughout the City. IID has four substations in La Quinta, with electricity generated by a steam plant in El Centro and hydroelectric power generated by the All American Canal. General Telephone Exchange (GTE) provides telephone services for the City. Colony Cablevision serves the area for cable television service. The Coachella Valley Water District (CVWD) provides water and sewer service to the City. CVWD obtains its water from underground aquifers and from the Colorado Iuver. 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. 095 39 Nonhazardous, mixed municipal solid waste is taken to three landfills within the Coachella Valley. Local Environmental Setting The project is adjacent to developed areas on the west, north, and east. The site is former farm land that has been under cultivation until recent years. 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, cable company, and TGC for the timely provision of utilities. A response letter from IID, dated October 28, 1996, was received by the City. The letter 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 28, 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. A fiber optic cable is located along Old Avenue 52. This cable will need to be relocated prior to grading in that area. Relocation is the responsibility of the applicant (Source: Richard Tyree, GTE: Jan. 2, 1997). 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, with the construction of new facilities, including wells, reservoirs, and booster pumping stations. The developer will be required to provide land on which some of these facilities will be located. Potable water consumption has been discussed in ass 40 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 November 14, 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 D (Source: CVWD letter dated November 14, 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 farm land. The project will result in substantial construction of buildings, pavement and landscaping. Additional on - site retention facilities will be required for the development of the project. The Whitewater River Storm channel is located approximately 3 miles south of the project site. There will be no significant 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. 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 F.nvironmental.4etting 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. f1 6 41 Local Environmental Setting The project site is located in a predominately residential zoned area in the southern portion of the City. The Cove residential area immediately to the west, allows a maximum of 17 feet for a single family residence. The proposed project site is in the RL district that allows up to 28 feet in height with the exception for houses along Ave. Bermudas which will be restricted to 17 feet height limitation. Views from the project site consists of the Santa Rosa and Coral Reef Mountains to the south and southeast, the alluvial fan area to the southwest, and the open valley floor to the north and northeast (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 located within designated viewshed No. 1, which includes both distinctive and attractive types of viewsheds. The vistas fiom the project site include the Coral Reef Mountains adjacent to the east and south, the Santa Rosa Mountains to the south and west, and the valley floor to the northeast. Less than significant impacts are anticipated by this project as the majority of proposed development will be located on the gently sloping alluvial fan area (Source: La Quinta MEA, Site Survey). The applicant has submitted a viewshed study of the six residential lot area and tee boxes 417, 2, and 18, as required for the Conditional Use Permit. The six lots are proposed for an alluvial fan within the Coral Reef Mountains. Slopes vary widely within this alluvial fan. The fan was scarred by construction activities by the CVWD, in 1988, when nearby flood control facilities were constructed. There is a distinct color difference created by the scarring. The proposed six lots on this fan will in effect eliminate the scarring through proposed development and restoration of any remaining scarring. 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. It is possible that the alluvial fan where six residential lots are proposed for approval under Conditional Use Permit 96-031 would have a negative impact upon the local environment as the proposed street to access these lots would result in a 10-foot. scar wall in one area where the road is proposed to be constructed over an elevated ridge line. Staff has determined that there is an opportunity to realign the road off the ridge line; to a lower area to prevent the scar wall and keep development out of the 20% slope areas. The realignment of this road will be a condition of approval for the Conditional Use Permit. The six proposed lots under the Conditional Use Permit also have small portions of the lots within the 20% or greater slope areas. Development is not permitted above 20% slope. However, those lots that have small areas at the rear within 20% or greater slopes will be required to have conservation easements recorded on them, with no grading permitted in these areas. The applicant will have to redesign the grading plan for this area to eliminate all grading in areas above 20% slope gradient. The grading on the six lots will l2 093 be required to avoid flat planes in order to soften the impact of grading. Grading will only be permitted within that area that was previously scarred by CVWD flood control construction activities on the alluvial fan. All areas graded on the alluvial fan are subject. to restoration of existing or project -related scarring. The applicant will be conditioned to revise the slope study to include a dashed line indicating the limits of the existing scarred area. Any modifications to the alluvial fan area subject to Conditional Use Permit 96-031 will require a revision to the CUP, subject to the environmental and public hearing process. The 15 foot slope between lots 230, 231, 232, and the lower road will be required to be landscaped to soften the visual impact of the grading. C. Would the project create light or glare? Potentially Significant Unless Mitigated. The proposed project will include exterior security and low level 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 and from extensive ethnographic information. A discussion of 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 southern portion of the City. There are recorded archaeological sites within a one mile radius of the project site as well as sites on the project site. The project site was previously surveyed for archaeological or historical resources, with both archaeological or historical sites recorded on the property. In 1984, the first archaeological investigation took place on the project site in conjunction with a similar proposed golf course/country club project. This Phase I investigation was conducted by UCR ARU. Six archaeological sites were recorded at that time. 'Local Native American consultation for these sites was included in the analysis and determination of mitigation measures to be required for the sites. 499 43 1W As mitigation for the archaeological sites for the project under review at that time, an extensive Phase II investigation was conducted in 1989, by UCR ARU, to test several of the sites and determine their perimeters and significance. Eleven human cremations were recovered from site Riv-1179, as well as numerous artifacts. The additional mitigation for this site was determined to be capping in order to preserve the remaining subsurface deposits and to memorialize the burial ground. The six sites found on the project site are connected with a prehistoric village area, located partially on the property. Over the ,past years there has been frequent looting of the sites and casual pothunting by people trespassing onto the property. In 1988, the Coachella Valley Water District undertook construction of a large detention basin, drainage channels, and related flood control facilities on the project site. In the Environmental Assessment prepared by CVWD, the archaeological resources were not given consideration (CVWD File No. 0121.3198). At least two of the archaeological sites were destroyed at that time by the water district's actions. There is no record of archaeological monitoring or other mitigation by CVWD at that time. Thus, two of the sites are lost. The remaining sites consist of bedrock milling stations located at the toe of the slope. These site can easily be preserved and incorporated into the project as cultural features, and thus preserved. Riv-1179 was capped by Keith Companies archaeologists Paul G. Chace, Ph.D., and Charles Reeves, J.D., in December 1996. The capping consisted of carefully placing at least three feet of clean, fine sand over the top of the designated site area. The heavy equipment did not touch the site area. The capping was photodocumented. Annual inspections of the capped site will be required by the City staff to ensure the stability and proper maintenance of the capping. The capped site will be required to have a conservation easement placed on it with the deed going to the City in perpetuity. The site will be preserved for the sensitive memorial of the human remains and for future scientific study. 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 42 and 1600 feet above MSL. Thus, it was determined that the project site was just outside of the area designated by the Lakebed Paleontological Determination Study. The project site will have archaeological monitoring of the earth -moving activities, which will provide for a contingency in the event that paleontological resources are uncovered as well (Source: Lakebed Paleontological Determination Study; Wilke 1984, UCR ARU 1986). B. Would the project affect archaeological resources? Less Than Significant Impact. There are numerous archaeological sites within close proximity of the proposed project. The archaeological survey conducted on the project site did locate and record six prehistoric archaeological sites. A discussion of these sites and their current status is provided above. Because of the potential for subsurface cultural 100 44 deposits, it is recommended that archaeological monitoring during the clearing and grubbing, grading and trenching of the project should be done for all on -site and project - related off -site work (Source: Wilke 1984; UCR ARU 1986). C. Would the project affect historical resources? Potential Impact Unless Mitigated. There are historical resources located and documented on the project site. The resources consist of the Hacienda Del Gato and related buildings. In addition there are fixtures related to the ranching operation of the property that are of historic age and significance. The property was purchased from the state by John and Belle Marshal in 1902. They established a date and citrus ranch and constructed a large hacienda -style home in the 1930's. The first structure on the ranch were a small adobe house, equipment barn, and later a caretakers house. The ranch is discussed in the City's Draft Historic Context Statement and documented in a focused historic investigation by Mellon and Associates, in November 1996. It has been determined that the hacienda and adjacent grounds are significant historic resources to the community and that every effort to preserve, rehabilitate and adapt the property is to be made. A Certificate of Appropriateness was applied for by the applicant to seek approval of various treatments to the hacienda, and the surrounding grounds, from the City. The proposed treatments are independent from the project in that they can stand alone even if the project is never constructed, and that they further the goal of preservation of an important historic resource. Certificate of Appropriateness 96-001 was recommended for City Council approval by the Historic Preservation Commission on January 16, 1.997. (Sources: La Quinta Historical Society; La Quinta General Plan; La Quinta MEA; Mellon and Associates 1996). In December 1996, The Keith Companies documented Old Avenue 52,which had been identified by staff as a potential historic road. The Historic Preservation Commission concluded that the road was significant as a historic resource, however, due to the loss of the road's integrity, this resource does not warrant preservation or additional mitigation beyond the documentation prepared by the consultant. 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. The project site has been a ranch that was first established in 1902. However, development of the property has been anticipated and promoted since the early 1980's. The historic house and grounds will be preserved and incorporated into the proposed development. There are no unique ethnic values identified with the property, other than local historic and prehistoric significance. E. Would the project restrict existing religious or sacred uses within the potential impact area? No Impact. There are no known current religious uses or sacred uses on the proposed project site. The archaeological investigation for the project transmitted letters of inquiry 101 45 to the local tribal councils requesting their comment of this and other issues. 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 unimproved bike and equestrian corridors within the City and designated pedestrian hiking trails. Local Environmental Setting The project site is former farm land with an historic house and out -buildings. There is no evidence that there have been any organized or approved recreational uses on the property. The proposed project includes an 18-hole golf course that will provide recreation to the country club members. 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 241 new residential lots. 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 C, 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 C (Sources: Parks and Recreation Master Plan). B. Would the project affect existing recreational opportunities? Potentially Significant Unless Mitigated. The proposed project of 241 residential lots 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. However, the Fritz B. Burns Park is located at the northwest corner of the project site. 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. 46 102 SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE 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 project 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. In 1992, EA 92-240 was prepared for Tentative 'Tract Map 27613. The current proposed project site is the same location encompassed by Tentative 'Tract 27613. EA 92-240 assessed the potential impacts to the environment from the project proposed at that time. That project consisted of 399 residential units and an 18-hole golf course, and was known as The Traditions. Much of the general environmental information on resources and hazards assessed in 1992 is still valid for the current proposed project. A Mitigated Negative Declaration of Environmental Impact was certified for that assessment. 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: Preliminary Soil Investigation of Tract 20328, La Quinta, California. November 1984. Buena Engineers, Inc. 103 47 2. Grading Plan Review, Tract 20328, City of La Quinta, California. July 3, 1986. Leighton and Associates. 3. La Quinta Stormwater Project, Coachella Valley Water District - Design Report. April 1989. Bechtel Civil, Inc. 4. Update of Geotechnical Engineering Report. October 10, 1996. Earth Systems Consultants. 5. Hydrology/Hydraulic Report for the Tradition Golf Course Project in the City of La Quinta, Tentative Tract 27613. October 1996. Keith International, Inc. 6. An Archaeological Assessment of the Burns Ranch and Adjacent Properties, La Quinta, Riverside County, California. Philip J. Wilke, Ph.D., June 1984. 7. Archaeological Investigations at La Quinta, Salton Basin, Southeastern California. Mark Q. Sutton and Philip J. Wilke, Editors. September 1986. 8. Acoustical Analysis: Tract 12480 (sic), City of La Quinta. Gordon Bricken & Associates, December 13, 1996. 9. USDA Soil Conservation Service Soil Survey of Coachella Valley. 1979. 10. Marshall Ranch/Hacienda del Gato Historic Resource Evaluation. Mellon and Associates. November 1996. 11. Environmental Documents for the La Quinta Stormwater Project (File No. 0121.3198 and 0121.3198.1), Coachella Valley Water District. February 12, 1985. 12. Historic Resource Evaluation Report, The Old Avenue 52, City of La Quinta. Paul G. Chace, The Keith Companies, December 1996. B. Impacts Adequately Addressed. The archaeological issues have been thoroughly addressed in the archaeological reports for the project site. All other potential impact/issue areas are considered to be adequately addressed with this environmental assessment. Certification of this EA by the City Council will confirm the adequacy of the environmental assessment. C. Mitigation Measures. Mitigation measures are discussed in this addendum as they relate to the proposed project. 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Q a �w CO CO cd M.0j CA M O Cl)V Fo Cl) U a u 00. 0 F� Um zQ tw 1 �W UU w � .r U �i U � Cy w U C Cd ya �b 0 a as a a� a � � OV a� zz Q E �� E cz. -� UOa v Cd cz O Cd �¢ E- >'.a ¢ s, a E �w c� �a = a a Cd V) WCJi W ' U CC! rn cl Co w w a v� ai cz � in 44 Q O n: °�' d a. ena �o 191 ATTACHMENT 14 ----ibo �/s / PI-P-NNNG' DEPARTMENT 12L fi4n�j q4_ 9�j� Z44. AAzj�d.. qj� - _T� "Awl r 6- . a-g� s d we &AAaj&4---- ,* g& �6L 9a s3 223 �E- T j \N Ti 0�J S --AVENIDA BERMUDAS- new steet for main traffic flow in- out CI':' OF LA Pr• JC. 1 . Speed 45 MPH - too fast ( only 50% of traffic obey this 2 9 j;^7 limit) 2.Very hard to get out of driveway 3.If anyone comes over to visit -its very dangerous to get in and out of car when they have to park in street in front of homes 4-Many new homes in cove -more traffic 5.Children in cove walk on west side of Bermudas -there are no homes on the east side where there is a side walk,and no cross walks to cross the freeway like Bermudas to get over to sidewalk. 6.No frontage to homes on Bermudas -for a four lane street 7.The TRADITION will bring much more traffic to Bermudas and if they build on the top of the cove what then? EISENHOWER- old main flow for traffic in and out of cove 1.Has sidewalks on both sides of street 2.Has crosswalks 3.Has center divider -with landscaping and lighting and turn outs 4.Homes have larger frontage set back to allow for larger street and sidewalks and heavy traffic 5.Eisenhower will not come close to the traffic Bermudas gets with TRADITION and the maybe project on the top of the cove, along with all the new homes in the cove. NOW IS THE TIME TO MAKE AVE BERMUDAS A SAFE STREET, AND TO GIVE IT A LITTLE BEAUTIFICATION BEFORE IT IS IMPOSSIBLE. THE WALL TO BE INSTALLED BETWEEN BERMUDAS AND TRADITION. PLEASE DONT LET THEM BUILD IT SO IT LOOKS LIKE THE COVE IS IN A PRISON- TAKE A LOOK AT BIG HORN -THERE WALL IS BUILT SO ITS PRIVATE BUT STILL KEEPS THE BEAUTY OF THE AREA,WE WOULD LIKE TO BE ABLE TO STILL LOOK OUT AND SEE THE DESERT BEAUTY OF THE HILLS. THANK YOU CHARLES CRANE AVE BERMUDAS 564-0333 21 C'--'1P'FAI\ Cli_N,111" S j3 t-Y 3 �- 52.565 AVENIDA BERMUDAS LA QUINTA. CA 92253 )619) 564C 0 i to 4 2r)