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1997 12 09 PC•c op �� z S OF THE 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 December 9, 1997 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 97-077 Beginning Minute Motion 97-015 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 A. Department Report V. PUBLIC HEARINGS: A. Item ................... Applicant........... Location............ Request.......... Action .............. VI. BUSINESS ITEMS: SITE DEVELOPMENT PERMIT 97-615 PGA West Residential Association, Inc. (Ms. Kelly Mac Galliard) On the north side of Winged Foot, east of Southern Hills and west of Madison Street (54-320 Southern Hills) 1) Certification of a Mitigated Negative Declaration of Environmental Impact (EA 97-348), and 2) Approval of a 14,760 square foot PGA West Residential Association Headquarters (office/maintenance) building on 1.93 acres at the northeast corner of Winged Foot and Southern Hills Resolution 97- and Resolution 97- A. Item ................... TENTATIVE TRACT MAP 25953, REVISED Applicant........... Oliphant and Williams Associates, Inc. Location............ Northwest corner of Miles Avenue and Dune Palms Road Request ............. Approval of an Elevation C for each of the three approved prototype houses (Plans 1-3) for Tentative Tract Map 25953 Action ............... Minute Motion 97- B. Item ................. SITE DEVELOPMENT PERMIT 97-611 Applicant......... Century -Crowell Communities (D.B.A. Century Homes) Location.......... Southeast corner of Miles Avenue and Adams Stree, Request........... Approval of a new prototype single-family house plan for Tract 27899 (Marbella at La Quinta Norte) Action ............. Minute Motion 97- VII. CORRESPONDENCE AND WRITTEN MATERIAL VIII. COMMISSIONER ITEMS IX. ADJOURNMENT PACAROLYNTC A(jENUA.wpd PH #A STAFF REPORT PLANNING COMMISSION (DATE: DECEMBER 9, 1997 CASE NO.: SITE DEVELOPMENT PERMIT 97-615 REQUESTS: (1) CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT (EA 97-348), AND (2) APPROVAL OF A 14,759 SQUARE FOOT PGA WEST RESIDENTIAL #1 HEADQUARTERS (OFFICE/MAINTENANCE) BUILDING ON 1.93 ACRES AT THE NORTHEAST CORNER OF WINGED FOOT AND SOUTHERN HILLS LOCATION: ON THE NORTH SIDE OF WINGED FOOT, EAST OF SOUTHERN HILLS AND WEST OF MADISON STREET (54-320 SOUTHERN HILLS) APPLICANT/ PROPERTY OWNER: ARCHITECT: ACOUSTIC CONSULTANT: SOILS ENGINEER: ENVIRONMENTAL CONSIDERATION: PGA WEST RESIDENTIAL ASSOCIATION, INCORPORATED (MS. KELLY MC GALLIARD, OPERATIONS MANAGER) HODGES AND HODGES (MR. DON HODGES) DAMES & MOORE GROUP SOUTHLAND GEOTECHNICAL INCORPORATED THIS SITE DEVELOPMENT PERMIT APPLICATION IS PART OF PGA WEST FOR WHICH AN ENVIRONMENTAL IMPACT REPORT WAS PREPARED FOR THE "PGA WEST SPECIFIC PLAN" AND CERTIFIED BY THE CITY COUNCIL ON MAY 1, 1984. A SUBSEQUENT EIR WAS PREPARED AND ADOPTED AS PART OF AMENDMENT #1 IN 1988 (SEPTEMBER 20, 1988). A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT (EA 97-348) HAS BEEN PREPARED. MITIGATION MEASURES ARE RECOMMENDED TO REDUCE THE STRPTPCSDP615-20, RESOSDP615-20, CONDSDP615-20, RESOPCEA348-20 ASSOCIATED ENVIRONMENTAL IMPACTS OF THE PROPOSED DEVELOPMENT. THE PLANNING COMMISSION IS INSTRUCTED TO REVIEW THE DOCUMENT, AND CERTIFY THAT IT MEETS CEQA REQUIREMENTS FOR FILING. GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) ZONING/ SPECIFIC PLAN DESIGNATIONS: RL (LOW DENSITY RESIDENTIAL) AND RESIDENTIAL (SPR-1) PER SP 83-002, AMENDMENT #3 (BACKGROUND: Site Background/Tract History The master planned community of PGA West was approved by the City Council in 1984 under Specific Plan 83-002, and when completed will comprise approximately 5,000 houses and other resort commercial facilities. The proposed site is primarily vacant but portions are used for the storage of large metal containers and landscaping. A temporary six-foot high chain link fence with green netting exists on Southern Hills to screen the stored materials. Temporary power poles exist on the east side of the property to permit installation of the temporary office trailer approved by staff a few months ago under Temporary Use Permit 97-014. Off -site street improvements are existing (Attachment 1). The property is surrounded to the north by a Coachella Valley Water District (CVWD) well site, and residential houses to the south (across Winged Foot) and west (across Southern Hills). To the east, across Madison Street, is vacant land designated for resi'Aential development. Proiect Request PGA West Homeowners Association (Residential Association #1) is proposing to construct a 14,759 square foot one story building (22' high) to house their office workers and maintenance operations (Attachment 2). The building is located in the center of the 1.93- acre parcel that measures approximately 234-feet wide (Southern Hills) by 428-feet long (Winged Foot). To accommodate the existing Association employees and guests, 95 STRPTPCSDP615-20, RESOSDP615-2C, CONDSDP615-20, RESOPCEA348-20 parking spaces are provided. A letter from the applicant outlining the use of the building is attached (Attachment 3). Access is proposed for the office facility on Southern Hills and on Madison Street for the maintenance facility. Both access points are gated with additional internal gating proposed on the north and south sides of the building. Additionally, a six-foot high perimeter wall on top of a 3' high berm is proposed. The one story building structure has a cement plaster (stucco) finish and mansard style tile roof. Both the building's exterior and roof have desert color tones. The roof design permits mechanical equipment (air conditioners, etc.) to be housed on the flat roof portion of the structure. An outdoor lighting plan was not submitted. Perimeter landscaping consists of annual color groundcover, lawn, shrubs and trees. A varied list of trees and shrubs are provided. Palm trees are used to accentuate the landscape design. Minimum 24" box trees are proposed. Public Notice This Site Development Permit application was advertised in the Desert Sun newspaper on November 17, 1997. All property owners within 500-feet of the site were mailed a copy of the public hearing notice as required by the Municipal Code. A letter from an adjacent homeowner was received and is attached (Attachment 4). Public Agency Review Staff sent a copy of the applicant's request to all public agencies and City Departments on October 17, 1997. All written comments received are on file with the Community Development Department. All agency comments received have been included in the Conditions of Approval for this case. STATEMENT OF THE ISSUES: Based on the provisions of the General Plan, SP 83-002, and the Zoning Code the following overview of the project is provided: Issue 1 - General Plan Consistency/PGA West Specific Plan (SP 83-002) The City's General Plan designates the site as Low Density Residential (2-4 dwellings per acre) which allows single family housing (e.g., attached or detached housing units). The proposed office/maintenance facility is consistent with the City's General Plan and PGA West Specific Plan as designed because this facility is an accessory use serving the residential uses within this gated development. STRPTPCSDP615-20, RESOSDP615-20, CONDSDP615-20, RESOPCEA348-20 The adopted Specific Plan for this community outlines its long term development pattern for this mixed -use project. Its text includes a land use map and narrative describing all land uses in the area. The proposed office/maintenance facility is an allowed use under the PGA West Specific Plan within the residential zone because it is a supporting use. Issue 2 - Environmental Consideration Environmental Assessment 97-348 (Attachment 5) was prepared to supplement those studies prepared for SP 83-002 in 1984 and 1988. Mitigation measures have been incorporated into the Conditions of Approval. Staff is recommending that the Planning Commission certify a Mitigated Negative Declaration. Issue 3 - Architectural/Perimeter Wall Design Design modifications recommended: 1. The surrounding residential properties have 6-foot high privacy fencing located a minimum of 20-feet from the street without being placed on a landscape berm. Staff recommends a reduction in the fence height from 6-feet to 3-feet within 100-feet of Southern Hills to be compatible with adjoining residential properties and preserve motorist sight distances and also maintain visual openness. The low -profile wall can be placed on top of a three-foot high berm to screen the parking lot from being viewed from Southern Hills or Winged Foot. 2. Hip or gable roofing is required for this project instead of a mansard style roof in accordance with the architectural guidelines of PGA West Specific Plan (Section 2.6.1). A concrete tiled hip or gable roof will enhance the building's appearance and provide architectural compatibility with surrounding residential houses and other existing PGA West maintenance buildings. The applicant states that they have met with the surrounding property owners concerning placement of this facility, and they are in favor of the 9-foot height of the perimeter berm and wall. A letter of support from KSL Recreation Corporation was received on November 7, 1997 (Attachment 6). Issue 4 - Site Design/improvements Access to the site will be from existing private streets within PGA West and Madison Street. Internal access gates will separate service access from Southern Hills thereby reducing traffic noise and retaining the residential characteristics of PGA West. Infrastructure improvements to serve the project are located near the site. The recommended Conditions will ensure that all on -site work is consistent with City standards. STRPTPCSDP615-20, RESOSDP615-20, CONDSDP615-20, RESOPCEA348-20 4 Issue 5 - Noise Impacts The acoustic study for the project states there will be no noise problems for the residents to the south because the 12-foot high roll -up garage doors will be shut except when deliveries are made. The roll -up doors may not always be closed during normal business hours and there will be no way to monitor this activity. Staff recommends the Planning Commission require the elimination or relocation of both south facing roll -up doors to avoid any potential noise problems. CONCLUSION: The Site Development Permit, as recommended, is consistent with the residential houses in the immediate area and the PGA West Specific Plan. RECOMMENDATIONS: Adopt Planning Commission Resolution 97-_, certifying a Mitigated Negative Declaration of Environmental Impact for EA 97-348, subject to the Mitigation Monitoring Plan. 2. Adopt Planning Commission Resolution 97 =, approving Site Development Permit 97-615, subject to the recommended Conditions. Attachments: 1. Location Map 2. Site Plan 3. Letter from Kelly Mc Galliard dated November 13, 1997 4. Letter from adjacent property owner 5. Environmental Assessment 6. Letter of support from KSL dated November 7, 1997 7. Large Exhibits (Commissioners Only) Propaced by: Greg,ousdell, Associate Planner Submitted by: .(I X. Christine di lorio, Planning Manager STRPTPCSDP615-20, RESOSDP615-20, CONDSDP615-20, RESOPCEA348-20 PLANNING COMMISSION RESOLUTION 97 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 97-348 PREPARED FOR SITE DEVELOPMENT PERMIT 97-615 ENVIRONMENTAL ASSESSMENT 97-348 PGA WEST RESIDENTIAL ASSOCIATION WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 99' day of December, 1997, hold a duly noticed Public Hearing to consider Environmental Assessment 97-348 and Site Development Permit 97-615; and WHEREAS, said application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 97-348) which supplements the EIR prepared for the PGA West Resort in 1984 and subsequent updates; and WHEREAS, the Community Development Director has determined that Site Development Permit 97-615 will not have a significant adverse effect on the environment and that a Mitigated Negative Declaration of Environmental Impact should be certified; and WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to certify said Environmental Assessment: 1. The proposed Site Development Permit will not be detrimental to the health, safety, or general welfare of the community, either indirectly or directly, in that no significant impacts have been identified, and less than significant or potentially significant impacts can be addressed by the incorporated mitigation measures and standard City development requirements. 2. The proposed Site Development Permit will not have the potential to degrade the quality of the environment, as the project in question will not be developed in any manner inconsistent with the General Plan and other current City standards, will not significantly impact any wildlife characteristics of the area, and will not eliminate any significant cultural resources. Project impact mitigation has been added to the proposal which will address the potential impacts as identified and discussed in the Initial Study. ResoPCEA348-20 Planning Conunission Resolution 97-_ 3. The proposed Site Development Permit does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, with implementation of the monitoring program. 4. The proposed Site Development Permit will not have impacts which are individually limited but cumulatively considerable when considering planned or proposed development in the immediate vicinity, in that the proposed project, whether approved or not, is a consistent representation of the project type to be proposed for the site as long as the current General Plan land use and zoning designations are applicable, and to the extent that the impacts as identified in the Initial Study will remain similar. 5. The proposed Site Development Permit will not have environmental effects that will adversely affect the human population, either directly or indirectly, with implementation of the recommended mitigation measures, as the project contemplates uses similar to those already assessed under ultimate development of the La Quinta General Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as foulows: That the recitations are true and correct and constitute the findings of the Planning Commission for this Environmental Assessment. 2. That it does hereby certify Environmental Assessment 97-348 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Addendum, attached hereto, and on file in the Community Development Department. PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this Yh day of December, 1997, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ResoPCEA348-20 Page 2 of 3 Planning Commission Resolution 97-_ RICHARD BUTLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California Page 3 of 3 PLANNING COMMISSION RESOLUTION 97- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING SITE DEVELOPMENT PERMIT 97-615 TO ALLOW CONSTRUCTION OF A 14,759 SQUARE FOOT OFFICE/MAINTENANCE BUILDING AT 54-320 SOUTHERN HILLS IN PGA WEST RESORT AND CLUB CASE NO.: SITE DEVELOPMENT PERMIT 97-615 APPLICANT: PGA WEST RESIDENTIAL ASSOCIATION, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 9tn day of December, 1997, hold a duly noticed Public Hearing for a 1.93 acre site with a one-story 14,759 square foot office/maintenance building for the PGA West Residential Association, Inc., generally at the northeast corner of Southern Hills and Winged Foot, more particularly described as: Lot #17 of Tract No. 21643 (APN: 769-450-030) WHEREAS, said Site Development Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63). The Community Development Department has prepared Environmental Assessment 97-348 for this project which states the project will not have a significant impact on the environment based on conditions; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings of approval for said Site Development Permit 97-615: Finding Number 1 - Consistency with General Plan: A. The property is designated Low Density Residential (LDR). The Land Use Element of the 1992 General Plan allows residential land uses. The project is consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2) because this building is a supplemental use to the existing residential areas prescribed by the PGA West Specific Plan (SP 83-002). B. The General Plan Circulation Element identifies Madison Street as a Primary Arterial which can support 28,500 vehicle trips per day when fully improved. Madison Street is an improved street along the frontage of the site thus no off -site improvements are required for this application. The project, as RESOPCSDP.97615-20 Planning Commission Resolution 97-. conditioned, is consistent with the goals, objectives, and policies of the General Plan Circulation Element. Finding Number 2 - Consistency with PGA West Specific Plan (SP 83-002, Amendment #3) and City Zoning Ordinance: A. The proposed project: is consistent with the goals and objectives of the PGA West Specific Plan in that the project is a permitted use and complies with the development standards and design guidelines as conditioned. B. The proposed office/maintenance building is consistent with the City's Zoning Code in that development standards and criteria contained in the PGA West Specific Plan supplement and/or replace those in the City's Zoning Code. The project as conditioned will be in compliance with both the PGA West Specific Plan and Zoning Code. Finding Number 3 - Compliance with the California Environmental Quality Act: A. A Mitigated Negative Declaration has been recommended (EA 97-348) based on the provisions of the California Environmental Quality Act. A separate Resolution with findings is attached. Mitigation measures are required. B. To reduce noise impacts, the south facing maintenance warehouse garage doors shall be eliminated. Finding Number 4 - Site and Landscape Design: A. The proposed site design specifies the outdoor storage and trash pick up along the north property line, adjacent to the well site so as not to negatively impact the existing residential houses in the immediate area. Additionally, all employees will enter and exit the site from Madison Street and deliveries again reducing any negative impacts to the residents. The proposed perimeter landscaping will screen outdoor activities such as parking and deliveries. B. The project landscaping and site design provides visual relief, complements the building and surrounding area, screens undesirable views, and provides a harmonious transition between residential houses and this supplemental PGA West resort facility. REsoPCSDP.97615-20 Planning Commission Resolution 97- C. The landscape design of the proposed project complements the building and the surrounding residential areas in that it enhances the aesthetic and visual quality of the area and uses a high quality of materials. Mature landscaping will buffer the overall height of the 6' and 9' high screen barriers as recommended. Finding Number 5 - Architectural Design: A. The architectural design of the project, as conditioned, is compatible with the development standards of SP 83-002 in that the building will not exceed 28- feet in height and include pitched tile roofs for architectural compatibility with the surrounding residences and consistency with PGA West architectural guidelines. Additionally, other maintenance buildings in PGA West have full pitched roofs. The scale of the building is similar to adjacent residential houses and the project's lot coverage is 17.5%. The building materials are durable, aesthetically pleasing, and low maintenance, and a blend of surfaces and textures are provided. Finding Number 6 - Sign Program/Outdoor Lighting: A. The applicant has not submitted details for signs and outdoor lighting. The proposed sign(s) and outdoor parking lot lighting will comply with applicable requirements contained in the Zoning Ordinance (Chapter 9.160 and Section 9.100.150). Signs shall be indirectly lighted to reduce glare on neighboring residential properties according to Table 1602 (Permanent Signs in Residential Districts). Parking lot lighting will require submittal of a photometric study. Approval of the sign(s) and outdoor parking lot lighting has been conditioned to be reviewed by the Planning Commission as a non- public hearing item. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby adopt Mitigated Negative Declaration of Environmental Impact pursuant to the attached conditions and Environmental Assessment (EA 97-348); 3. That it does recommend approving Site Development Permit 97-615 for the reasons set forth in this Resolution and subject to the attached conditions. REsopcmP.97615-20 Planning Commission Resolution 97-. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on this 911 day of December, 1997, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RICHARD BUTLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California Roopcmp.97615-20 PLANNING COMMISSION RESOLUTION 97- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 97-615 PGA WEST RESIDENTIAL ASSOCIATION, INC. DECEMBER 9, 1997 CONDITIONS OF APPROVAL GENERAL Upon approval, 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. Site Development Permit 97-615 shall comply with the requirements and standards of the La Quinta Municipal Code (LQMC) unless otherwise modified by the following conditions. 3. This development permit approval shall expire and become null and void within one year of approval unless an extension of time is granted according to requirements of Section 9.200.080 of the Zoning Code. 4. Prior to the issuance of a grading, improvement or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: - Fire Marshal - Public Works Department (Grading Permit, Improvement Permit) - Community Development Department Building and Safety Department (Building Permit) Riverside Co. Environmental Health Department Coachella Valley Unified School District Coachella Valley Water District Imperial Irrigation District California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. CONDPCSDP615-20/RESOPCSDP615-20 Page 1 of 8 Planning Commission Resolution 97-. Conditions of Approval Site Development Permit 97-615 December 9, 1997 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. PROPERTY RIGHTS 5. Prior to issuance of a grading/building permit, the City must vacate previously - dedicated Madison Street access restrictions. The applicant is responsible for preparation of the necessary documents for City vacation of these access rights. IMPROVEMENT PLANS 6. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media. Plans shall be submitted for on -site grading, paving, drainage, and plot plan and for off -site drainage facilities. The grading, paving and drainage plans may be combined on the plot plan if so doing does not render them difficult to read. The plot plan shall have signature blocks for the Community Development Director and the Building Official. All other plans (and combined plans) shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. Street and drainage plans shall include parking lots, entryways and gates. If water and sewer plans are included) on the street and drainage plans, the plans shall have an additional signature block for the Coachella Valley Water District (CVWD). The combined plans shall be signed by CVWD prior to their submittal for the City Engineer's signature. Plans for improvements not listed above shall be in formats approved by the City Engineer. GRADING 7. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, LQMC. In accordance with said Chapter, the Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. CONDPCSDP615-20/RESOPCSDP615-20 Page 2 of 8 Planning Commission Resolution 97-_ Conditions of Approval Site Development Permit 97-615 December 9, 1997 S. 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. 9. The grading plan shall be prepared by a registered civil engineer and comply with the recommendations of the soils report. The plan must meet the approval of the City Engineer prior to issuance of a grading permit. 10. Prior to issuance of building permits, the applicant shall provide a separate document, bearing the seal and signature of a California registered civil engineer or surveyor, that lists actual building pad elevations. The document shall list the pad elevation approved on the grading plan, the as -built elevation, and the difference between the two, if any. DRAINAGE 11. Stormwater falling on -site during the peak 24-hour period of a 100-year storm (the design storm) shall be retained within the PGA West development in accordance with the approved PGA West hydrology plan. 12. Nuisance water shall be retained and disposed of on site in an approved percolation device unless the City receives documented permission from the Homeowners' Association and/or the golf course owner, as appropriate, allowing disposal of nuisance water elsewhere within PGA West. Any percolation device shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. UTILITIES 13. In areas where hardscape 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 15. Access points and turning movements of traffic shall be restricted to the main entry drive from Southern Hills Street, which shall have dimensions approved by the City Engineer, and one 34-foot right-in/right-out access from Madison Street. The Madison Street entrance may be constructed and utilized only if the City vacates previously -dedicated access rights at this location. 16. Parking and on -site circulation shall comply with the City's General Plan and Zoning Code. CONDPCSDP615-20/RESOPCSDP615-20 Page 3 of 8 Planning Commission Resolution 97-_ Conditions of Approval Site Development Permit 97-615 December 9, 1997 17. Improvements shall include all appurtenances such as traffic signs, channelozation devices and parking lot striping. 18. Street pavement sections shall be based on a Caltrans design for a 20-year life and shall consider soil strength and anticipated traffic loading (including site and building construction traffic). The minimum pavement sections shall be as follows: Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5/6.00" Major Arterial 5.5/6.50" The applicant shall submit mix designs for aggregate base, Portland cement concrete and asphalt concrete, including complete mix design lab results, for review and approval by the City. Construction operations shall not be scheduled until mix designs are approved. LANDSCAPING AND WALLS 19. Perimeter walls and required landscaping for the entire perimeter to be enclosed shall be constructed prior to final inspection and occupancy of the commercial building. The perimeter walls shall be constructed using minimum 6-inch wide masonry blocks coated with cement plaster (stucco) finish and incorporate 36" wide pilasters at 60-foot intervals. The maximum height of the landscape berm and wall shall be 6-feet within 100 feet of Southern Hills. All other requirements of the acoustic study for the project shall be met. The rolling access gate on Madison Street shall be constructed of heavy gauge metal with no openings. Other on -site gates shall be metal but may have openings (e.g., wrought iron, tubular metal, etc.). 20. Landscape and irrigation plans for landscape shall be prepared by a licensed landscape architect and be prepared based on the water conservation measures addressed in Chapter 8.13 of the Municipal Code. Tree trunk diameter for 24" box and 36" box trees is 1.75" and 2.0" as measured three feet up from grade once installed. Landscape and irrigation plans for this development shall be approved by the Community Development Department. The landscaping plans are not approved for CONDPCSDP615-20/RESOPCSDP615-20 Page 4 of 8 Planning Commission Resolution 97-_ Conditions of Approval Site Development Permit 97-615 December 9, 1997 construction until they have been approved and signed by the Community Development Department, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 21. Perimeter landscape slopes shall not exceed 3:1. 22. All trees shall be double staked to prevent wind damage. Trees and shrubs shall be watered with emitters or bubblers. 23. The developer and - subsequent property owner shall continuously maintain all required landscaping in a healthy and viable condition. QUALITY ASSURANCE 24. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. FEES AND DEPOSITS 25. 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. 27. Within 24 hours after review by the Planning Commission, the property owner/developer shall submit to the Community Development Department two checks made out to the County of Riverside in the amount of $78.00 and $1,250.00 to permit the filing and posting of the Notice of Determination for EA 97-348. 28. Prior to building permit issuance, the developer shall pay school mitigation fees to the appropriate school district based on the State imposed fee in effect at that time. The school facilities fee shall be established by Resolution (i.e., State of California School Facilities Financing Act). 29. 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 DEPARTMENT The Fire Department is required to set a minimum fire flow for the construction of all commercial buildings using the procedure established in Ordinance 546. This required CONDPCSDP615-20/RESOPCSDP615-20 Page 5 of 8 Planning Commission Resolution 97-_ Conditions of Approval Site Development Permit 97-615 December 9, 1997 fire flow may be adjusted at a later point in the permit process to reflect changes in design, construction type, area separations, or built-in fire protection measures. 30. Provide or show there exists a water system capable of delivering 1,500 g.p.m. 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. 31. The required fire flow shall be available form a Super fire hydrant(s) (6" X 4" X 2.5") 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. 32. A combination of on -site and off -site Super fire hydrants, (6" X 4" X 2.5") will be located not less than 25-feet or more than 165-feet from any portion of the buildings as measured along approved vehicular travel ways. The required fire flow shall be available from any adjacent hydrant(s) in the system. 33. 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. 34. Prior to the issuance of a building permit, applicant/developer shall furnish one blue line copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system will meet the fire flow requirements. Plans will be signed and approved by the 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." 35. The required water system including fire hydrants will be installed and operational prior to the start of construction. 36. Install a complete fire sprinkler system. The post indicator valve and fire department connection shall be located to the front within 50-feeet of a hydrant, and a minimum of 25-feet from the building. 37. System plans must be submitted to the Fire Department for review, along with a plan/inspection fee. The approved plans, with Fire Department job card must be at the job site for all inspections. CONDPCSDP615-20/RESOPCSDP615-20 Page 6 of 8 Planning Commission Resolution 97- Conditions of Approval Site Development Permit 97-615 December 9, 1997 38. Install a supervised water flow fire alarm system as required by the Uniform Building Code/Riverside County Fire Department and National Fire Protection Association Standard 72. 39. Occupancy separation will be required as per the U.B.C., Section 503. 40. Applicant/developer shall be responsible for obtaining under ground/above ground tank permits from both the County Health and Fire Departments. 41. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from this office for the ordering of the Key Switch; this form must be authorized and signed by this office for the correctly coded system to be purchased. 42. If the facility requires Hazardous Materials Reporting (Material Safety Data sheets), the Knox Haz Mat Data and Key Storage Cabinet, Model 1220 or 1300 with tamper switches shall be used. 43. 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. ENVIRONMENTAL 44. Prior to the issuance of a grading permit or building permit, the property owner/developer shall prepare and submit a written report to the Community Development Department demonstrating compliance with those Conditions of Approval and mitigation measures of SDP 97-615 and EA 97-348. MISCELLANEOUS 45. All agency letters received for this case are made part of the case file documents for plan checking purposes. 46. Developer (or property owner) agrees to indemnify, defend and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. CONDPCSDP615-20/RESOPCSDP615-20 Page 7 of 8 Planning Commission Resolution 97-_ Conditions of Approval Site Development Permit 97-615 December 9, 1997 47. Prior to issuance of a sign permit, the Planning Commission shall approve any permanent signs for the project as a non-public hearing item. The signs shall not be internally illuminated and be consistent with the requirements contained in Table 1602 of Chapter 9.160 (Signs) of the Zoning Ordinance. 48. Prior to issuance of a building permit, the parking lot and exterior lighting plan (photometric study) for the project shall be approved by the Planning Commission as a non-public hearing item. Exterior lighting shall be arranged to reflect away from adjoining residential areas and be designed so that the light source is shielded according to Section 9.100.150 of the Zoning Code. 49. Prior to issuance of a building permit, eliminate south facing maintenance warehouse garage doors. 50. Prior to issuance of a building permit, the roof structure for the maintenance warehouse building shall be redesigned to a hip or gable roof not exceeding 28-feet in height, subject to approval by the Community Development Director. Roof mounted mechanical equipment is not allowed. 51. Applicable conditions of Specific Plan 83-002 shall be met prior to building permit issuance. 52. Prior to issuance of a building permit, window and door plaster surrounds shall be constructed using 2" by 4" lumber or other approved architectural materials (i.e., rigid foam, etc.). CONDPCSDP615-20/RESOPCSDP615-20 Page 8 of 8 ATTACHMENTS ATTACHMENT 1 54th AVENUE = SOUTHERN HILLS Fire A Station i I it I A i 0 71 CASE MAP CASE Nm SITE DEVELOPMENT PERMIT 9 7 -615 w[u WTI Sir Ave ll1%ke1 houses Golf Course Vacant C ol arr�aua+.+avr�ctaso wtP�1LA 1.74LltbY) .�.vw Hv.aa,a9 '' � �.wo+�r•n ws m viwov+ a ��7�r.r0/t4 OWIIS7flOYVW YMYD Sam Ir. b1M1Dn Q� �• "mVK)aesv,ruxaa w W* Psm s v samme v smDaos ls3M voa ,urvave 3OkVN3U M s;fi1i �..:::t !All '; ATTACHMENT 2 / In I /, I: e. z b a fi I ace I b z I wm I o0 I aw -- - I = I I o I I I I I I I I _ ------ I I `---------------------------- w :.z•Y TM IA WEST :SIOENTIAL ASSOCIATION, INC. November i 3, 1997 Greg Trousdell Community Development Dept. City of La Quinta 78-495 CalIe Tampico La Quinta, CA 92253 Subject: Site Development Permit 97-615 Dear Mr. Trousdell: ATTACHMENT 3 . _ r Thank you for taking the time to meet with Paul Chasey, Don Hodges and I on Friday, November 7, 1997. I am writing pursuant to your suggestion that we clarify the operations within the maintenance facility. The 9,900 square foot maintenance facility shall accommodate our in-house maintenance and irrigation staff which is comprised of eighteen employees. In addition the facility shall serve as the headquarters for our landscape contractor. The maintenance building was designed with a chain link divider running north to south. The purpose of the divider is to segregate our in-house staff and their activities from the landscape contractor's employees and their activities. The east portion of the building is where the landscape contractor will house tools, trailers, golf carts, semi annual color and various landscape materials. The west portion of the building is where our in-house irrigation and maintenance staff will house tools, supplies and golf carts. Both divisions of the operation anticipate deliveries of supplies and plant materials on an approximately semi-monthly basis. The roll up doors shall provide access for those deliveries. For security reasons the south facing doors shall remain closed and locked most of the time. We have designed the project with a maintenance yard on the north side in an effort to distance it as far as possible from residences. Our intention is to conduct our business in an efficient manner. I hope this letter answers your question regarding the south facing roll up doors. For additional information please refer to the Noise Analysis §1.1-Project Description. Best regards, lyvcGalliard Ke Operations Manager P.O. Box 1060, La Quinta, California 92253, Telephone 760-771-1234 FAX 760-771-5125 December 3, 1997 Community Development Depar'-ment La Quinta Civic Center 78-495 Calle Tampico La Quints CA 92253 To Whom It May Concern: TAG & LABEL, INC. ATTACHMENT 4A 11Ec i, 41997 I am writing in response to the Notice of Public Hearing regarding Site Development Permit 97-615. I have expressed my concerns to Kelly McGalliard regarding the PGA West HOA Office/Maintenance building in a letter dated May 13, 1997. I am still concerned about this development as it will affect my new home and its surroundings. I have enclosed a copy of the letter that I sent to Ms. McGalliard in May. Please read it aloud at the meeting so that it may be heard by the other residents and become part of the permanent record regarding this permit. Furthermore, I would appreciate an acknowledgment of the receipt of this letter. Thank you for your consideration. Sincerely, Paul Valenti, Jr. 375 3049 West Harrisoi Street, Chicago, IL 60612.773-826-2000.800-826-8260 • Fax 773-826-5659 May 13, 1997 Attention: Kelly McGalliard PGA West Residential Association Inc 55-940 PGA Boulevard PO Box 1060 La Quinta CA 92253 Dear Kelly: INC, &Uk Et, INC. ATTACHMENT 4B I enjoyed our conversation following the meeting with presenters Michael Walker and Bill Bobbitt on May 3rd and 4th. I found their presentation regarding the proposed plans for the new facility reassuring and informative. I would like to take this opportunity to thank you, Michael and Bill for the time and effort you have already expended bringing this project forward and getting it underway. As a concerned homeowner, I would also like to reiterate three points regarding some of the attributes of the proposed facility. 1. The restraining wall should be located 20 feet from the street on a berm as it was originally planned, not 10 feet as proposed. As we discussed, you may be able to acquire the additional space through creative revisions of the parking area layout. 2. To prevent placing an "imposing" structure in our neighborhood, the maintenance facility should rise no higher than any of the residential buildings in the surrounding area. This would include the summation of the ground height and the building height. 3. The noise level and frequency emanating from the proposed facility should not exceed the noise that would be generated if single family residences such as those in our area were built on the site. Again, I appreciate your efforts, and I do not want to complicate your job. Rather, I want to keep you informed of your homeowners' concerns. I also want to remain informed, and I look forward to your hearing from you. I am anxious to learn your thoughts regarding the further developments of this project. Sincerely, Paul Valenti, Jr. cc: Michael L Walker, General Manager Bill Bobbit, Landscape Manager 3049 West Harrison Street, Chicago, IL 60612.773-826-2000.800-826-8260 • Fax 773-826-5659 ATTACHMENT 5 ENVIRONMENTAL CHECKLIST FORM Environmental Assessment No. 97-348 Case No.:SDP 97-615 Date:11/14/97 Io Name of Proponent: PGA West Residential Assn.. Inc Address: P O Box 1060, La Quinta, California Phone: 760-771-1234 Agency Requiring Checklist: City of La Quinta Project Name (if applicable): PGA West HOA Office/Maintenance Facility CITY OF LA QUINTA Community Development Department 78-495 Calle Tampico La Quinta, California 92253 II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated," as indicated by the checklist on the following pages. Land Use and Planning Population and I lousing X Earth Resources Water Air Quality X Transportation/Circulation Biological Resources Energy and Mineral Resources Risk of Upset and Human Health X Noise Mandatory Findings of Significance III. DETERMINATION. On the basis of this initial evaluation: Public Services Utilities X Aesthetics Cultural Resources Recreation 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 significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL EMPACT 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 RMFACT REPORT is required, but it must analyze only the effects that remain to be addressed. Signature Date 11/14/97 Printed Name and Title: Leslie Mouriquand; Associate Planner For: City of La Quinta, Community Development Department KI P:\LI:SLIE\EC97-348.WPD -ii- Potentiallv Potentially Significant Less Than Significant Unless Significant No Impact '.Mitigated Impact Impact �.1 LAND USE AND PLANNING. Would the project: a)Conflict with general plan designation or zoning? (Source #(s): X b)Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? X c)Affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible land uses)? X d)Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? X 3.2 POPULATION AND HOUSING. Would the project: a)Cumulatively exceed official regional or local population projections? X b)Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension or major infrastructure)? X c)Displace existing housing, especially affordable X housing? 3.3 EARTH AND GEOLOGY. Would the project result in or expose people to potential impacts involving: a)Fault rupture? X b)Seismic ground shaking X c)Seismic ground failure, including liquefaction? X d)Seiche, tsunami, or volcanic hazard? X e)Landslides or mudflows? X OErosion, changes in topography or unstable soil conditions from excavation, grading or fill? X g)Subsidence of the land? X h)Expansive soils? X i)Unique geologic or physical features? X P:�LESL. W IETC97-348PD -lil- Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact s.4 Water. Would the project result in: a)Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? X b)Exposure of people or property to water related hazards such as flooding? X c)Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity? X d)changes in the amount of surface water in any water body? X e)changes in currents or the course or direction of water movements? X f)change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? X g)Altered direction or rate of flow of groundwater? X h)Impacts to groundwater quality? X 3.5 AIR QUALITY. Would the project: a)Violate any air quality standard to contribute to an existing or projected air quality violations? X b)Expose sensitive receptors to pollutants? X c)Alter air movement, moisture, or temperature, or cause any change in climate? X d)Create objectionable odors? X 3.6 TRANSPORTATION/CIRCULATION. Would the project result in: a)Increased vehicle trips or traffic congestion? X b)Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? X, P:U,ESLff \HC97-348.WPD -iv- 3.7 3.8 3.9 Potentially Potentially Significant less Than Significant Unless Significant No Impact Mitigated Impact Impact c)Inadequate emergency access or access to nearby uses? X d)Insufficient parking capacity on site or offsite? X e)Hazards or barriers for pedestrians or bicyclists? X Oconflicts with adopted policies supporting alternative transportation (e.g bus turnouts, bicycle racks)? X g)Rail, waterborne or air traffic impacts? X BIOLOGICAL RESOURCES. Would the project result in impacts to: a)Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds? X b)Locally designated species (e.g. heritage trees)? X c)Locally designated natural communities (e.g. oak forest, coastal habitat, etc.)? X d)Wetland habitat (e.g. marsh, riparian and vernal pool)? X e)Wildlife dispersal or migration corridors? X 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 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 PAl,ES1.II:\EC97-348. WPD -v- 5.10 3.11 3.12 3.13 Potentially Potentially Significant Significant Unless Less'rhan Significant No Impact Mitigated Impact Impact d)Exposure of people to existing sources of potential X health hazards? e)Increased fire hazard in areas with flammable brush, grass, or trees? X NOISE. Would the proposal result in: a)lncreases in existing noise levels? X b)Exposure of people to severe noise levels? X PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a)Fire protection? X b)Police protection? X c)Schools? X d)Maintenance of public facilities, including roads? X e)other governmental services? X UTILITIES. Would the proposal result in a need for new systems, or substantial alterations to the following utilities: a)Power or natural gas? X b)Communications systems? X c)Local or regional water treatment or distribution X facilities? d)Sewer or septic tanks? X e)Storm water drainage X f)Solid waste disposal? X 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 11ALESLIETC97-348. M -vl- ;.14 1.15 3.16 Potentially Potentially Significant Less Than Significant Unless Significant Impact Mitigated Impact CULTURAL RESOURCES, Would the proposal: a)Disturb paleontological resources? X b)Disturb archaeological resources? X c)Affect historical resources? d)Have the potential to cause a physical change which would affect unique ethnic cultural values? e)Restrict existing religious of sacred uses within the potential impact area? RECREATION. Would the proposal: a)Increase the demand for neighborhood or regional parks or other recreational facilities? X b)Affect existing recreational opportunities? X MANDATORY FINDINGS OF SIGNIFICANCE. a)Does the project have the Potential to degrade the quality of the environmental, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? X b)Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? 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 zurrent projects, and the effects of probable further projects). x. d)Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X \o Impact KI X 9/ X PALESLIETC97-348. M EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a)Earlier analyses used. Identify earlier analyses and state where they are available for review. b)Impacts adequately address. 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. N:�I,I:SLI�:�:C97-348. WPD -Vllt- INITIAIL STUDY - ADDENDUM FOR ENVIRONMENTAL ASSESSMENT 97-348 Site Development Permit 97-615 PGA West HOA Office/Maintenance Facility Anal PGA West Residential Association, Inc. P. O. Box 1060 La Quinta, CA 92253 Prepared bv: City of La Quinta Community Development Department 78-495 Calle Tampico La Quinta, CA 92253 �i Leslie ouriquanc� Associate Planner November 14, 1997 TABLE OF CONTENTS Section Page 1 INTRODUCTION...............................................3 1.1 Project Overview .............................................. 3 1.2 Purpose of Initial Study ......................................... 3 1.3 Background of Environmental Review .............................. 4 1.4 Summary of Preliminary Environmental Review ....................... 4 2 PROJECT DESCRIPTION ........................................ 4 2.1 Project Location and Environmental Setting ............ '..: I .......... 4 2.2 Physical Characteristics ........................... ..:............ 4 2.3 Operational Characteristics ....................................... 4 2.4 Objectives...................................................5 2.5 Discretionary Actions ........................................... 5 2.6 Related Projects ............................................ . 5 3 ENVIRONMENTAL ASSESSMENT ................................ 5 3.1 Land Use and Planning ......................................... 5 3.2 Population and Housing ........................................ 7 3.3 Earth Resources .............................................. 8 3.4 Water.....................................................12 3.5 Air Quality ................................................. 16 3.6 Transportation/Circulation..................................... 18 3.7 Biological Resources ......................................... 20 3.8 Energy and Mineral Resources .................................. 22 3.9 Risk of Upset/Human Health ................................... 23 3.10 Noise.....................................................25 3.11 Public Services .............................................. 27 3.12 Utilities...................................................29 3.13 Aesthetics ................................................ 31 3.14 Cultural Resources ........................................... 33 3.15 Recreation.................................................34 4 MANDATORY FINDINGS OF SIGNIFICANCE ..................... 35 5 EARLIER ANALYSES .......................................... 35 Page 2 SECTION 1: INTRODUCTION 1.1 PROJECT OVERVIEW The purpose of this Initial Study is to identify the potential environmental impacts of the proposed PGA West Homeowners Association office/Maintenance building to be constructed at 54-320 Southern Hills, within the PGA West development. The project site is a 1.9 acre parcel located at the northeast corner of Winged Foot and Southern Hills, in the City of La Quinta, California. 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 office/maintenance building, 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 building. 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 project; 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:. Page 3 1.3 BACKGROUND OF ENVIRONMENTAL REVIEW The proposed project application was deemed subject to the environmental review requirements of CEQA. This Initial Study Checklist and Addendum were prepared for review by the La Quinta Planning Commission and certification by the City Council. 1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT This Initial Study indicates that there is potential for adverse environmental impacts for some issue areas contained in the Environmental Checklist. These issue areas are Earth Resources, Transportation/Circulation, Noise, and Utilities. Mitigation measures have been recommended for the proposed project which will reduce any identified potential impacts to less than significant levels. As a result, A Mitigated Negative Declaration of Environmental Impact will be recommended for this project. An EIR will not be necessary, as one was'prepared for this site in 1984 in conjunction with the PGA West Specific Plan. SECTION 2• PROJECT DESCRIPTION 2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING The City of La Quinta is a 31.18 square mile municipality located in the southwestern portion of the Coachella Valley, in Riverside County, California. The City is bounded on the west by the City of Indian Wells, on the east by the City of Indio and Riverside County, on the north by Riverside County, and County, federal, and state lands to the south. The City of La Quinta was incorporated in 1982. The general project location is the northeast corner of the intersection of Winged Foot and Southern Hills, and west of Madison Street. 2.2 PHYSICAL CHARACTERISTICS The project site is a 1.9 acre parcel of vacant land within a private country club. The land does not appear to have ever been developed, but was graded approximately 10 years ago. 2.3 OPERATIONAL CHARACTERISTICS The proposed building will function as an office and maintenance facility for the PGA West Homeowner's Association #1. The 9,900 square foot maintenance facility will house the in- house maintenance and irrigation staff which is comprised of eighteen employees. In addition, the facility shall serve as the headquarters for the landscape contractor. The maintenance building will be designed with a chain link interior divider running north to south. The purpose of the divider is to segregate the in-house staff and their activities and supplies from that of the landscape contractor. The east portion of the building is where the contractor will house tools, Page 4 trailers, golf carts, semi annual color and various landscape materials. The west portion of the building is where in-house irrigation and maintenance staff will house tools, supplies and golf carts. Both divisions of the operation anticipate deliveries of supplies and plant materials on an approximately semi-monthly basis. The roll up doors shall provide access for those deliveries. For security and noise attenuation reasons the south facing doors are proposed to remain closed and locked most of the time. The project has been designed with a maintenance yard on the north side in an effort to distance it as far as possible from residences (Source: Kelly McGalliard, November 13, 1997). 2.4 OBJECTIVES The objective of the proposed project is to develop an office and maintenance building for the operations of a private homeowner's association within a private country club. 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 office/maintenance building will require discretionary approvals by the Planning Commission and City Council. 2.6 RELATED PROJECTS There are no other currently related projects to the proposed office/maintenance building project. The project is located within an active Specific Plan 83-002 Amendment #3 with phased development. SECTION 3• ENVIRONMENTAL ASSESSMENT This section analyzes the potential environmental impacts associated with the land use, and project design, and operational considerations of the proposed office/maintenance building. 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 topographical relief Page 5 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 Oroccpia Mountains, and the San Bernardino Mountains. The San Andreas fault transects the northeastern edge of the valley. Local Environmental.Setting The proposed project is located at the northeast corner of Winged Foot and Southern Hills, west of Madison Street, in the southeastern portion of the City. The land is vacant property within a gated country club development. The property is devoid of any plant material. A. Would the project conflict with the general plan designation or zoning? No Impact. The location of the proposed office/maintenance building is within the SPR-1 Zoning District and the Low Density Residential (LDR)General Plan Land Use designation. Adjacent land uses consist of developed single family residential in two directions, and a water well facility adjacent to the north. Madison Street is adjacent to the east. The adjacent land use designations and zoning districts consist of SPR-1\LDR and Golf Course (GC) to the west, north and south, and LDR (residential) to the east across Madison Street. The project site is within the boundaries of Specific Plan 83-002 (Amendment #3). B. Would the project conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? No Impact. The City of La Quinta has jurisdiction over this project. The primary environmental plans and policies pertinent to this project are identified in La Quinta's General Plan, the General Plan EIR, the La Quinta Master Environmental Assessment, Specific Plan 83-002 Amendment #3, the EIR for Specific Plan 83-002, and the City's CEQA Guidelines. The proposed project has been transmitted to various agencies for review and comment regarding potential conflicts with environmental plans or policies. 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 a few locations with 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, commercial, and residential development over the past 15 years. At one time, the project site was part ofthe Kennedy Ranch on which various :sops were farmed. The La Quinta Master Environmental Assessment indicates that the project site has prime agricultural soils. The project site could Page 6 not reasonably be farmed in the future due to its location within the planned residential community. 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 an office/maintenance building with access onto Southern Hills and Madison Street. The project site is adjacent to other SPR-1 and Golf Course zoned parcels to the north, west, and south. No new internal roadways are proposed for this project. The existing private streets within PGA West and Madison Street will provide access to the project site. There are existing residential land uses on two sides of the project, a water well facility to the north, and Madison Street adjacent on the east. There is no identified aspect of this project that would disrupt or divide the physical arrangement of an established community. 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, 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). Page 7 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 2 1 % are college graduates (Source: Census/Estimates). Local Environmental .Setting The project site is located on a 1.9 acre parcel of vacant land within a country club development. A. Would the project cumulatively exceed official regional or local population projections? No Impact. The proposed project does not include residential units. Temporary construction - related jobs will be created as the project is under construction. No change in the number of employees is proposed, as the current employees will occupy the new facility once constructed. There are approximately eight HOA office employees, seven maintenance department employees, ten irrigation department employees, one landscape manager, and approximately seventy gardeners. 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 office/maintenance project will make only a cumulative impact to the existing major infrastructure, which could be altered or required to be extended to service the project site (Source: Site Survey). This impact is not anticipated to be significant, as there is existing development in all directions of the project site with infrastructure already in place. C. Would the project displace existing housing, especially affordable housing? No Impact. There are no existing houses on the proposed project site. Thus, there is no identifiable adverse impact to this issue. 3.3 EARTH RESOURCES Regional Environmental Setting The City of La Quinta has a relatively flat, but gently sloping topography, except for the hillside areas 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 Page 8 are underlain by igneous -metamorphic rock, as seen in outcrops in the Santa Rosa Mountains and the Coral Reef Mountains. Soils on the valley floor are made up of very fine grain unconsolidated silty sands. The Coachella Valley is underlain by hundreds of feet to several thousand feet of Quaternary fluvial, lacustrine, and aeolian soil deposits (Southland Geotechnical 1996:6). Local Environmental Setting The area where the parcel is located is in the open desert part of the City. The elevation of the property is approximately at sea level (Source: USGS La Quinta Quad Map). There is an inferred earthquake fault line located approximately one half mile southwest of the project site. 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 lies 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 IV with Zone XII being the most hazardous (Sources: Riverside County Comprehensive General Plan; La Quinta General Plan; La Quinta MEA). 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 three types of soil present on the project site ( Ma.B -Myoma fine sand 0 to 5% slope; GbA - Gilman fine sandy loam 0 to 2% slope; and CpA - Coachella fine sand 0 to 2% slope). These soil types have distinctive features and characteristics. All three soil types have very slow to medium runoff characteristics, slight erosion hazard, moderate to high blowing soil hazard, and are suitable for truck crops, citrus, dates, grapes, alfalfa hay, recreation, and homesites. Freshwater shells are found in the Gilman and Coachella soils. A detailed discussion of these soil types is found in the USDA Soil Conservation Survey of Riverside County, California - Coachella Valley Area. 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 west and 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 structures developed on the project site are 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). Page 9 While accurate earthquake predictions are not possible, significant geologic information and statistical analysis have been complied, analyzed, and published intensely by various agencies over the past 25 years It has been reported that a 22% conditional probability occurrence for the 30-year period from 1994 to 2024 that a magnitude 7.5 event or greater would occur along the Coachella Valley segment of the San Andreas Fault. The primary risk to the project is the San Andreas Fault. The Coachella Valley Segment of the 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 since the well -delineated fault lines through this region as shown on United States Geological Survey and California Division of Mines and Geology maps are not near the project site location. Howev&, 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 result in or expose people to potential impacts involving seismic ground shaking? Less Than Significant Impact. The proposed office/maintenance building will be subject to groundshaking hazards from regional and local events. The Riverside County Comprehensive General Plan indicates that the project site is within Groundshaking Zone IV. A Zone IV as an area with moderate shaking qualities but less severe than a Zone XII which is the highest level. Any habitable structures constructed will be required to meet current seismic standards of construction for Seismic Zone IV minimum to reduce, or mitigate to the extent feasible, the risk of structural collapse. The land is generally suitable for the proposed project (Sources: La Quinta MEA; La Quinta General Plan). 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). Strong ground motion resulting from earthquake activity along the nearby San Andreas or San Jacinto fault systems is likely to impact the site during the anticipated lifetime of the structures. C. Would the project result in or expose people to potential impacts involving seismicity: ground failure or liquefaction? Potentially Significant Unless Mitigated. The La Quinta Master Environmental Assessment indicates that the project site is 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 Page 10 generally at least 100 feet below the ground surface. However, the project site is in an area where water table levels can be as shallow as 3 to 5 feet below the ground surface (Source: La Quinta MEA; Riverside County Comprehensive General Plan).Mitigation for liquefaction hazard is to comply with the recommendations of the project soils report. 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 approximately 1.25 miles southwest of the project site with considerable development between it and the project site (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? No Impact. The terrain within and surrounding the project site is desert valley floor north of the Guadalupe Creek and Devil Canyon alluvial fan. The parcel is located east of the Coral Reef Mountains. Thus, there is no potential danger from landslides and rockfall. No mudflows are anticipated for this project, as the adjacent hills and mountains are formed of rocky granitic material. The general area is protected from flood waters by earthen training dikes and retention basins that are located at the southeastern portion of the City. (Source: La Quinta MEA. La Quinta USGS 7.5' Quad Map). F. Would the project result in or expose people to potential impacts involving erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? Less Than significant Impact. The soils on the project site are underlain by alluvial deposits of fine grained windblown sands of Pleistocene age. Myoma soils are generally used for crops and homesites, and are excessively drained and include rapidly permeable soil (Source: U.S.D.A. Soil Conservation Soil Survey of Riverside County, California - Coachella Valley Area). The surface soils are non -expansive and fall within the "very low" expansion category in accordance with the Uniform Building Code Classification System. Balanced cut and fill is projected for the project. Compliance with a approved grading plan will be a condition of approval for the project. Monitoring of compliance will be provided by the City's Public Works Department staff. All grading shall be performed under the testing and inspection of the Soils Engineer or his/her representative. Prior to placement of concrete, foot Page 11 excavations shall be inspected in order to verify that they extend into compacted soil and are free of loose and disturbed materials. G. Would the project result in or expose people to potential impacts involving subsidence of the land? Less Than Significant Impact. Dynamic settlement results in geologically seismic areas where poorly consolidated soils mix with perched groundwater causing dramatic decreases in the elevation of the ground. The project site is not located in an area designated with subsidence hazards. (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). I. Would the project result in or expose people to potential impacts involving unique geologic or physical features? No Impact. The Coral Reef Mountains represent a unique geologic feature in the La Quinta area. This unique feature is located outside of the project site boundaries. There is no identifiable direct significant adverse impact on this issue. 3.4 WATER Regional Environmental.Setting Groundwater resources in the La Quinta area consist of a system of large aquifers (porous layers of rock material containing water) and groundwater basins separated by bedrock or layers of soil that trap or retain groundwater. La Quinta is located above the Coachella Valley Groundwater Basin which is the major water supply for the potable water needs of the City as well as a significant supply for the City's nonpotable irrigation needs. Water is pumped from the underground aquifer via domestiic 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 Page 12 estimates that approximately 19.4 million acre feet of water is stored within the Thermal Subarea which is available for use. Water pumped from the aquifer is treated and distributed to users through the existing (potable) water distribution system. Water is also pumped for irrigation purposes to water golf courses and the remaining agricultural uses in the City. Water supplies are augmented with surface water from the Colorado River transported via the Coachella Canal. The quality of water in the La Quinta area is highly suitable for domestic purposes. However, chemicals associated with agricultural production in nearby areas and the use of septic tanks in the Cove area affect groundwater quality. Groundwater is of marginal to poor quality at depths of less than 200 feet. Below 200 feet, water quality is generally good and water depths of 400 to 600 feet are considered excellent. Percolation from the tributaries of the Whitewater River flowing into La Quinta from the Santa Rosa Mountains provide a natural source of groundwater replenishment. Artificial recharging of groundwater will be 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 .Setting The project site does not have any natural standing water. Lake Cahuilla, a man-made reservoir is located approximately 125 miles to the southwest. The Whitewater River channel Page 13 is located slightly over 4.5 miles to the north of the project site, but is dry except during seasonal storms. The La Quinta Stormwater Channel is located approximately 3.5 miles to the northwest and 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. 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 was prepared in 1984 for the Specific Plan that includes this project site. 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, construction of buildings, and landscaping. Stormwater falling on site during the peak 24-hour period of a 100-year storm shall be retained within the PGA West development in accordance with the approved PGA West hydrology plan. 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 X designated flood hazard area. The X designation is the FIRM zone in which the hazard factors have been determined to be outside 500-year flood plain. C. Would the project result iin discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? Less Than Significant Impact. Storm and nuisance runoff will be required to be retained and disposed of on site in an approved percolation device unless the City received documented permission form the Homeowner's Association and/or the golf course owner, as appropriate, allowing disposal of nuisance water elsewhere within PGA West. Any percolation device shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area (Source: Public Works Department, Nov. 20, 1997). D. Would the project result in changes in the amount of surface water in any water body? No Impact. There are no bodies of surface water on the subject parcel. Runoff water is designed to be contained in the retention basins within the project. Page 14 E. Would the project result in changes in currents, or the course or direction of water movements? No Impact. The City of La Quinta does not have any 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. 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; 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. Potable water to service this development will most likely come from existing groundwater wells in the near vicinity and the existing well located adjacent to the north of the project site. The Coachella Valley Water District will furnish domestic water and sanitation service to the project (Sources: La Quinta MEA; Application Materials). G. Would the project result in altered direction or rate of flow of groundwater? Less Than Significant Impact. The proposed office/maintenance building will not have a significant effect on groundwater wells by itself. As with any project using substantial amounts of water, there will be cumulative impacts to quantity of groundwater resources. 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 (Source: SDP 97-615). H. Would the project result in impacts to groundwater quality? Less Than Significant Impact. Future development of the project site will include concrete and asphalt pavement of portions of the site. This pavement will reduce the absorption ability of the ground. Storm water runoff will be discharged into the golf course which will serve as the retention area for the project. Following a heavy rain, contaminates could be transported into the retention areas that could contribute to groundwater and/or surface water pollution. However, this potential impact is anticipated to be less than significant. Best management practices should be implemented to keep drains open and functional, and to prevent contaminates from entering the drainage system. Page 15 3.5 AIR QUALITY Regional Environmental Setting The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD), and in particular, the Southeast Desert Air Basin (SEDAB) division. SEDAB has a distinctly different air pollution problem than the South Coast Air Basin (SCAB). A discussion of the jurisdictional organization 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. Currently, the SEDAB does not meet federal standards for ozone, carbon monoxide, or particulate matter (PM-'[ 0). 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 principally to winds, grading activity, and by vehicles traveling on paved and unpaved roads. Local Environmental Setting The City of La Quinta is located in the Coachella Valley, which has an and climate, characterized by hot summers, mild winters, infrequent and low annual rainfall, and low humidity. Variations in rainfall, temperatures, and localized winds occur throughout the valley due to the presence of the surrounding mountains. Air quality conditions are closely tied to the prevailing winds of the region. The City of La Quinta is subject tc 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 Palm Springs station monitors carbon monoxide in addition to ozone and particulate. A. Would the project violate any air standard or contribute to an existing or projected air quality violation? Less Than Significant Impact. The South Coast Air Quality Management District CE A Air Quality Handbook indicates that the threshold for significance for single tenant offices is Page 16 155,000 square feet. The proposed office use will include 4,860 square feet. The 9,900 square foot maintenance component of the facility is roughly equivalent to a bulk terminal for which all have potentially significant air quality impacts. Construction emissions are to be reduced in accordance with the AQMD Standards for the SEDAB area. 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 proposed office/maintenance facility is not a sensitive receptor. The adjacent land uses consist of residential in two directions, which are sensitive receptors. The closest schools to the proposed project are Harry Truman Elementary and La Quinta Middle School located north of Avenue 50, west of Park Avenue, approximately 2.5 miles northwest- of the proposed project site. 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; La Quinta MEA: Site Survey). Air quality issues have been previously assessed in the EIR prepared for Specific Plan 83-002, and the subsequent EIR prepared for plan amendments. There has been no substantive alteration in the original plan or its amendments and no resulting change in the environmental consideration. C. Would the project alter air movements, moisture, temperature, or cause any change in climate? No Impact. The proposed office/maintenance facility is not anticipated to result in any significant impact upon this topic area. There are no known significance thresholds for this topic area in which to assess impacts. D. Would the project create objectionable odors? Less Than Significant Impact. 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. The maintenance facility night store chemicals and fertilizers for which their could be odors, but storage is limited to inside the building. Grass clippings that will be temporarily stored in the yard area might create odors, however, pick up of waste twice a week should mitigate any odor impacts from the clippings (Source: Site Survey). Page 17 3.6 TRANSPORTATION/CIRCULATION Regional Environmental.Setting La Quinta is a desert community of cver 18,600 permanent residents, and approximately 9,500 seasonal 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. 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 southwest of the intersection of Madison Street and 541' Avenue. Both 54 h Avenue and Madison Street are classified as Primary arterials with 100•-110 foot right-of-ways. The intersection of 54' Avenue and Madison Street is currently controlled by stop signs. The La Quanta General Plan gives design standards for the various street classifications. According to the standards for secondary and primary arterials, the projected buildout traffic volume for Madison Street, east of the subject property will exceed the volume range. The project site is located approximately mid -block between 54' Avenue and Airport Blvd., on Madison Street. It is projected that Madison Street will experience a daily traffic volume of 1,709 south of 54 h Avenue, providing a Level Of Service A (LOS-A). 5e Avenue will have a daily traffic volume of 2,350 west of Madison Street, and 700 east of Madison Street, for a LOS of AB. Airport Blvd., located south of the project site is projected to have an ADT of 800 east of Madison Street. At build -out Madison Street is projected to have a traffic volume of 22,200 and 54' Avenue with 22,900 west of Madison Street and 7,900 east of Madison Street (Source: La Quinta General Plan).A more detailed explanation of existing and build -out traffic conditions and levels of service is found in the La Quinta General Plan. Page 18 The proposed parking for the project consists of a separate parking area for the landscape and maintenance employees from that for the office employees. Maintenance employees will enter the facility through the Madison Street access, park in the eastern portion of the project area, pick-up equipment and vehicles and proceed through the facility through the Southern Hills access out to the golf course and work areas. All deliveries will be made through the Madison Street access. Office employees will enter and leave the facility from Southern Hills and park in the west portion of the project site. A. Would the project result in increased vehicle trips or traffic congestion? Less Than Significant Impact. The proposed project traffic was addressed by the La Quinta General Plan ]Buildout scenario, and therefore will not be significant as project -related traffic will not exceed buildout projections for Madison Street or 54`h Avenue. The project impacts will be cumulative, but not independently significant. Access points and turning movements of traffic shall be restricted to the mam entry drive from Southern Hills Street, which shall have dimensions approved by the City Engineer, and one 34-foot right-in/right-out access from Madison Street. The Madison Street entrance may be constructed and utilized only if the City vacates previously -dedicated access rights at this location. If the City does not vacate the access right, the only access to the project will be on Southern Hills, which will significantly impact the residential areas adjacent to the project site. If this situation results, the traffic and circulation issues must be reassessed by the City prior to approval of the project. 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. The proposed office/maintenance facility will not result in safety hazards as the circulation system and design of the subdivision have been designed according to City standards and the specific plan for the PGA West development. The applicant proposes to route delivers trucks through the building via roll -up doors in order to enable the big trucks to navigate in a circular pattern within the yard area of the facility. C. Would the project result in inadequate emergency access to nearby uses? No Impact. The proposed office/maintenance facility will not be permitted to obstruct emergency access to surrounding land uses. The proposed project does not prevent access to any of the surrounding properties. Access to and from the facility will be from Madison Street, and Southern Hills. D. Would the project result in insufficient parking capacity on -site or off -site? Page 19 Less Than Significant Impact. The proposed facility includes parking in accordance with the requirements of the City for office and maintenance types of land uses. There will be a total of 95 parking spaces for the 90 employees (Source: Site Plan). E. Would the project result iin hazards or barriers for pedestrian or bicyclists? Potentially Significant Unless Mitigated. Madison Street is as a designated bike corridor. It is anticipated that hazards to bicyclists and pedestrians will be increased significantly as a result of the proposed development because of the new driveway crossing the sidewalk and bike path along the west side of Madison Street (Source: La Quinta General Plan). The bicycle and pedestrian corridors will be outside of the east project perimeter wall within the public roadway. Mitigation shall include permanently posted signs to warn vehicles about bicyclists using the bikelane, and restriping of the bikelane per Figure 6-25 of the Cal Trans Traffic Manual. The placement of the sign and restriping shall be subject to the approval of the City Engineer. F. Would the project result in conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? No Impact. The project is not along a designated bus route, and therefore will not have a bus turnout or bus service included with the project. There are no adopted policies requiring alternative transportation for a countryclub development (Source: La Quinta MEA; LSA, 1984). G. Would the project result in rail, waterborne or air traffic impacts? No Impact. There is no rail service in the City of La Quinta. The closest rail line is approximately five 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 6.5 miles north of the project site and the Thermal Airport, located approximately 8 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). Page 20 Local Environmental.Setting The project site is located in the Sonoran Desert Scrub ecosystem. Typically, undeveloped land within this ecosystem is rich in biological resources and habitat. The Sonoran Desert Scrub is the most typical environment found in the Coachella Valley. It is generally categorized as containing plants which have the ability to economize water uses, go dormant during periods of drought, or both. Cacti are very common in these areas due to their ability to store water. Other plants root deeply and draw upon water from considerable depths. The variations of desert vegetation result from differences in the availability of water. The most dense and hush vegetation in the desert is found where groundwater is most plentiful. The Sonoran Scrub areas are considered habitat for a number of small mammals. These animals escape the summer heat through their nocturnal and /or burrowing tendencies. Squirrels, mice and rats are all common rodent species in this environment.- The black -tailed hare is a typical mammal. Predator species include kit fox, coyote, and 'mountain lion in the higher elevations. The largest mammal species found in this area is the Peninsular Bighorn sheep which is found at the higher elevations of the Santa Rosa and San Jacinto Mountain ranges. Birds and amphibians/reptiles can also be found in the Sonoran Scrub area. The 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, bajaclas, and rocky mountain slopes. 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)? No Impact. There are no designated habitats of endangered, threatened, or rare species known to be within or near the project site (Source: La Quinta MEA; LSA, 1984). The project was transmitted for comment to the U.S. Fish and Wildlife and Department of Fish and Game on October 17, 1997, however, no comments have been received from these entities. B. Would the project result in impacts to locally designated species (e.g. heritage trees)? No Impact. There are no locally designated biological resources within the City of La Quinta as there is no ordinance with which to designate local species. All significant biological resources are designated at the state and/or federal level by the California Department of Fish and Game or the U.S. Fish and Wildlife Service. There have been no comments received Page 21 regarding this project from the U. S. Fish & wildlife Service or the California Department of Fish and Game (Source: La Quinta MEA). C. Would the project result in impacts to locally designated natural communities (e.g. oak forest, coastal habitat, etc.)? No Impact. There are no locally designated natural communities found in or near the project site. Most of the surrounding parcels are developed with homes or roadways. There are no intact significant natural biological communities remaining in the area of the project site. There have been no comments received from the U.S. Fish & Wildlife Service or the California Department of Fish and Game for this project. D. Would the project result in impacts to wetland habitat (e.g. marsh, riparian, and vernal pool)? 1 ' No Impact. There are no natural wetlands, marshes, riparian communities, or vernal pools on the project site or nearby. The project site is a dry desert parcel within a developed country club. There have been no comments received regarding this project from the U. S. Fish & Wildlife Service or the California Department of Fish and Game. E. Would the project result in impacts to wildlife dispersal or migration corridors? Less Than Significant Impact. The project site is surrounded by developed parcels on three sides which have effectively cut off migration corridors through the project site. Wildlife corridors are still open in the Coral Reef Mountains which provide access to the higher mountains to the southwest. (Source: La Quinta MEA; Site Survey). There have been no comments received on this project from the U. S. Fish & Wildlife Service or the California Department of Fish and Game. 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 (RD), 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, Page 22 such as rock or gravel. The project site is located within MRZ-1. The MRZ-1 designation is applied to those areas where adequate information indicates that no significant mineral deposits are present or where it is judged that little likelihood exists for their presence (Source: La Quinta MEA; Site Survey). A. Would the project conflict with adopted energy conservation plans? No Impact. The City of La Quinta does not have an adopted energy plan, however, the City's General Plan Housing Element contains requirements for efficiency in housing construction and materials with the goal of reducing energy consumption. Future development will be required to meet Title 24 energy requirements (Sources: La Quinta General Plan; UBC). B. Would the project use non-renewable resources in a wasteful and inefficient manner? Less Than Significant Impact. Natural resources that may be used by this proposed project include air, mineral, water, sand and gravel, timber, energy, and other resources needed for construction. Title 24 requirements shall be complied with for energy conservation. Any landscaping will also be required to comply with the City's landscape water conservation ordinance as well as the requirements of the Coachella Valley Water District (Source: La Quinta MEA; Water Conservation Ordinance; Coachella Valley Water District; LSA, 1984). 3.9 RISK OF UPSET/HUMAN HEALTH Regional Environmental Setting Recent growth has increased the City's exposure to hazardous materials. Such exposure to toxic materials can occur through tl.1e air, in drinking water, in food, in drugs and cosmetics, and in the work place. Although large scale, hazardous waste generating employment is not 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. 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). Page 23 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 chemicals and pesticides that may be used within the project based on information provided by the applicant. No other risks are anticipated by the project. Use of any chemicals during the construction phase or on -going operations shall be by trained personnel only according to local Riverside County Health Department, OSHA, and EPA requirements. 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 permitted for project roadways, curbi, and gutters. These activities will not be permitted to interfere with emergency responses to th6 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. Traffic diversions are subject to inspection by the City's Public Works Department. 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, which consist primarily of accidental injuries. D. Would the project involve exposure of people to existing sources of potential health hazards? No Impact. There are no identifiable significant health hazards on the project site. The potential development of the proposed office/maintenance facility is not expected to create any health hazards. 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 a vacant parcel with sparse natural vegetation. The parcel has been previously graded. Thus, there is a very low fire potential from brush, grass, or trees. The construction of the proposed building will increase fire hazards for which the Fire Marshal requires conditions of approval for type of construction and materials. Page 24 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 54th Avenue and Madison Street. Residential areas are considered noise -sensitive land uses, especially during the nighttime hours. Residential uses are located on two' sides 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; La Quinta MEA). A. Would the project result in increases in existing noise levels? Potentially Significant Unless Mitigated. A Noise Assessment was prepared for the proposed project by Dames and Moore, in May 1997. The proposed project is anticipated to have significant adverse impacts from noise levels associates with the operation of the office/maintenance facility. Specifically, noise will be generated by chop saws, bench grinders, vehicular traffic, roof -mounted mechanical equipment (Air conditioners and evaporative coolers), and trash dumpster pick-up. The noise study indicates that the chop saw and bench grinder will be used periodically to cut PVC pipe and grind parts, respectively. These tools will be kept inside of the maintenance building with the doors closed. It is expected that the building structure would reduce noise from these tools. Additional noise reduction would occur from the nine foot high perimeter barrier (6-foot high on a 3-foot berm) on the south and west boundaries. The north and east boundaries have existing 6-foot high block walls. Sound levels would not be expected to exceed the City's daytime criteria of 60 dBA at any residence. Noise from these tools may not be audible at any residence (Source: Dames & Moore, May 27, 1997). Vehicular noise would result from employees and association members arriving and departing the site, as well as from maintenance trucks and vehicles. What is expected is that there will be some car pooling resulting in fewer vehicles and that the arrival times would vary and that landscapelmaintenance employee vehicles would enter through the Madison Street gate which is at least 200 feet from the closest residence within the walled facility. The office employees will use the Southern Hills access. The noise study reports that the worst case sound level would be less than 50 dBA at the residences. Since the City's daytime hourly sound level limit is 60 dBA, no significant impacts from vehicular traffic is anticipated. Car pooling would Page 25 reduce the impact even further. The proposed 9-foot high barrier would serve to reduce, even further, the noise impact at least 6 to 10 dBA (Source: Dames & Moore, May 27, 1997). Roof mounted mechanical equipment was determined to be approximately 38 dBA at the closest receptor and comply with the City noise ordinance at any time of day. Trash dumpsters were determined not to cause significant impacts in that the 9-foot high barrier would reduce noise. The dumpsters would be emptied twice a week. The noise generated by the trash truck emptying the dumpsters would be only brief episodes. Existing mitigation consists of a 6-foot high masonry perimeter wall on a 3-foot earthen berm along the north and east property boundaries. The proposed landscape setbacks (10 feet on Winged Foot, and 15 feet on Southern Hills) and walls along Southern Hills and Winged Foot within the project site may not completely mitigate the potential noise impacts from roll -up doors to the surrounding residential land uses (Source: Dames & Moore 1997). Given the existing mitigating features and the proposed mitigating features by design the noise study deternned that no significant impacts were identified, and that no additional mitigation would be required. Staff is not in complete agreement with this assessment due to the fact that the roll -up doors will be higher than the 9-foot barrier. The project proposes 12-foot high roll -up doors along the south and north elevations of the maintenance portion of the building. The southern roll -up door will face a residential area. The northern roll -up door will face the CVWD water well facility adjacent to the north. The wall on berm barrier will only be 9-feet high. It is a reasonable assumption that the roll -up doors will be opened at various times throughout the work day. Vehicles will pass through the roll - up doors as well as other equipment and materials. Noise will be generated by these activities as well as allowing noise generated from within the building to be heard from the outside. There is the potential for noise impacts upon the residents to the south. Mitigation for this impact can include eliminating or relocating the south roll -up door to the east or north elevations. 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 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. Page 26 Such high noise levels are not anticipated nor permitted after construction, or during the "operation" of the development (Source: La Quinta General Plan; Dames and Moore 1997). 3.11 PUBLIC SERVICES Regional Environmental.Setting Law enforcement services are provided to the City through a contract with the Riverside County Sheriff's Department. The Sheriff's Department extends service to the City from existing facilities located in the City of Indio. There is a small substation located within the La Quinta 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 day 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 #70, at the intersection of Madison Street and Avenue 54. The Fire Department is also responsible for building and business inspections, plan review, and construction inspections. Based upon a planning standard of one paid firefighter per 1,000 population, the City is currently underserved (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 hillsides 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 are two elementary schools, one middle school, and one high school within the City. The City is also within 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 county planning standards of 0.5 square feet per capita and 1.2 volumes per capita are used 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; La Quinta Library staff). Page 27 Health care services are provided in ,.he City through JFK Memorial Hospital in Indio, and the Eisenhower Immediate Care Facility in La Quinta on Hwy. 111. The Eisenhower Medical Center is located in Rancho Mirage. The Riverside County Health Department administers a variety of health programs for area residents and is located in Indio. Paramedic service is provided to the City by Springs Ambulance Service. Local Environmental.Setting The project site is just south of Fire Station 470, located at the southwest corner of the intersection of 52' Avenue and Madison Street. Ambulance services are also dispatched from Station #70. 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 is located in the Coachella Valley Unified School District. 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 structures. 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. The comment letter from the Fire Department shall be made part of the Conditions of Approval for the Site Development Permit (Source: Fire Department, October 30, 1997). B. Would the project have an effect upon, or result in the need for new or altered government services in relation to police protection? Less Than Significant Impact. Traffic collisions, patrol requests, and calls for service will impact the Sheriffs Department. This will generate a need for additional staff in the future. A comment letter from the Sheriffs Department stated that there were no objections to the proposed project (Source: Sheriffs Dept, October 24, 1997). C. Would the project have an effect upon, or result in a need for new or altered government services in relation to school services? Less Than Significant Impact. School overcrowding is a District -wide concern for the Coachella Valley Unified School District. The District's ability to meet the educational needs of the public with new schools has been seriously impaired in recent years by local, state, and Page 28 federal budget cuts that have had an 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 as mitigation (Source: CVUSD, November 7, 1997). 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? Less Than Significant Impact. The project site is served by existing infrastructure connected with the facilities installed in connection with development of PGA West. The streets within PGA West are private streets maintained by the various property associations with the country club. Madison Street is a public street that is maintained by the City of La Quinta. There is an anticipated cumulative impact upon the City for maintenance of Madison Street, but it is not projected to be significant. 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. It is not anticipated that there will be a significant impact to City staff from the proposed project. 3.12 UTILITIES Regional Environmental Services The City of La Quinta is served by the Imperial Irrigation District (IID) for electrical power supply and The Gas Company (TGC) for natural gas service. Existing power and gas lines and substations are found throughout the City. IID has four substations in La Quinta, with electricity generated by a steam plant in El Centro and hydroelectric power generated by the All American Canal. General Telephone Exchange (GTE) provides telephone services for the City. Colony Cablevision serves the area for cable television service. There are several wireless communication companies that provide services in the La Quinta area. The Coachella Valley Water District (CVWD) provides water and sewer service to the City. CVWD obtains its water from underground aquifers and from the Colorado River. CVWD operates a water system with potable water pumped from domestic water wells in the City. The wells range in depth from 5,00 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 Page 29 served by Waste Management of the Desert for solid waste disposal. Nonhazardous, mixed municipal solid waste is taken to the only open landfill (Edom Hill) within the Coachella Valley. Local Environmental.4etdng The project site is within a developed area. An existing sewer force main and water truck line are located along the east side of Madison Street. CVWD well #7623 is located adjacent to the north of the project site. Existing utilities are located throughout the PGA West development. A. Would the project result in a need for new systems, or substantial alterations to power and gas service? Less Than Significant Impact. Power, water, 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 and The Gas Company for the timely provision of utilities. 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. Media One is the current provider of cable television services for which the developer will have to coordinate with if the project is to have cable television service. Telephone and television service are existing in the PGA West development, thus there will not be a need for significant alterations to these services from the proposed project. 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. It is not anticipated that the project will result in a significant adverse impact upon the water resources of the area. The developer has been in contact with the Coachella Valley Water District regarding the provision of service to the project site. No significant impacts are anticipated by the proposed project, however, a comment letter regarding this project has not been received from the water district. D. Would the project result in a need for new systems, or substantial alterations to sewer services or septic tanks? Page 30 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. The developer has been in contact with the. Coachella Valley Water District regarding the provision of sewer service. Since sewer service exists at the PGA West development, it is not anticipated that there will be a significant impact upon the sewer system from the proposed project; however, a comment letter from the water district has not been received by the City. E. Would the project result in a need for new systems, or substantial alteration to storm water drainage? Less Than Significant Impact. The project will result in substantial construction of buildings, pavement and landscaping. The Whitewater River Storm channel is located approximately 4 miles north of the project site. There are no anticipated adverse impacts to the channel (Source: Site Survey; La Quinta General Plan). The La Quinta Evacuation Channel is located 3.5 miles to the northwest and provides drainage protection for the general area. Drainage specific to the proposed project will be directed to the PGA West golf courses as designed for the overall Specific Plan of the development. Since the drainage was previously planned for the proposed project site as part of the overall drainage master plan of the country club, there is no anticipated significant impact. On -site drainage plans for the project site will be reviewed to ensure compatibility with the overall drainage 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 the current franchisee when the office/maintenance facility is developed. Solid waste is transported to the one existing landfill in the Coachella Valley. This landfill is reaching capacity and may be closed in the near future. Development must comply with the City's Source Reduction and Recycling policies. Any on -site programs will be coordinated with Waste Management. This project will cumulatively impact solid waste systems and facilities. Green waste will be temporarily stored in bins pending pick-up which is proposed at two times per week (Source: Application materials). 3.13 AESTHETICS Regional Environmental Setting The City of La Quinta is partially located within a desert valley cove and partially on the desert floor. 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. Dominate architectural styles found in the City are Mediterranean and Spanish Revival, with a relatively low profile for residential structures and for most commercial structures, as well. Page 31 Local Environmental Setting The project site is located in a predo::nmately residential zoned area in the southeastern portion of the City. The proposed project site is in the SPR-I Zoning District that allows development up to 28 feet in height. Views from the project site consists of the Santa Rosa and Coral Reef Mountains to the west and south, the Guadalupe Creek/Devil's Canyon 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 not located within designated viewshed as designated by the City's General Plan. The vistas from the project site include the Coral Reef Mountains adjacent to the west, the Santa Rosa Mountains to the south, and the valley floor to the northeast and east. The proposed office/maintenance building will be constructed to 22 feet in height. The existing residential structures are unobtrusive, low profile, one story residential units. B. Would the project have a demonstrable negative aesthetic effect? Potentially Significant Unless Mitigated. The proposed project will be required to comply at the time of development with architectural and landscaping policies and ordinances of the City in effect, as well as the Specific Plan design criteria and guidelines. The proposed office/maintenance building will be 22 feet in height. A 22-foot high building surrounded by single story residential units would not create a noticeable visual impact. The proposed building features a mansard style of roof, which is different than the roof types of the surrounding structures and the other maintenance buildings within PGA West which have full hipped roofs. This raises the issue of architectural compatibility from an aesthetic point of view. The proposed mansard roof is not compatible with the existing and permitted roof styles within PGA West. The Specific Plan design guidelines do not include mansard roofs as a permitted roof style within the PGA West development. Mitigation would be to redesign the building to have hipped or gable roof lines compatible with the residential areas within the PGA West development. C. Would the project create light or glare? Less Than Significant Impact. The proposed project will include exterior security and both low and high level landscaping lighting which will cumulatively contribute to the existing light and glare in the City. All lighting f6l, the project must comply with the Dark Sky Ordinance and the requirements of the Lighting Ordinance for nonresidential land uses. Page 32 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 southeastern portion of the City. There are recorded archaeological sites within a one mile radius of the project site, indeed within the PGA West development. The project site was surveyed in conjunction with the 1984 EIR prepared for the Specific Plan. There are no recorded prehistoric or historic sites on the project site. A. Would the project disturb paleontological resources? Less Than Significant Impact. It is known that marine -associated paleontological resources are found in the general area at elevations below 42 feet above mean sea level. The proposed project site is located at sea level or just above. It was also determined that the project site was inside of the area designated by the Lakebed Paleontological Determination Study (Source: Lakebed Paleontological Determination Map). However, he project site has been disturbed by previous grading in the 1980s, so that the likelihood of undisturbed fossil deposits still present at the project site is low. B. Would the project affect archaeological resources? Less Than Significant Impacts. There are several archaeological sites within close proximity of the proposed project. The archaeological survey conducted in 1983, by LSA which included the project site, did not locate any archaeological sites. A historic structure that was indicated on the 1941 Coachella I Y USGS topo map was no longer standing at the time of the survey. It is likely that long-term agricultural use of the project area accounts for the absence of prehistoric material. It is known that the land had been previously leveled by the Kennedy family for the purpose of farming. Subsequent to the 1983 survey, there have been surveys conducted on parcels south of the project site, within the PGA West Specific Plan, where prehistoric sites were recorded. C. Would the project affect historical resources? No Impacts. There were no existing historic resources located during the cultural resources survey conducted in 1983. Page 33 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 values associated with the proposed project site. E. Would the project restrict existing religious or sacred uses within the potential impact area? No Impact. There are no known current religious uses or sacred uses on the proposed project site. 3.15 RECREATION Regional Environmental Setting The City of La Quinta has an adopted Parks and Recreation Element and 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 vacant desert land. There is no evidence that there have been any organized or approved public recreational uses on the property. A. Would the project increase the demand for neighborhood or regional parks or other recreational facilities? Less Than Significant Impact. The proposed project will not significantly impact the existing park and recreation facilities as the project site is a vacant parcel not designated for recreation uses. Parkland fee for commercial development shall be paid as mitigation for this project. B. Would the project affect existing recreational opportunities? Less Than Significant Impact. The proposed office/maintenance facility will not significantly affect existing parks and recreation facilities as there are no existing or permitted recreation facilities on the project site. Parkland fee for commercial development shall be paid as mitigation for this project. SECTION 4• MANDATORY FINDINGS OF SIGNIFICANCE Page 34 The proposed project will not have unmitigable significant adverse impacts on the environmental issues addressed in the checklist and addendum. 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. 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: Hydrology Study -.PGA West Master Hydrology Study, 1984. 2. Cultural Resources Assessment: PGA West Specific Plan EIR, LSA, Inc. 1984. USDA Soil Conservation Service Soil Survey of Coachella Valley. 1979. 4. City of La Quinta Historic Context Statement (Draft- Dec. 1996). Prepared by Leslie Mouriquand. 5. Noise Study: Dames & Moore, May 27, 1997. 6. Draft Environmental Impact Report- PGA West, LSA, January 3, 1984 Page 3 5 B. Impacts Adequately Addressed. All 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. A Mitigation Monitoring Plan containing these measures will be included as part of the Environmental Assessment and project conditions of approval. Page 36 W 0 z Q J a O U Qa _d zW �U 0 Q u- LL O Q �o U � G. a Z O z 0 0 O O L0 co r\ 0 z W 0 a N Cl) W N w Q r- a) V L N N 0 z I ON c CD r O 0 N cM Lo Lo CD d. 0 0 Z z z U_ W Lli ru J � G. PJ W Q LLJ a p Q 0 LLi z a Lli H Q O p ie Lli i h h z O p U W z z O U z Q 0 O It a 0 z O F- z 0 E Z O_ p C7 L F.. R v� W = I F- f NL � r Z I W ui m IL LU C O I ZI I O J ' O LL Ili Z F- W F- Q Q LLD U m Z Q C] �w a� � U OW z U U LLJ M U O N OO Lu �'- -J CC m Fn N z;i m c� in:-r. 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U 5; w O 2 U U Q � LLI U E•- Q U .O d O C7 CD U gyp, E O C O d M 4" C QQ O +' a) Z p N w J X CD > m N O 0- N Z Z . 0 41 O O +� C C w 0 E +, w E 4 a� E a o m a) U 0 OC N Y 4, U m OL L Q Z Q U >, O .% f° E c m o_ = d O WE m cn U a) -am n. U) O i_ � 41 o 41 +� a) � ) } Q Z 0 m o_ o •F b' m m a� �_ a -0 QW � Q :+- E N w 41C v1 Q m m uj d7 ? m O E W m a) U L a)O W C m F- .. +' a E fn C U U a) Vi m m O Ln cn _ N -0 Q W U M -j 0= m UL Q o RECREATION CORPORATION fff ATTACHMENT 6 November 7, 1997- J� Novo 7 1997 J U Gay OF LAQUM-fA p_ LJNING DEPAR�' City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 Re: Site Development Permit 97-615 To Whom it may Concern: This is to serve as written verification that KSL Recreation Corporation ("KSL") has a written agreement with PGA WEST Residential Association (the "Association") pursuant to which the Association is required to construct a berm four feet in height and a wall six feet in height on the south side of 54-320 Southern Hills at Winged Foot. KSL strongly believes that the height of the berm and wall are necessary to mitigate any adverse impact on adjacent homeowners arising from the maintenance facility that will be built behind the berm and wall. Sincerely, KSL Recreation Corporation C 4t Larry Lic iter Executive Vice President LEL/lf America's Leader In Distinctive Lifestyle and Recreation 56-140 PGA Boulevard • La Quinta, California 92253 • (619) 564-1088 • Fax (619) 564-4880 B I #A STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 9, 1997 CASE NO.: TENTATIVE TRACT MAP 25953, REVISED REQUEST: APPROVAL OF AN ON C FOR SES PLANSA1 3H OR TENTATOF THE IEE VE APPROVED PROTOTYPE TRACT MAP 25953 LOCATION: NORTHWEST CORNER OF MILES AVENUE AND DUNE PALMS ROAD APPLICANT: OLIPHANT AND WILLIAMS ASSOCIATES, INCORPORATED PROPERTY OWNER: MR. MICHAEL HIRSCH, TRUSTEE (HIRSCH FAMILY TRUST) ARCHITECT: STOFFREGEN FULLER AND ASSOCIATES ENVIRONMENTAL CONSIDERATION: A MITIGATED NEGATIVE DECLARATION (EA 97-346) WAS CERTIFIEDBY TRACT MAP COUNCIL25953(REVIS (REVISED) O FOR WHICH THIS IS REQUEST IS A PART. GENERAL PLAN DESIGNATION: ZONING DESIGNATION: SURROUNDING LAND USES: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) RL (LOW DENSITY RESIDENTIAL) NORTH: LA QUINTA PALMS (GATED) DEVELOPMENT SOUTH: TOPAZ DEVELOPMENT EAST: ACROSS DUNE PALMS ROAD, VACANT AND CACTUS FLOWER DEVELOPMENT WEST: QUINTERRA DEVELOPMENT STPCSONRISA3-20, CONDPCSONRISA3-20 Page 1 of 3 BACKGROUND: Site Information The vacant site is located at the northwest corner of Miles Avenue and Dune Palms Road. The adjacent roadways are paved but have not been widened nor have curbs been installed. There are existing residential developments directly north, west, and east of the site. Planning Commission/City Council Action On November 12, 1997, the Planning Commission, on a 5-0 vote, approved Resolution 97- 072 recommending to the City Council approval of revisions and third one year time extension for Tentative Tract Map 25953 (Attachment 1). The City Council approved the project on December 2, 1997. Three plans for Mediterranean style houses with two different front elevations each, ranging in size from 1,724 square feet to over 2,200 square feet (Plan Units 1-3) were approved. A summary of each housing unit type is noted in the following table: Plan 1 - 1,724 sq. ft. 3 bedroom 2 car garage + workshop space Plan 2 - 2,220 sq. ft. Plan 3 - 2,292 sq. ft. 14 bedroom 13 bedroom + study 3 car garage 3 car garage Exteriors combine two-tone concrete -tile roofing and overhanging eaves with flat roofs, a multi -tone color scheme, stucco cement plaster surfaces, covered entries, and metal roll - up sectional garage doors. The architectural plans for Plans 1-3 are attached (Attachment 2A-C). Proiect Request The developer requests that a third front elevation be allowed for each approved prototype house (Elevation C). The elevations are Mediterranean in style and similar to the previously approved plans. See the attached information (Attachments 3 and 4). STATEMENT OF THE ISSUES: Based on the provisions of the California Environmental Quality Act and Zoning Code the following overview of the project is provided: The size and height of the new prototype is in conformance with the Zoning Code. 2. Environmental Assessment 97-346 was certified by the City Council on December 2, 1997, approving revisions to Tentative Tract Map 25953 and the new houses. STPCSONRISA3-20, CONDPCSONRISA3-20 Page 2 of 3 No additional environmental review is necessary for architectural changes to the approved plans. 3. Adding a third front elevation to Plans 1-3 will enhance the development by providing architectural diversity which is encouraged in Section 9.210.010 (Site Development Permits) of the Zoning Ordinance. CONCLUSION: The architectural characteristics of Building Elevation "C" for Plans 1-3 are compatible to previously approved building elevations. RECOMMENDATION: Approve a third building elevation for the approved prototype houses for Tentative Tract Map 25953 (Revised), subject to the attached conditions. Attachments: 1. TTM 25953, Revised (Reduced) 2. Approved Building Elevations (Reduced) 3. Proposed Building Elevations (Reduced) 4. Large Exhibits (Planning Commission Only) Prepared by: ..Greg Trousd6ll, Associate Planner Submitted by: Christine dii lorio, lanning Manager STPCSONRISA3-20, CONDPCSONRISA3-20 Page 3 of 3 CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 25953, REVISED OLIPHANT AND WILLIAMS, INC. DECEMBER 9, 1997 CONDITIONS OF APPROVAL GENERAL 1. Prior to the issuance of a building permit for construction of any building in this tract, the construction plans shall be approved by the Community Development Department. 2. The applicant shall comply with conditions imposed under Tentative Tract Map 25953, Revised. 3. Developer (or property owner) agrees to indemnify, defend and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. CONDPCSonrisa3-20 ATTACHMENTS I IN PNI CRP Or U WWA. MUM Or WNCMC, C"ODUA BEING A PORTION OF THE 1/4 ATIVEENW 1/4 TRACTFNO. 25953 5., R.7 E., S.E3.E I. F ATTACHMENT 1 :i i M rw wl l mLa m 1� F:W.. ( .w tAlY[M v n< on .non •n i ATTACHMENT 2A E� O a W J W r Z a a z O a W J W H z O m u. r•] Tm z a .j IL z O H a W J W F- z O m LL ATTACHMENT 2B n V z a J a z O H a W J LU z O m LL z O W W F- z O m LL Q z ry4.i ,o ,l i La i W .j w z Q J 91 ATTACHMENT ZC z 0 LU W W z Q J a ilmmmrm ❑;❑ ❑ ❑ o ❑'ill 1❑ w ��❑❑ ❑' z ❑�❑ ❑❑ o oc LL ■ STAFF REPORT PLANNING COMMISSION DATE: DECEMBER 9, 1997 CASE NO.: SITE DEVELOPMENT PERMIT 97-611, AMENDMENT #1 REQUEST: APPROVAL OF A NEW PROTOTYPE SINGLE-FAMILY HOUSE PLAN FOR TRACT 27899 (MARBELLA AT LA QUINTA NORTE) LOCATION: SOUTHEAST CORNER OF MILES AVENUE AND ADAMS STREET APPLICANT/ PROPERTY OWNER: CENTURY-CROWELL COMMUNITIES (D.B.A. CENTURY HOMES) ARCHITECT: BENJAMIN AGUILAR AND ASSOCIATES GENERAL PLAN/ ZONING: LOW DENSITY RESIDENTIAL (2-4 DU'S/ACRE) AND RL (LOW DENSITY RESIDENTIAL) BACKGROUND: On September 16, 1997, the City Council approved the following housing units for Tract 27899 (Attachment 1): na1 Rav Cariam Plan 3 1,445 sq. ft. Plan 4 1,567 sq. ft. Plan 5 1,678 sq. ft. 3 bdrm./3 car garage 3 bdrm./2 car garage + storage 3 bdrm./3 car garage One Story One Story I One Story Marhalla SP_m%_Q Plan 1 1,450 sq. ft. Plan 2 1,803 sq. ft. Plan 3 2,166 sq. ft. Plan 4 2,240 sq. ft. 3 Bedroom 3 Bedroom 4 Bedroom 3 Bedroom 3 car garage 2 car garage 3 car garage 3 car garage One Story One Story One Story One Story Note: Marbella series to be bunt on Lots ;3y-111- STRPPCSDP611AMEND-20/CONDPCSDP611AMEND-20 Page -_ of 2 Development Request Century Homes has requested a Plan 2 unit be permitted to be built in the Del Rey Series portion of this development (i.e., Logs 1-38). Plan 2 is a single story house (1,460 square feet) with three bedrooms and attached two -car garage. Architectural elements match those used for the other approved prototype houses. Three different facade treatments are proposed. ANALYSIS: The RL Zoning Code provisions are being met because the house exceeds 1,400 square feet and provides covered off-street parking in a garage, and is architecturally compatible with other previously approved houses in terms of material, style, mass, etc. Plan 2 has also been built in adjacent Century developed properties (e.g., Tracts 26188, 25363 and 23935). CONCLUSION: The applicants' development request conforms to the provisions outlined in the City's Zoning Code if conditions are met. RECOMMENDATION: Approve Site Development Permit 97-611 (Amendment #1), subject to the attached recommended Conditions. Attachments: 1. Location Map 2. Large Plans - Planning Commission Only Prepared by: reg tr'owiidell, Associate Planner Submitted by: 04wt- � Christine diorio, Pla Wing Manager STRPSDP611Amend-20/CONDSDP611Amend-20 Page 2 of 2 CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 97-611, AMENDMENT #1 CENTURY BIOMES DECEMBER 9; 1997 CONDITIONS OF APPROVAL GENERAL The applicant shall comply with conditions imposed under Site Development Permit 97-611. 2. Developer (or property owner) agrees to indemnify, defend and hold harmless the City of La Quinta in the event of any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel in its sole discretion. C ONDPC SDP611 Amend-20 ATTACHMENTS ATTACHMENT #' I MILES AVENUE _ MnM AVE _ III �• � . • "/ m '�.L.. 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