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1995 10 24 PCI a'� T. ' 2 -- a l f�yOFTNt♦ PLANNING COMMISSION AGENDA A Regular Meeting to be Heald at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California. October 24, 1995 4:00 P.M. **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution 95-044 Beginning Minute Motion 95-044 CALL TO ORDER - Flag Salute ROLL CALL PUBLIC COMMENT This is the time set aside for citizens to address the Planning Commission on matters relating to City planning and zoning which are not Agenda items. When addressing the Planning Commission, please state your name and address. WORKSHOP - Discussion of the Zoning Ordinance Update PUBLIC COMMENT 7:00 P.M. PC/AGENDA PUBLIC HEARINGS 1. Item .............. Applicant ....... Location ........ Request ......... Action ............ BUSINESS ITEMS Item ............. Applicant ...... Location ........ Request ......... Action ........... 2. Item .............. Applicant..... . Location ...... Request ....... Action ......... CONSENT CALENDAR CONTINUED - CONDITIONAL USE PERMIT 95-021, PLOT PLAN 95-564, AND ENVIRONMENTAL ASSESSMENT 95-309 The Keith Companies for USA Properties West of Washington St. and 700-feet north of Calle Tampico 1) Certification of a Mitigated Negative Declaration of environmental impact; 2) Approval of a 128-unit apartment complex; 3) Approval of a deviation from the development standards to reduce the gross livable area from 1400 sq. ft. to 750 sq. ft.; 4) Approval of a 30% density bonus to allow 11 units per acre, and reduction to two parking spaces for two bedroom units for affordable housing. Resolution 95- , Resolution 95- PLOT PLAN 95-552 Rancho Capistrano Development Corporation for KSL PGA West Corporation Within PGA West Approval of an Amendment to a Condition of Approval for approved Ryder, Heritage, and Masters Collection units. Minute Motion 95- SPECIAL ADVERTISING DEVICE 95-084 Schatzi's Grill 51-230 Eisenhower Drive Approval of a Temporary Advertising for Schatzi's Grill Minute Motion 95- Approval of the Minutes of the meeting of October 10, 1995. COMMISSIONER ITEMS 1. Commissioner report of City Council meeting 2. Department update 3. Discussion regarding Uniform Building Code Energy Standards ADJOURNMENT STUDY SESSION Study Session Room 3:00 P.M. 1. Conditional Use Permit 95-021, Plot Plan 95-564, and Environmental Assessment 95-309 - The Keith Companies for USA Properties 2. All Agenda Items PC/AGENDA ZO STAFF REPORT PLANNING COMMISSION TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT DATE: OCTOBER 24, 1995 SUBJECT: LA QUINTA ZONING ORDINANCE UPDATE The Oast Zoning Ordinance update review occurred on October 10, 1995. At that time the Commission reviewed Chapters 9.110 through Chapter 9.180 for a final review. Due to the normal Study Session scheduled for this meeting, Staff is only including the Definition Section of the Code (Chapter 9.300) for your review at this time. RECOMMENDATION: Staff recommends that the Planning Commission review the submitted Chapter and determine acceptability. Attachments: Excerpt from Zoning Ordinance Update (Chapter 9.300) PCs& 109 ATTACHMENT I CHAPTER 9.300: DEFINITIONS ...................................... 1 9.300.010 Purpose and Applicability .................................. 1 9.300.020 Use of Terms ............................................ 1 9.300.030 Definition of Terms ....................................... 2 CHAPTER 9.300: DEFINITIONS 9.300.010 Purpose and Applicability. This Chapter shall be known as the Zoning Code definitions. The purpose of these provisions is to promote consistency and precision in the interpretation of this Code. The meaning and construction of words and phrases as set forth shall apply throughout this Code except where the context of such words or phrases clearly indicates a different meaning or construction. 9.300.020 Use of Terms. A. Rules for Construction of Language. The following general rules of construction shall apply to the textual provisions of this Code: 1. The specific shall supersede the general. 2. The word "shall' is mandatory. The word "may" is discretionary. The word "should" identifies a regulation or design guideline which must be followed in the absence of compelling opposing considerations identified by the City decision -making authority. 3. In the case of any difference of meanings or implication between the text regarding a provision of the Code and any title, heading, caption, or illustration, the text shall control. 4. Unless the context clearly indicates otherwise, words used in the present tense include the future, words used in the singular include the plural, and words used in the plural include the singular. Unless the context clearly indicates otherwise, certain conjunctions shall be interpreted as follows: a. "And" indicates that all connected items or provisions shall apply. b. "Or" indicates that the connected items or provisions may apply singly or in any combination. c. "Either ... or" indicates that the connected items or provisions shall apply, but not in combination. 6. Unless otherwise indicated, all public officials, bodies and agencies to which reference is made are those of the City of La Quinta. B. Time Periods. The use of the term "days" to describe a specific time period does not include the day the action was taken but does include all subsequent days unless the last day falls upon a Saturday, Sunday, or a legal City holiday, in which case the next business day shall be the last day of the time period. 9.300: DEFINITLTONS [Draft. 81281951 9.300.030 Definition of Terms. Abandoned means a structure or use, the development or operation of which has been ceased or suspended. Abutting or adjacent means two or more parcels sharing a common boundary at one or more points. Accessory building or structure means a building or structure, the use of which is subordinate and incidental to the main building or use on the same building site.. Accessory use means a land use subordinate and incidental to the principal use on the same building site. Actual construction means the actual placing of construction materials in their permanent position fastened in a permanent manner except that where a basement is being excavated, such excavation shall be deemed to be actual construction, or where demolishing or removal of an existing building or structure has begun, such demolition or removal shall be deemed to be actual construction, providing in all cases that actual construction work be diligently carried on until the completion of the entire building or structure involved. Administrative office means a place of business for the rendering of service or general administration, but not including retail sales. Adult business, adult entertainment business, or adult oriented business. See section .... W--- Advertising device or display. See sign definitions, section Alley means a public or private way permanently reserved as a secondary means of access to abutting property. Alteration means any physical change in the internal or external composition of a building or other structure. Animal hospital or animal clinic. See veterinary clinic. Antenna means a device for transmitting or receiving radio, television, satellite, microwave, or any other transmitted signal. Apartment means a dwelling unit within an apartment building designed and used for occupancy by one family on a rental basis. Apartment building or Apartment project means a building or group of buildings in a single Pa 9.300: DEFINITIONS [Draft: 81281951 ownership with three or more dwelling units per building and with most or all units occupied on a rental basis. Area, project net. See Project net area. Attached structures means two or more structures which are physically connected with a wall, roof, deck, floor, bearing or support structures, trellises, architectural features or any other structure, fixture or device that exceeds 30 inches in height above the finished grade. Attached dwelling or attached residential. See Dwelling, attached. Automobile repair specialty shop means a retail and service place of business engaged primarily in light repair and sale of goods and services for motor vehicles, including brake, muffler and tire shops and their accessory uses. Heavier automobile repair such as major body and paint work, transmission repair, or engine repair are not included in this definition. Automobile service station means a retail place of business engaged primarily in the sale of motor fuels and supplying those incidental goods and services which are required in the day-to-day operation of motor vehicles. Automobile wrecking or Automobile dismantling means the storage or taking apart of damaged or wrecked vehicles or the sale of such vehicles or their parts. Awning means a roof -like cover that is attached to and projects from the wall of a building for the purpose of decoration and/or providing shielding from the elements. Basement means a habitable building level which is partly or completely underground. A basement shall be counted as a building story if more than five feet of the height of any portion is above adjoining finish grade. Bed and breakfast or "B & B" means an establishment primarily engaged in providing temporary lodging (i.e. less than 30 days) for the general public with access provided through a common entrance to guest rooms having no cooking facilities. Meals may or may not be provided. Bedroom means any habitable room other than a kitchen, bathroom, hallway, dining room, or living room. Berm means a mound or embankment of earth. Billboard. See sign definitions in section .... Boarding house means any building or portion thereof with access provided through a common 9.300: DEFINITIONS [Draft. 8/28/951 entrance to guest rooms having no cooking facilities. Guest rooms are rented on a monthly basis or longer and meals are provided. Buildable area means the portion of a building.site remaining after deducting all required setbacks and meeting any requirements regarding maximum lot coverage or minimum open area. Building means an enclosed structure having a roof supported by columns or walls. Building height means the height of a building relative to the surrounding ground area. Measurement of maximum building height is defined in Sections ... and .... Building, main means the building containing the main or principal use of the premises. Building, relocatable means a building which is not placed on a permanent foundation and is designed to be movable from one location to another without the need for a special permit such as that required to move a conventional house. Relocatable buildings include but are not limited to mobilehomes; construction trailers, and modular buildings. Building site means a parcel or contiguous parcels of land established in compliance with the development standards for the applicable zoning district and the City's Subdivision Code. Building site area means the horizontal area within a building site expressed in square feet, acres, or other area measurement. Building site coverage. See Lot coverage. Building site, panhandle or flag. See Lot definitions Building site, through means a building site having frontage on two parallel or approximately parallel streets. [see "lot, through'] Business park See Industrial park Caretaker means a person who lives on the premises for the purposes of managing, operating, maintaining or guarding the principal use or uses permitted on the premises. Carport means a roofed structure or a portion of a building which is open on two or more sides for the parking of automobiles belonging to the occupants of the property. Cellar means a non -habitable building level which: (1) has more than one-half of its height below the adjoining finish grade at all points; and (2) has a floor area no more than one-half that of the floor immediately above. A cellar is not counted as a building story. 4 9.300: DEFINITIONS [Draft. 81281951 Certificate of occupancy or certificate of use and occupancy means a permit issued by the City prior to occupancy of a structure or the establishment of a land use to assure that the structure or parcel is ready for occupancy or use and that all ordinance requirements and project conditions of approval are fulfilled. Child day care center or preschool means a child day care facility operated by a person, corporation or association used primarily for the provision of daytime care, training or education of children at any location other than their normal place of residence. The maximum number of children accommodated is determined by state licensing provisions and city use permit conditions. Child day care facility means, consistent with section 1596.750 of the state Health and Safety Code, a facility which provides nonmedical care to children under 18 years of age in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual on less than a 24-hour basis. Child day care facility includes both child day care centers and child day care homes. Child day care home or family day care home means, consistent with section 1596.78 of the state Health and Safety Code, a child day care facility which regularly provides care, protection and supervision of 12 or fewer children in the provider's own home, including children under the age of ten years who reside at the home. City means the city of La Quinta. City council means the city council of the city of La Quinta. Cleaning plant or laundry plant means a central processing facility for dry cleaning or laundering of clothing and fabrics collected from and returned to patrons and dry cleaning and laundry agencies. Clinic, medical means an organization of medical doctors providing physical or mental health service and medical or surgical care of the sick or injured, but not including inpatient or overnight care. Club means an association of persons for some common purpose, but not including organizations which provide goods or services and which are customarily carried on as businesses. Code means this Zoning Code unless another code, ordinance or law is specified. Commercial means operated or conducted on a frequent basis for the purpose of financial gain. Commercial center. See Shopping center. Commercial recreation means any use or activity where the primary intent is to provide amusement, pleasure or sport but which is operated for financial gain. It includes establishments where 5 9.300: DEFINIT11ONS [Draft: 81281951 food and beverages are sold as a secondary or ancillary use, but does not include restaurants, nightclubs and cocktail lounges. Commercial vehicle means a vehicle customarily used as part of a business for the transportation of goods or people. Commission means the planning commission of the city of La Quinta unless another commission is indicated. Community care facility. See Residential care facility. Community apartment project means a project in which an undivided interest in the land is coupled with the right of exclusive occupancy of any apartment located thereon. Conditional use means a discretionary entitlement under the provisions of this Zoning Code which authorizes a specific use or development of a specific property subject to compliance with all terms and conditions imposed on the entitlement: Condominiummeans, consistent with section 1351 of the state Civil Code, an undivided interest in common in a portion of real property coupled with a separate interest in space in a residential, industrial or commercial building on such real property, such as an office or store or multifamily dwelling. A condominium may include, in addition, a separate interest in other portions of such real property. Congregate care facility means a facility providing care on a monthly basis or longer and which is the primary residence of the people it serves. It provides services to the residents such as the following: dining, housekeeping, security, medical, transportation and recreation. Any commercial services provided are for the exclusive use of the occupants of the facility. Such a facility may be located in more than one building and on contiguous parcels within the building site. Congregate living facility means a single family residential facility which is licensed by the state to provide living and treatment facilities on a monthly or longer basis for six or fewer developmentally disabled persons or six or fewer persons undergoing treatment for alcohol or drug abuse and which is permitted in single family residences by operation of state law. (see also "residential care facility") Convalescent home or Convalescent hospital means a facility licensed by the state department of health services which provides bed and ambulatory care for more than six patients with postoperative convalescent, chronic illness or dietary problems and persons unable to care for themselves, including persons undergoing psychiatric care and treatment both as inpatients and outpatients, but not including persons with contagious diseases or afflictions. A convalescent home may also be known as a nursing home, convalescent hospital, rest home, or home for the aged. P. 9.300: DEFINITIONS [Draft. 8128,1951 Conversion project means an apartment house or multiple or group dwelling which is existing, under construction or for which building permits have been issued, and which is proposed for conversion to a residential condominium, community apartment, residential stock cooperative or planned development. Corner lot. See definitions under Lot. County means the county of Riverside unless another county is indicated. Day care center. See Child day care center. Decision -making authority or decision -making body means a person or group of persons charged with making decisions on proposals, applications, or other items brought before the city. Density means the number of dwelling units per gross acre, unless another area measurement is specified. Detached building or structure means a building or other structure that does not have a wall or roof in common with any other building or structure. Development means, on land or in or under water: the placement or erection of any solid material or structure; discharge or disposal of any dredged material or of any gaseous, liquid, solid or thermal waste; grading, removing, dredging, mining or extraction of any materials; change in the density or intensity of use of land, including but not limited to subdivision pursuant to the Subdivision Map Act, and any other division of land, including lot splits, except where the land division is brought about in connection with the purchase of such land by a public agency for public recreational use; change in the intensity of use of water, or of access thereto; construction, reconstruction, demolition or alteration of the size of any structure, including any facility of any private, public or municipal utility; and the removal or harvesting of major vegetation other than for agricultural purposes. Director or Community Development Director means the Community Development Director of the city or the Director's authorized agent or representative. District. See Zoning district. District, Nonresidential. See Nonresidential District. District, Residential. See Residential District. District, Special Purpose. See Special Purpose District. Drive-in or drive-thru means designed or operated so as to enable persons to receive a service or 7 9.300: DEFINITIONS [Draft. 81281951 purchase or consume goods while remaining within a motor vehicle. Driveway means a vehicular passageway providing access from a public or private street to a structure or parking area or, in the case of residences, to a garage, carport, or legal parking space. A driveway is not a street. Driveway approach means a designated area between the curb or traveled way of a street and the street right-of-way line that provides vehicular access to abutting properties. When vehicular access to a building site is provided by way of a common driveway, the driveway approach is the line of intersection where the individual driveway abuts the common driveway. Duplex means a permanent building containing two dwelling units on a single lot. Dwelling means a building or portion thereof designed and used for residential occupancy, but not including hotels or motels. Dwelling, attached means a main dwelling unit attached to one or more other main dwelling units by means of a roof or interior wall. Dwelling, main or primary residence means the dwelling unit permitted as the principal use of a parcel or building site, either by itself or with other dwelling units (as in multifamily buildings). Dwelling, multifamily means a building containing three or more dwelling units on a single parcel or building site. Dwelling, single-family means one main dwelling unit on a single parcel or building site. Dwelling, single-family detached means a single family dwelling not attached to any other main dwelling. Dwelling, patio home means a single family detached dwelling shifted to one side of the lot; i.e. placed on the lot so that one side setback is zero or nearly zero and the other side setback is larger than if both side setbacks were approximately equal. Dwelling, two -unit attached means a main dwelling unit attached to one other main dwelling unit by means of a roof and/or interior wall, with each dwelling unit occupying its own lot. Dwelling, townhome means a main dwelling unit attached typically to two or more other main dwelling units by means of a roof and/or interior wall, with each dwelling unit occupying its own lot. Dwelling unit means one or more rooms, including a bathroom and kitchen, designed and used for occupancy by one family for living and sleeping purposes. 0 9.300. DEFINITIONS [Drat. 81281951 Dwelling unit, second. See Second residential unit. Easement means a recorded right or interest in the land of another which entitles the holder thereof to some use, privilege or benefit in, on, over or under such land. Educational institution means a private or public elementary or secondary school, college or university qualified to give general academic instruction equivalent to the standards prescribed by the state board of education. Elevation means the vertical distance above sea level. Employee's quarters means quarters, with or without cooking facilities, for the housing of domestic employees and located upon the same building site occupied by their employer. Enclosed means roofed and contained on all sides by walls which are pierced only by windows, vents or customary entrances and exits. Exception means a city -approved deviation from a development standard based on the following types of findings by the decision -making authority: (1) A general finding such as that notwithstanding the exception, the resulting project will still be consistent with the goals and/or policies underlying the development standard; and (2) One or more specific findings justifying the particular exception requested. Family means one or more persons occupying one dwelling unit. The word "family" includes the occupants of congregate living and residential care facilities, as defined herein, serving six or fewer persons which are permitted or licensed by the state. The word "family" does not include occupants of a fraternity, sorority, boardinghouse, lodging house, club or motel. Family day care home. See Child day care home. Flag. See sign definitions, section .... Flag lot or panhandle lot. See definitions under Lot. Flood means a general and temporary condition of partial or complete inundation of land areas from the overflow of inland and tidal waters, the rapid accumulation of runoff of surface waters from any source, or mudslides (i.e., mudflows) which are proximately caused or precipitated by accumulations of water on or under the ground. Flood insurance rate map (FIRM or Flood boundary and floodway map mean the official maps L•: 9.300: DEFINITIONS [Draft: 81281951 provided by the Federal Emergency Management Agency (FEMA) which delineate the areas of special flood hazard, the risk premium zones and the floodways applicable to the city. Floodplain means the land area adjacent to a watercourse and other land areas susceptible to being inundated by water. Floodproofing means any combination of structural and nonstructural additions, changes or adjustments to structures which reduce or eliminate flood damage to real estate or improved real property, water and sanitary facilities, structures and their contents. Floodway means the channel of a river or other watercourse and that part of the floodplain reasonably required to discharge the base flood without cumulatively increasing the water surface elevation more than one foot. Floor area, gross. See Gross floor area. Floor area, livable. See Livable floor area. Floor area ratio means the numerical value obtained by dividing the gross floor area of all buildings, except parking structures, located on a building site by the building site area. Fraternity house or Sorority house means a building or portion of a building occupied by a chapter of a regularly organized college fraternity or sorority officially recognized by an educational institution. Freestanding sign. See sign definitions, section Front lot line. See definitions under Lot line. Gas station or service station. See automobile service station. Garage means a building or portion of a building used primarily for the parking of motor vehicles. General plan means the General Plan of the city of La Quinta. Government Code means the California Government Code. Grade, average means the elevation determined by averaging the highest and lowest elevations of a parcel, building site, or other defined area of land. Grade, average finish means the elevation determined by averaging the highest and lowest elevations of a parcel, building site, or other defined area of land after final grading. 10 9.300. DEFINITIONS [Draft. 81281951 Grade, finish means the ground elevation at any point after final grading. Grading means the filling, excavation or other movement of earth for any purpose. Granny flat or Granny housing means a secondary dwelling unit which is: (1) intended for the sole occupancy of one or two adult persons 62 years of age or over, and (2) located on a building` site containing an existing single family detached dwelling. The floor area of an attached granny flat does not exceed 30 percent of the existing floor area of the primary single family residence and the floor area of a detached granny flat does not exceed 1200 square feet. (See also Second residential unit). Grazing means the act of pasturing livestock on growing grass or other growing herbage or on dead grass or other dead herbage existing in the place where grown as the principal sustenance of the livestock so grazed. Gross acreage means the land area, expressed in acres, within a parcel or group of contiguous parcels minus any right-of-way for arterial highways not including collector streets. Each acre so determined is a gross acre. Gross density. See Density. Gross floor area means the total square footage of all floors of a building, including the exterior unfinished wall structure but excluding courtyards and other outdoor areas. Gross lot or parcel area. See Lot area, gross. Groundfloor loor area means all enclosed area within the ground floor of a structure, including exterior walls and mechanical spaces. Carports, garages, accessory buildings, and parking structures are included in ground floor area but swimming pools and unenclosed post -supported roofs over patios and walkways are not included. Ground sign. See freestanding sign in sign definitions, section .... Guest house means an attached or detached dwelling unit which has sanitary facilities and which is used primarily for sleeping purposes by members of the family occupying the main residence and their non-paying guests. Habitable area see Livable floor area. Habitable room means any room usable for living purposes, which includes working, sleeping, eating, cooking or recreation, or a combination thereof. A room designed and used only for storage purposes is not a habitable room. 11 9.300: DEFINITIONS [Draft. 81281951 Hazardous waste means a waste or combination of wastes which, because of its quantity, concentration, toxicity, corrosiveness, mutagenicity, or flammability, or its physical, chemical, or infectious characteristics, may: 1) cause or significantly contribute to an increase in mortality or an increase in serious irreversible or incapacitating reversible illness; or 2) pose a substantial present or potential hazard to human health or the environment when improperly treated, stored, transported, disposed of, or otherwise managed. Home for ,the aged. See Convalescent home. Home occupation means an occupation or activity conducted as an accessory use within a dwelling unit incidental to the residential use of the property. See section .... Hospital means a facility licensed by the state department of health services providing clinical, temporary or emergency service of a medical, obstetrical, surgical or mental health nature to human patients. Hotel means any building or portion thereof with access provided through a common entrance, lobby or hallway to guest rooms which are rented on a daily or weekly basis and which has cooking facilities in less than 25 percent of the guest rooms. Identification sign. See sign definitions, section .... Industrial parr Business parr or Office park means a nonresidential development wherein the permitted uses are planned, developed, managed and maintained as a unit, with landscaping, amenities, and common offstreet parking provided to serve all uses on the property. Intensity means the level of development or activity associated with a land use, as measured by one or more of the following: 1. The amount of parking required for the use per Section .... 2. The operational characteristics of the use such as hours of operation, the inclusion of dancing or live entertainment as part of the use, or similar characteristics. 3. The floor area occupied by the use. 4. The percentage of the building site occupied by the use or by the structure containing the use. Interior lot line. See definitions under Lot line. Kennel or animal shelter means any property where four or more dogs are kept or maintained for any purpose except for treatment at pet grooming, services, or veterinary clinics or hospitals. Kitchen means any room all or part of which is designed and/or used for the cooking or other 12 9.300: DEFINITIONS [Draft. 81281951 preparation of food. Land use. See Use. Land use intensity. See Intensity. Landfill, sanitary means an area designed and used for the disposal of solid waste on land by spreading it in layers, compacting it and covering it daily with soil or other approved cover material. Laundry plant. See Cleaning and laundry plant. Livable floor area means the interior area of a dwelling unit which may be occupied for living purposes by humans, including basements and attics (if permitted). Livable floor area does not include a garage or any accessory structure. Live entertainment means any act, play, revue, pantomime, scene, dance, or song, or any combination of the foregoing performed in person by one or more persons whether or not they are compensated for their performance. Living Area. See Livable floor area. Lodging house. See Boarding house. Lot means an area of land under one ownership which is identified as a lot or parcel on a recorded final map, parcel map, record of survey recorded pursuant to an approved division of land, certificate f 1'ance or lot line ad'ustment The terms lot o comp i and parcel are interchangeable for purposes of this Code. Types of lots and their definitions are as follows: ■ Corner lot means a lot abutting two streets intersecting at an angle of not more than 135 degrees. If the angle of intersection is more than 135 degrees, the lot is an "interior lot". ■ Flag or panhandle lot means a lot connected to the street with a narrow access portion less than 40 feet wide and more than 20 feet long and situated so that another lot is located between the main portion of the flag lot and the street. �CCM PORTION �sTfiEET CORNER �FIA(i LLOT Or RUA am KJEYLm scE wwo w INT13ilOR LOT •• ABllI1IN0 LOT LINE Yam T}iAMH LOT moNr CORNEA LDT EXYEPoOR 81DE YAi�D� .. ' srR�r Lot Types and Lot Lines 13 9.300. DEFINITIONS [Draft. 81281951 ■ Interior lot means a lot abutting only one street or abutting two streets which intersect at an angle greater than 135 degrees. ■ Key lot means a lot with aside lot line that abuts the rear lot line of one or more adjoining lots. ■ Reverse corner lot means a corner lot, the rear of which abuts the side of another lot. ■ Through lot means a lot with frontage on two parallel or approximately parallel streets. Lot area means the horizontal land area within a lot expressed in square feet, acres, or other area measurement. Lot coverage or Building site coverage means the cumulative ground floor area of the structures on a lot expressed as a percentage of the net lot area. For purposes of this definition, "ground floor area" shall mean all enclosed area within the ground floor of a structure, including exterior walls and mechanical spaces. Carports, garages, accessory buildings, and parking structures are included in ground floor area but swimming pools and unenclosed post -supported roofs over patios and walkways are not included. Lot frontage means the length of the front lot line. Lot line or Property Line means any boundary of a lot. The classifications of lot lines and their definitions are as follows: ■ Front lot line means the following: • on an interior lot, the line separating the lot from the street; • on a corner lot, the shorter line abutting a street. (If the lot lines are equal or approximately equal, the Director shall determine the front lot line.) • on a through lot, the lot line abutting the street providing primary access to the lot. ■ Interior lot line means any lot line not abutting a street. Rear lot line means a lot line which does not intersect the front lot line and which is most distant from and most parallel to the front lot line. In the case of an irregularly -shaped lot or a lot bounded by only three lot lines, the rear lot line is a ten -foot long line parallel to and most distant from the front lot line for the purposes of determining setbacks and other provisions of this Code. ■ Side lot line means any lot line which is not a front or rear lot line. Lowest floor means, with regard to flood protection, the lowest floor of the lowest enclosed area, including a basement or cellar. An unfinished or flood -resistant enclosure, usable solely for parking of 14 9.300. DEFINITIONS [Draft: 81281951 vehicles, building access or storage in an area other than a basement area, is not considered a building's lowest floor provided that such enclosure is not built so as to render the structure in violation of the applicable design requirements of the FP overlay district, section .... Manufactured home means aresidential"building transporbh in one o more Sections' whici has been certified under the National Manufactured Housing Construction and Safety Standards Act'of 1974. Master plan of arterial highways means a component of the circulation element of the city's general plan designating adopted and proposed routes for all commuter, secondary, primary and major highways within the city. Master plan of drainage means an engineering report outlining the drainage facilities needed for the proper development of the city. Median means a paved or planted area separating a street or highway into opposite -direction travel lanes. Medical clinic. See Clinic, medical. Ministorage facility means a building containing various size storage compartments not exceeding 500 square feet each, wherein each compartment is offered for rent or lease to the general public for the private storage of materials excluding materials sold at the facility or delivered directly to customers. Minor use permit. See section .... Mobilehome. See Manufactured home. Mobilehome park or Mobilehome development means any area or tract of land used to accommodate mobilehomes for human habitation, including pads for mobilehomes, clubhouses, recreation facilities, and other ancillary structures and facilities. The term includes mobilehome parks and mobilehome subdivisions. See section .... Modular home. See Manufactured home. Monument sign. See sign definitions, section .... Motelmeans a building or group of buildings containing guest rooms rented on a weekly basis or less, with cooking facilities in less than 25 percent of the guest rooms and with most or all guest rooms gaining access from an exterior walkway. Multifamily dwelling or residence. See Dwelling, multifamily. 15 9.300: DEFINITIONS [Draft: 81281951 Net site area or Net lot area means the total land area within the boundaries of a parcel or building site after ultimate street rights -of -way and easements that prohibit the surface use of the site are deducted. Net project area means all of the land area included within a development project excepting slopes with a ratio of 2:1 or steeper and those areas designated for public and private road rights -of -way, schools, public parks, and other uses or easements which preclude the use of the land therein as part of the development project. Noncommercial coach means a vehicle, with or without motive power, designed and equipped for human occupancy for classrooms and other nonresidential and noncommercial uses. Nonconformity means a land use, lot or structure which was lawful when established or constructed but, due to subsequent ordinance changes, is not in conformance with this Zoning Code. The term nonconformity does not include illegal uses, lots, or structures, i.e. which were not lawful when established or constructed. See section .... Nonconforming use means a land use which was lawful and in conformance with the applicable zoning ordinances when established but which, due to subsequent ordinance changes, is not currently permitted in the zoning district in which it is located or is permitted only upon the approval of a use permit and no use permit has been approved. See section .... Nonconforming lot means a lot or parcel which was lawful and in conformance with the applicable zoning ordinances when established but which, due to subsequent ordinance changes, does not conform to the current development standards applicable to the zoning district in which it is located. See section Nonconforming structure means a structure which was lawful and in conformance with the applicable zoning ordinances when constructed but which, due to subsequent ordinance changes, does not conform to the current development standards applicable to the zoning district in which it is located. See section .... Nursery, day care. See Child day care facility. Nursing .home. See Convalescent home. Office park. See Industrial park. Official zoning map. See Zoning map. Offsite hazardous waste facility means any structures, other appurtenances or improvements on land and all contiguous land serving more than one producer of hazardous waste, used for the treatment, 16 9.300: DEFINITIONS [Draft: 81281951 transfer, storage, resource recovery, disposal, or recycling of hazardous waste, including but not limited to: (1) Incineration facilities (i.e. rotary kiln, fluid bed, etc.); (2) Residual repository (i.e. receiving only residuals from hazardous waste treatment facilities); (3) Stabilization/solidification facilities; (4) Chemical oxidation facilities; (5) Neutralization/precipitation, facilities; or (6) Transfer/storage facilities. Open space means any parcel or area of land or water, public or private, which is reserved for the purpose of preserving natural resources, for the protection of valuable environmental features, or for providing outdoor recreation or education. Open space does not include roads, driveways or parking areas not related to recreational uses, any buildings, building setback areas or the required space between buildings, or surface utility facilities. Open space, usable means open space which is predominately level (i.e. slopes less than five percent) but which may contain some steeper land (i.e. with slopes up to 20 percent) which has utility for picnicking or passive recreation activities and which complements surrounding usable open space. Usable open space is a minimum of 15 feet in width and 300 square feet in area and may include structures and impervious surfaces such as tot lots, swimming pools, basketball courts, tennis courts, picnic facilities, walkways, or bicycle trails. Outdoor advertising sign. See Billboard in sign definitions, section .... Paragraph means a portion of this Zoning Code beginning immediately after an upper case letter followed by a period e.g. A., extending to the next such upper case letterfollowed by a period, e.g. B. (Usage example: "...as stated in paragraph A of this section...") (see also Section and Subsection.) Parcel means an area of land under one ownership which is identified as a lot or parcel on a recorded final map, parcel map, record of survey recorded pursuant to an approved division of land, certificate of compliance or lot line adjustment. The terms lot and parcel are interchangeable for purposes of this Code. Panhandle lot or flag lot. See definitions under Lot. Parking accessway means a vehicular passageway that provides access and circulation from a street access point into and through a parking lot to parking aisles and between parking areas. Parking structure means a structure which is open or enclosed and is used for the parking of motor vehicles. lyl 9.300: DEFINITIONS [Draft. 81281951 Parkwaymeans the area of a public street that lies between the curb and the adjacent property line or physical boundary, such as a fence or wall, which is used for landscaping and/or passive open space. Patio home. See Dwelling, patio home Permitted use means a land use allowed within a zoning district under this zoning code and subject to the applicable provisions of this code. Personmeans any individual, firm, copartnership, joint venture, association, social club, fraternal organization, company, joint stock association, corporation, estate, trust, organization, business, receiver, syndicate, public agency, the state of California or its political subdivisions or instrumentalities, or any other group or combination acting as a unit. Planned unit development means a residential, commercial, office, industrial or other type of development characterized by comprehensive planning for the entire project, the clustering of buildings to preserve open space and natural features, and provision for the maintenance and use of open space and other facilities held in common by the property owners within the project. Pole sign. See sign definitions, section .... Portable sign. See sign definitions, section .... Precise plan or Precise plan of development means the plan or plans for a project, development, or other entitlement approved by the decision -making authority. A precise plan may include site, grading, architecture, landscaping plans and may also include a plan text describing the project design, development phasing, and other characteristics. Precise plan of highway alignment means a plan, supplementary to the master plan of arterial highways, which establishes the highway centerline and the ultimate right-of-way lines and may establish building setback lines. Primary ,residence. See Main dwelling. Principal use means the primary or predominant use of any parcel, building site or structure. Project area means all of the land area included within a development project excepting those areas designated for public and private road rights -of -way, schools, public parks, and other uses or easements which preclude the use of the land therein as part of the development project. See also Net project area. Projecting sign. See sign definitions, section .... Property line means a lot line or parcel boundary. 18 9.300: DEFINITIONS /Draft. 81281951 Public agency means the United States, the state, the county or any city within the county, or any political subdivision or agency thereof. Rear lot line. See definitions under Lot line. Recreational vehicle or RV means any vehicle designed and used for temporary habitation, including motorhomes, travel trailers and camper shells. Recycling means the process by which waste products are reduced to raw materials and transformed into new products. Relocatable building. See Building, relocatable. Residential care facility or Community care facility means a residential facility which is licensed by the state to provide living and treatment facilities on a monthly or longer basis for six or fewer of the following: wards of the juvenile court, elderly persons, mentally disordered persons, handicapped persons, or dependent and neglected children. Such a facility is permitted in all types of residences by operation of state law. (see also "congregate living facility") Residential, multifamily. See Dwelling, multifamily. Residential, single-family. See Dwelling, single-family. Restaurant means any use providing for the preparation, retail sale, and consumption on site of food and beverages. Restaurants include, but are not limited to, cafes, coffee shops, sandwich shops, ice cream parlors, fast food take-out and drive -through stores, bars, cocktail lounges, and places of business with similar uses. If any seating is provided in conjunction with a store where there is the preparation and retail sale of food and beverages, that use shall be classified as a restaurant. The term restaurant may include the licensed sale of alcoholic beverages for consumption on the premises. Restaurant, drive-thru means a restaurant with one or more automobile lanes which allow for the ordering and dispensing of food and beverages to patrons who remain in their vehicles. Rest home. See Convalescent home. Retail means the selling of goods or merchandise directly to the ultimate consumer. Reverse vending machine means a machine which accepts recyclable materials, such as aluminum cans, newspapers, or other materials, from the public and dispenses money in return. Riding and hiking trail means a trail or way designed for and used by equestrians, pedestrians and IV 9.300: DEFINITIONS [Draft: 81281951 cyclists using nonmotorized bicycles. Right-of-way means an area or strip of land, either public or private, on which an irrevocable right of passage has been recorded for the use of vehicles or pedestrians or both. Roof sign. See sign definitions, section .... Roominghouse. See Boardinghouse. Satellite dish antenna means an apparatus capable of receiving communications from a manmade satellite. Scenic highway means any highway designated a scenic and/or historic highway by an agency of the city, state or federal government. Second residential unit, Second dwelling unit, or Second unit means a secondary dwelling unit which is not intended for sale but may be rented and which is located on a building site containing a pre-existing single family detached dwelling. The floor area of an attached second unit does not exceed 30 percent of the existing floor area of the primary single family residence and the floor area of a detached second unit does not exceed 1200 square feet. (See also "Granny flat). Section means a portion of this Zoning Code beginning immediately after a six- or seven -digit number beginning with 9., e.g. 9.10.010 or 9.280.030, and extending to the next such six- or seven -digit number. (See also Subsection and Paragraph.) Senior citizen means a person 55 years of age or older. Senior citizen residence means a residential care facility which is licensed by the state to provide living and treatment facilities on a monthly or longer basis for six or fewer senior citizens. Senior group housing means a residential development which is developed or substantially renovated for and occupied by seven or more senior citizens. (Includes senior citizen hotels, retirement hotels, and senior citizen apartments.) Service means an act or any result of useful labor which does not in itself produce a tangible commodity. Service station. See gas station. Setback means the distance that a building or other structure or a parking lot or other facility must be located from a lot line, property line, or other specified boundary. 20 9.300: DEFINITiTONS [Draft: 81281951 Shopping center or Commercial center means a commercial area or group of commercial establishments, planned, developed, managed and maintained as a unit, with common landscaping, amenities, and offstreet parking provided to serve all uses on the property. Side lot line. See definitions under Lot line. Sidewalk sale or Parking lot sale means the temporary outdoor display and sale of merchandise which is normally displayed indoors at the location of an individual retail business not located within a shopping center. (See also Special commercial event). Sign means any visual communication used to advertise, promote, command or inform, including but not limited to words, symbols and illustrations, together with all parts, materials, frame and background. See sign definitions, section .... Single-family dwelling or residence. See Dwelling, single-family. Single room occupancy (SRO) facility or SRO hotel means a residential facility which is rented on a weekly or longer basis and which provides living and sleeping facilities for one or two persons per unit. Each unit contains a toilet and sink. Shower, kitchen, and laundry facilities may be shared Site. See .building site. Site area, net. See Net project or site area. Site coverage. See Building site coverage. Site development permit or development permit. See section .... Slopeor slope gradient means the vertical distance between two points on a slope divided by the horizontal distance between the same two points, with the result expressed as a percentage; e.g., "the slope has a 20 percent gradient" (usually used to describe natural as opposed to manufactured, slopes). Slope ratio means the steepness of a slope expressed as a ratio of horizontal distance to the vertical rise over that horizontal distance; e.g., 2:1 (usually used to describe manufactured as opposed to natural, slopes). Special commercial event means the temporary outdoor display and sale of merchandise by two or more tenants within a commercial center, or arts and crafts shows, fairs, or entertainment events within a commercial center. (See also Sidewalk sale). Specific plan means a plan consisting of text, maps, and other documents and exhibits regulating development within a defined area of the city, consistent with the general plan and state Government Code section 65450 et seq. 21 9.300: DEFINITIONS (Draft: 81281951 Stock cooperative means a corporation which is formed primarily for the purpose of holding title to, either in fee simple or for a term of years, improved real property, if all or substantially all of the shareholders of such corporation receive a right of exclusive occupancy in a portion of the real property, title to which is held by the corporation, which right of occupancy is transferable only concurrently with the transfer of the shares of stock or membership certificate in the corporation held by the person having such right of occupancy. Storage means a place where goods, materials, and/or personal property is placed for more than 24 hours. Story means that portion of a building included between the surface of any floor and the surface of the floor immediately above it or if there is no floor above, then the space between the floor and the ceiling above it. Street means a public or private vehicular right-of-way other than an alley or driveway, including both local streets and arterial highways. Structure means anything that is erected or constructed having a fixed location on the ground or attachment to something on the ground and which extends more than 30 inches above the finish grade. A mobilehome or relocatable building, except when used as a temporary use with its weight resting at least partially upon its tires, is a structure for the purposes of this definition. Subsection means a portion of a section of this zoning code designated by a section number followed immediately by an upper case letter; for example, subsection 9.10.010A. (see also Section and Paragraph.) Swimming pool means an artificial body of water having a depth in excess of 18 inches, designed, constructed and used for swimming, dipping or immersion purposes by humans. Temporary use means a land use established for a specified period of time, which use is discontinued at the end of such specified time. Townhome. See Dwelling, twnhome. Transient basis means for a continuous period of two weeks or less. Transitional"Shelter, means a shelter for homeless persons or victims of domestic abuse which provides accommodations for persons on a transient basis, i.e. fbr a continuous period Of two weeks or less. Two -unit attached dwelling. See Dwelling, two -unit attached. Ultimate right-of-way means the right-of-way shown as ultimate on an adopted precise plan of 22 9.300. DEFINITIONS [Draft: highway alignment or the street right-of-way shown within the boundary of a recorded tract map, a recorded parcel map or a recorded planned community development plan. The latest adopted or recorded document in such cases shall take precedence. If none of these exist, the ultimate right-of-way is the right-of-way required by the highway classification as shown in the General Plan. Use or land use means the purpose for which a structure or land is occupied, arranged, designed or intended, or for which either a structure or land is or may be occupied or maintained. Use permit or conditional use permit. See section .... Variance. See section.... Vehicular accessway means a private, nonexclusive vehicular easement affording access to abutting properties. Veterinary clinic means a place where animals no larger than the largest breed of dogs are given medical and surgical treatment, primarily on an outpatient basis, and where the boarding of animals under treatment is incidental to the principal clinic use. Wall sign. See Building -mounted sign in sign definitions, section .... Wing wall means an architectural feature in excess of six feet in height which is a continuation of a building wall projecting beyond the exterior walls of a building. Yardmeans an open space on a parcel of land or building site unobstructed and unoccupied from the ground upward except for wall projections permitted by this code. Yards are classified as follows: Front yard means a yard extending across the full width of the lot between the front lot line or the ultimate street right-of-way line and a setback line within the lot. The depth of the front yard is equal to the setback established in the development standards for the applicable zoning district and is measured along a line drawn at a 90-degree angle to whichever of the following results in the greatest setback: the front lot line or its tangent or the ultimate street right-of-way or its tangent. Rear yard means a yard extending across the full width of the lot 1 1. d tb k 1' a within the lot The between the rear of mean a se c in a . depth of the rear yard is equal to the setback established in the TYPES OF YARDS development standards for the applicable zoning district and is measured along a line drawn at a 90-degree angle to whichever of the following results in the greatest setback: the rear lot line or its tangent or the ultimate street right-of-way or its tangent. Side yard means a yard extending from the front setback line to the rear setback line. The depth of the side yard is equal to the setback established in the development standards for the applicable zoning district and is measured along a line drawn at a 90-degree angle to whichever 23 9.300: DEFINITIONS [Draft. 812 819 51 of the following results in the greatest setback: the side lot line or its tangent or the ultimate street right-of-way or its tangent. Zoning code or Code means the zoning code of the city, i.e. Title 9 of the city of La Quinta Municipal Code, including the official zoning map and other maps and graphics incorporated in the zoning code text or included therein by reference. Zoning district or District means an area of the city designated on the official zoning map and subject to a uniform set of permitted land uses and development standards. Zoning map or Official zoning map means a map incorporated into this code by reference which covers the entire land area of the city and is divided into zoning districts for the purpose of specifying for each such land area the uses permitted, development standards required, and other applicable provisions of this code. 24 PH # 1 STAFF REPORT PLANNING COMMISSION DATE: OCTOBER 24, 1995 (CONTINUED FROM OCTOBER 10,1995) CASE NOS.: CONDITIONAL USE PERMIT 95-021, PLOT PLAN 95-564, AND ENVIRONMENTAL ASSESSMENT 95-309 REQUESTS: 1. CERTIFICATION OF THE MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT; 2. APPROVAL OF THE DEVELOPMENT OF A 128-UNIT APARTMENT COMPLEX ON 11.6 ACRES OF PROPERTY IN AN R-2 (MULTIPLE FAMILY) ZONED AREA. 3. APPROVAL OF A DEVIATION FROM THE DEVELOPMENT STANDARDS TO REDUCE THE GROSS LIVABLE AREA FROM 1,400 SQUARE FEET TO A MINIMUM OF 750 SQUARE FEET AND LARGER. 4. APPROVAL OF A 35% DENSITY BONUS TO ALLOW 11 UNITS PER ACRE WHERE 8 UNITS PER ACRE IS ALLOWED IN ACCORDANCE WITH THE GENERAL PLAN CONCESSION TO PERMIT TWO PARKING SPACES FOR TWO BEDROOM UNITS WHERE 2.5 PARKING SPACES ARE REQUIRED FOR AFFORDABLE HOUSING. LOCATION: WEST OF WASHINGTON STREET AND 700-FEET NORTH OF CALLE TAMPICO APPLICANT: THE KEITH COMPANIES REPRESENTATIVE: MR. MIKE ROWE, PROJECT MANAGER PROPERTY OWNER: USA PROPERTIES FUND, INC. (MR. ARTHUR M. MAY) STAFFRPT.050 On October 10, 1995, the Planning Commission held a public hearing to review USA Properties and The Keith Companies request for approval of a 128-unit affordable housing project located west of Washington Street, northerly of Calle Tampico (Attachment 1). The Commission continued the item to the October 24, 1995, meeting. The reason for continuance is to allow the applicant time to submit additional information of specific concern to the Commission (Attachment 2). On October 12, 1995, at the request of the Planning Commission, staff sent a letter to the applicant requesting the following information or materials by October 16th (Attachment 3). 1. A example of Covenants, Conditions and Restrictions (CC and R's) from another affordable housing project. 2. A draft copy of the lease agreement, screening and eviction information. 3. A preliminary hydrology report that provides information on the park site basin and information on staff's request to reduce the park basin by two acres. 4. Elevations showing typical interior streetscapes. 5. Provide a second pool or other increase the size of the proposed pool. 6. Provide a draft outline of a security program. 7. Provide area for overflow parking for nonstandardized motor vehicles. 8. Rendering for Washington Street. Staff has reviewed the applicant's response, dated October 16, 1995, to each of the items listed above (Attachment 4) and has the following comments: Item 1: No Comment. Item 2: No Comment. Item 3: The applicant agrees to reducing the size of the retention basin from 4.16 to 3 acres. This will allow the buildings to be shifted into the additional acre. No revised site plan was submitted. 5TAFFRPT.050 The Engineering Department has reviewed the response and suggested that placing the smallest possible detention basin in a corner is not the best solution. As an alternative, one possible solution is to place the storm water detention basin in the center of the project area which would spread out the housing by forcing it to the perimeter of the project area. Also, if the sides of the detention area were terraced it would tend to break up long uniform graded areas. Other things that can be employed to break up the "hole" would be divide it into more than one area and utilize a "free form" perimeter. Also, if mounding and undulated areas are provided in the depressed areas along with slightly elevated sidewalks passing through the detention area, the oversized detention area in effect disappears into the housing project and is absorbed as just part of a lush layout. In short, it may be possible to satisfy the developer's need and the Commission's desire at the same time. Item 4: The applicant did not provide an elevation of the interior streetscape with carport details as requested. Therefore, staff is recommending that the preliminary landscape plan and carport design (and color) be reviewed and approved by the Planning Commission. Item 5: Staff recommends revising the site plan to show a 1,000 square foot swimming pool as specified by the applicant. Item 6: No comment. Item 7: Staff recommends specifying an area for oversize vehicles, to accommodate a minimum of five spaces. Item 8: The applicant did not provide an elevation of the Washington Street streetscape. Therefore, staff is recommending that the preliminary landscape plan be reviewed and approved by the Planning Commission. 1. Adopt Planning Commission Resolution 95- , approving of a Mitigated Negative Declaration of Environmental Impact according to the findings set forth in the attached resolution. 2. Adopt Planning Commission Resolution 95- , approving Conditional Use Permit 95-021 and Plot Plan 95-564 to allow a 128-unit affordable apartment complex with density bonus and concession to allow two parking spaces for two bedroom units when 2.5 is required to allow a reduction in gross livable STAFFRPT.050 area from 1,400 square feet to a minimum of 750 square feet, subject to the attached Modified Conditions of Approval. Attachments: 1. Planning Commission Staff Report dated October 10, 1995 2. Draft Minutes of Planning Commission Meeting, October 10, 1995 3. Letter to The Keith Companies (October 12, 1995). 4. Letter from The Keith Companies (October 16, 1995). STAFFRPT.050 PLANNING COMMISSION RESOLUTION 95- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 95-309 PREPARED FOR CONDITIONAL USE PERMIT 95-021 AND PLOT PLAN 95-564 FOR USA PROPERTIES ENVIRONMENTAL ASSESSMENT 95-309 VILLA LA QUINTA APARTMENTS WHEREAS, the Planning Commission of the City of La Quinta, California did on the loth day of October, 1995, hold a duly noticed Public Hearing to consider Conditional Use Permit 95- 021 and Plot Plan 95-564, for the Villa La Quinta Apartment; and, WHEREAS, the Planning Commission on October 10, 1995, found reasons to continue the project to October 24, 1995; and, WHEREAS, the Planning Commission did on October 24, 1995, consider additional testimony on the project; and WHEREAS, the Planning Commission of the City of La Quinta, California did certify the Environmental Assessment; and, WHEREAS, said Conditional Use Permit and Plot Plan have complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended) (Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared Initial Study EA 95-309; and, WHEREAS, the Community Development Director has determined that said Conditional Use Permit and Plot Plan will not have a significant adverse effect on the environment and that a Mitigated Negative Declaration of environmental impact should be filed; and WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify certification of said Environmental Assessment: 1. The proposed Conditional Use Permit and Plot Plan will not be detrimental to the health, safety, or general welfare of the community, either indirectly or directly. RESOPC.169 Planning Connnission Resolution 95-, 2. The Conditional Use Permit and Plot Plan will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below sel sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. 3. The proposed Conditional Use Permit and Plot Plan does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals. 4. The proposed Conditional Use Permit and Plot Plan will not result in impacts which are individually limited or cumulatively considerable that cannot be mitigated. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission for this Environmental Assessment. 2. The Conditional Use Permit and Plot Plan will not have the potential to degrade the quality of the environmental, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. 3. The proposed Conditional Use Permit and Plot Plan does not have the potential to achieve short-term environmental goals to the disadvantage of long-term environmental goals. 4. The proposed Conditional Use Permit and Plot Plan will not result in impacts which are individually limited or cumulatively considerable that cannot be mitigated. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission for this Environmental Assessment. 2. That it does hereby recommend certification of Environmental Assessment 95-309 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Addendum, labeled Exhibit "A" and on file in the Community Development Department. RESOPC.169 Planning Conunission Resolution 95-, PASSED, APPROVED, AND ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 24th day of October, 1995, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California RESOPC.169 PLANNING COMMISSION RESOLUTION 95-, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND APPROVING CONDITIONAL USE PERMIT 95-021 TO ALLOW A REDUCTION IN GROSS LIVABLE AREA FROM 1,400 SQUARE FEET TO A MINIMUM OF 750 SQUARE FEET AND PLOT PLAN 95-564 APPROVING A 128 UNIT AFFORDABLE APARTMENT COMPLEX WITH DENSITY BONUS AND CONCESSION TO ALLOW TWO PARKING SPACES FOR TWO BEDROOM UNITS WHEN 2.5 IS REQUIRED. CASE NOS. CUP 95-021 AND PP 95-564 - THE KEITH COMPANIES (FOR USA PROPERTIES FUND, INC.) WHEREAS, the Planning Commission of the City of La Quinta, California, did on the loth day of October, 1995, hold a duly noticed Public Hearing to consider the request of The Keith Companies to develop a 128 unit residential project on f 11.6 acres in the R-2 Zone on property located ±700 feet north of Calle Tampico, on the west side of Washington Street, more particularly described as: THE SOUTH ONE HALF OF THE NORTHWEST SECTION 6, T.6.S., R.7.E. (APN: 769-03-040 & 047) WHEREAS, the Planning Commission on October 10, 1995, found reasons to continue the project to October 24, 1995; and, WHEREAS, the Planning Commission did on October 24, 1995, consider additional testimony on the project; and, WHEREAS, said Conditional Use Permit request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the Community Development Director has proposed a Mitigated Negative Declaration for the project to mitigate any impact the project may have on the area; and, WHEREAS, upon hearing and considering all testimony and arguments, if any of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify approval of said Conditional Use Permit and Plot Plan 95-564. 1. General Plan Compatibility - The proposed apartment complex is consistent with the goals and policies of the La Quinta General Plan. The project is located in a Medium Density Residential area that permits 4-8 dwelling units per acre. Medium density sites shall be near transit facilities, open space areas, and arterial roadways. General Plan Policy 2-1.1.9 lists the criteria for varying residential uses to allow apartments in the Medium Density Residential Land designation. Findings for the criteria can be made. resopc.137 Planning Commission Resolution 95- 2. Zoning Code Consistency - The site is zoned R-2 (Multiple Family Dwellings) which permits single and multiple family developments. One and two-story developments are permitted and the maximum building height is 28-feet. The Zoning Code provides that other development standards shall be met besides height restrictions, etc. The Commission can, if they propose affordable units, reduce the unit sizes permitted in the Zoning Code to less than 1,400 sq. ft. if the project is either for affordable or senior residents. They plan this project to be affordable, therefore, the Commission can reduce the unit sizes as requested in this application because it will help meet our regional fair -share housing needs as outlined above. In this request, the developer is proposing units that range in size from 750 to 1,200 square feet. The sizes of the units are consistent with normal apartment complex building standards, as designed. The developer is asking the Commission to allow them to have 2.15 parking spaces per unit that is lower than required by the Off -Street Parking Code. Government Code Section 65915 provides that City's can grant deviations from their parking provisions if they propose affordable units. The Commission can approve the request because normally apartment complexes require, at a minimum, two spaces per unit for on -site parking needs. This project, as designed, is consistent with national standards for on -site parking needs. Therefore, the Commission finds the applicant's request to meet Section 65915 statutes. 3. Health, Safety and Welfare - Urban improvements are available at this site. They include streets, electric, sewer and other necessary facilities to support this project. The developer will be required to extend this facilities to their on -site units during construction. We will not accept septic facilities for on -site sewers. All work shall be meet Federal, State and local code provisions during construction. All facilities will conform to these standards, therefore, health and safety policies are insured. They will not impact the welfare of the community as stated herein. 4. Environmental Assessment - An environmental assessment has been prepared based on the provisions of the California Environmental Quality Act statutes. This assessment has determined that additional environmental studies will be necessary before any on -site work. These studies are identified in EA 95-309, and are made Conditions of Approval that the developer must fulfil to proceed with the project. Approval of this proposal will not result in a significant adverse impact on the environment due to mitigation measures contained in the proposed Negative Declaration. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the finds of the Commission in this case. resopc.137 Planning Commission Resolution 95-_ 2. That it does hereby adopt the Mitigated Negative Declaration pursuant to the attached Environmental Assessment. 3. That it does hereby approve Conditional Use Permit 95-021 and Plot Plan 95-564 with conditions as set forth in this Resolution, labeled Exhibits "A" and "B", attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 24th day of October, 1995, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: JACQUES ABELS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California Resopc.137 PLANNING COMMISSION RESOLUTION 95-_ CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 95-021 - THE KEITH COMPANIES OCTOBER 10, 1995 EXHIBIT "A" 1. The development shall comply with the exhibits on file and the following conditions, which shall take precedence in the event of any conflict with the provisions of Plot Plan 95-564. 2. All dwelling units within 100 feet of the Washington Street right-of-way shall be limited to one story in height. 3. A master landscaping plan for all perimeter street parkways shall be submitted and approved by the Planning Commission prior to issuance of a building permit for the project. Landscaping materials to be native and drought tolerant. Irrigation system to utilize emitter irrigation system where possible. Within 5 feet of curb, no spray irrigation heads nor lawn shall be used. Within this area only emitters and spreading shrubs and ground cover may be used. All final landscaping and architectural plans be reviewed and approved by staff. 4. The minimum apartment size shall be 750 square feet (2 bedroom), 1,000 square feet (3 bedroom) and 1,200 square feet (4 bedroom). 5. The Conditional Use Permit approval period shall run concurrently with Plot Plan 95-564. 6. All bedrooms shall measure one hundred square feet, as measured from the interior walls of the room. CONAPRVL.339 PLANNING COMMISSION RESOLUTION 95- CONDITIONS OF APPROVAL - RECOMMENDED PLOT PLAN 95-564 - THE KEITH COMPANIES OCTOBER 24, 1995 * Modified Condition ** New Condition EXHIBIT "B" 1. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply. 2. Plot Plan 95-564 shall comply with the requirements and standards of the La Quinta Municipal Code unless otherwise modified by the following conditions. 3. * This approval shall expire and become void on October 24, 1996 unless extended pursuant to the City's Municipal Zoning Code. 4. Development phasing plans, including phasing of public improvements, shall be submitted for review and approval by the City Engineer and the Community Development Department prior to issuance of first grading or building permit, whichever comes first. 5. Prior to the issuance of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: - City Fire Marshal - Public Works Department - Community Development Department - Riverside Co. Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District - Imperial Irrigation District - California Regional Water Quality Control Board (NPDES Permit) - Sunline Transit The Applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures on the plans. CONAPRVL.340 Conditions of Approval - RECOMMENDED Plot Plan 95-564 October 24, 1995 Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building and Safety Department at the time of the application for a building permit for the use contemplated herewith. 6. As required by the General Plan, Applicant shall provide noise study by a qualified acoustical engineer prior to issuance of building permit, to determine impacts to the future residents from roadway noise from Washington Street and the commercial project to the south. The noise study shall suggest mitigation measures which the City can require concerning the development of the site. 7. The developer shall retain a qualified archaeologist (with the Developer to pay costs), to prepare a mitigation and monitoring plan for artifact location and recovery. Prior to archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. The Community Development Director shall approve the individual or firm retained to prepare the work prior to any on -site activities. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for digging test pits; 2) allow sharing the information with the CVAS; and 3) provide for further testing if the preliminary result show significant materials are present. The final plan shall be submitted to the Community Development Department for final review and approval. Prior to the issuance of a grading permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistants)/representative(s), shall be submitted to the Community Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Community Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby areas reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. CONAPRVL.340 Conditions of Approval - RECOMMENDED Plot Plan 95-564 October 24, 1995 Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Community Development Department. 8. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners office and Coachella Valley Water District. 9. Prior to issuance of a grading permit, the Applicant shall prepare and submit a written report to the Community Development Director demonstrating compliance with those conditions of approval which must be satisfied prior to issuance of a building permit. Prior to a final building inspection approval, the Applicant shall prepare and submit a written report demonstrating compliance with all remaining conditions of approval and mitigation measures. The Community Development Director may require inspection or other monitoring to assure such compliance. 10. Water mains shall be capable of providing a potential fire flow of 2500 gpm and the actual fire flow available from any one hydrant shall be 1500 gpm for 2 hours duration at 20 psi residual operating pressure. 11. A combination of on -site and off -site Super fire hydrants, on a looped system (6" x 4" x 2-1/2") will be located not less than 25' or more than 165' from any portion of the buildings as measured along approved vehicular travel ways. The required fire flow shall be available from any adjacent hydrants in the system. 12. 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 shall meet the fire flow requirements. Plans must be signed by a registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with he requirements prescribed by the Riverside County Fire Department". 13. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. Contact certified extinguisher company for proper placement of equipment. 14. Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the Fire Department. All controlled access devices that are power operated shall have a Knox Box over -ride system capable of opening the gate when CONAPRVL.340 Conditions of Approval - RECOMMENDED Plot Plan 95-564 October 24, 1995 activated by a special key located in emergency vehicles. Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the Fire Department. Minimum opening width shall be 16' with a minimum vertical clearance of 15'. 15. Directory display boards will be required adjacent to each roadway access to the development. These shall be illuminated diagrammatic representation of the actual layout which shows name of complex, all streets, building designator's, unit numbers and fire hydrant locations within the complex. These directories shall be a minimum 4' x 4' in dimension. Addressing of buildings and units shall conform to the Riverside County Addressing Policy. Additional information and details may be obtained by contacting the Fire Department Planning Staff. 16. Site and off -site improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." All plans shall have signature blocks for the City Engineer and are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. If water and sewer plans are included on the street and drainage plans, the plans shall have an additional signature block for the Coachella Valley Water District (CVWD). The combined plans shall be signed by CVWD prior to their submittal for the City Engineer's signature. "Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 17. The City may maintain digitized standard plans for elements of construction. For a fee established by City resolution, the developer may acquire standard plan sheets prepared by the City. When final plans are approved by the City, the developer shall furnish accurate computer files of the complete, approved plans on storage media and in program format acceptable the City Engineer. CONAPRVL.340 Conditions of Approval - RECOMMENDED Plot Plan 95-564 October 24, 1995 18. The applicant shall construct, or enter into a secured agreement to construct, the on- and off -site grading, streets, utilities, landscaping, on -site common area improvements, and any other improvements required by these conditions before building permits are issued. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 19. If on -site development is phased, off -site improvements (ie: streets) and development -wide improvements (ie: perimeter walls, common -area and setback landscaping, and gates) shall be constructed or secured prior to issuance of building permits within the first phase unless otherwise approved by the City Engineer. The City Engineer may consider proposals by the applicant to stage the installation of off - site and development -wide improvements with construction of two or more phases of the development. 20. The applicant shall pay cash or provide security in guarantee of cash payment for required improvements which are deferred for future construction by others. Deferred improvements for this project include 50% of the cost to design and construct a traffic signal on Washington Street at the entry drive and 100 % of the cost to design and construct landscaping in the Washington Street median island. The applicant's responsibility for deferred improvements may be satisfied through participation in a City major thoroughfare improvement program if this development becomes subject to such a program. 21. The applicant shall grant utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. 22. The applicant shall create a common -area setback 20' in width adjacent to and along the full length of the Washington Street right of way. The 20' width may be used as an average width for a meandering wall design. The applicant shall grant blanket easements over the setbacks for public sidewalks. 23. The applicant shall vacate vehicle access rights to Washington Street from lots abutting the street. Access to this street shall be restricted to street intersections and approved emergency access locations. CONAPRVL.340 Conditions of Approval - RECOMMENDED Plot Plan 95-564 October 24, 1995 24. The applicant shall grant any easements necessary for placement of and access to utility lines and structures, parklands, drainage basins, common areas, setbacks, and mailbox clusters. _RITUN 26. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.16, La Quinta Municipal Code. In accordance with said Chapter, the Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 27. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation ("the soils report") shall be submitted with the grading plan. 28. A grading plan shall be prepared by a registered civil engineer. The plan must meet the approval of the City Engineer prior to issuance of building or site construction permits. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each building pad in the project, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. 29. The landscape setback along Washington Street shall be maintained at or near street grade. 30. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the project through a designated overflow outlet and into the historic drainage relief route. The development shall be graded to receive storm flow from adjoining property at locations that have historically received flow. 31. Storm water runoff produced in 24 hours during a 100-year storm shall be retained in on - site retention or detention facilities unless the developer participates in off -site facilities sized to accommodate runoff from this development. The tributary drainage area for which the applicant is responsible shall extend to the centerline of adjacent public streets. CONAPRVL.340 Conditions of Approval - RECOMMENDED Plot Plan 95-564 October 24, 1995 32. In design of on -site retention or detention facilities, the percolation rate shall be considered to be zero unless site -specific data indicates otherwise. The applicant shall provide piped evacuation of accumulated storm and nuisance water to an approved off -site storm water conveyance facility. 33. The design of the development shall not cause any change in flood boundaries, levels or frequencies in any area outside the development. 34. All existing and proposed utilities adjacent to or within the proposed development shall be installed underground. High -voltage power lines which the power authority will not accept underground are exempt from this requirement. 35. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. 36. The City is contemplating adoption of a major thoroughfare improvement program. If the program is in effect 60 days prior to issuance of the first permit (building or site improvement) for this project, the development shall be subject to the provisions of the ordinance. If this development is not subject to a major thoroughfare improvement program, the applicant shall design and construct street improvements as listed below. 37. Improvement plans for all on- and off -site streets and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the City Engineer. Street pavement sections shall be based on a Caltrans design procedure for a 20-year life and shall consider soil strength and anticipated traffic loading. The minimum pavement sections shall be as follows: Residential 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" CONAPRVL.340 Conditions of Approval - RECOMMENDED Plot Plan 95-564 October 24, 1995 38. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. 39. The City Engineer may require miscellaneous incidental improvements and enhancements to existing improvements as necessary to integrate the new work with existing improvements and provide a finished product conforming with City standards and practices. This may include, but is not limited to, street width transitions extending beyond development boundaries. 40. The following street improvements shall be constructed to conform with the General Plan street type noted in parentheses: OFF -SITE STREETS Washington Street - Major Arterial (96' curb to curb). Complete street improvements on the west side, fully landscape the existing median island, and install meandering sidewalk. ON -SITE STREETS Private Residential - On -site vehicle travel and parking improvements shall comply with the City's on -site parking regulations. 41. Access points and turning movements of traffic shall be restricted as follows: Single full -turn access at the signalized intersection of Washington Street with the access drive to be shared with development to the south. 42. The applicant shall provide landscape improvements in the setback lots along Washington Street and in the retention area. Use of lawn shall be minimized near Washington Street with no lawn or spray irrigation within 5-feet of street curb. 43.* Landscape and irrigation plans for the Washington Street median island, and landscaped lots, and retention/detention basins facilities shall be prepared by a licensed landscape architect. The Planning Commission shall approve the preliminary landscape plan prior to submission to the Community Development Department for final consideration and approval. The plans shall be submitted before a building permit is issued. CONAPRVL.340 Conditions of Approval - RECOMMENDED Plot Plan 95--564 October 24, 1995 Landscape and irrigation plans shall meet the requirements of and be signed by the Community Development Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 44. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 45. The applicant shall construct a perimeter wall enclosing the entire development including retention area unless otherwise approved by the Planning Commission. 46. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. 47. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings", "As -Built", or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. 48. The applicant shall make provisions for continued maintenance of on -site improvements and of landscaped areas such as common lots, landscaped setbacks and retention/detention basins. The applicant shall maintain off -site public improvements until final acceptance of the improvements by the City. wo- - _ ►1 � _ _tee 49. The applicant shall pay all deposits and fees required by the city for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. 50. All mitigation measures of Environmental Assessment 95-309 shall be met. 51. An on -site field study shall be conducted by a qualified horticulturist to determine if the California Ditaxis plant species exists on the property. A written summary of the field CONAPRVL.340 Conditions of Approval - RECOMMENDED Plot Plan 95-564 October 24, 1995 study shall be submitted to staff prior to any on -site grading. The work shall be paid for by the applicant or developer. 52. The City's Water Conservation Ordinance (Ordinance 220) for landscaping shall be met. 53. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b. Sales facilities, including their appurtenant signage. C. On -site advertising/construction signs. 54.* The maximum number of units for the project shall be 128. The units shall be rented to very low or low income families as required by Government Code Section 65915. The units shall be guaranteed to remain affordable for a minimum of 55 years pursuant to CC & R's reviewed and approved by the La Quinta City Attorney, prior to issuance of a building permit. 55. Internally illuminated or externally illuminated mounted building numbers shall be no less than three inches in height and be of a color contrasting to the background in a prominent location. The illumination source for the address sign shall be controlled by a photocell sensor or a timer. 56. A centralized or gang -box mailbox delivery system shall be used for the project pursuant to the provisions and requirements of the U.S. Postal Service. 57. Height of fences and walls constructed as acoustical barriers shall be subject to the approval of Community Development Director. All other fences or walls shall be limited to six feet in height unless they are attached to a main building and are an architectural design element, in which case they may exceed six feet subject to approval of the Community Development Director. 58.* The clubhouse, swimming pool and spa shall be handicap accessible and meet all the requirements of the Building and Safety Department and the State of California. All recreation facilities defined on the site plan and shall be built and constructed prior to any release of occupancy of first units. The swimming pool and spa shall be enclosed by a minimum five foot high wrought iron fence. Restroom facilities shall be accessible to project maintenance workers. The swimming pool shall be a minimum size of 1,000 square feet. 59. All fencing within the project shall be decorative. No chain link, agricultural fencing or wood fencing will be allowed. Design, material, color, etc., of fences and walls shall be CONAPRVL.340 Conditions of Approval - RECOMMENDED Plot Plan 95-564 October 24, 1995 approved by the Community Development Department prior to issuance of permit for said improvements. 60. The applicant shall be required to enter into a reciprocal access agreement with the owner(s) of the property to the south via the private driveway on Washington Street. The applicant shall furnish proof of the execution and recordation of this agreement prior to issuance of building or construction permits for this project. 61. Prior to completion of any approval process for modification of boundaries of the property subject to these conditions, the applicant shall process a reapportionment of any bonded assessment(s) against the property and pay all costs of the reapportionment. 62. All lower floor units must be "adaptable" for disabled individuals per Chapter 31A California State Building Code. 63. A total of seven disability parking spaces shall be provided (three assigned spaces and four visitors) pursuant to California Building Code Section 3103A. 64. All ground level areas of the site shall be accessible to the physically challenged. 65. Common areas shall be provided with walkway pedestrian lighting, with lighting fixtures in compliance with lighting requirements. Plans shall be approved by City prior to issuance of first permit. 66. Emergency access into shopping center shall be constructed as part of first phase of project per requirements of City Fire Marshal. Fence shall be constructed of solid, opaque material approved by Community Development Department prior to fabrication. 67.* The rear yard building setback, adjacent to the west property line, shall be increased to a minimum of 20 feet for any two story structure. 68. * The retention/detention basin shall be reduced in size from 4.16 to 3 acres with a maximum 3:1 side slope. The basin shall be dispersed within the project site in more than one area. The buildings, parking, recreation areas, etc. shall be interspersed with the basins, with maximization of setbacks between buildings provided. The revised site plan shall be subject to approval by the Community Development Director. 69. ** No boats, recreational vehicles, trailers, or other oversized vehicles shall be kept on the property unless permitted and in an area designed for their storage. A minimum of five oversized spaces for oversized vehicles shall be provided with the location approved by the Director of Community Development. CONAPRVL.340 Conditions of Approval - RECOMMENDED Plot Plan 95-564 October 24, 1995 70.** Provisions for recycling bins shall be incorporated into the trash enclosures per City and State requirements. A recycling plan shall be submitted to the Community Development Department for review and approval prior to any on -site building construction. CONAPRVL.340 CUP 95-021 and PP 95-564 ATTACHMENTS Attachment 1 STAFF REPORT PLANNING COMMISSION DATE: OCTOBER 10,1995 CASE NOS.: CONDITIONAL USE PERMIT 95-021, PLOT PLAN 95-564, AND ENVIRONMENTAL ASSESSMENT 95-309 REQUESTS: 1. CERTIFICATION OF THE MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT; 2. APPROVAL OF THE DEVELOPMENT OF A 128-UNIT APARTMENT COMPLEX ON 11.6 ACRES OF PROPERTY IN AN R-2 (MULTIPLE FAMILY) ZONED AREA. 3. APPROVAL OF A DEVIATION FROM THE DEVELOPMENT STANDARDS TO REDUCE THE GROSS LIVABLE AREA FROM 1,400 SQUARE FEET TO A MINIMUM OF 750 SQUARE FEET AND LARGER. 4. APPROVAL OF A 35% DENSITY BONUS TO ALLOW 11 UNITS PER ACRE WHERE 8 UNITS PER ACRE IS ALLOWED IN ACCORDANCE WITH THE GENERAL PLAN CONCESSION TO PERMIT TWO PARKING SPACES FOR TWO BEDROOM UNITS WHERE 2.5 PARKING SPACES ARE REQUIRED FOR AFFORDABLE HOUSING. LOCATION: WEST OF WASHINGTON STREET AND 700-FEET NORTH OF CALLE TAMPICO (ATTACHMENT 1) APPLICANT: THE KEITH COMPANIES REPRESENTATIVE: MR. MIKE ROWE, PROJECT MANAGER PROPERTY OWNER: USA PROPERTIES FUND, INC. (MR. ARTHUR M. MAY) ZONING: R-2 (MULTIPLE FAMILY DWELLINGS) STAFFRPT.45 GENERAL PLAN DESIGNATION: MDR (MEDIUM DENSITY RESIDENTIAL) ENVIRONMENTAL CONSIDERATION: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS COMPLETED ENVIRONMENTAL ASSESSMENT 95-309 FOR THE PROPOSED PROJECT. BASED UPON THIS ASSESSMENT, THE PROJECT COULD HAVE AN EFFECT UPON THE ENVIRONMENT, UNLESS MITIGATION MEASURES ARE CARRIED OUT WHICH LESSEN THE IMPACTS TO AN INSIGNIFICANT LEVEL. THEREFORE, A MITIGATED NEGATIVE DECLARATION HAS BEEN PREPARED FOR CERTIFICATION. BACKGROUND: Site Background The 11.65 acre site is vacant. Over the past few years two development requests have been processed at this location. The first was a 109-unit senior apartment (PP 91-467) complex that received City review in 1991, but was withdrawn before final review of the case by the City Council. The second request occurred in 1993 when JASCORP processed a request to develop the property with single family condominiums. The housing developer requested +124 units with some units affordable (low and very low income), but the Commission and Council approved 116-units. urroundina Zoning Land Use North: R-2-8,000 Existing Golf Course across evacuation channel. South: C-P La Quinta Village Shopping Center East: SR Single Family Homes and Vacant West: R-3 Under Construction Single Family Homes (See Attachment 2). General Plan Designation Requirements The Land Use Element of the 1992 General Plan Update designates the site as MDR (Medium Density Residential) with a density range of 4-8 du's/ac. Apartments are allowed within this General Plan designation providing criteria, as outlined in Policy 2-1.1.9, are met. STAFFRPT.45 Zoning_ Classification The Zoning classification is R-2 (Multiple Family Dwellings) which permits single family units, condominiums, apartments, and other uses. The Zoning Code provides that the following standards apply: The project can be one or two story but not exceed 28-feet in height. The perimeter yard requirements are (1) 20 feet for the front, (2) 5-feet for sides, and (3) 10-feet for rear. The maximum lot coverage is 60 percent. The distance between two-story buildings will be 15-feet, but between one-story buildings 10-feet is allowed. Public Notice We advertised the case in the Desert Sun newspaper on September 20, 1995. A notice was mailed all property owners within 300-feet of the affected area a copy of the public hearing notice as required. Public Agency Review We sent a copy of the applicant's request to all public agencies on September 8, 1995. All comments received have been incorporated into the draft conditions for this project. Environmental Assessment Staff has prepared an Environmental Assessment to analyze the effects of this proposal under current standards and guidelines. Attached for your review and consideration is the Environmental Checklist accompanied by staffs explanations for each category. Based on the completed environmental analysis, staff is recommending the filing of a Mitigated Negative Declaration for the project (Attachment 3). Residential Plot Plan Approval The developer is requesting approval to develop a 128-unit apartment complex on an 11.65-acre site at a density of 11 units per acre. Access to the project will be from a shared two-way driveway on Washington Street that the builder of the La Quinta Village Shopping Center to the south constructed in 1994. Gated access is not proposed on Washington Street. The apartment units are plotted around a private street (28-feet in width). Most buildings are 8-unit complexes and two stories (28-feet). The exceptions are Buildings 1, 3, 4, and 12 which are single -story, four unit buildings. The developer plans the followings housing units: Plan 2 - 750 sq. ft./2-bedroom (Building C) = 88 units Plan 3 -1,000 sq. ft./3- bedroom (Building G) = 36 units STAFFRPT.45 Plan 4 -1,200 sq. ft. /4-bedroom (Building H) = 4 units Total = 128 units One story buildings are proposed along Washington Street to reduce the scale of the project and be consistent with the SR Zoned properties to the east (i.e., single family homes limited to 17'-0") and the one-story Season's project to the west. The total number of parking spaces provided is 276 based on two bedroom units having two parking spaces provided per unit and 2.5 parking spaces for the larger units. The developer is planning to have one carport for each unit plus other uncovered spaces. The architecture is representative of the Mediterranean period. This design type includes concrete roof tiles, stuccoed exteriors, and stucco window and door surrounds. Each unit has an outdoor deck or patio. A common entry is proposed for each unit and the stairway for the upstairs units are also provided in this area. The developer plans to set aside 4.16 acres of the total 11.65 acres, for outdoor recreation and a retention basin. Conditional Use Permit Required The applicant is requesting a Conditional Use Permit because the size of the gross livable area for each unit is less than 1,400 square feet as required in the Development Standards under Section 9.32.020.G of the Zoning Code. Because this is a proposed affordable housing project deviations from the unit square footage size is permitted with the approval of a Conditional Use Permit. Pursuant to State Law (Section 65915 of The Planning & Zoning Law), a developer can allocate at least 20% of the residential units for lower -income households or 10% of the units for very low-income households, given that the City must either: 1. grant a density bonus of at least 25% and allow at least one regulatory concession or incentive identified below: a. reduction in setbacks b. building square footage reduction C. reduced architectural requirements d. parking reductions; or 2. provide financially equivalent incentives to the developer to make up for these regulatory requirements. The developer is proposing that the entire project serve residents with income levels of 50% to 60% of the median (very low and lower -income households) for this area. STAFFRPT.45 Therefore, the developer is entitled to a density bonus and at least one additional concession or incentive. The units are required to be reserved at affordable rates for periods ranging in length from 10 to 30 years in accordance with the General Plan Housing Element. The developer's financial assistance package usually specifies the reservation period, and in this case their State tax credit program requires that these units be reserved for 55 years. The applicant is requesting a density bonus to permit 11 units per acre where the General Plan allows eight units per acre. The formula for determining density within Policy 2-1.1.1 of the General Plan, based on the proposed acreage of 11.65 at eight units per acre would total 93 units. A 35% density bonus would increase the number of units to 128. The concession requested is to reduce the 2.5 parking spaces required for two bedroom units to two parking spaces per unit. STATEMENTS OF THE ISSUES: Issue 1 - Internal General Plan Consistency The 1992 General Plan Update establishes, within Policy 2-1.1.9, criteria for varying residential uses, specifically allowing apartments, in the Medium Density Residential Land Use designation as follows: A. Specific Plan Application A Conditional Use Permit was processed in lieu of the required Specific Plan due to the request for affordable housing using the density bonus and a concession. B. Mixed Uses The development is adjacent and shares access with the La Quinta Shopping Center and to the east and west are single family residences. C. Proximity to Arterial Roadways The site is adjacent to Washington Street, an arterial street with infrastructure improvements to support the requested project density of 11 units per acre. D. Buffer The apartment complex will buffer the Season's, a small single family residential development from Washington Street and a portion of the La Quinta Shopping Center. STAFFRPT.45 E. ParkQpen Space Uses The project, as conditioned, incorporates a two -acre passive park within the development. Also, the development is adjacent to the evacuation channel and golf course to the north. In addition, a pool and recreational building are provided within the project. The project is appropriate in that the use is compatible with the surrounding high density residential or commercial projects and is accessible to the Village area, two major thoroughfares, and public transportation. The project includes design features that are similar to other neighborhood properties. The City has "fast tracked" the review of the development plan because it has affordable units pursuant to Policy 2.2.2 of the Housing Element. The policy states the City will act on a case with a six-month period to help any applicant with their development application. Additionally, Policy 2.3.3 states that City should provide an additional bonus if they provide three and four bedroom units. Government Code 65913 declares that California has "a severe storage of affordable housing." As a result, government agencies at all levels should expedite and encourage residential development processes through zoning, regulatory concessions, and incentives to "reduce housing development costs and thereby facilitate the development of affordable housing." Government Code 65589.59(B) states that "[i]t is the policy of the state that a local government not reject or make infeasible affordable housing developments" that comply with its general plan without thorough analysis and justification. Issue 2 - Site Development Modification A. Parkin The requested reduction in required parking is not anticipated to create a shortage of parking within the complex. Each unit will be assigned a carport and the remainder of the spaces will be accessible to any tenant. Staff has reviewed appropriate planning manuals, and finds that two to two and one-half spaces per unit are appropriate for rental housing (Source: Planning Advisory Service, Report 377 and 432). The applicant will be providing a minimum of two parking spaces for each two -bedroom unit and 2.5 spaces for the larger units. This project is located near transit and commercial sites that will permit more people to have pedestrian and transit access to employment, shopping and leisure activities, thus reducing autcmobile dependence. Staff is recommending approval of the concession to reduce the required number of parking spaces for two bedroom units from 2.5 to 2 (see Attachment 4). STAFFRPT.45 B. Setbacks The development standards of the Zoning Code require a 10' rear yard setback along the west property lines. The developer's plan proposes one and two story units in this area of the development. Single story residential homes are proposed in the Season's project within five feet of this project's rear property line. Staff is concerned with the close proximity of the proposed buildings' mass and height to the small one story residences currently under construction and the potential for negative visual impacts. Therefore, Staff is recommending increasing the building setback from 10 to 20 feet to insure an a dequate buffer between the single story residences and the two story apartment building (i.e., Building 12). C. Park Site The developer requested the City accept the dedication and long-term maintenance of the 4.16 acre greenbelt area at the north side of the site. Staff has determined that the City does not want to accept this offer because it is not identified as a potential park site within the General Plan. Therefore, the owner shall maintain the open area for water retention purposes and passive recreation. The applicant has the option to reduce the size of the park if they chose to purchase drainage credits to drain their site into the City's basin to the northwest of this site. D. Density The project density is approximately 11 units per acre. This places the medium density project into the medium high density category of the General Plan (i.e., 8-12 units/ac.). However, the bonus is being achieved by providing affordable units, which is consistent with State Law statutes. Additionally the criteria as listed in the General Plan allows a variation in residential density if findings can be made to support the development. E. Site Configuration The Applicant is proposing 128-units on only 60 percent of the available land area creating a very compact development. Since the proposed size of the retention basin is only required to accommodate the needs of the development, staff recommends it be reduced from four acres to a maximum of two acres. This will provide visual relief within the complex. Shifting the buildings and improvements to the north will increase the landscaping opportunity within the central core of the development. RECOMMENDATIONS: 1. Adopt Planning Commission Resolution 95- , approving of a Mitigated Negative Declaration of Environmental Impact according to the findings set forth in the attached resolution. STAFFRPT.45 2. Adopt Planning Commission Resolution 95- , approving Conditional Use Permit 95-021 and Plot Plan 95-564 to allow a 128-unit affordable apartment complex with density bonus and concession to allow two parking spaces for two bedroom units when 2.5 is required to allow a reduction in gross livable area from 1,400 square feet to a minimum of 750 square feet, subject to the attached Conditions of Approval. Attachments 1. Location Map 2. Land Use Map 3. Environmental Assessment 4. Parking Memorandum STAFFRPT.45 Planning Commission Minutes Attachment 2 October 10, 1995 D. Conditional Use Permit 95-021.P1ot Plan 95-564 and Environmental Assessment 95-309; a request of The Keith Companies for certification of a Mitigated Negative Declaration of environmental impact; approval of a deviation from the development standards to reduce the gross livable area; and approval of a 30% density bonus to allow 11 units per acre, and a reduction in parking spaces for affordable housing to allow a 128 unit apartment project on Washington Street. 1. Planning Manager Christine di Iorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff clarified the parking requirements, setbacks concerns, two story massing adjacent to the single family homes, parkland dedication, the need for a hydrology study, reducing the retention basin by two acres, and expanding the landscaping by moving the areas between the buildings north two acres. 2. Commissioner Adolph asked if Units # 11 and # 12 were two story units and if their height could be reduced. Staff stated they were looking to maintain unit count. Commissioner Adolph reiterated the history of this site and each project was required to reduce its density. Community Development Director Jerry Herman stated the other units could be picked up as the project is shifted to the north. 3. Commissioner Butler asked if there was a need to have affordable housing at this location. Community Development Director Jerry Herman stated that the City needs to supply 1500 affordable units and the City has not even scratched the surface. Even with the land the City now owns, the City could not provide all the affordable housing units needed. 4. Commissioner Butler asked if the affordable housing breakdown could be changed. Staff stated the mix of low and very low was based on tax credits. 5. Commissioner Gardner asked about the ingress and egress points. Senior Engineer Steve Speer stated there would be a signal on installed at the Washington Street entrance once the City acquired 50% of the money from this project. 6. Commissioner Gardner asked if Sunline Transit was considered public transit. Planning Manager Christine di Iorio stated there was a bus stop at the corner of Washington Street and Calle Tampico and it would supply service to the Shopping Center and the project. PC10-10 Planning Commission Minutes October 10, 1995 7. There being no further questions of staff, Chairman Abels opened the public hearing. Mr. Mike Rowe, The Keith Companies, addressed the Commission, representing the applicant. He gave a history of the site and all the proposals that had been presented for this site. He explained why the park site was chosen and the applicant's desire to not import dirt to the site. A video was shown regrading the applicant's other projects. Other items discussed were reasons for dedicating the parkland, the retention basin, and problems they face if the City does not accept the parksite dedication. Mr. Rowe clarified the setbacks for Units #11 and. #12. He noted Unit #11 is a single story and # 12 is two story with a 18-foot setback. He further stated they had no objection to most of the conditions. They would however like consideration given to Conditions #67 and #68 as the parksite was a balance to the site and they would Hike to keep it. They could move it 20-feet to the north, but want the parksite at this location as it would be an amenity. They are requesting the project be approved as submitted. 8. Commissioner Adolph stated he had seen the Cathedral City site and asked what the occupancy was. Mr. Rowe stated the project had just opened and less than 20 families are living there oThe units required a minimum of a six month lease. Ms. Karen McCurdy with USA Properties, stated it had just opened and they were in the process of reviewing applicants. Commissioner Adolph stated his concern about the units being so close to each other and the streetscapes. The landscaping was very sparse even though he realized it was new. Density has always been a concern for this site. Commissioner Adolph asked if the units could be spread out over the site more. Mr. Rowe stated that the Cathedral City site was a 20-unit per acre project; this project is almost half that amount. He stated they would push the project to the north, as this was the reason for the parksite being located where it is. Mr. Ron Gregory had been hired to do the landscaping. 9. Commissioner Adolph asked about the covered parking spaces. Mr. Rowe stated there was one covered stall per unit. The remainder are open. Commissioner Adolph suggested softening the parking lots with landscaping. Mr. Rowe stated this could be reviewed when the landscaping plans come before the Commission. 10. Commissioner Newkirk stated his concern about the screening process of the prospective tenants. Ms. McCurdy stated that the screening is based on the Tax Credit requirements as well as employment verification, credit check, unlawful detainer check, and past residency check. PC10-10 Planning Commission Minutes October 10, 1995 11. Commissioner Adolph asked if the management for the project was to be on site. Ms. McCurdy stated it was. 12. Commissioner Gardner asked about the security being provided. Ms. McCurdy stated this would depend on the neighborhood. 13. Commissioner Gardner asked if the pool would be larger than the normal due to the demand in the desert. Mr. Rowe stated this was a point well taken and was a possibility. Mr. Rowe further stated each unit would have an intruder alert installed. 14. Commissioner Gardner asked if the Tax Credits requirements require that the units be maintained by the applicant for a minimum of 15 years. Mr. Rowe stated this was true. Commissioner Gardner stated the video showed both parents working. This would require having two cars; where are these people expected to park. Ms. McCurdy stated their parking study showsedl.7 cars per unit. Even with two adults, this was less than two cars. Parking is controlled and any problem vehicles could be towed if they became a nuisance. Mr. Rowe stated the rent restrictions would be enforced. 15. Commissioner Butler stated his concern about approving this high of a density when right next door there will be a senior project. The Cathedral City project was too new to determine what the eventual outcome would be. He recognizes the City needs the project, but he still has concerns about the objections raised from the residentsibusinesses. What would the impacts be on the community? Covered parking needed to be provided in this project. What controls are there to keep people from doubling up in the units? Mr. Rowe stated that senior people would also qualify for the development and the screening process would weed out those people that are not desirable. The people selected would be an amenity and not a detriment to the community. They were committed to stay 15 years and maintain the site. 16. Commissioner Butler asked if the block wall would run the length of the project along Washington Street and wrought iron along the retention basin (the north elevation). Mr. Rowe stated that was true. 17. Commissioner Butler asked how the tenants were screened and how unruly tenants would be controlled. Ms. McCurdy stated that there is a minimum six month lease on the units, but they were allowed to stay longer. They could also rent month to month after the six months, if the tenants desire. PC10-10 Planning Commission Minutes October 10, 1995 The lease was written to allow removal of the undesirables. Commissioner Butler asked what the percentage of occupancy was at their other locations. Ms. McCurdy stated they run 98% because of the screening process. Cathedral City has accepted 26 applicants and turned down 78. 18. Commissioner Butler asked if the project was directed toward families. Ms. McCurdy stated most seniors do not want three bedroom apartments, therefore it is not desirable for their use. 19. Commissioner Barrows stated she was unclear about the western boundary, next to the Seasons. Mr. Rowe clarified which units were two story and which were single. Commissioner Barrows asked if the applicant would agree to moving the units back to a 20-foot setback. Mr. Rowe stated they would be interested in order to retain the parksite. 20. Commissioner Barrows asked if the covered parking could be increased to 1.5 spaces. Staff stated they were meeting the Code requirements. Commissioner Barrows suggested that additional trees be added. 21. Commissioner Barrows agreed that the pool size should be increased due to the size of the project and use the pool would receive. Mr. Rowe stated they would review it. 22. Commissioner Barrows asked for clarification as to what would be on the other side of the six foot wall along the west side. Mr. Rowe stated they were the single family residences. 23. Commissioner Butler asked Mr. Rowe to clarify the parksite and who would maintain the site. Mr. Rowe stated the adjacent area and the area to the northwest is maintained by the City and their parksite would be an additional one that could be maintained by the City as well. As it is attached and increases the parksite it would become an amenity to both projects. Discussion followed regarding the proposed parksite. 24. Commissioner Anderson stated his concerned about the cost of maintaining this parksite that is not accessible to the public. Mr. Rowe asked if the parksite next door was open to the public? Mr. Rowe stated the argument was the same for both sites. Community Development Director Jerry Herman clarified that the land next door is primarily a retention basin to maintain the water runoff and is adjacent to the school site and will be PC10-10 Planning Commission Minutes October 10, 1995 available to the students. The site is maintained by the Lighting and Landscaping District. If the additional parksite is added to this retention basin, it would increase taxes. City Attorney Dawn Honeywell stated the primary purpose of the parksite was a retention basin and it was designed as a passive park for the dual use. 25. Commissioner Anderson questioned whether there was enough laundry space for the residents. He asked if the statistics showed this was adequate number for the number of tenants. Mr. Rowe stated the laundry room was located in the recreation building. Mr. McCurdy stated that based on the previous developments, this was adequate for the site. If it was determined that if more washers/dryers were needed, more could be added. 26. Chairman Abels stated his concern about the density and the two story building, but since the two story unit faced a cul-de-sac in the adjacent tract, this would solve that problem. Chairman Abels asked about the leases. Ms. McCurdy stated that due to personal circumstances, people are hesitate about signing a long term lease. It was a matter of economics for the people living there. 27. Commissioner Barrows asked about the maintenance of the site. What happens after the 15 years; what arrangements are made to make sure of the maintenance? Mr. Steve Gouff, USA Properties, stated that as it relates to long-term, 15 years of continuous ownership, their desire is to maintain ownership. 28. Commissioner Gardner asked if their first project was in 1951. Mr. Gouff stated the company had been in existence since 1951, but this program had not been around that long. 29. City Attorney Dawn Honeywell suggested that Condition #54 include CC & R's and that they be reviewed and approved by the City's legal counsel. The City needs to have covenants recorded on the property that state they are afford ability units for the 15 years. The maintenance standards need to be recorded on the property to be sure these covenants are carried on to any new owners. 30. Chairman Abels suggested a continuance might be in order to allow the Commission time to evaluate all the information. PC10-10 Planning Commission Minutes October 10, 1995 31. Commissioner Adolph asked for clarification on the retention basin/park that if the City did not want the parksite, what would the developer do with the site. Mr. Rowe stated they would build a block wall around the entire site and maintain it as a passive parksite. He pointed out the value of increasing the volume of the retention basin adjacent to the parksite. 32. Chairman Abels stated this was an important site and he was not comfortable at this point and would like a continuation for further research. The Commission would like to have the information earlier in order to review the project. Mr. Rowe stated that due to time concerns, they would like to have a decision tonight. Their time line is to have the project under construction by the end of the year. 33. Commissioner Butler stated he agreed with the Chairman and he would like to have additional time. Commissioner Gardner stated he would like to have answers to some of the Commission's concerns in written form. 34. Commissioner Adolph asked if there was a way to take the site plan and utilize moving the buildings to get more open space. Mr. Rowe stated the problem with in filling with dirt. Discussion followed regarding the parksite and Mr. Rowe stated the costs of importing dirt. 35. Mr. Robert Tyler, stated his concern for the storing of recreational vehicles. It was an acronym that this was a low income project that is next to a grocery store that does not cater to low income people. 36. Mr. Dennis Chapel, Desert Contractors Association, stated that when USA Properties came to Cathedral City, they got involved with the local community. They utilized local contractors to build a quality product. The construction is the quality of a custom home. The subcontractors that he had talked to are committed to building a quality project. Some of the concessions should be looked at, as this is a win/win project. 37. Commissioner Butler stated he felt the project had a lot going for it. He would however, like to see a copy of the lease, to feel comfortable about the type of people that would be renting. If parking requirements are being lowered maybe space should be set aside for recreational vehicles. The pool site was a question, and the parksite a problem as staff does not want to maintain the parksite. The option of the parksite being increased and the City maintaining it is valid and should be looked into. PC10-10 Planning Commission Minutes October 10, 1995 38. Commissioner Gardner stated that even though 78 applicants had been rejected, why were they rejected? He had concerns about the screening process and security. If the City is understaffed in regards to the Sheriff's Department deputies, will this project provide its own security. Also, eviction is a very difficult process, and if a there is an easy way, he would like to know about it. Mr. Rowe stated that the Sheriff s Department had been consulted regarding the project and they had no comments. Mr. Rowe asked the Commission to determine what the specific issues were. The site or the lease issue? The apartments could be approved for this site and be a viable solution to meeting affordable housing requirements in the City. Maintenance of the site could be addressed as a separate issue. 39. Chairman Abels stated he felt it was a good project. However, he had a lot of concerns about how the project would hold up 15 years down the road. He did not feel that waiting two weeks would make that big of a difference. 40. Commissioner Anderson stated that he would be willing to render a decision as staff recommended. He did not believe reviewing the leasing agreements would be of any benefit as he had no experience in this area. The City's position is based on staffs decision and should be just and intelligent. The project has been presented well, and even though he was concerned with the density, it was a decent project. 41. Commissioner Adolph stated he agreed, his concern was softening of the street scape along the interior streets. Additional landscaping was needed. The density of the buildings being clustered as they are, needed to be spread out. Mr. Rowe stated they would move them as much as possible. Mr. Rowe further suggested that on Condition #68 they agree to a 3-3.5 acre parksite in lieu of bringing back another plan. The building would be spread out into this area. 42. Commissioner Barrows stated this would add .6 of an acre and lower the basin to make up the difference. Commissioner Adolph stated this would follow the staffs recommendation. Discussion followed regarding the retention basin/parksite 43. There being no further discussion, it was moved and seconded by Commissioners Butler/Adolph to continue this public hearing to October 24, 1995, to have a chance to review additional information. Commissioners stated their concerns regarding a continuance. PC10-10 Planning Commission Minutes October 10, 1995 IX. 44. Community Development Director Jerry Herman clarified the areas the Commissioners would like to see the applicant address: a copy of the lease, pool size, recreational vehicle parking, staff input regarding parksite maintenance, the screening process as it relates to developers, police/security issues, what the eviction process is and how is it used, the street scape, and covered parking. 45. There being no further discussion, the motion passed with Commissioner Anderson voting No. BUSINESS ITEMS A. Sign Application 95-311; a request of Signs and Services Company for approval of an aln&ndment to an approved business sign for Pizza Hut. 1. Pn al Planner Stan Saw\esentedthe rmation contained in the staff report, copy of which Community Development Departm 2. Commission utler askebars on the sides of the signs; how high were ey from ff stated they appear to be 11 �! feet. 3. Mr. John Koenig, spokbehalf of the applicant, d stated his reasons for e request. I\ 4. Co ssioner Gardner asked\nsta tion that the had an 11-foot heigh . e felt at this height uld be encoura to use it as a pull-up d if the sign was safe. Mr. Koeni ated it was quite high opefully out ofissioner Gardner as what the legal ramifica would be tohing sharp on the cross embers. City Attorney Honeywuld be more of a risk. 5. Commissioner Ande n stated he was glad ey were not filling in the archway as he felt it w detriment to the buil 6. Commissioner Adolph w ncemed about setting Awrecedent to allow other tenants to place a sign in archway. Mr. Koenig Nted this was the only archway of that height, o e of this type, and thi ` was a unique circumstance. The Center is full s should not be an issue of other tenants desiring the same type of sign. ommissioner Adolph stated his objection to the support bars. PC10-10 Attachment 3 T44t 4 4a QumtO 78-495 CALLS TAMPICO - LA OUINTA, CALIFORNIA 92253 - (619) 777-7000 FAX (619) 777-7101 October 12, 1995 Mr. Mark W. Sambito The Keith Companies 41-865 Boardwalk, Suite 101 Palm Desert, CA 92211 SUBJECT: CONDITIONAL USE PERMIT 95-021, PLOT PLAN 95-564 & ENVIRONMENTAL ASSESSMENT 95-309 Dear Mr. Sambito: On October 10, 1995, the Planning Commission continued your request for approval of a Conditional Use Permit and Plot Plan to develop an affordable 128-unit apartment complex on Washington Street to October 24th. The Commission requested that you provide additional information to them regarding your project. These items are: 1. Provide an example of Covenants, Conditions and Restrictions (CC and R's) from another affordable housing project you have developed in the past few years. 2. A draft copy of your lease agreement and any other information on your rental program. Provide a narrative of your screening processing for prospective tenants. Eviction process information was also important. 3. Submit a preliminary hydrology report that identifies the required detention basin storage capacity for a 100-year, 24-hour storm event. Identify your preferred detention basin location on the site plan. The detention basin should be no larger than what is required. The detention basin should be a maximum of 6 feet deep with 3:1 (minimum) side slopes. Provide cross- section details for the proposed basin. Address any impacts that occur if the basin is reduced to two acres. 4. Elevation drawings showing typical interior streetscapes including parking (covered and uncovered) and landscaping to show spatial relationships. MAILING ADDRESS - P.O. BOX 1504 - LA OUINTA, CALIFORNIA 92253 ��; 5. Revise the site plan to show either a second pool or increase the size of the proposed pool. 6. Provide a draft outline of a security program specific to the needs of this development. 7. Provide a site for overflow of non -standardized motor vehicles. 8. Provide colored rending of the landscaping for Washington Street. This material shall be submitted to staff by October 16, 1995. We will make sure that the Commission is given the material on October 20th. It is likely that the Commission will continue the project to November 14th if the deadline is not met. The Planning Commission requested that you be present at a public hearing on October 24, 1995, at 3:00 P.M. (Study Session) to answer any questions they may have before the meeting at 7:00 P.M. If action is taken by the Commission on October 24th, the City Council will review the report of action on November 7th. If you have any questions, call me at (619) 777-7067. Thank you for your continued cooperation. Very truly yours, D ELOPMENT DIRECTOR C1 r GT. c: USA Properties Ron Gregory and Associates Bassenian Laoni Architects 7THE KEITH COMPANIES - INLAND E�tPIRF, I\(', Attachment 4 October 16, 1995 Greg Trousdell Associate Planner City of La Quinta 76-495 Calle Tampico La Quinta, CA 92253 Dear Mr. Trousdell: I received your letter dated October 12, 1995 with regards to CUP 95-021, Plot Plan 95-564 and EA 95-309. The Planning Commission was requesting some additional information to supplement the package previously provided so they might more fully _ understand the scope of the proposed project and be able to make a more informed decision on the matters at hand. The following is our response to your item numbers as e per your letter: , T„ 1. Attached is a copy of the standard Covenants, Conditions and Restrictions (CC&R's) for all renters in the form of the General Policies and Guidelines. All tenants are required to sign this form and to comply with all the policies thereon. 2. Attached is a copy of the standard Lease Agreement required of all tenants. Along with the Lease Agreement is a copy of the standard Rental Application form, Verification of Employment & Wages form and the Lease Addendum for Drug -Free Housing form. These items are all utilized in the screening of prospective tenants. Should there be a problem with a particular tenant, the management staff would evict this person(s) by use of the prescribed legal process. USA Multifamily Management would turn the matter over to their attorney who would then follow the procedure outlined in the California State Code for unlawful detainer (eviction). 3. The Keith Companies has performed a preliminary hydrologic analysis of the site to determine the required retention basin storage area for this project. The study is assuming the worst case scenario which would be if the entire site were paved and made impervious. From the attached table, you will notice that the required retention area under this scenario is 3.67 acre-feet, where we are providing approximately 16 acre-feet, more than four times what is needed. The current design utilizes 5:1 side slopes and a depth of only four (619) 346-9844 FAX (619) 346.9368 41.865 Boardwalk. Suite 101. Palm Desert. CA 92260 _ THE KEITH COMPANIES - INLAND EMPIRE, INC. W� w .Ill-l�l.l \ Illy\ Greg Trousdell Page 2 October 16, 1995 (4) feet, though only about one (1) foot of water would pond in the basin. This makes for a safer play area and reduces the amount of liability that the project is exposed to while also minimizing the chance of an accident. If the basin were to be redesigned to occupy only about two (2) acres, then it would be six (6) feet deep and have 3:1 side slopes. This would create a hazard and make it very difficult to maintain the area. In addition to safety and maintenance, the reduction of the basin would create a hardship for the developer as the smaller -sized basin would not generate the required dirt for the project and would force the site into an import situation. The client would however, assuming the Planning Commissioner so desires, agree to the reduction to a 3 acre retention site, 6 feet deep, 3:1 side slopes, if the city is not going to accept this 4 acre sate as a park. This will decrease other areas amenities to a less mature state than is anticipated with this package. We would propose these final site changes being accepted by the Planning Director for substantial conformance to the plan now submitted. 4. The colored rendering of the site shows the typical streetscape and parking configuration. There are carports on only one side of the street in an effort to visually open the streetscape and not create a "back alley" look. The landscape issues will be dealt with as a separate plan review and can be better addressed on that level. 5. The developer is willing to increase the size of the swimming pool by 20%, creating a 1,000 square foot pool. 6. USA Management proposes the following security program for the proposed project: a) Each apartment will have individual intruder alarms. These alarms are standard, with motion detectors, and contact sensors for all doors and windows. The alarms can be hooked up to an outside monitoring company, if the resident chooses to do so. b) The office phones are set to an answering service after (619) 346-9844 FAX (619) 346-9368 41-865 Boardwalk. Suite 101, Palm Desert, CA 92260 ` THE KEITH COMPANIES - INLAND EMPIRL. INC. Greg Trousdell Page 3 October 16,1995 office hours for emergency use by the residents. The answering service can contact the on -call person in the event of an emergency that does not require a 911 response. c) A local security firm will be contracted to provide levels of service that may vary from nightly drive through inspections to a walking patrol. The level of service will be determined by management at the time the occupancy begins. In addition to the measures described above, the developer also plans to incorporate the security items noted by Captain Ronald Dye in his letter dated .es 9-21-95. 7. As noted in item #3 of the attached General Policies & Guidelines, boats, trailers, recreational vehicles and oversized trucks are not permitted in the parking area. If after this review this is still an issue with the Commission, we can provide oversized spaces for these types of vehicles on an isolated area of the project, though the management staff will continue to restrict these ` types of vehicles from the property. 8. The (Developer has already provided the Commission with a colored rendering of the project. The view is looking westerly across Washington Street and should clearly show the proposed frontage landscaping. As was mentioned earlier, the landscape issues will be dealt with as a separate plan review and can be better addressed on that level. (619) 346-9844 FAX (619) 346.9368 41.865 Boarowak Swte 101, Palm Desert. CA 92260 " THE KEITH COMPANIES - INLAND EMPIRE, INC. Greg Trousdell Page 4 October 16, 1995 The above information should satisfy the few remaining concerns of the Planning Commission. Per your request, we will attend the 3:00 pm study session on 10-24-95. If there are questions or comments, please contact me so we might discuss them further. Thank you for your cooperation in this matter. Sincerely, Wz� �4- Mark W. Sambito, P.E. Project Manager cc: USA Properties Fund, Inc. (6191346.9844 FAX (619) 346.9368 41-865 Boardwalk, Suite 101, Paim Desert. CA 92260 OCT-16-95 MON I6:27 P.OB General Policies & Guidelines Welcome To Your New Homel =�� ft lt" 1U w l' "I, g b tthsfes your lhorhe vvlfh tte. Wa aril do our heel b macs your Wig erwYonthwht pleesenht end ahjoyelhie. Tha erg Piss and 9Adetnes are in dfeot b pradda a pbeesha cuing wwinantrre for al err reeideraa and b hs do err beat b serve youtVeeds SlrhrsaparMrhenti�e'v9req r�respeaandaoraidafatlondnetgt�bora,rrereq�a'slyoircooI 'Imp Wareaeru ftrWbdmpaN d�re:�h� ararhherhdrhg`amelthgaxdhariarW®andregubtbrsasd�oanedneoe�►aprau�datroombrtanaoora�eren�e tee. p mentasnc�o and mshtsss d ris premises. 1. OFFICE NOUA& Please CMdhxt al business dhstg the POOd dioe la = if you ham an emergtnup dung raWx ness ftM please Cat Ihs Ofioe phone nmhber. Tfhe arsvrerMg sarvics wi Wrwetd arhergenc�y Gala b the approphiste person. 2. RfHY:FOrathtaseehrofa�aa,parn«�fsaaa,nraooepiadl PaFnagisdueonorbhwfhetatdaydeedhrnonilh Pleaeest>a�ktedbydhfckamonayorderandmedkeipaynbiebyourapaMnert Commonly. fewhtbnatphsidbyfhefltdebyaaedhmorhlth,basdbeaMMdtafpeemeeeeadAbo�Y�fswibetiZ5.00chorpetrrehaned ohedo Once a dstla is mbmhed tr Mlxt ftt UNK at 1Wwe peryshahb must be made by ceahi s check or money order. Rent day i$ a good eme b kspdrt m*ftr& os.aeed , Pboco tb n t wai fora Taal; c Morn b Dooaro major baba rchparig it 3. PARKING: ReshdeMa are requOM in park In a d otined spaoas any, TWOM ekd motor Velsclas are subject b fM Same Nee es attx dAn sides not lobe aperr I in a about f a garde • Please d0 not bark too ps dng tpsoes. This Car cause tannage Or daoolontiorh b btAd A wale and lantiscapng • 80ete, whalers, -'ODO aOnai v*hft wd ovweiad tudo are not panftd in rie parting area. ' a OPPM ble, none your Pwft gbw k viabk cn fro rear wirdm d you vd*iL ` Car waehig and ablate MW are cat slowed ahiaes fkene b a de9rgrsled cawash area. • 0* wlv*s VW are Gm* ragbterad and in Operalrg O - lk as b be pared in fha pwirtg seas` V* idn fret am', kh1a crdw* redarenotp&Mb d.Tiratckn bstairswNWbga,arPipdtegt.fetieaorvd*A rwmorudw MaramonaI - park dd5rne_ • A%r duo nWM any vdfrb whirr b n vthleion d flees polefse wit be towed nht the ohhhehw s ehcperse. `arras paled n a the thhne wi not ba rhobied tfrd wi be atom to twrha6ete Mwun9 st aanw o expanse. • Any res; Wft with Mg rind two Vehieks rust hone maregem ft wfiten approval to park, relhides n pafdng area a park the vdit Off d the Cnmanly panherer. GARAGES f garages are &mashie wih your apartment, please be sure ym teak yw vehicle n the garage wW not ik eldafor parfong qwm ere b krfbd amaebilY. %age a P&Rftd into 9aa9es taro mf a the emdudorr d you veWde. ' Resifta aka &M-d fly and ebony resF , r a is for the oorxW d tsi dhibea and #heir dhi*vWs pxb. • Pkase do not abw dhaarer b pixy aLstls wliaut aldt Upntioa • sock" d fhe poperf9eB dapw b wnat dMsi and othw m denft bufde riding, dNMboerd r'h ft mtlsr sketrg and big wheels are rat ebaadmltkeaidcrrti-TAftfhepnapwy.PieMrOtoys,a60laa6bi I III elm4robb9Mkinfswalauaya,1,tainraysaiktortddoam*& i PETS: Pet ae rot afthtted On fbo prwrhiaes vrltaW fhe Mi tt etgatildn d the Cmnnm* Mwhager. a they are pon ifed a sighed pet ad0adksnardapetdtpealirwybecequied. Pettasnatafbwadan fwfawna� larhdecspedemes, paltgereahortbdwe►Prtmatbeimpt tsfdefw4erar0K9s4V saehsaptwhaoodaleash&WwdwfrtdaaeaFM libiepePfeaaenebuclyourltlmdsaddviders b berm ohet Para at hare. Cf'WTORS:RssfttaararesparsMIOrgheoondddfroimdasinnmuchasfuryaesurereeporsbtilyiorarrydanapbfreprerrrses tmidhing,Orfaresafptg viaborsmustbsacoompaniedbyfstroeiaahtboelswhdatksiVwVdfrefeooes.Carp ar=fapMdghddem iam;ecoedtramyauvis'u fieaubnbodlgithereaideatiablsaaagueattrmaefsnlwowests.helahemkairotljrfheYrhmdtadd Od + h audart m fora fimbd eaansion. yWM9 propw arotllretbn ad adari mdm fa U» br 40m guests, is tesfde 3j vat be in vd36M Of to tlr rental agwrw t fa uha0lhwfsed cowpwft 7. UUMW: Lwhdry hoaspae posted ad subject to dsnga Conapertead Way etp pMt is amiable tr yar use. 9atld you ham any deQhaprtherhl,Dl�eroportRbthegmthtrwyARshsger,faeaA9trilanttn0lroapOrmbbfur 1, agabcbth c teedbyrr>skaae egkt pnredt. Pb= leave the taaly dean wd Orderly. L � NW � hmn �W Abl19"ditand .Nil0rsarsts Vfliapad dosoaNarra thkAbd"pbm ssrty are pooled in the pad area ` afat ranemimhers and dddkah 14 ymn or yamM ulft fro pod treat at d fmaa be emarpahid by a parent or 0 Al MM 11 �or yowW are not pannitd in fro spa. _ aooanW'W by fret host resident a1 d itnea Two vWkm are d a a ParapaMnat • ihkasa reeMlcf food noises and radon ft Ay d err bW b0 abwad n o sound tfhe pod eras ' PI98M obey d Posted ai^ FkjMa device as r�iat�P, iIM • yYfO reswva the dghf b titthi she rsntDw d people trsirhg the poolthpa end b deny far ese d are ht>Ties b anyone stony Ime, 2* BtSUiANCE R I N"" a ere farindad full the trtrrher'a ivatsha novas orty fhoea flMrs fxiorhgirg 102 a oa w In a d fm ester damge a ttheA, the owrher'a ihetranos does not owe the personal poeaassifna d fha retpdetlt itseldefhia ors edetsed b aM* IAelr Own tetflw'a thetaanoa. 1g MANiEWiIICEgNberoproakdoftua: ar>anceservfoe InM*-I---;ayouwrifhebOstsaMoea*iw*pbaeetasf tj Mggudet= 2. aha aloe as soon a you are awes d a deedefq in yw DOW ht 3 fake � b �"aPPbroe yoasat (V mry vod a %wratR�y, rrsntwsrea is not oamiteted in you seihsf Cb% Pleaso let us M W tmfadie *, 4. Our =no* aenkle regta!ap WIM 24 hwW & Gal the Reft aloe tssdbw b MM ampsdes. The wswertg aervbe wi forvrard all errxxgenq calls to the ePPmR� Da►aon 11. MOM DREM'O Smofro dekdM war pVAW br eaclh apwWaj l b rrecemwy b last these an a nvghlsr bass. wv sagest the flat � yet► sn oM des becMsnra sad y°u ftnd yes. delecar oW aoroer, cal far Hwhtpi a6oe trutre6etR is rartraAd b tanRtw,amr or 12 FiiEEXT1NGlASF�iS: Tlhera k a 4aedrhquiy+ertoaieddoaebyau►aparMtw�t n,epanal �ndafort 9aeld you ever need b toe one. PbM pick up the door met 0o use as a shield p �Tno *w a e type riot wal work for at Brest OPaoasa should a fire ever break oat, ftdf fhf ire depatnwt Arai. and fre ame BMVW. Fbm do rot par welsh On a gnta9e a t:teOtiotl tat Ilse fss *a s*q ehw. 13. ° ape'Mofoe*sMealadmOartybevoldpeg POW, ►s TltaersssoanMferbrl�rayaveit�lekxellytASltfEtlt 9diti0nrd �' ( f a residers thm a pet and l becomes neoessay b spray tr feaa, tesidart noel pay on OCT-16-95 MOM 18:29 p 29 14. OW VLl0YUW. Resb rns anal not exbuip or iielae wlh fffa Wet raiopniv a dW msderis. mdu*q bit not knksd b rowdy. w*ordis A*vbd+scar.Reskia,tsardhe6rgoewnerapamnedtamaleloudnoaeaacar9rti�ne loudtiidng.vn�aoessarynobar�o ae aood49nmpWgdmusici k wunecrsorbudoparationdasdevisioh,noordptayerorradroienotabwadatarrytin+e tNelaeatvahid sot eat► b6WW Y0w own aWAmenf. M you an unable b rrroeine 000pa sin kom a noisy neigNw passe carac ttb Office at ym tS. OPEN WMNDOlM3: Ouirhg damp. tarry or windy . damage can ®oar b tkapes; wafb cacpd arhd you pfxsonai bdangi yj M windows anbtcpan. Youaoddatderaerlousnoonrenvrneardexs+ernseiraiererientlracghla+raQaurYrbwenddoeadenmgebyourapertrtca+t You an bvnd* res;h 91 We for al d 1his damage staid k ooar. M you ara away kn%fhe apibcent ad think you may lave bt a winbrr open. phase do not hasiate b cdl the dke and we hwl be glad b data fie aperlrmertl b you during omoe boos iNi. SKiHB:Siena,�.notices,dOrpbmesaarrlartensahohidthatbsirnabed,engajed,0raf600dwiMpartoftt+eeroerlorakeamr d the apl irm or in fb windows. No Igor any oft window beeb,w is permlbd char than fb (repay a vents** birch f 7. PAYM BALCOMM EPTRYWAM- Residerds as fesporsbb fa Use dmft d thew ease The deadreaa and appearance shuts be _trsacrdaurtadatelbminkmwingwiht a liN dardsdfhepmpeV Hmo of'dtseaabrapeaertrtond,andnonPeuetien sffgnetpdmimed A fheae areas at ally Gab Only weBfnekstaitxad pfarhl� pefo krreltre� orother peNq stated fleas afe 8bwad tiatpege Cats, rDryein9 itt'nn, brooms. =16 and & nlw Wfiobs Old be kept hroide and out d view. Please da tat trang enyfhing tom tr m the ahnbbery;fences, raft etdeficr wale, raids a ottaide d fhe wndosas, err anywhere else h tro thtNldrp. tt� LOCf3 f fhee a aocrretl+ng twang with you bds, please d ua InoR WNTTEU pentibioa neat be abbe, babe pbft any edd5Mv9 bda On any door in year epefwnera, a bdara darscjrg oci ft ioft Last weirs wwe be ropwned el a charge elfifi W Par key b the resident MyonalhaidblyOuaeM bcked out dwfbdfico isdosed, tbrerrlbe& bed$25.0Dlnfw ayotrdooropery d. PROPER I.D. NEOUM. IL ENTRY KV0Y0URAPARTNEIT:Toprorideyouwrib@bubtosiinsanioeandpeaoedrrind,wstsgtteWRtTT9rlperrMselortprbrloda ng anyone in yaor gwbsnt This kzkdes minor ditw returhkhg kom sdod who may hate mepieoer$ forg , -- or bat l er key. WRITTEN penrhttsbnwi ba reQ*W Prin'babAVlhem a=ubthesperbtakabebrodeb+brdrgadupitalskey. PlagebespeaBcassoUre dse and bm%OderMserrioetArinpnormalrr'ubfgboosallyandcannotstaywthrhopasafhMileheusheLainyouspfrnw, norran ws BMWany rssporfs ty for cost or stolen uldes, doors id tafbolfod or cartage. . 2t. MOTORCYtOLE& Mmwgdes may not be parked u cbrfe at raw^ Ott ff b bdoonies peft in Una apoArttert, Or OMter common area. They SIX I rntball esesdarotrdanfhegaeritPlaneminiiriaetrPA, tgrlexddt vditomm tforywm%wwdnyow.ogtorabansk 21. AUMMOBiESMAMlNmyar/arnbMsdrbbbednriMasafanatebaiadan4bprepertp.lVmrearddpsd.*mpark4cff fetvoDstj Ora O dean fw&Nu b fhe mphst. Pkpeks are rfce permMm at any time efaoept b en ernagergr such as a fat may . 22. tJECORATNIN: Pteasefmvapricrl�appnealiom tlteAliceloranyna>i�OnG�m�g. De�g.�O9�9.s9. elc•)bWv►epemrent f'baeedord pboebi, Mrharbotbsnwirdows FurrMrsihdudedityarrrerrimustndborenhowdtarnfeapednhaht �t►�, >h� f� �rr4ng rmb � be phu n fthe ants Pbm. m tape a stdters. 23 A6STtiBSaSNOW Theedatwaybdemyaebeghmbhanddw iswkh"ark►amcleorwrrawAhaapatgearsot dWt Pbm do net use any dram dearsers *c h as Ain ar CmmQ. Da rot put etdmn on yar ba They are amarbiy ddlark io tenors wdnA Ie Oft It glass Thenk yen. 24. 0191MIADIM Please use regtdar dnPavaahing nhedtihe soaps ony. f fhe draposd is nat mM. the ddavada may not train prapery Nis flood prereuafre aeir—ww b nn your dslw adw fs least Omer a much To sere alaWidy. you can tun t b the od posifon dta the find fksa and let me dshaa "ar dry," 2t. CARNAGE DWOSAL: You garbage doq=W is designed b hwde ody sot bads. Pbee do not plans fi Mw melarbals oft unt, such as string, paper, celery, or hand rnaWals such as bones or gfses. OWAP roarrikg kun Raw a fb disposal will tot a* be an kmwenlence but on agates b mp* which whl be fb fsspahstklly d fs msdeat M avp use cord weler when nraing the dspoeal 2E. WASTE A DRAN FrE STOPPAGE- Pkava do rot disposed terns in fhe drawn which abode be deposed d by afar resets Any damage or rapefrs neuSrhg from bedarp or orerlow are the rpop onabft d ft redcky - DiepoaW depera and sanlay tapidrs should be planed in the xa h and rat in fib tales Each wounu ism up wah an rdridual asm symem hat uV swppsp ooaaa. fhe necessary► repairs sal be bibd drecOr b fife reddens tausng Ufa stoppage. ASPEC{AN.WARMIGABOI GREASE:Pb sesbreg►eeaenatineanwdfwoostainerfrreghtarteshdapoeeltshoofflObepmew down fe agmd ar ocher drains a t sfds W 4 b db M end can make the entire pkhrebkg ayaMm ihcpetabla 27. WATERCONSERVATMIlnewsNerastotoansoMrgwater�brrteberteBarred,tlheremowlawalereae+rhgaearee,ie.slroarorlheids, OIL Is rod petard d. We appreclake yaw eorip ereli ff• 2NL WATE1iIMYMeterbedsanpemhilbd,horrener.eridw dnsuranfin lsmp*Wpdwbmm*4ndiiLhfrahoerrhudbekapfarrwtdhring fha bnplh d yaw residerwy. 2f. SOLICRM No OMNI Is dam d so plain cal fb apedment mrmsmty about any Quedionebb petsen or ad* an the p epery. Dort Open yocr des to a peram uimoreh le you, X TRASH ENCLOSURE& Trash andostres are provided thragtat Ub oormarhty b yhu mwererm Pbasa wrap at gerbege and place I iretlde tlb tan ONLY! M yorr aOCtgbrred tin is Ail, DbaM Yee;;I wr. Cnah afd kid al empty Cefmoerd bom so a b use ea We apace as pow DO NOT send didran bd$Pose d you stash MteyerebosrrM b meth fe lopd fffe bin because thb w!1 a* mM inspied wash OuNde fhe bin. Y Prance, passe make uo d recyckr>Q eonteiera 31. Lf TM Tht s*V arty ww a Blip, ►Odes, Bard er dt enywherson fb ponpoly males our mwlu dy bdr bad. Please lemember fret too homo ao �P kcep t looking rice by•ag b yar tul0. the wad a you naht, and yar paddrg area My�dhldren Caualt oaftlnuelT MwingwlbsteNeohhh mwWfbperentdwgsdkrfblmeIWMOamairienenoepemmbdaanupfh!doesnoteidudsadM 32. MSCRU M W — PLEASE DO NOT: I. ►f M ar"ft Oran the bafnony sing or pft bnca. S. rural a wean door. 2 the kill or dsoamirs soda in wr4 ws. IL than a perk bicy_ .... ;arhdecIV m d areas, on warn- l khsfal a bamboo crtarrf ocher deledots an 7. So poled ppWb at Peba or bak miss owheed. b*" a Verb feces end there rand, usdersfand ACR OMMOEME tT: at � b 0w* pdddes and guWsires Oortered herein dwi g nV residency b Apartnert Nu I kmrw agree b oanpfy wrlh any other PMCIN end gwdefrea adopted, amended a recinded iroro tune b Crrb Gy Merreganahf. RESiDEW DATE FESEW DATE DATE RESKXW DATE Ko. OCT-16-95 MON 10:23 P.83 =�� LEASE AGREEMENT USA Jay Maimpaiank Inc. Par l This Lease agreemeat (the 111 ease'7 is esceata4d by and between USA Mu/titiartly Mamma. for- Agent for Owner (haeinsRx "mod'? and (hercusid er "Resident') who agree jointly and severally to rent spartmeat number (the ••PremoWI at the •'Property" and address indicated basis. on the terms and conditions set forth herein. Ocaopancy is limited to the Residents ranted herein. TERM: This Lease eteatea a month tebsney, commencing tarmac►erg , W . ROPh 17se periodic mtwthty easpt (the "Rent") ter the Premises la S per month. cad is ootef+riKd d the foliowiog: Hoe Rant Of S per month and options (ace addendum) of S per mm *. Resident agrees to pay LAtadlord. in advance, without deduction or aifaet. at Raslaf 01Txe of the ptopety at Rent shaft be payable in installment: as fallow:: A. Thu sum of $ upon eaommon of this Lease as tent for the period beginning 199 ugh 199 H. The am of S for the period gay 199 (second umA prorated) payable oft C The sum of S on the firs Jay d act► .nkralad naacdh .aanran WIM 199 PRORA770W All Proration made during the term of this temrxq stall be made on the bads of a thirty OM day month LATE CMUMES: The Rent is due and PGY" in advance no later thaw 60 put. the fuse dry of cuh month. SubscWW to a In" period, any Rest received alter the fifth dap of each month will be oon»daed ddiagaeat sad wig be anbiect to a Lee large as hereinafter defined. Rem may be paid at the React Office by personal check. rstsiaierIs check or money order. Cash pgmmts and second Party cheeics will rot be accepted. i°lsymeat sboold be made vath one check or money order per apartment payable b Apartments. Resident agrees to pay: S23 plan $3 per day foe each dap a portion theroot that runt la ddiogoemt, and US for cad► check renamed by the bank for any nason. The aeceptasoe by Landlord d any late or pwtimul payment shall sot change the due date or ammo d say required pagnmsest in the future ant shall is reliays Resident ham any obligation b prey the balance of do Rent and my applicable late fees or eIes Landlord and Resident agree dot the dWV is Ptresmmed pre be tbe dansaga sustained because of Resdent's late prprmeat d Rent and that it is impractical or auarsNy difficult o tiv the actual damages SBCURUY. REMIX AND CI.WMM D POSW Resident has paid Landlord, upon aceewion of this Lease, a security deposit of S Said deposit shall be held by the Landlord as seem* for the fadrhfal by Raident of all the arms of due agreement. Lardlord niq at any time use any PWportion or all of said dgosk to remedy Resident's d dkettb in the, D 'of rest. 0 re"t damages ¢awed by Resident (eodosive of ordinary wear and wry. and a deco the prsoises, if mnerxssat) upon termination of sunny, mcludiaR but sat gmised 10 paindag. arpet cleaning red drapery Resident agrens that sodhige is not ordimry weer and sear and agaeev to restore she peestises 10 original condition at wmamenexatent of waancy as evddarmce I by do Move -In Inspection Check List signed by the Raident prior in occupancy It eel, pout of the acurky deposit is to migatd by Lsnadlosd duries the team of Koaoel. Resident agars n reinstate acid tool samq deposit upon fine (3) days written notice ddhwW to Resident in person of by tat hag. No later d►at twe ii tY nos an den aft Re WM has vacided the pcea I the Landlord shag furnish PAWW with an i0emind wrinen sw meol d the disposition of such secmity deposit and sbali , - may reammaeg portion ofadd deposit to Resident. As applicable. "W deposit or reduod chedt will be mode psywbk joktly in lbe same of each Reaedem who bas eaacuaed this Leese unless Lasdbrd meiva writlen iewuudioeo to the 0011tnt3, eatcoad by all such RnWesb. USE OF PRBMiSBS: A. 7Le FIC0140 an NOW flit residential use only and aball be occupied by no mote than aocup ou. H. Residam(s) agree to notify Landlord dchas>jes in the number of faulty arnba living is t11t: bousaftotd. Notifiatim of inchgibility " become etfoctive thirty (30) days alter service of unties of no Laser than the fast of die Wniq momb fdm** nagntion of such twee (30) dap period. C wdh" the prior wckeen apprenal d Laadiaed, no lop. cats. birk or other pea of any kind" ba kepr a allowed on doe ptralures DL Resident Bail ace disturb. acmoy. cad, +ya Or h0oavenieaa other rssideab or ndghbors, sort an the pmmises for any immoral or unlawfd P nor v'*N a9 law a otdhmwc, tot exaunit wsossta Or n alum open or d om dte pamises. Landlord agrms to Prevent other tesidenta and Other Pertness ds the building or common areas fivo similarly diunrbiog Residew s pawn and eyries. H. individuals described below ate the only perutyned Occupants ender this alircement, Pesiderio(s) agree thin ft Pr9miSa"be seed only as living quanta fot above -named p=W& No additional the pre misco with ow the Iendimn prior wrman eonw L persons my °mA' ALTERA17ON OF PSFI4LLS8S: Residad may not alter the Premises in any manner widrout Landtond"s prior written t:omeat. Aliera m ioch des. but Is no limited to. paintin& wallpaper; hgaginE of locks. or modification of elemiui appliances. WMabocb am,wuh acaQtaw iosaeanrx Muft Landlord as co-insured on file. MAMVIANCE OF PRDUSE& Resident has mmmed the pmnm and is situ ied *dh i s physical ewrdition, order and repair. Upon laminations Or Eapintm Of else Lease, Resident agrees to surrender the Premiss to Landlord in the same coadit➢aa. reasonabie war and tear excepted. Resident shall maintain the Premises in a am, clean cad undamaged eoadwoo saK% in psrtiewar, shall comply with Ali applicable provisions of budding coda regarding public heaM and safety. Resident agrees to (a) dispose of IN Ashur tlftM. ....1..._ -' - -'-- OCT-16-9:5 MON 13:24 P.06 Naga 2 diaurb - h- t —1% ddsce, d-3311 , cc Otherwise harm any poet of the P eemses R—dmt shall be responsible for A glass on the Pn mnm Landlord aball at all times COM44 with the retptirements of all applicable building coda and abW make all npaes necessary to keep the Pmmim and Property in a fit cad babiabla condition. If Rtxidm beoeattea aware of may damages, dilapidadoa, deserioadoe er Eetdty condition in the Premises. Residenc(s) agrees to iummdiady ft& m landlord ttf same in writing stating the weditioo and. if known. its cause. Resident shall ind—fy sad bold Landlord and Ouster of the Prdnises free amd harmless San airy issa'or liens renal" ttnm Resident(s) Wformatta Of. or failure to perform, the obligsteaes stated been:. Itffi.IT M' Iatadlord sgroa to pay for water, sewer. acid rubbish removal. Resident agrees b pay for dectricty. gas, telephone and cable teiavW- which saoum shall be established by Resident directly with the applicable Utility OOmpwnia. ACCESS: As required br atstaoe. lbai•shsi! not uareasortwbly withhold consent for Iattdtad is eater the Premises in order to inspect doe PrB. make nmeswY fqmm Or savjc s, deliver legal entices, and wily ocmhp xv* Landlord mwy ab o aiiwr a bmoW eadanuiuw o eater On Premises for the purpose Of pest cmtmi. Exccpt in the rase of lOs , S, ry or if it is impraaied to do an, Lndioed shall giro kbghlent advance antic,: Of at img twemy-four (24) hours of Ludiord's intent In enter the Promises. PARWIG: Landlord removes the nSK but not tote obligation, to assign specific parkWg spaces a the Propel). Landlord may am designate specific arras for peosp&UVe modems or handicapped porkm& Boma, trunk and oversized vehicies an we pa=acd on the Ptnpaty a1 aaq time Ptohbhed vehides, inoperable vebkles, unlicensed vehicles, vehieW parked in a space migmod to saodror. and vehides perked in a ton -may Vona Or otherwise wipodim traffic will be -, away without notice at the vehicle owner's expense Molorcydes are not ptrnhinod On the WcwWim in landscaped stak of is any building at any carte. Additional regulations regarding porting are contained in 1he.Rales and ReguWnom ALARM SYS= (OP!'LOM: (a) i (we) understand that each ruts is equipped with a monitored alarm system and that I (we) bavc tad wad uadavAnd W of the Berms and condition as see lash in the amched Resident Alarm Servite& Agetmem (b)'U Wandily be for said alum sysaan shall be we sum of $ said be paid promptly in advance on or befote the first (ot) dry of each alwdar month. DEFAULT. If either Resident of Landiotd falls to perform any obligmliom required by this aRreentem (ichming bat mot li ui ed 10 the =dY PsYVVA1 Of Rent), the non•defaWUM patty may exercise all rigb% and rrmodtes NVAU the de8tdting patty as shall be dow A by law. In the event of judicial action, the prevailing party shag be entitled to reasomble attn my s on and coat cam femo the Wuq Party as dea miao4 by the Conn Except as lacy be provided by kcal mAdter party " forfeit or waive airy existing or fawn right at remedy by PunwOR ttac6 judicial actioti. All notices provided bans shall be delivered to Landlord at the ratd deice and b the Raiderr n the Premises. Ass earache ahW be sera registered tar eXILf10d mW. pesraooally delivered. ov tb otherwise peaided by attatilte. Indio cram tilt Resident debahs amderany of die trrnht or conditions is this Lease, Larhdkxd shall be allowed, at LmSordt sok discretion, but sot by way of timitriiom, in aerdse atgr or act reatedies provided Landlord rrmder California ©via Code Sections SS1.2 and 1951.4. Damagd due Isatdletd mwY 1WWm baumder inch sde do worth at do time Of the award Of any unormt by which the mmpaid Rent for the balance of the tam at the time of the award, or shorter period of caeca specified beets, exceeds the aunoemt of such ra tw loss foe tbtt tame period the the Resident proves amid be rmombly avoided. ARANDONhEm. An abandonment"be dmow to bare ocatrnd if Rawcat fads to UOCapy the Premtim br scum consecutive days when airy put 0(da PAW name a tmpaid far an or more comma in drys. If Resident abandons doe Pnaasa Or wrasea the Pmnises upon the Expiration or ►erminaesioa of the Lone ocaving personal propeagr *Wdo the Prernim and Landlord notably believes that the value of sail persoml property is insufficient to cover the cow of mp* storage and sate. Raaident specifically and irrevocably waives W title and Irterm Residtsot has on, such chawl .reel Varna to I.andkocd fuU aadhotit) b immediady dispose of am without notice. court W tY, or At conatabWty. Shahid live value of personal property left within the Precise woad the coat of motdag and a w#M Landlord shall be PwAod i security iaeetem in welt chard equal a ttua coat of moving and sumage rogo d - with say outstanding Rent doe hemrodet Iamdlord may mWeguently dispose Of such chard as ptiwided by serape. PETS: No M m Dennifted an ham at am time 8042 •••"`•-�-w A1alP�tr•at Est he s �y bplb p�••i�. The kmIgjIIIgda go tar any dm sdom, wkhmd carom consent shall e usvtule WAIVM (W L4AHIL111: Landbcd dam be liable for damage by temmo of airy igjary to any person. iucbtdieg Resident and hisibcr family, or to SW property bedotgiag to carry Pell . imelmding Resident and bislhv Amity (emcept as caused by Lamdiotd's ocIfte ace), which tnjada or dam Sees my in any way be tomected with said premises or the bad smoumdiog mid prrmieea, stooge rooter or the swimming Pool on said prem4ser, or the acre or negiecq of cimaide n", of other otimigifto of said occupants of adjacent and contiguous property. and p� P�� ex of any liabil&amity, ay, hereby agrca b indammfy and hold iarntkst Lardiotd recce any liability has a obligation rewldttg from eery retch iaguria car darmsges, Lasdhtrd re000mtrhda that Raidat serape reaterll iewraace a ptween A&W U111101111. ProPutY I C, end casualty ions s. AMIGNMEN*P Resident shall trot saubin, transfer, or assign this Lease, the Premier, or my port tbexod, vrdia, fandlotd t prior wit6m areal• CWY perms Iaaed htxra'and xmprxary guar regis1 1 with the maatsgVmem office and tesidimg for less than nine days may ocratpy the pmWscL I amdhord may peemd of an Raiders wish the tldl release of such Rpaidsat Ooty upom appliention by a Resident, re V"tiom of ctvdk inCome, program eligibility ad writlea pndifintion of tie I caeca BIMMITON., At FipimWa. dtIr Lease shalt at"mtaticaliy create a mtottti-Wrnoah limey mless: (a) Landlord has provided Resident 'rapt written notice of laws nee to grad tie Gsse W a mend►-to-tnooth basis, which notice trust be delivered In Resident at Just 30 d"s prior to the Expiration, re, (b) Resident has delivered a 30 day eotioe rn Lu dloed of Residtmals intent to vaoae the I'temisea by t"m F byl b � by Resident to provide such notice Of hellcat to wale shall be deemed an ekese etims to e:Omh011e the Leon a Resident acknowledges that remesal trees and month-0 mnttb temvsncy ram may result in an Wanst in the Rent. Lanamd will provide Resident wilt notice of any such increase at lemlu 30 days prior to the Expiration. I.aWIW reserves the right ID deny remerral of this [ease or a erterd the Eacpiraurns m a matth-to month basis LaWford rtw re ouin the arceminn ofan~ u..—.....r... r— - ---.. . OCT-16-95 MON 10t26 P.07 PW 3 iMO '7"ONTH TSNANM Stenld thu i.ase create a monib4o lmatti kmncy. the EspUMM dull be uumded on a month -to- mould basal. The Lane may be anoeW by 9dh" party upon 30 days notice to the other parry On advance of she meet rat_ elan dam H0L )0V>?RS: A holdover tenancy will be crated if the Resident falls to vacate the Pramim onor before the tettainatiom or E.spirataaa. As provided by lire, a holdover Resident will be assessed the grant of: (a) daily teat equal to VJMb of the current month4a, aNt rate Phu two wooth's =4 or (b) twice Landlord's actwi damages. AMENDhhiF M TO LEASE: This km cannot be aberod, aatmded at changed in any manna whatsoever ualas in writing and pinpMy SOW by Laa lid and Resident. SUSORDflYATION AGR8EMLYPt Notwithataadug anything herein so the contrary, Resident agtoa that to can_ ageea ent a and A" be subordinate to any m rW4% deed of um at other imtnnn cat of s aosr y which has beam or shall be plaood on the Land and btttiding or had or building of which the demised premises form a part, and such subotdimadon is hereby made etioetive without any further act by Resident. Resident agrees, at any time and fmm tinge to time upon mqmd by Owaer: to eaeeute and deliver my inst umtmts, Mmc Or Wm d0mmntt that may be required is order to subordinme ttuis rental agreement to the Hen of said mondrmd of trust or abet intatnnent o(seeuity. ltestdme tttany irnetonbly appoints Oaroa as ttaidaut auaoeyat tyet a atcaoe and dtdiver any such 8muumew& YpMM OF is The waiver by Landlord of any lead* shall not be c omaned to be a coodmdng weiva of any sub"aem breach. DOCI OSURB: USA Madtibw* Maaagetnem. Lc is mWW6md a amrmgte the Premises and property, receive ren% me to knees, eafotm leases, sod receive Hegel notices an behalf of the Owner of the Propaey Resident acknowleftes that Apatunmets Federal Lahr Lame Hauitg 7btt Credit a operated pummut to the rules and replatons of ft toey be chugs the Ptenises, �� "pt0graes'T. The program provide for a specific romimum haonthiy Rat whied TUe Program also tethe P time the is subject to annual adjwament based upon median toccu s as daerm and by HUDA Prapeny be k"Ed so "Qualified HmdoWd' as defined by Section 42 of the iRS. At this property, Qualified Honuseboldt ntur mot¢ ceuia h mne Hmaatioas Resident agues to notify Landlord immediately of any &ago rn number of pewm mdrang within the Premier. Rendem We" clan 90 daps Lanett n the fercPmik o. Raidan will submit a Landlord docomatation required by Landlord necemy to imme that Resident moam a Qualified Houm**W. In the event that Resident faih to deliver sock information or Landlord ddamaees (whether im connection with a renewal or otherwise) dint Resident is no IDW a QunliLad Household under d►e Program Residtat agre;s In rsate the Premises upon tie earlier of the Expiration sir upon 30days writm notice from Landlord of noagaaiffyieg sinus. It is specifically agreed that each obligation of the Law, Appiiation and CaW abn a maeetiat, and that violation of nay ohtipos ormmelnesmmmof any inkmmtioa:hatl Coauitntt a brads of the Lane. RmdM a fully man that this Lase may not be canceled or odna.ise tamuMd prior to ors Expiration without the wriuots o0ou 'of Landlord. Abandonment of Use Premises or temiudoo of the Late for breach will not release Reddent from On obligation to paps future Real payaaeaas as provided for haein. RULES & RECULA71ONS: Resident agPees to an* wah all occupancy Rules aced RgpM m god the Rnputy whedm now its dkCt or bmmltet pmm dgdW and delivaed to ReaWeot. pmidmt ackaowtedges tempt of Program di Mitt' tad naruficam requittmane m died as of the date I pn , if THIS LEASE CONSlITtITES A LEGALLY Bumm CONTRACT emit FGIBLE By LAW. EX1 c=oN BY THE PAxm ACKWWL ?DOBS FULLS ACCMANCE OP ALL THE TERMS AND CONDITIONS CONTAINED HEWN. hated this day of 199 USA MukAmm8y Maonge nmt, fie. PJWAk t Resident UUBA 446 tso: out OCT-16-95 MON 18:21 P.83 MIANAW WAV t" Mrwj&WW kM RENTAL APPLICATION rho wtdudgttad hereby , min appkefi t 1d few APRImem WE; Co-owkm throat a'"0"� �"0" G•^ 199 at a ftwoft rear► of$ �� aPp�lom anal bntl. PLEASE PRINT. APPIICAIfTfU6l NAME Rru Wdit LAN BOWL SEL'UIM NUMSM 14ATE ATE OF (i0 OD�Y�JCANT FELL NAME Fr�1 I�fOb• ray SOGAT SWIM Nmom OF BLRTN OTMEII OOCLPANT3: Name Socw ftawtty Ne RrMiot►Mrp Aoa Student OYsa awe DYes ame Oyu Due AreADpaeak ad C&APpicinc siOtOb IS M • STUDENT point tmr nk-? 0 Yes ONO US Aq D Yee Oils t ADURFA STATUS any a tics raidntrs At1 at,• attlisNe o Yu 17 No us* Aaam Ark d all Stab alp code Pllelr RrM :— ttbw t� Anson for m&ft taadard Naas• Pftvlotra ADOMW (n No Oro 2 rsa LvWWd Ron n ShM Aditm ApL d of Sotto io code PetMa Aent ! lion tooyT tAedbrd fiat• wa� v� !:T lattmore Peat.aamb• p•t Willyat h" ik�ntes immum m'T or th>jW tunrer•9 EMPLOYITFJIT:--A Clrek d sPpk*W' 0 Etapto"d FuO Trr 13 EnpbI d Pact Tma C AsOnd ❑ 5W.EOpbpd 0 Net Empbp d O Untnsleyed tNWO Addraus, may. stab. zp Ptaar C/erflt FittptiNt Supirolesr Nanr Slim Lms 5"1 pir YW. MWL Fiat (min w" I Ppgdpypwgomm Oe ybtt at�xt b tler• > oraYer9 a iat •rapbr•d a trtatpbpd, M ft Amr much? altatt d• y e>oset b rdi•n IN HMbus •, `* Pear Eagbyar t3lMare,ar Nr" soot Dab awry Osr Year, moor,, Now hem. m (cYda one) PoaMonlOxupidott oTFleft Bloom. muotcaspUbOMiacfoeMaidebdrtnw:rWYiraOendweideeryetli�MeiydwslLowramrMarYOT•�cOadRoprare.AMu9A ww b nr Allords0l► q Fib �o Aa wue b preNee wxh loess. nrq tmb b nan�Aegon a nMdrteY br.ny rwr OTHER SAME INitd�AW".cW�A' rn 'uqaVbpl,s4bde0endwMaiript saielseeurbr. KYnurssFniciq nOrrsodl Oo you a aap anm:Oer a � � top w ra Ptea• raeroy pwetwrF to aomPteb MN of ottrr Itt00ttte. 'Y" ter YES a "N" for NO � rem vxlh k1C0111• k m aw a ft f0i0+A�q ea•oa dw g Yr god 12 n=00 Pbm OR* seer yes atrrir rse a Yse eattp, "fdilda b Or ttyld. no 1mu hm... 7 AWL PaL Psr Ysa ftsoMesd by W*jo P cmd Sbpt YIN a fdettber Nan• of" Sono• �M YIN powwAlwkwad YIN 3ocof Sau* Y I N SttppbwmR Sat toe. Y I N Uireapbp"ry Y I N V Admit Y t N AFDC (W&%* Y I N Dow ASSETS INCLUDE: caM o a po or ealdq, Yat aap� ivtdy ti r sl alias av eapitai:wswserd sobs t•s•IsaO n. stook . Ovds n+,,W seamxue, d1A s, retirantaar i pontlan a+ttda sib W-Y personet 0 Wp 11 (pmtr, je.Mry, err, min ooasoMorts, etnt, � ASSETS DO NOT by t h t,,p ery puny propitty lace pebOtirg, tlartalur•. dpy M ■*Nk Oft MW-, OL AW •s.Wft b 4" wKw F*mo co kar um OY * Ya cr ed. area V A W a 8% homy" policia� and seer a • btaawa. Ptaas• CMGs hemave " .? tar Yf^,S a 'N" f0r NO for sett am M yoo anittir arms A YM oanPMb tln UWdts b Oro rVK O you hem...? tfelMt tgrrtr Nei" 9. A000t" Aapm•d �^9 v u a Nume•r Axf. BY. tx VaYr AW Morrp Market Cabscm of Do"" Trust OMAWOWAft One. odw fftwe r," 9o"m Rapes Props" Omer Real Estate OCT-16-95 MON 18:22 P.a4 CREDIT REF>3WHwS: NPAR OF 8A►OtA/9rrrtlrlON ACOOUIrr NO. NAME Of SANKIVISi mmm ACCOu1rT NO. CNEC06 SAYINGS ACOOW- t:rtM —_ ACCOUNT: CARo. OTIMR' I)MVERa i.10ENSE I [STATE lJO�pE! YIEHICLO Auto /1 • Make MOON Yaw Color I.1com" Sim Aub /2 - Mel¢a Model Yaw Color Lkws Slow OTHER SIFOaWATION: HAVE YOU EVER: Fend Ion Bankruptcy? U Yea LI We Own evlcW awe Tenaooy7 U Yw U no EMERGMICY CONTACT: Nanw. Pttom: P410110"41W I hereby VM M lease the above dowribed premises on st"ardially the to set lorth Irerefn As an indticwmrd to USA MMantily Management, kw. AqW for owrkr of the prop", to avcgg this eppkmkn, f wavaM that all doom" txxdastad fwal sre true. I have beer) advised and undeTsland that tehatlay st Alprfinerds wAsis cerlintilaolneroaeldlonsand ItW teddenry ISsubject 10 auaification. I agree that In additian 10execution of a Lease AplMNW Mat 1 YA e> MAO a reeldl Cwtideauod almstbg t0 the fnkffdWm Cor"ined hersk which certirmalion wH be made under the penaky d perjury. By e3tmd n of ltds SPOkeboM I horsby authaiae USA WNW* Managermd, kw. to make such bwoodgefforts info rtty history es tlwy may dwm sppro fxlate. I understand that such invesligaftne typkxfPy kwhide Glut are not "ed by MMOG too d ernpiW01011 and Way, rental hM" and emmm credit reporle, APPLICATION PFLOCl fLSING FM- _ MplicaN Dale FOR OFFICE USIE ONLY ASSETS: Fo nar Mernbar OaaelQflorr AseN vow int. PAW Adaal Asool inemne Tolle S A i C Told Famaly Assay i A x 2% - i B. Actual Income from Aswta I i C. The groolor d B or C will be Induded aS Income ham assets. INCOME: fndudo Asset kXVINe edcralated above. F+nir Oextbtlm ,lrw Qlaulsled Toll A+nual trumaw 1i BIMonMapwenMrdha• � �pocaA�wwtovsrlyesplba>tyofrealdantataleromp" toSection 42oftheIS STeafWrowAd.FW+Mmore, nor low M / a'�aaaor used In werlty6ry erpkaltr w We and oonK1 end b ass beat d ow kerfrYdyr. tl+e a6we rvdit a w WAW4d Osu O,R Ip"It Application than tprDal: CtedR cAsdc tar Data. Approved ray parr 9CT-15-95 MON 10:31 P.10 VERIFICATION OF EMPLOYMENT & WAGES )ate: Re: WC )ear Sir/Madam: the above referenced individual has applied for residency at Apartments. The property is )perated under the UHTC program under Section 42 of the Internal Revenue Code which requires that we obtain written Wfinnation of the income of all applicants. ro comply with this regulation, we ask that you complete and return this form to the address shown below. The Information vial be used solely for the determination of residency eCj*ilityy under the program and will not be disseminated or otherwise eleased to any third party. Me have enclosed a sect addressed return envelope for your convenience. N you have any questlons. please feel free to *ntact me at /ery truly your$, /SA Multifamily Management, Inc. Phone Number Aanager Fax Number auttlome the r n requested on Ippiicant's Signature Date )ccupation: Deb of Hire: • Anticipated Gross Annual Income for next twelve (12) months • Base Pay Rate - Per. (curie one) Hour / Week / Month • Average Hours Worked at Base Pay Rate - Per: (circle one) Week / Month • Overtime Pay Rate: Per Hour $ • Expected number of overtirne hours worked per week during rod twelve (12) months Any other compensation not included above (specify for conrrr6slons, bonuses, tips, etc.): For Z Per • Is pay received for vacation Number of days per year: • Applicant / Resident last received a raise on: (date) • Applicant / Resident IMV / Ma_UNM anticipate a raise during the next 12 months on or about (date): Amount of anticipated increase if applicable $_ • Total Gross Annual Wages, Overtime, Tips, Gonw"slons, Bonuses: $ Jame �-- Signature 1de Date Phone Number USA 1.98 W 014 OCT-16-95 MON 10:31 P.11 IUSE ADDENDUM FOR DRUG -FREE HOUSING In consideration of the execution or renewal of a lease of the dwelling unit identdted in the tease, Owner and Tenant agree as follows: 1. Twmnt, any member of the tenant's household, or a guml, w ullaw prison under the tenant's control shall not engage in criminal activity, Including drug -related criminal activity, on or near project premlaes. 'Drug -related criminal activity' means the illegal manubcW e, sale, distritwllon, use, or Possession with intent to manufacture, $90, distribute. or use, of a controlled a0stence [as defied In Section 102 of the Controlled Substances Act (21 U.S.C. 802)j. 2. Tenant, any member of the tenant's household, or a guest or other person under the twt anrs control shall not GES92 in any act intended to facilitate criminal agb tv_ including drug -related criminal acth*, on or near project premises. 3. Tenant or members of the household MiLnot permit the dWog unit to be used for, or to facilitate. criminal tgM tv. ax*x" drug -related craninal wbvriy, regardless of whether the IndWidual engaging in such activity is a member of the household or a guest 4. Tenant or members of the household will not engage in the manufacture, sale, or drstrrin *m of Woo drugs at any location, whether on or near the project premises or otherwise. S. Tenant, any member of the tenant's household, or a guest or other parson tinder the tenant's convol shall not erxtagg in acts of violence or throats of violence includkS but not limed to, the unlawful discharge of firearms, on or near project premises. 6. VIOLAMON OF THE AROW PAnVtcrn►uc cues I at: A RIATCQIAI Xnnl ATrntu ne Tut: t t:Aec nrvu 13wu YJW f+vR TE13fMINATfON OF TENANCY. A single violation of any of the provisions Of this addendum shad be deemed a serious violation and a material non-compliance with the lease. It is understood and agreed that a single voladon shall he good cause for teanination of the lease. Unless otherwise provlded by law, proof of violation ahal not require atminal convlcllon, but shal be by a preponderance of the evidence. 7. In case of conflict between the pro Wons of this addendum and any other provisons of the base, the Provisions of the addendum shal govern. 8. This Lease Addendum is incorporated Into the tease executed or renewed this day between OwrW/Agent and Tenant Date: Date: Management ftepresentawe Tenant Tenant Tenant USA V95 MF we ,a S0 O 1 y 1 g :x N RR vi vi 5; aD 6i U z z , ul F'�>o woo, U. J w LL W O LL 000 A?�o19 ddOd o 0 LL 0 0 2 %� w Q �OWONUit NLu > JO• W �0 Wz a =3 Ir a J Q .-QN U1 W W �a No-d 8 ci d d' x N z 6 W s > w5 z- Ozz 20WO jJ:sw 'wL w, Q y U= W W Q• Oc� W W N O J O KzogoF -wdiW?W�a-j Z<o~ZgF LLamZzo O Q = F= M J U J U J O O � N F .-N M'Q IA 10naD OfO^NP, V � OD Pl t7 �l71'/ f7�N��t'(^) p Q N Y N I�NNN1�1080D �� 71n �0101 U. �" U N N L O W d' 0000000000000000000�00.-�.-.=�.-.-.-(JN Nt`I F OU odaddoddoddodddddddodoodoododddoddi >� f z U — W LL LL W It 0000d0000ddoodddd000000000dod00000c I-U N1 N O I� a�500000�S:f7f`�£ oodoododod 000o00o0ddd000dddd0c O? LLI dddoodododddodooddddddoododddoodddc Oz J — ddodod000000000000p000000000000dNH�0O0 z W U W °' fd�3i��F3i3�36$��36363�638®RR$BR88535I888�f3�35i638 z ddoododooddododddodoodd000� K W Q a i� Cld CIA O K w IL F- H 2 7 ^Nt0' v e N N FA A N 9 RN N R 8 F R 9 AA i��°'SDmm'�n�'�gry'�$�$g�l��'�$a^o��'$'r'�'.��aoco��lo�:°?ieq°.'�!aaeveer'aRt"•�SifISfFIS�Il�''t$ 1 Ir! PI •� eV N l7 P) 17 Pl V) 1'1 N N N N f0 (D �f O YI IA N Iff O f f7 17 C O C ti O C 0 0 0 0 0 ti 0 0 0 C O O C C C O 0 0 0 0 G O 0 0 0 G iocoocc000c00000ccc000000000000000000000cooc0000cc00000cc0000 � INS ry�N�Oy ��y �My O1 rygNN�W_y �N_y ^N f�Qy spy W O/Ql Clq OD� OD aD t�l�n�i�1�hA 1 iI oo O GS O o oI IO V O o oO G OOOOOOO OOOO 0000001• C O O C C O C C O C O O O G G C G C O C G O G C G C C C C C C O O O C C G O U O O G C 6666 C C O C C O C C C C O C C t O 0 0 coo O O O o 0 0 0 0 0 0 0 0 0 0 O O O O O O O O 0 0 0 0 0 0 0 6 0 0 0 0 0 0 o 0 o 0 o o 0 6 0 6 0 f Q^Q1�`�11 O � OO��O �rN/��.1�N�11' �j O �IV ENND ��OyyD �I��yyn sh�yy feD �(y01�Ay N1l1 �Ry �Oy (I'yl �f�yl �Igy �Ny �ryNy dry �OyI �N_y N�OO(O� O�QI W OI aD 1D � ID aD l� l� nn �f� t/` A 0 8 0 0 0 0 0 0 OV O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O C G C G G C C G C G C C C O C C C C 6 G G G O G O C G G C O C C G C C O G O C G O G OC O C C G C C O C C C O C C C O C Cli 1'i 0 P^1 /�I O o C O M C'1 1+f IN�I, Y Ifs fO N O Q O V 0 0 0 1� 0 0 A�♦♦11 �(pj y♦ 1. �Tj'��tQ+pQ1 1y�1 ��+N('p11 yyf �Mp ��+p1 ��.pp11 ��(.pp11 �pj ��a.pp11 ��+ppy1 ��++pp11 ��++pp11 C O O C O O O O O O O O O O O O O O O O O O CQQ O G O O O O O O O O b C 0 0 0 0 0 O G O 0 0 0 0 0 C C O O o 0 o O.O O O O O O O O O C C G O C O O C $8�R53538888��5�$�53$Sit€3��85i$�28$S$�St lV N N /V 17 PI N N N N N . tV lV IH -:-:6 6 6 6 6 0 0 0 0 6 6 6 6 0 6 0535i53SS$RR�3$Str0 6 0 6 O O O o 6 0 6 6 0 6 6 6 8 CUP 95-021 and PP 95-564 Previous ATTACHMENTS 2:-29 achment 1 j 3 � 7:�{i,vt8tlat0rl'�+afOcx4' � whlla tn�e it In nG: A ,tier•! an Tr�?ata d other rEry. - � �+GGvc�d to N3 COrrt'rt;*omr?aT••1 nQLtA ose tto !VlGi�tyTOt '14S-ti07::rrttly�� r.rrr.�l:A,'!V' i crlca.. T1T'�`= ------ ; r , 40 o- '� 1' 200' ry ' �� 06 IQI �I ' M o N c I Project Site " N O ba N 2 N • .00 �i S9 i.r La Quinta Village e-e21 N . ®.2t Shopping Center D20-016 a ...r ,.0 O 3.25 AC.ML. t6�.. 72.8 t 322.91 2! 3tl.St c-t----------------------- Calle Talmpico 0 Parcel Map 19730 Location MCLF Parcel Map 21 1 0 9 Feb. 1967 REV.OcT 1994 • 0 Attachment 2 �7tfR10JJ BA511V � \, / Season's Single Family Homes — ss«ao� eu' tnon+I Seasons e Senior Apartments Plaza Tampico LA QUINTA nkzcr Project Site IAA I La Quinta *mar Village Shol Center I � L -.I • Attachment 3 INITIAL STUDY - ADDENDUM FOR ENVIRONMENTAL ASSESSMENT 95-309 Conditional Use Permit 95-021 Plot Plan 95-664 Applicant: USA Properties Fund The Keith Companies 2200 - B Douglas Blvd., Ste. 150 Roseville, California Prepared by: Leslie J. Mouriquand, Associate Planner City of La Quinta Community Development [Department 78-495 Calle Tampico La Quinta, California 92253 September 18, 1995 0 9 0 2 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 3 1.4 Summary of Preliminary Environmental Review 4 2 PROJECT DESCRIPTION 4 2.1 Project Location and Environmental Setting 4 2.2 Physical Characteristics 4 2.3 Operational Characteristics 4 2.4 Objectives 4 2.5 Discretionary Actions 4 2.6 Related Projects 5 3 ENVIRONMENTAL ANALYSIS 5 3.1 Land Use and Planning 5 3.2 Population and Housing 6 3.3 Earth Resources 8 3.4 Water 10 3.5 Air Quality 12 3.6 Transportation/Circulation 15 3.7 Biological Resources 16 3.8 Energy and Mineral Resources 18 3.9 Risk of Upset/Human Health 18 3.10 Noise 19 3.11 Public Services 20 3.12 Utilities 22 3.13 Aesthetics 24 3.14 Cultural Resources 24 3.15 Recreation 26 4 MANDATORY FINDINGS OF SIGNIFICANCE 27 5 EARLIER ANALYSES 27 0 SECTION 9: INTRODUCTION 1.1 PROJECT OVERVIEW The purpose of this Initial Study is to identify the potential environmental impacts of proposed Conditional Use Permit 95-021 and Plot Plan 95-564 to develop 11.6 acres with a 128-unit apartment complex located west of Washington Street and 700-feet north of Calle Tampico, in the City of La Quinta. The project site is currently vacant land that historically had been under agriculture in the past. The property is also located in a depression that was the historical Marshal Lake. 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). A Lead Agency is the public agency which has the principal responsibility for the 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 land use designations, the City of La Quinta Community Development Department Environmental Officer has prepared this initial Study and Addendum. This document provides a basis for determining the nature and scope of the subsequent environmental review for the proposed acquisition and development of the land. The purposes of the Initial Study, as stated in Section 15063 of the 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 Conditional Use Permit and Plot Plan; • 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 Declaration of Environmental Impact; • To assist the preparation of an EIR, should one be required, by focusing the analysis on those issues that will be adversely impacted by the proposed project; • To facilitate environmental review early in the design of the project; • To provide documentation for the findings in a Negative Declaration that the project will not have a significant effect on the environment; • To eliminate unnecessary EIR's; and, • To determine whether a previously prepared EIR could be used with the project. 1.3 BACKGROUND OF ENVIRONMENTAL REVIEW The proposed Conditional Use Permit and Plot Plan review was deemed subject to the environmental review requirements of CEQA in light of the proposed development of the property with an apartment complex. The Environmental Officer for the Community Development Department prepared this Initial Study and Addendum for review and certification by the Planning Commission and City Council for the City of La Quinta. • E 4 1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT This Initial Study indicates that there is a potential for adverse environmental impacts on some of the issue areas contained in the Environmental Checklist (seismic ground shaking, drainage, vehicle trips, biological resources, schools, light & glare, paleontological resources, archaeological resources, recreation facilities). Mitigation measures have been recommended for the project which will reduce potential impacts to insignificant levels. As a result, a Negative Declaration of Environmental Impact will be recommended for this project. An EIR will not be necessary. SECTION 2: PROJECT DESCRIPTION 2.1 PROJECT LOCATION AND ENVIRONMENTAL SETTING The City of La Quinta is a 31.18 square mile municipality located in the southwestern portion of the Coachella Valley. The City is bounded on the west by the City of Indian Wells, on the east by the City of Indio and Riverside County, on the north by Riverside County, and federal and state lands to the south. The City of La Quinta was incorporated in 1982. 2.2 PHYSICAL CHARACTERISTICS The proposed Conditional Use Permit and Plot Plan will effect a total of 11.6 acres of vacant residentially zoned land. The proposed apartment development is proposed by USA Properties Fund Corporation, a private entity. The applicant is requesting approval of a 128-unit apartment complex of 2,3, and 4 bedroom units. Outdoor recreation and open space is planned for 4.16 acres of the site. It appears that the property may have been rough graded in the recent past. The property is within the historical location of Marshall's Lake. 2.3 OPERATIONAL CHARACTERISTICS The proposed apartment complex will feature 14 two-story buildings and 4 one-story buildings with 4 to 8 units per building. A retention basin will serve to provide open space and a recreation area for the residents. The developer is requesting that all of the units be reserved for very low and low income tenants. An interior roadway will be private, with project access taken from Washington Street. A swimming pool will be provided as will a recreation building that will also house a laundry and the manager's office. Each unit will have a carport space and one open parking space. 2.4 OBJECTIVES The objectives of the proposed apartment complex are to develop rental units for profit by the owner or developer, and to provide a needed housing type in the City of La Quinta. 2.5 DISCRETIONARY ACTIONS A discretionary action is an action taken by a government agency (for this project, the government agency is the City of La Quinta) that calls for the exercise of judgment in deciding whether to approve a project. The proposed development will require discretionary approval from the Planning Commission and City Council. The following discretionary approvals will be required for this project: • Certification of the environmental review process and determination for the project; • Approval of Conditional Use Permit 95-021 and Plot Plan 95-564; 2.6 RELATED PROJECTS There are no current related projects pending on this site, however, there have been other development projects approved for this property in the recent past. SECTION 3: ENVIRONMENTAL ASSESSMENT This section analyzes the potential environmental impacts associated with the proposed development. CEQA issue areas are evaluated in this addendum as contained in the Initial Study Checklist. Under each checklist item, the environmental setting is discussed, including a description of conditions as they presently exist within the City and the areas affected by the proposed project. Thresholds for significance are defined either by standards adopted by responsible or trustee agencies or by referring to criteria. in CEQA -Appendix G. 3.1 LAND USE AND PLANNING Regional Environmental Setting The City of La Quinta is located in the Coachella Valley, in the eastern portion of Riverside County, California. The valley is abundant with both plant and animal life. Topographical relief ranges from 237 feet below mean sea level (msl) to about 2,000 feet above msl. The valley is surrounded by the San Jacinto Mountains, the Santa Rosa Mountains, the Orocopia Mountains, and the San Bernardino Mountain range. The San Andreas fault transacts the northeastern edge of the valley. Local Environmental Setting The proposed apartment project site is located northwest of the intersection of Washington Street and Caile Tampico, adjacent to a neighborhood shopping center. The land is vacant, on a gently sloping alluvial fan with sparse vegetation. A. Would the project conflict with the general plan designation or zoning? No Impact The project site is currently zoned R-2 (Multi -Family). The General Plan land use designation is MDR. (Medium Density Residential) which permits densities of 4 to 8 dwelling units per acre. The applicant is requesting an additional density allowance for architectural design enhancements and the provision of very low and low income housing units. The proposed project is a multi -family apartment complex with medum-high density. Medium High Density Residential (MHDR) uses are allowed to locate in areas designated on the Land Use Policy Diagram as VLDR, LDR, and MDR uses providing certain conditions stated in Policy 2-1.1.9 of the La Quinta General Plan are met. The proposed project meets these conditions. Adjacent land uses consist of an existing golf course to the north, the La Quinta Village Shopping Center to the south, single family homes and vacant to the east, and single family homes under construction to the west. The project is bounded on the east side by Washington Street, a major arterial with a 120-foot right-of-way. (Source: La Quinta General Plan; Proposed Site Plan) B. Would the project conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the projects' No Impact. The City of La Quinta has jurisdiction over this project. The primary environmental plans and policies related to development are identified in the La Quinta General Plan, the General Plan EIR, the La Quinta Master Environmental Assessment, and the City's CEQA Guidelines. C. Would the project affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible land uses)? No Impact. The La Quinta General Plan does not contain an agricultural land use designation although there are agricultural land uses extant in the south and southeast portion of the City. Historically, there has been some farming activity in the northcentral section of the City. The property involved in this project does not appear to have been farmed. There are no visible agricultural wells or outbuildings that would indicate farming activity. Thus, no impact on agricultural resources or operations will result from the proposed project. (Sources: La Quinta General Plan; Site Survey) D. Would the project disrupt or divide the physical arrangement of an established community (including a low-income minority community)? No Impact. The project site will be developed with apartment buildings to be rented to qualified very low and low income residents. The proposed development will not disrupt or divide the community as it will be entirely contained on one parcel of land. (Sources: La Quinta General Plan; Site Survey; Proposed Site Plan) 3.2 POPULATION AND HOUSING Regional Environmental Setting Between 1980 and 1990, the population of La Quinta expanded 125%, as reported by the U.S. Census, making La Quinta the fastest growing city in the Coachella Valley. The number of city residents blossomed from 4,992 to 11,215. La Quinta's share of the entire valley population increased fro, 3.7% in 1980, to 5.1 % in 1990. These figures are based upon information provided by the U.S. Census Bureau, the State Department of Finance, and the Coachella Valley Association of Governments (CVAG). The City's population as of January 1995, is estimated by the State Department of Finance, to be 17,591 persons. This is an increase of 208% in the last ten years. In addition to permanent residents, the City has approximately 8,000 seasonal residents who spend three to six months out of the year in La Quinta. It is estimated that 30% of all housing units in the City are used by seasonal residents. The housing stock as of 1993 is listed at 7,755 single family units, 481 mufti -family units, and 247 mobile homes (total of 8,483 units). Ethnicity information from the 1980 Census for that area that is now the City of La Quinta revealed that 80.8% of the resident population as caucasian, 14.7% as Hispanic, 2.3% as Afro-American, 1.1 % as Asian, and .5% as Native American. The results of the 1990 census how a mix of 70% Caucasian, 26% Hispanic, 1.6% Afro-American, 1.5% as Asian, and 1.0% as Native American. Available information of employment of La Quinta residents is from the 1980 Census. At that time, almost 57% of the City's work force worked at white collar jobs, while 43% were in blue collar occupations. Among those in white collar jobs, 16.4% were professionalltechnical positions, 13.3% were in managerial positions, 14.0% were in clerical positions, and 13.0% were in sales. For blue collar workers, 15.6% were in crafts, 4.1 % were machine operators, assemblers, and inspectors, 14.2% were in service jobs, 3.8% were laborers, and 5.6% did farm work. Major employers in La Quinta include the U3 Quinta Hotel and Resort, PGA West, Von's Simon Motors, Rancho La Quinta, City of La Quinta, WalMart, Albertson's, Von's, and Ralph's. For planning purposes, the Southern California Association of Governments has projected employment, housing, and population for cities that make up the SCAG region. A key objective of SCAG's Growth Management Plan is to achieve jobs/housing balance within each subregion that makes up the larger SCAG planning area. The ideal jobs/housing balance ratio, according to SCAG, is 1.27 jobs for every housing unit in 1984, and 1.22 in the year 2010. .gobs -rich (housing -poor) regions have rations greater than the regional average while housing - rich regional have ratios less than the regional average. Local Environmental Setting The project site is 11.6 acres. There are no housing units on the parcel, and there are no records that there ever were any structures on the property. A. Would the project cumulatively exceed official regional or local population projections? Less Then Significant Impact. The proposed apartment complex is projected to house a population of 512 persons as projected by the Riverside County Sheriff s Department in their comment letter dated September 21, 1995. The City calculates the population at 2.85 x 128 units for a total of 364 people. The apartments will most likely house new residents to the City, thereby, increasing the total population. The addition of multi -family housing has been planned for in the General Plan and is included in the City build -out projections. Thus, there is no significant impact on population resulting from this proposed development. 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 apartment project will not significantly impact the area with respect to infrastructure, as the surrounding area has already been developed to a large extent. All utilities are available to the parcel, however, they will have to be brought on - site to service the apartments. C. Would the project displace existing housing, especially affordable housing? No Impact. No existing residential units are located on the project site. The proposed developed plan is to construct 128 apartments within 18 separate buildings, some one-story and some two-story. The proposed project would not result in the displacement or removal of any housing units as there are none on the site. (Source: Site Survey) 3.3 EARTH RESOURCES Regional Environmental Setting The City of La Quinta is located within the Coachella Valley, a seismically active region of Southern California. Several faults transact the valley, such as the San Andreas fault located several miles to the north of the City of La Quinta. The Coachella Valley was formed through uplift and erosional sedimentation geologic processes. Due to the dry climate, the valley is a desert. The City of La Quinta has a varied topography, incluMng relatively flat areas, gently sloping areas, and steep alluvial fan areas. The City has elevations of 1,400 feet above msl in the southeastern section. Slopes on the valley area of the City are gentle, except in the rolling sand dune areas. The alluvial soils that make up most of the City are underlain by igneous - metamorphic rock, as seen in outcrops in the Santa Rosa Mountains and the Coral Reef Mountains. Soils on the valley floor are made up of very fine grain unconsolidated silty sands in most areas. Local Environmental Setting The area where the parcel is located is near the center of the City of La Quinta, on a slightly depressed area that was within the historical Marshall Lake. The lake has been dry for many years. The elevation of the parcel is approximately 30 to 40 feet above msl. There is are two inferred fault lines in the vicinity of the project site. One is located approximately 1.25 miles east of the project site and the other is approximately 1.75 miles south. There has been no recorded fault activity from these faults, thus there is a low probabilAy for such activity. The project lies within Groundshaking Zone III. (Source: Riverside County Comprehensive General Plan; La Quinta General Plan; La Quinta Master Environmental Assessment) A. Would the project result in or expose people to impacts involving seismicity: fault rupture? Less Than Significant Impact. There are two inferred faults within a mile radius of the project site. These faults are considered potentially active, although no activity has been recorded for the last 10,000 years. A strong earthquake along either 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 apartment buildings shall be constructed to current UBC seismic standards in order to mitigate this risk to the extent feasible. (Source: Riverside County Comprehensive General Plan; City of La Quinta General Plan; La Quinta Master Environmental Assessment) B. Would the project result in or expose people to potential impacts involving seismic ground shaking? Potentially Significant Unless Mitigated. The proposed apartment complex will be subject to groundshaking hazards from regional and local earthquake events. The project will bring people to the site who will be subject to these hazards. The Riverside County Comprehensive General Plan indicates -that the parcel is within Groundshaking Zone III. Any units constructed will be required to meet current seismic standards to reduce, or mitigate, to the extent feasible the risk of structural collapse. C. Would the project result in or expose people to potential impacts involving seismicity: ground failure or liquefaction? Less Than Significant Impact. The proposed project site is not anticipated to be subject to ground failure hazards from earthquake events. The La Quinta General Plan indicates that the project site is not within a recognized liquefaction hazard area. The majority of the City has a very low liquefaction susceptibility due to the fact that ground water levels are generally at least 100 feet below the ground surface. (Source: La Quinta MEA; Riverside County Comprehensive General Plan) D. Would the project result in or expose people to potential impacts involving seismicity: seiche or tsunami or volcanic hazard? No Impact The City is located inland from the Pacific Ocean and would not be subjected to s tsunami. Lake Cahuilla, a man-made reservoir located in the southeast portion of the City, might experience some increased wave activity as a result of an earthquake and groundshaking. However, the lake is not anticipated to affect the City in the event of a levee failure or seiche because it is several miles southeast of the project site. E. Would the project result in or expose people to potential impacts involving landslides or mudslides? No Impact The terrain within the project is relatively flat and may have been rough graded in the recent past. The parcel is approximately 1.25 miles from the Santa Rosa hillsides, and would not be impacted by any landslides or mudslides, not would the project cause slides to occur. The site is protected by the Coachella Valley Stormwater Channel and by a proposed on -site retention basin to be constructed as part of the project. (Source: Site Survey: Proposed Site Plan) 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 site consist of Indio Sandy Loam. Geotechnical studies performed in the area show that the site is underlain by alluvial deposits of Pleistocene age. The soil on the project site is identified as Indio very fine sandy loam (Is). This soul type is commonly found on alluvial fans and dune area. The Is soil hosts creosotebush, mesquite, and bush sunflower vegetation. A few freshwater shells are found in this soil. The soil is used for truck crops and is considered prime agricultural soil. The Is soil is calcareous and moderately alkaline. Historically, the water table was from 3 to 5 feet, or more, below the ground surface of the Is soil type. The Is soil Type is classified as hyperthermic Typic Torrifluvents. (Source: U.S.D.A. Soil Conservation /service Soil Survey of Riverside County, California- Coachella Valley Area) The proposed project will require grading and trenching activities during the construction of the apartments and roadways. A grading plan will be required to be reviewed and approved by the Public Works Department. Compliance with approved grading plans and geotechnical studies for the project will ensure structural integrity of development on the site. Such compliance will be a condition of approval for the proposed project. G. Would the project result in or expose people to potential impacts involving subsidence of the land? Less Than Significant Impact The project site is not within an identified subsidence hazard area. Dynamic settlement result in geologically seismic areas where poorly consolidated soils mix with perched groundwater causing dramatic decreases in the elevation of the ground. The site is not located within that area that has been iderTtified as having this potential hazard. (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 parcel have a low potential for expansion, thus the proposed construction of the apartment complex 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 approval of building and grading permits. (Sources: USDA Report and General Soils Map for the Coachella Valley) I. Would the project result in or expose people to potential impacts involving unique geologic features? Less Than Significant Impact The coral Reef Mountains and the Santa Rosa Mountains represent unique geologic features in the La Quinta area. These unique features are not located in or near the project site and will not be affected by the proposed project. (Sources: USGS La Quinta Quadrangle; Site Survey) 3.4 WATER Regional Environmental Setting Groundwater resources in the La Quinta area consist of a system of large aquifers (porous layers of rock material) 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 supply of water for the potable water needs of the City as well as a significant supply for the City's nonpotable irrigation needs. Water is pumped from the underground aquifer via domestic water wells in the City operated and administered by the Coachella Valley Water District (CVWD). La Quinta is located primarily in the lower Thermal Subarea of the groundwater basin. The Thermal Subarea is separated into the upper and lower valley sub -basins near Point Happy, located southwest of the intersection of Washington Street and State Highway 111. CVWD estimates that approximately 19.4 million acre feet of water is stored within the Thermal Subarea which is available for use. Water pumped from the aquifer is treated and distributed to users through the existing 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 in the area. 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 is considered excellent for water quality. Percolation from the tributaries of the Whitewater River flowing into La Quinta from the Santa Rosa Mountains provide a natural source of groundwater replenishment. Artificial recharging of groundwater will be a requirement in the near future. Surface water in La Quinta is comprised of Colorado River water supplied via the Coachella Canal and stored in Lake Cahuilla; lakes in private developments which are comprised of canal water and/or untreated groundwater; and the Whitewater River and its tributaries. The watersheds in La Quinta are subject to intense storms of short duration which result in substantial runoff. The steep gradient of the Santa Rosa Mountains accelerates the runoff flowing in the intermittent streams that drain the mountain watersheds. One of the primary sources of surface water pollution is erosion and sedimentation from development construction and operation activities. Vldithout controls total dissolved solids (TDS) can increase significantly from the development activities. The Clean Water Act requires all communities to conform to standards regulating the quality of water discharged into streams, including stormwater runoff. The National Pollutant Discharge Elimination System (NPDES) has been implemented as a two-part permitting process, for which the City of La Quinta is participating in completing permitting requirements. Local Environmental Setting The project site does not have any natural standing water. Historically, there was a freshwater lake that included the project site. Lake Cahuilla, a man-made reservoir is located to the southeast. The Whitewater River Channel is located 2.5 miles to the north of the project site, but is dry except during seasonal storms. The City has limited areas which are subject to storm water flow or flooding. Flood prone areas within the City are designated with a specific zoning district (Watercourse, Watershed, and Conservation Areas: W 1). The intent of the zoning district is to allow minor 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? Potentially Significant Unless Mitigated. With the development of 128 apartments, roadways, parking areas and other infrastructure, there will be less absorption, altered drainage patterns and possible changes in the amount of surface runoff. To mitigate this potential impact, an approved drainage plan will be required prior to commencing development of the parcel. B. Would the project result in exposure of people or property to water -related hazards such as flooding? Less than Significant Impact. The site is within a designated flood hazard zone, that of AO, a 100-year flood plain with the hazard factors determined. There is no existing on -site flood control facilities, however, the adjacent parcel to the west does have a large retention basin. In addition, the parcel will be protected by the off -site flood control facilities such as the La Quinta Evacuation Channel and the Bear Creek diversion dam. The proposed project will be required to provide an on -site retention basin as a condition of approval. The retention basin shall have engineered plans approved by the City. C. !Mould the project result in discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? Less than Significant Impact. Runoff from the parcel will most likely be required to be directed into the proposed on -site retention basin. There are no standing bodies of water on the project site. (Source: Site Survey; Proposed Park Site Plan) D. Would the project result in changes in the amount of surface water in any water body? 12 No Impact. There are no bodies of surface water currently on the project site. Although an increase in runoff will occur, this increase is not expected to impact surface water. The size of the project represents only a small fraction of the drainage tributary area for the City. (Source: Site Survey) E. Would the project result in changes in currents, or the course or direction of water movements? No Impact. The City of La Quinta does not have any natural substantial bodies of water or rivers. There are many small man-made lakes and ponds on golf courses within the City. The La Quinta Evacuation Channel is a man-made stormwater channel that is usually dry expect for runoff from seasonal storms. The proposed development of the apartment complex site will not affect any existing drainage corridor. (Source: Site Survey; La Quinta MEA) F. Would the project result in changes in quantity of ground waters, either through direct additions or withdrawl, or through interception of an aquifer by cuts or by excavations? No Impact. Water supply in the City is derived from groundwater and supplementary water brought in from the Colorado River. The proposed development will consist of 128 apartment units and an accessory recreation/laundry/office building. Potable water to service this development will most likely come from groundwater wells in the near vicinity. G. Would the project result in altered direction or rate of flow of groundwater? No Impact. The proposed project will not have a significant effect on groundwater wells. However, the project will have a cumulative effect. It is not anticipated that there will be any alteration to the direction or rate of flow of the groundwater supply. No deep cuts are anticipated except for the retention basin proposed for the project. The cuts necessary for construction of the retention basin are not anticipated to interfere with the groundwater supply. (Source: Proposed Site Plan) H. Would the project result in impacts to groundwater quality? Less Than Significant Impact. The proposed development of the apartment complex will include concrete and asphalt pavement of the roadways, walkways, and parking areas. This pavement will reduce the absorption ability of the ground. Storm water runoff will be discharged into an on -site basins. Following a heavy rain, contaminates could be transported into on -site basin or into the nearby storm drains that could contribute to groundwater and/or surface water pollution. However, this potential impact is anticipated to be less than significant. 3.5 AIR QUALITY Regional Environmental Setting The Coachella Valley is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD), and in particular the Southeast Desert Air Basin (SEDAB). SEDAB has a distinctly different air pollution problem than the South Coast Air Basin (SCAB), A discussion of the jurisdictional organization and requirements is found in the La Quinta MEA. The air quality in Southern California region has historically been poor due to the topography, climatological influences, and urbanization. State and federal clean air standards established by the California Air Resources Board and the U.S. Environmental Protection Agency (EPA) are often exceeded. The SCAQMD is a regional agency charges with the regulation of pollutant emissions and the maintenance of local air quality standards. The SCAQMD samples 13 air quality at over 32 monitoring stations in and around the Basin. According to the District's 1989 Management Plan, SEDAB experiences poor air quality, but to a lesser extent than the SCAB. Currently, the SEDAB does not meet federal standards for ozone, carbon monoxide, or particular matter (PM-10). In the Coachella Valley, the standard for PM-10 is particulate matter 10 microns or less in diameter that becomes suspended in the air due to winds, grading activity, and by vehicles traveling on unpaved roads, among other causes. Local Environmental Setting The City of La Quinta is located in the Coachella Valley, which has an and climate, characterized by hot summers, mild winters, infrequent and low annual rainfall, and low humidity. Variations in rainfall, temperatures, and localized winds occur throughout the valley due to the presence of the surrounding mountains, Air quality conditions are closely tied to the prevailing winds of the region. The City is subject to the SCAQMD AQMP, a plan which describes measures to bring the SCAB into compliance with federal and state air quality standards and to meet California Clean Air Act requirements. The General Plan for the ?City contains an Air Quality Element outlining mitigation measures as required by the Regional AQMP. The City is located within Source Receptor Area (SRA) 30, which includes two air quality monitoring stations, one located in the City of Palm springs and one in the City of Indio. The Indio station monitors conditions which are most representative of the La Quinta area. The station has been collecting data for ozone and particulate matter since 1983. The Palm Springs station monitors carbon monoxide in addition to ozone and PM-10 and has been in operation since 1985. A. Would the project violate any air standard or contribute to an existing or projected air duality violation? Less Than Significant Impact The proposed apartment complex would result in 128 units being constructed. The SCAQMD threshold of significance for apartments is 259. The Significance Emission Thresholds established by the Air District consist of the following; 55 ibs./day ROG 55 lbs./day NOX 274 lbs./day CO 150 lbs./day PM-10 150 lbs./day SOX Projects that exceed the above thresholds with daily operation -related emissions (averaged over a 7-day week) that exceed the above emission thresholds are considered 10 be significant. The following emission levels were calculated for the proposed apartment complex: TABLE 1: SHORT TERM MOBILE EMISSIONS ASSOCIATED WITH CONSTRUCTION Development ROG* NOX* CO* PM-10* Mufti -Family 26.1 383.6 83.4 27.2 * lbs./day 14 TABLE 2: LONG TERM EMISSIONS ASSOCIATED WITH TRAFFIC Development ROG* NOX* CO* PM-10* Multi -Family 21.8 * lbs./day 17.9 270.1 2.6 TABLE 3: AREA SOURCE EMISSIONS ASSOCIATED WITH POWER Development ROG* NOX* CO* PM-10* Multi -Family 0.0 2.8 0.4 0.1 * lbs./day TABLE 4: TOTAL LONG TERM EMISSIONS Development ROG* NOX* CO* PM-10* Multi -Family 21.8 *lbs,/day (Source: Screen.XLS) 20.7 270.5 2.6 B. Would the project expose sensitive receptors to pollutants? Less Than Significant. Sensitive Receptors include schools, day care centers, parks and recreation areas, medical facilities, rest homes, and other land uses that include concentrations of individuals recognized as exhibiting particular sensitivity to air pollution. The adjacent land uses consist of single family homes, vacant land, and a neighborhood shopping center. The closest school is the Truman Elementary School and the La Quinta Middle School which are located approximately one-half mile to the east of the project site. The closest existing park is located in the village area of the City, approximately one-half mile to the southwest of the project site. There is a medical office located in the Plaza Tampico office complex, located along Calle Tampico approximately 1/4 mile to the southwest of the project site. No other sensitive receptors have been identified within a half -mile radius of the project site. (Source: La Quinta General Plan; Site Survey) C. Would the project alter air movements, moisture, temperature, or cause any change in climate? Less Than Significant Impact. The proposed project is not anticipated to result in any significant impact upon this issue area. All proposed apartment buildings will not exceed the height allowed by the development standards of the R-2 zone. Moisture content may increase as landscaping areas are planted and irrigated. A swimming pool is proposed for the project, which would add moisture to the immediate area. However, there are no significant climatic changes anticipated with the future development of the apartment complex. D. Would the project create objectionable odors? No Impact. The proposed project will not result in development which may cause objectionable odors, such as waste hauling or chemical products. Vehicles traveling within the project roadways will generate gaseous and particular emissions that may be noticeable to the residents of the complex. However, these odors will be short term. (Sources: Site Survey; Proposed Site Plan) 3.6 TRANSPORTATION/CIRCUL.ATION Regional Environmental Setting La Quinta is a desert community of over 17,000 permanent residents. The City is 31.18 square miles in sire, with substantial room for development. The existing circulation system is a combination of early roadwork constructed by Riverside County and new roadways constructed since incorporation of the City in 1982. Key roadways include State Highway 111, Washington Street, Jefferson Street, Fred Waring Drive, and Eisenhower Drive. Traffic volumes in La Quinta experience considerable seasonal variation, with the late -winter, early -spring months representing the peak tourist season and highest traffic volumes. There is a relatively low incidence of automobile accidents at the intersection of Washington Street and Calle Tampico. The General Plan states that there were 5 accidents between 1988 and 1989 at this intersection. Traffic collision data from January 1993 to December 1994 shows that there was one accident at the intersection. (Source: Traffic Collision Data) Existing transit service in La Quinta is limited to three regional faxed -route bus routes operated by Sunline Transit Agency. One bus route along Calle Tampico will service the project. There are only some existing pedestrian, bicycle and equestrian facilities in La Quinta. Currently, Washington Street and Calle Tampico are designated bikeway corridors. Local Environmental Setting The project site is located north of northwestern corner of the intersection of Washington Street and Calle Tampico. Washington Street is classified as a major arterial in the La Quinta General Plan, while Calle Tampico is classified as a primary arterial. The intersection of these two streets is signalized. Both streets approaching the intersection are 4-lane roadways. Washington Street is a primary image corridor and Calle Tampico is a designated secondary image corridor. The La Quinta General Plan provides design standards for the various classes of roadways in the City. According to these standards, the projected buildout volume for Washington Street near the project will be 52,600 Average Daily Trips. Calle Tampico has not been assessed for buildout capacity for vehicle trips. A more detailed discussion of buildout traffic conditions and levels of service is found in the La Quinta General Plan. The current average daily traffic flows for Washington Street, south of Avenue 50, was reported as 13,697 average daily trips in 1995 during the winter (or peak) season. The La Quinta General Plan states that the ADT for Calle Tampico was 7,800, in 1991; and 11,100 ADT for Washington Street, in 1991. A. Would the project result in increased vehicle grips or traffic congestion? Potentially Significant Unless Mitigated. The proposed apartment complex is forcasted to generate a daily average two-way traffic volume of 768 trips. The AM Peak trips will be approximately 61, while the PM Peak trips will be 69. (Source: Tri s.XLS B. Would the project result in hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? Less than Significant Impact. There are no proposed design features that would result in hazardous conditions. (Source: Proposed Site Plan) C. 'Would the project result in inadequate emergency access to nearby uses? Less Than Significant Impact. The proposed project will not be permitted to obstruct emergency access to the surrounding land uses. A 24-foot wide gated emergency vehicle access will be provided near the southwest comer of the project site. D. 'Would the project result in insufficient parking capacity on -site or off -site? Potentially Significant Unless Mitigated. The project proposes to provide 276 parking spaces for the 128 units. The parking formula will be 2.5 spaces for the 3 and 4 bedroom units, and 2 spaces for the 2 bedroom units. Each unit will have one covered carport space. This number of spaces is less than that required by the Off -Street Parking Code (276 vs. 322 spaces). Medium density housing near transit and commercial sites will permit more people to have pedestrian and transit access to employment, shopping and leisure activities, thus, reducing automobile dependence. (Source: Proposed site plan) E. Would the project result in hazards or barriers for pedestrian or bicyclists? No Impact. Washington Street and Calle Tampico are both designated bikeway corridors in the La Quinta General Plan. The project will be required to construct sidewalks on the street - side perimeters. It is anticipated that hazards to bicyclists and pedestrians will be minimal as there is an existing traffic signal at the intersection of these two roadways. (Source: La Quinta General Plan) F. Would the project result in conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle raclks)? No Impact. The proposed project will not be required to provide a bus turnout as it is too close to the bridge on Washington Street. There is an existing bus stop on Calle Tampico that can service the apartment project. (Source: Proposed Site Plan; La Quinta General Plan) G. Would the project result in rail, waterborne or air traffic impacts? No Impact. There is no rail service in the City. There are no navigable rivers or waterways, or air travel lanes or airports in La Quinta. Thus, there will be no impact upon these issues. (Source: La Quinta General Plan) 3.7 BIOLOGICAL RESOURCES Regional Environmental Setting The City of La Quinta lies within the Colorado Desert. Two ecosystems are found within the City, the Sonoran Desert Scrub and the Desert Transition. The disturbed areas within the City are classified as either urban or agricultural. A detailed discussion of these ecosystems if found in the La Quinta (Waster Environmental Assessment. 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 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 17 plants root deeply and draw upon water from considerable depths. The variation of desert vegetation result from differences in the availability of water. The most dense and lush vegetation in the desert is found where groundwater is most plentiful. The Sonoran Scrub areas are considered habitat for a number of small mammals. These animals escape the summer heat through their nocturnal and/or burrowing tendencies. Squirrels, mice and rats are all common rodent species in this ecosystem. The black -tailed hare is a typical mammal. Predator species include the kit fox, coyote, and mountain lion in the higher elevations. The largest mammal species found is the Peninsular Big Horn sheep which is found at the higher elevations of the Santa Rosa and San Jacinto Mountain ranges. Birds and amphibians/reptiles can also be found in the Sonoran Scrub area. The project site is vacant. There is a sparse scattering of scrub growth. The La Quinta General Plan identifies that the site as within the habitat of the Fringe -toed Lizard and the Ditaxis plant. The lizard is mitigated by the payment of a fee for the di&uption of habitat for those properties that are located within the Fee Mitigation Area. This project is not within the fee area. There is no prescribed mitigation for the Ditaxis plant. A biological survey shall be conducted on the project site to determine the presence of the plant and to recommend appropriate, feasible mitigation measures. (Source: Site Survey; La Quinta MEA) A. Would the project result in impacts to endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds)? Potentially Significant Unless Mitigated. The project site is within the identified area of the California Ditaxis, an endangered plant species. A biological survey for this plant and other endangered, rare or specifies of special concern shall be conducted, if not already done, to assess the presence of the plant and provide recommendations for mitigation. (Source: La Quinta MEA) B. Would the project result in impacts to locally designated species (e.g. heritage trees)? No Impact. There are no locally designated biological resources within the City of La Quinta. All significant biological resources are designated by the California Department of Fish and Game or the U.S. Fish and Wildlife Service. (Source: La Quinta MEA) C. Would the project result in impacts to locally designated natural communities (e.g. oak forest, coastal habitat, etc)? No Impact. There are no locally designated natural communities found on or near the project site. The City of La Quinta has not designated any such resources. Some of the surrounding parcels are developed with homes, golf course, or roadways. (Source: Site Survey) D. Would the project result in impacts to wetland habitat (e.g. marsh, riparian, and vernal pool)? No Impacts There are no natural wetlands, marshes, riparian communities, or vernal pools on the project site or nearby. Thus, there is no impact to these issue areas. (Source: La Quinta MEA; Site Survey) E. Would the project result in impacts to wildlife dispersal or migration corridors? Less Than Significant Impact There are no known wildlife corridors on or adjacent to the project sale. However, this issue is to be addressed during the biological survey and study of the property. (Source: La Quinta MEA) 3.9 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 come from the Imperial Irrigation District (IID), Southern California Gas company, and gasoline companies. Local Environmental Setting There are no oil wells or other fuel or energy producing resources on the proposed project site. While the site is undeveloped, it is not a source of soil or gravel. The site is within the MRZ-1, a designation for those area 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) A. Would the project conflict with adopted energy conservation plans? No Impact. The City of La Quinta does not have an adopted energy plan, but the City does have a Transportation Demand Management (TDM) Ordinance in place that focuses on the conservation of fuel. The Housing 'Element contains requirements for efficiency in housing construction and materials, thus reducing energy consumption. All development is required to meet State Tale 24 energy requirements during plan check. (Source: TDM Ordinance) 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, water, sand and gravel, timber, energy, and other resources needed for construction and operation. The proposed project will be required to meet Title 24 energy requirements for energy conservation. Proposed landscaping will be required to comply with the City's landscape water conservation ordinance as well as the requirements of the Coachella Valley Water District concerning water conservation. (Source: La Quinta MEA) 3.9 RISK OF UPSET/HUMAN HEALTH Regional Environmental Setting Recent growth pressure has dramatically increase the City's exposure to hazardous materials. Such exposure to toxic materials can occur through the air, in drinking water, in food, in drugs and cosmetics, and in the work place. Although large scale, hazardous waste generating employment is not located in La Quinta, the existence of chemicals utilized in dry cleaning operations, agricultural operations, restaurant kitchens, 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 locate din Riverside County, although transportation of such materials out of, and around La Quinta takes place. m 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, other than perhaps agriculture. (Source: Site Survey; aerial photos) A. Would the project involve a risk of accidental explosion or release of hazardous substances (including, but not limited to oil, pesticides, chemicals, or radiation)? Less Than Significant Impact. There is a minimal risk from swimming pool chemicals and pesticide chemicals that may be used or stored on site. No other risks are anticipated by the proposed project. (Source: Proposed Site Plan) 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 proposed site, except for minimal off -site work as is necessary for roadway improvements. These activities will not be permitted to interfere with emergency responses to the site or surrounding areas nor will it be permitted to obstruct emergency evacuation of the area. Needed measures to divert and control traffic shall be coordinated with the Public Works Department. (Source: Proposed Site Plan) C. Would the project involve the creation of any health hazard or potential health hazard? Less than Significant Impact. There are no anticipated health hazards associated with the proposed apartment complex. (Source: Proposed Site Plan) D. Would the project involve exposure of people to existing sources of potential health hazards? No Impact. There are no existing health hazards identified on the property. The proposed project is not expected to create any health hazards, as all construction must conform to the current zoning standards, Uniform Building Codes, and all applicable heath and safety codes. E. Would the proposed project envolve increased fire hazard in areas with flammable brush, grass, or trees? No Impact. The proposed project site is located in a developed area within the centra area of the City. There is very little vegatation on the project site as it has been rough graded in the past. The immediate area of the project site has been developed or is current under development, thus there is no natural flammable brush, grass, or trees nearby. (Source: Site Survey) 3.10 NOISE Regional Environmental Setting Noise levels in the City are created by a variety of sources in and near the City. The major sources include vehicular noise on City streets and Highway 111, and temporary construction noise. The ambient noise levels are dominated by vehicular noise along the highway and major arterials in La Quinta. 20 Focal Environmental Setting The ambient noise level at the project site is dominated by vehicle traffic noise from Washington Street and Calle Tampico. Masonry perimeter walls and landscaping have been used in nearby development to buffer the noise. Residential areas are considered noise -sensitive lane) uses, especially during the nighttime hours. The nearest residential use to the project site is adjacent to the west and southwest. Additionally, there is a single family development on the east side of Washington Street. (Source: Site Survey; La Quinta MEA; La Quinta General Plan) A. Would the project result in increases in existing noise levels? Less than Significant Impact. The increase in vehicle noise resulting from the construction of the proposed apartment complex will contribute to the existing noise level in the immediate area. There will also be noise from the projected 512 or 364 residents of the complex. This noise can be mitigated to a level that is less than significant by the construction of perimeter block walls, setbacks, and landscape buffers. Staff has determined that the project is most compatible with the Community Noise Equivalency Levels (CNEL): Single Family, Townhouse, Apartment, found in Table 6.3 of the La Quinta MEA. This table indicates that residential land uses have a normally acceptable outdoor CNEL range of less than 60 dBA. Construction materials and design should take noise containment and reduction into account for the development to mitigate any noise spill -over between land uses. A noise study will be required to assess the project specific impact and recommend mitigation measures. (Source: La Quinta General Plan) B. 'Would the project result in exposure of peoplle to severe noise levels? Less Than Significant Impact The La Quinta General Plan regulates excessive noise and vibrations in the City by establishing allowable levels for various land uses. Residential land uses should have a maximum exterior noise level of up to 60 CNEL. If the ambient noise level is higher than this standard, then it will serve as the standard. The existing CNEL along Washington Street and Calle Tampico corridors adjacent to the project site is 60 dBA, while the interior of the project site ranges between 50 and 60 dBA. (Source: La Quinta MEA) The proposed development of the apartment complex will result in short-term impacts associated with construction activities. During construction, heavy machinery will be capable of generating periodic peak noise levels ranging from 70 to 95 dBA at a distance of 50 feet from the source. These high noise levels are short in duration and temporary with the construction phases of the project. Such high noise levels are not anticipated nor permitted after construction, or during the "operation" of the apartments. (Source: La Quinta General Plan) 3.11 PUBLIC SERVICES Regional ,Environmental Setting Law enforcement services are provided to the City through a contract with the Riverside County Sheriffs Department. The Sheriffs Department extends service to the City from existing facilities located in the City of Indio. The Department utilizes a planning standard of 1.5 deputies per 1,000 population to forecast additional public safety personnel requirements in the City at buildout. Based on this standard, the City should have a police force of 25.5 officers, but is currently underserved with 8 deputies, 2 target team officers, 2 school resource officers, and 1 community service officer, for a total of 13 officers. • • 21 Fire protection service is provided to the City by Riverside County Fire Department. The Fire Department administers two stations in the City; Station #32 on Frances Hack Lane, west of Washington Street, and Station #70, at the southwest comer of the intersection of Madison Street and Avenue 54. The Fire Department is also responsible for building and business inspections, plan review, and construction inspections. Based upon a planning standard of one paid firefighter per 1,000 population, the City is currently underserved. The Fire Department has indicated that a need exists for a third fire station in the northern part of the City between Washington Street and Jefferson Street. Structural fires and fires from other man-made features are the most significant fire threats to the City. Hillside and brush fires are minimal as the hillside areas are barren of vegetation and scattered brush on the valley floor is too sparse to pose a serious fire threat. Both the Desert Sands Unified School District and the Coachella Valley Unified School District serve the City. There is one elementary school, one middle school, and one high school within the City. The City is also within the College of the Desert Community College District. Library services are provided by the Riverside County Library System with a branch library located in the Village area of the City. the existing facility opened in 1988 and contains 2,065 square feet of space and approximately 18,000 volumes. The County unadopted planning Standards of 0.5 square feet per capita and 1.2 volumes per capita to forecast future facility requirements to serve the City. Utilizing this standard, in 1992, the City was underserved in space but overserved in terms of volumes. Health care services are provided in the City through JFK Memorial Hospital in Indio, and the Eisenhower Immediate Care Facility located in the Plaza La Quinta Shopping Center, which will soon move to new quarters located in the One Eleven Shopping Center north of Highway 111. The Eisenhower facility is a satellite clinic of the Eisenhower Medical Center, located in Rancho Mirage. The Riverside County Health Department administers a variety of health programs for area residents and is located in Indio. Paramedic service is provided to the City by Springs Ambulance Service. Local Environmental Setting The nearest fire station to the project site is Station #32 located approximately a mile southwest of the project site, on Fances Hack Lane. There is an additional fire station located in the Bermuda Dunes Area (County jurisdiction) to the north of the City, on Avenue 42. Governmental services in La Quinta are provided by City staff at the Civic Center, and by other County, state, and federal agency offices located in the desert area or region. The project will be served by Truman Elementary School, La Quinta Middle School, and by La Quinta High School, under the jurisdiction of the Desert Sands Unified School District. A new elementary school is planned for construction on a parcel west of the project site, on the north side of Calle Tampico. A. 'Would the project have an effect upon, or result in the need for new or altered governmental services in relation to fire protection? Potentially Significant Unless Mitigated. The proposed apartments will increase the need for fire protection service to the City due to the construction of 128 residential units and a recreation/laundry/office building. Development of the units shall comply with the fire flow and fire safety building standards of the Riverside CountyFire Code to prevent fire hazard on -site and to minimize the need for fire protection services. Unobstructed fire access will be required. The developer proposes a secondary or emergency gated access at the southwest end of the property. The Fire Department has reviewed this plan and approved it with conditions attached to the approval as contained in their letter dated September 18, 1995. B. Would the project have an effect upon, or result in the need for new or altered government services in relation to police protection? Potentially Significant Unless Mitigated. The Sheriffs Department has reviewed the proposed project and provided comments in a letter dated September 21, 1995. It is stated that the complex will have a significant impact on police services for the City. The Sheriffs Department predicts an increase in population to 512 persons, based on 2 bedrooms with four person occupancy, in a rather small area, will generate additional calls for service and the need for an additional police services in La Quinta. The Community Development Department staff calculate a potential population of 364 persons for the apartment complex. No mitigation for this impact has been proposed, thus far., unless additional funds are prioitized by the City Council. C. Would the project have an effect upon, or result in a need to new or altered government services in relation to school services? Potentially Significant Unless Mitigated. The proposed apartment complex will total 106,912 square feet of residential living space. Using the school district's formula of 0.1628 for elementary school, 0.0556 for middle school, and 0.0565 for high school, the project will generate 20.8 elementary students, 7.11 middle school students, and 7.23 high school students (total of 35.14 students). In the letter from the school district, dated September 19, 1995, the required mitigation for the impact upon the schools is payment of a school mitigation fee that is collected at the time building permits are issued. (Source: Desert Sands Unified School District) 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. All utilities are available nearby. There is a proposed private internal roadway for the complex which will be maintained by the property owner. Based upon the current proposed project, there is minimal maintenance of public facilities created by this project. 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 services needed for this project will be partially offset by permit and inspection fees charged to the applicant and contractors. 3.112 UTILITIES Regional Environmental Services The City of La Quinta is served by the imperial Irrigation District (11D) for electrical power supply and the Southern California Gas Company (SCG) 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 Anal. General Telephone Exchange (GTE) provide telephone services for the City. Colony Cablevision serves the are for cable television service. 23 The Coachella Valley Water District (CVWD) provides water service to the City. CVWD obtains it water from underground aquifers and from the Colorado River. CVWD operates a water system with potable water pumped from domestic wells. The wells range in depth from 500 to 900 feet. Potable eater is stored in five reservoirs located in the City. The City's stormwater drainage system is administered by the CVWD, which maintains and operates a comprehensive system to collect and transport flows through the City. The City is served by Waste Management of the Desert for solid waste disposal. Nonhazardous, mixed municipal solid waste is taken to three landfills within the Coachella Valley. Local Environmental Setting The project site is almost entirely surrounded by development. The parcel is vacant. A. Would the project result in a need for new systems, or substantial alterations to power and gas services? Less Than Significant Impact. Water, sewer, gas, and power lines have been brought into the project area and are available to the project site. The project developer will be required to coordinate the installation of these services with each of the purveyors. The electrical consumption is calculated to be 2,133 kWh/unit/day. Natural gas consumption is calculated to be 16,891 cu.ft./day. No other impacts are anticipated. (Source: Utiligen.XLS) B. Would the project result in a need for new systems, or substantial alteration to communication systems? Less than Significant Impact. The anticipated project will require telephone service. The developer will be required to coordinate the installation of such service with GTE. No adverse impacts are anticipated. C. Would the project result in a need for new systems, or substantial alterations to local or regional water treatment or distribution facilities? Less than Significant Impact The proposed complex will require water service and treatment. It is not anticipated that the project will result in a significant adverse impact upon the water resources of CVWD. Potable water consumption is calculated at 23,936 gallons per day for the apartments. No other impacts are anticipated. (Source: Utili en D. Would the project result in a need for new systems, or substantial alterations to sewer services or septic tanks? Less than Significant Impact The proposed project will generate sewage which will have to be transported and treated by CVWD. The developer will be responsible for the cost of connection and installation of an on -site sewer system. Sewage generation is calculated at 19,968 gallons per day for the project, which will result in a cumulative impact upon the City sewer system. No other impacts have been identified. E. Would the project result in a need for new systems, or substantial alteration to storm water drainage? Less Than Significant Impact The apartment project will have an on -site retention basin to service the project. The basin shall be engineered to contain all of the on -site drainage needs for the project. Plans for the basin shall be submitted to the City for review and approval prior to construction. There will no impacts to the existing drainage facilities and channels in the City. 24 F. Would the project result in a need for new systems, or substantial alteration to solid) waste disposal? Less than Significant Impact The project will require solid waste disposal services from Waste Management of the Desert, the current purveyor of solid waste collection in the City. Solid waste will be transported to the three existing landfills in the Coachella Valley. These landfills are reaching capacity and may be closed in the near future. Development must comply with the City's Source Reduction and Recycling policies. However, other sites or alternative types of waste disposal are being considered. Any on -site programs will be coordinated with the City and Waste Management of the Desert. Project waste generation is calculated at 512 lbs. per day, at 4.0lbs./day/unit, based on a project of 128 apartments. (Source: Utiligen, XLS) 3.13 AESTHETICS Regional Environmental Setting The City of La Quinta is partially located within a desert valley cove. There are hillsides to the west and south of the City. Views of the desert and surrounding mountains are visible throughout most of the city. Local Environmental Setting The project site is located in a mixed residential and commercial area near the Village area of La Quinta. According to the La Quinta MEA, the project site is in the path of a distinctive viewshed emanating from the area north of Avenue 50, west of the project site. The area between the project site and where the viewshed begins is almost entirely developed with one and two story structures. The proposed project will include both one and two story apartment buildings. Therefore, the project will consist of similar building heights, resulting in a cumulative impact on this viewshed. This impact is not considered significant due to that fact that most of the viewshed has already been impacted by earlier development. A. Would the project affect a scenic vista or scenic highway? Less Than Significant Impact The project site is located within a designated viewshed. The viewshed has been impacted by previous development. (Source: La Quinta MEA; Site Survey) B. Would the project have a demonstrable negative aesthetic effect? Less Than Significant Impact. The proposed development will be required to comply with architectural and landscaping policies and ordinances. It is not anticipated that there will be a significant adverse impact on the viewshed in line with the project site or the aesthetic qualities of the surrounding area. C. Would the project create light or glare? Potentially Significant Unless Mitigated. The proposed apartment project will consist of 18 apartment buildings and a recreation/laundry/office building with outdoor pool. There will be exterior building and parking area lighting that will be required to comply with the Dark Sky Ordinance and other policies concerning lighting and gllare. A lighting plan will be required to be submitted to the City for review and approval prior to construction of the apartments. 3.14 CULTURAL RESOURCES Regional Environmental Setting The prehistory of the La Quinta area extends back in time to at least 6,000 years ago, according to recent evidence. At various time, the lower Coachella Valley was inundated by a 25 freshwater lake, called Ancient Lake Cahuilla. Early inhabitants of the Colorado Desert were descendants of people who had migrated across the Bering Strait more than 20,000 years ago. As the gradual migration progressed, small bands of hunters passed through the Colorado Desert with some migrating as far as Central America. As time passed, the Coachella Valley became the home to a tribelet of people that have come to be known historically as the Cahuilla Indians. The Cahuilla followed a hunting and gathering life style as they lived along the ancient lakeshore when the lake was present in the valley, and out on the desert floor when the lake had desiccated. The Cahuilla ere divided into three geographic areas of the Valley. There were the Western or Pass Cahuilla within the Banning pass area; the Desert Cahuilla, from Palm Springs east to the Salton Sea, and the Mountain Cahuilla , south of San Jacinto Peak in the San Jacinto and Santa Rosa Mountains. Traveling across boundaries to exploit seasonal resources for ceremonial purposes was a part of their annual life cycle. Alfred Kroeber, anthropologist, estimated that the original population of 2,500 has been reduced to about 750, by 1923. The likely locations of prehistoric sites in La Quinta are along the foothills. Archaeological sites are usually associated with a source of water. Temporary campsites can be found near game trails, springs, mesquite groves, grass stands, bedrock outcrops, and marshy area of the ancient Lakeshore. Isolate milling sites, lithic scatters, and pottery scatters can be found almost anywhere in the undisturbed desert area of the City. Thus, there is a high sensitivity for archaeological site and resources in the City. The first European explorer entered the Coachella Valley in 1540, with others following in later years. In approximately 1650, Spanish missionaries visited the area. However, no mission was every established in the valley. A trail was established by the Cocomaricopa Indians across the Valley in 1821, as they carried mail through the San Gorgonio Pass between Tucson and Mission San Gabriel. White settlement did not occur in the valley to any degree until the transcontinental railroad was constructed. The railroad constructed brought with it the technology to drill water wells deep enough to sustain settlement in the desert. The Bradshaw Trail brought in settlers and freight both before and after the construction of the railroad. The Coachella Valley was the site of the most popular immigration route to the southwest via the Southern Immigrant Trail. The Bradshaw Trail route passed through the Valley until 1915 when a graded gravel road was developed for automobile travel. Local Environmental Setting The settling of the La Quinta area has been chronicled by the La Quinta historical Society in several publications and reprints of historical documents. There are 11 historical structures and sites recorded on the California Historic Resources Inventory. These resources are listed in the La Quinta General Plan. La Quinta experienced rapid growth in the late 1970's which lead to incorporation of the City in 1982. The City has grown from a population of 5,400 in 1982, to over 17,600 in 1995. The incorporated boundaries include over 31 square miles of area. The project site is located in the central portion of the City. There are numerous recorded archaeological sites within a two mile radius of the project site. The project site has not been surveyed for these resources, but will be required to have a survey conducted by a qualified archaeologist. The project site is located very near the ancient lakeshore and has a high sensitivity for prehistoric resources. Although the ground surface may have been rough graded, there is a possibility of subsurface cultural deposits present on the project site. A complete report of the results of the survey and literature search shall be submitted to the City for review and approval by the Historic Preservation Commission. Recommendations of the survey report for any necessary mitigation or treatment of archaeological deposits shall be made part of the project mitigation monitoring plan that is attached to the conditions of approval. A final report shall be submitted to the City for review by the Historic Preservation Commission. A. Would the project disturb paleontological resources? Potentially Significant Unless Mitigated. The project site is located within the lakebed delineation study area for paleontological resources. All projects within this area are required to have a paleontological survey and monitoring conducted prior to and during grading activities for the project. (Source: U.S.G.S. La Quinta Quad Map; Lakebed Delineation Map) B. Would the project affect archaeological resources? Potentially Significant Unless Mitigated. The project site is located within a highly sensitive area for such resources. An archaeological survey and monitoring of grading activities shall be conducted prior to and during grading activities. (Sources: La Quinta Archaeological Site Map; La Quinta General Plan; La Quinta MEA; Archaeological Files and Reports on file with the City) C. Would the project affect historic resources? Less Than Significant Impact. There are no designated historic resources found on the project site. It is possible that there could be subsurface historic deposits on the property. Historic resources can be observed for during the archaeological survey and monitoring efforts required for the project. (Source: La Quinta MEA; La Quinta General Plan) D. Would the project have the potential to cause a physical change which would affect unique ethnic cultural values? No Impact. The project site does not have any known cultural values associated with it. Therefore, the project will not have an impact upon this issue area. E. Would the project restrict existing religious or scared uses within the potential impact area? No Impact. There are no known religious uses or sacred uses on the subject site. (Source: Site Survey; La Quinta General Plan) 3.15 RECREATION Regional Environmental Setting The City of La Quinta has an adopted Parks and Recreation Master Plan that assesses the existing facilities and the future needs of the City. There are approximately 28.7 acres of developed parkland in compliance with the Quimby Act. The 845.0 acre regional Lake Cahuilla Park is in the jurisdiction of the Riverside County Park system. There are bikeway corridors and equestrian pathways designated in the City, as well as hiking trails. (Source: La Quinta General Plan) Local Environmental Setting The proposed project site is vacant. The proposed retention basin is proposed to be an open park area for the residents of the apartment complex. The City will not accept this area as 0 27 public parkland at this time. There is no evidence that there have been any recreational uses on the property in the past. (Source: Site Survey; Proposed Site Plan) A. Would the project increase the demand for neighborhood or regional parks or other recreational facilities? Potentially Significant Unless Mitigated. The proposed development will impact the existing park and recreation facilities by the construction of 126 new residential units with a projection population by the Sheriff's Department of 512 people. The Community Development Department calculates a population of 364 residents. 'Kith either population calculation, there will be an impact to the existing public park facilities. (Source: La Quinta Parks and Recreation Master Plan) B. Would the project affect existing recreational opportunities? Potentially Significant Unless Mitigated. The proposed project will affect existing parks and recreation facilities through added users. There is no required mitigation for this potential impact from a multi -family project. SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE The Initial Study for the proposed apartment complex will not have unmitigable significant adverse impacts on the environmental issues addressed in the checklist. Some of the issue areas could have a potential significant impact if appropriate mitigation measures are not implemented. A Mitigation Monitoring Plan shall be prepared and attached to this document and the Conditions of Approvals for the project. 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 Conditional Use Permit and Plot Plan will not have the potential to significantly 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 or proposed development in the immediate vicinity. The proposed project will not have environmental effects that will adversely affect humans, either directly or indirectly, with the implementation of mitigation measures. SECTION 5: EARLIER ANALYSIS a. Earlier Analyses Used. The La Quinta Master Environmental Assessment, La Quinta General Plan, La Quinta Parks and Recreation Master Plan, U.S.D.A. Soil Conservation Service -Coachella Valley Soil Survey, Residential Development Facilities Impact Mitigation Plan for Desert Sand Unified School District; and other documents on file with the Community Development Department were used in the preparation of this document. b. Impacts Adequately Addressed. None. 28 C. Mitigation Measures. Mitigation measures are discussed in this addendum as they relate to the proposed project. A Mitigation Monitoring Plan will be attached to the project Conditions of Approval. E I-] 0 M N rn F W W V-4 CA a �z�ww �a �aa'OOa' O�Ozcdn OaQw� O ® Z �w�a� F�zwA ¢¢O¢A A U U W ¢ W A z� U U U b U 0 N z o � U O 0 0 a ° C7 z ® 0 > a M a O F �a 0 so H Q a� U U W E-� 0 z c� z �® zz 0.4 z a O w 0 rnx u ® o �. 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C W � a� CA or CO ova z z C c CIO ct4.0 W UAA�A i, C O 0 0� Ca C e 45 E.. as � > •� o � ua w. u C C � +, cot ri FAM V1 M Oi O% a. Q c. W H ot A z a U� Q W 0.4 v z F w� m� 0-0® z� oz w En c� a 0 �. 4.0 U Q� z cn E� F W Q' Ld ea o � za ENVIRONMENTAL CHECKLIST FORM Environmental Assessment No. 95-309 Case No.: CUP 95-021 Date: SEPTEMBER 11, 1995 I. Name of Proponent: Address: Phone: Agency Requiring Checklist: Project Name (if applicable): USA Properties Fund/TKC 2200B Douglas Boulevard, Suite 150, Roseville, California 916-773-6060 City of La Quinta Villa La Quinta Apartments CITY OF LA QUINTA Community Development Department 78-495 Calle Tampico La Quinta, California 92253 U. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated," as indicated by the checklist on the following pages. Land Use and Planning X Transportation/Circulation X Public Services Population and Housing X Biological Resources Utilities X Earth Resources Energy and Mineral Resources X Aesthetics X Water Risk of Upset and Human Health X Cultural Resources Air Quality Noise X Recreation F- Mandatory Findings of Significance III. DETERMINATION. On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. X I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the environment, but at least, 1) one effect has been adequately analyzed in an earlier document pursuant to applicable legal standards; and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a " potentially significant impact" or "potential significant unless mitigated. " AN ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. Signature t Date: September 11, 1995 Printed Na and Title: Leslie Zouriquand, Associate Planner For: City of La Quinta Potentially Potentially Significant Ins Than Significant Unless Signifimnt Impact Mitigated Impact 3.1. LAND USE AND PLANNING. Would the project: a) Conflict with general plan designation or zoning? (source #(s): b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? c) Affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible land uses)? d) Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? 3.2. POPULATION AND HOUSING. Would the project: a) Cumulatively exceed official regional or local population projections? X b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? X c) Displace existing housing, especially affordable housing? 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? e) Landslides or mudflows? f) Erosion, changes in topography or unstable soil conditions from excavation, grading or fill? X g) Subsidence of the land? X h) Expansive soils? X i) Unique geologic or physical features? X No LMP— X X X X X X Potentially Potentially Significant Less Than Significant unless Significant No Impact Mitigated Impact Impact 3.4. WATER. Would the project result in: a) Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? X b) Exposure of people or property to water related hazards such as flooding? X c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity? X d) Changes in the amount of surface water in any water body? X e) Changes in currents, or the course or direction of water movements? X f) Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? X g) Altered direction or rate of glow of groundwater? X h) Impacts to groundwater quality? X 3.5. AIR QUALITY. Would the project: a) Violate any air quality standard to contribute to an existing or projected air quality violations? X b) Expose sensitive receptors to pollutants? X c) Alter air movement, moisture, or temperature, or cause any change in climate? X d) Create objectional odors? X iii Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact 3.6. TRANSPORTATION/CIRCULATION. Would the project result in: a) Increased vehicle trips or traffic congestion? X b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? X c) Inadequate emergency access or access to nearby uses? X d) Insufficient parking capacity on site or off site? X e) Hazards or barriers for pedestrians or bicyclists? X f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? X g) Rail, waterborne or air traffic impacts? X 3.7. (BIOLOGICAL RESOURCES. Would the project result in impacts to: a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds? X b) Locally designated species (e.g. heritage trees)? X c) Locally designated natural communities (e.g. oak forest, (e.g. oak forest, coastal habitat, etc.)? X iv 0 0 0 Potentially Potentially Significant Leas Than Significant Unless Significant No Impact Mitigated Impact Impact d) Wetland habitat (e.g. marsh, riparian and venial pool)? X e) Wildlife dispersal or migration corridors? X 3.8. ENERGY AND MINERAL RESOURCES. Would the project: a) Conflict with adopted energy conservation plans? X b) Use non-renewable resources in a wasteful and inefficient manner? X 3.9. RISK OF UPSET/HUMAN HEALTH. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals or radiation)? X b) Possible interference with an emergency response plan or emergency evacuation plan? X c) The creation of any health hazard or potential health hazards? X d) Exposure of people to existing sources of potential health hazards? X e) Increased fire hazard in areas with flammable brush, grass, or trees? X 3.10. NOISE. Would the proposal result in: a) Increases in existing noise levels? X b) Exposure of people to severe noise levels? X 3.11. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? X v i Potentially Potentially Significant Ilan Than Significant Impact Unless Mitigated Significant No Impact Impact b) Police protection? X c) Schools? X d) Maintenance of public facilities, including roads? X e) Other governmental services? X 3.12. UTILITIES. Would the proposal result in a need for new systems, or substantial alternations to the following utilities: a) Power or natural gas? X b) Communications systems? X c) Local or regional water. treatment or distribution facilities? X d) Sewer or septic tanks? X e) Storm water drainage? X f) Solid waste disposal? X 3.13. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? X b) Have a demonstrable negative aesthetic effect? X c) Create light or glare? X 3.14. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? X b) Disturb archaeological resources? X c) Affect historical resources? X d) Have the potential to cause a physical change which would affect unique ethnic cultural values? X e) Restrict existing religious of sacred uses within the potential impact area? X • Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact 3.15. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks of other recreational facilities? X b) Affect existing recreational opportunities? X 4. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the Potential to degrade the quality of the environmental, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? X b) Does the project have the potential to achieve short- term, to the disadvantage of long-term, environmental goals? X c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects). X d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed by the earlier document. c) Mitigation measures. For effects that are "potentially significant" or "potentially significant unless mitigated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. vii TO: FROM: DATE: RE: ATTACHMEI�IT � ,11 MEMORANDUM HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION GREG TROUSDELL, ASSOCIATE PLANNER OCTOBER 10, 1995 PARKING SURVEY As a supplement to the USA Properties report, staff provides additional parking data provided in an American Planning Association report (APA PAS Report 377) a few years ago. The following information was based on parking surveys commissioned for each public agency and the findings provided by each consultant. Irvine Study (Barton-Aschman and Assoc. Apartment Complexes less than 31 dwellings/acre Current Req. Consultant Survey Staff Visitor (per unit) Recom. Data Recom. Parking Studio 1.1 1.3 - 1.0 .25 1 Bdrm. 1.1 1.3 (1.27) 1.4 2 Bdrm. 1.4 1.6 (1.57) 1.6 3 Bdrm.+ 1.6 1.7 (1.65) 2.0 Note: Overall reductions may be granted where off-street parking is unassigned, which would allow more sharing of visitor and resident parking spaces. The Zoning Administrator determines the reduction based on planning data from the City's parking study. Orange County (Kunzman and Assoc.) Open or carport parking A major conclusion of the County's review of residential parking was that each unassigned parking space is equivalent to 1.17 assigned parking spaces because only one person or family can use an assigned space, while any resident or visitor can use unassigned spaces. Thus, according to the report, the total supply of parking spaces can be reduced if spaces are unassigned. Alternative A Sq. Ft. Assigned Unassigned 701-800 1.0 .17 801-900 1.0 .34 901-1,000 1.0 .50 1,001-1,100 1.0 .67 1,101-1,200 1.0 .84 1,201-1,300 1.0 1.00 1,301-1,400 1.0 1.18 1,401-1,500 1.0 1.34 1,501-�- 1.0 1.50 Note: This option of using increased number of unassigned parking would provide significant savings over the more typical requirements imposed at that time which was each dwelling shall be assigned at least one parking space + .2 guest spaces/unit + 25% of the assigned spaces shall be compact size (provided they are assigned). Ontario, Canada Size of Dwelling Unit (resident vehicles/unit) Car Truck Rec.Veh. Other Total 1 bedroom 1.0 .09 .02 .07 1.18 2 bedroom 1.06 .14 .04 .01 1.25 3 bedroom 1.24 .14 .03 .05 1.46 4 bedroom 1.11 .22 -- -- 1.33 Note: Visitor parking demand is 0.15 to 0.24 spaces per unit extra. The report suggests a set of alternative policies regarding off-street parking requirements. The policies are based on consideration of such things the need for affordable housing; quiet residential environments; play areas safe from traffic; alternative means of transportation; and the shift toward smaller cars. The report includes general recommendations for increased use of shared and small -car parking, tandem parking for two -car families, and some limited use of off -site parking. CONCLUSION - The conclusions reached above were derived by consultants for each of the three survey agencies, and at the time the studies were done the s�aff planners for the agencies were not convinced that the results, if implemented, would create adequate on -site parking areas. However, based on the survey material, this project if designed under these formulas would require 208 parking spaces in Irvine, 164 parking spaces in Orange County, and 199 parking spaces in Ontario. The Irvine example comes the closest to matching our requirement of 276 parking spaces for this request. file: mmparking BI *1 STAFF REPORT PLANNING COMMISSION DATE: OCTOBER 24, 1995 CASE NO.: PLOT PLAN 95-552 (AMENDMENT #1) APPLICANT: RANCHO CAPISTRANO DEVELOPMENT CORPORATION (GRANT HORNBEAK) FOR KSL PGA WEST CORPORATION REQUEST: APPROVAL OF AN AMENDMENT TO A CONDITION OF APPROVAL TO REDUCE THE STUCCO POPOUT SURROUNDS/RECESS FROM A FOUR -INCH TO TWO-INCH DEPTH FOR APPROVED RYDER, HERITAGE, AND MASTERS COLLECTION UNITS ZONING: SPECIFIC PLAN 83-002 (R-2) LOCATION: FOR USE POTENTIALLY ANYWHERE IN PGA WEST GENERAL PLAN LAND USE DESIGNATION: LOW DENSITY RESIDENTIAL (2 TO 4 DWELLING UNITS PER ACRE) ENVIRONMENTAL DETERMINATION: THIS PLOT PLAN AMENDMENT WHICH IS A PART OF PGA WEST HAS BEEN DETERMINED TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS UNDER THE PROVISIONS OF CALIFORNIA CODE SECTION 65457 (a). AN ENVIRONMENTAL IMPACT REPORT WAS PREPARED IN CONJUNCTION WITH THE OVERALL "PGA WEST SPECIFIC PLAN" AND CERTIFIED BY THE CITY COUNCIL ON MAY 1, 1984. A SUBSEQUENT ENVIRONMENTAL IMPACT REPORT WAS PREPARED AND ADOPTED AS A PART OF AMENDMENT NO. 1 TO THE "PGA WEST SPECIFIC PLAN" AND CERTIFIED ON SEPTEMBER 20, 1988. THEREFORE, NO ADDITIONAL ENVIRONMENTAL REVIEW IS DEEMED NECESSARY. The City Council at its meeting of June 6, 1995, on appeal by a PGA West resident, approved the design of the Ryder (formerly Doral), Heritage and Masters Collection units within PGA West. In summary, the approval allows the following: Three floor plans (2,065 to 2,380 square feet), each one with a different facade. Three floor plans (2,598 to 3,443 square feet), each one with a different facade. Two floor plans (4,086 and 4,542 square feet), each one with a different facade. Conditions of approval no. 6 requires that side and rear windows and doors have a stucco popout surround or window recess which is a minimum of four -inches deep. project. Additional facade design schemes were approved for each of the three Collections (Ryder, Heritage and Masters), at the Planning Commission Meeting of September 26, 1995, as part of Plot Plan 95-565. As a part of that approval, a condition was modified from that recommended by staff regarding reduction of the depth of the stucco surrounds around the rear and side windows and doors. The Planning Commission approved the modified popout/recess from four -inches to two -inches for these new facades. The applicant has asked for an amendment to condition no. 6 of this plot plan to be consistent with Plot Plan 95-565 reducing the depth of the popouts/recess from four - inches to two -inches. As previously noted, the Planning Commission determined that a two-inch depth was sufficient for the newly -approved facades of these three collections because the four -inch depth is not sufficient to provide significant shading from the sun. The Planning Commission during their consideration of Plot Plan 95-565 on September 26, 1995 determined that a two-inch depth is sufficient for a stucco popout/recess. Therefore, staff feels the amendment is acceptable. By Minute Motion 95- , Staff recommends approval of this amendment to condition no. 6 of Plot Plan 95-565 reducing the stucco popout surround depth from four -inches to two -inches, as noted on the attached conditions. Attachments: 1. Letter of request dated September 25, 1995. CONDITIONS OF APPROVAL - RECOMMENDED PLOT PLAN 95-552 (AMENDMENT # 1) - PGA WEST MODEL COMPLEX AND NEW UNITS IGSL RECREATION CORPORATION OCTOBER 24, 1995 * Amended by Planning Commission 4-25-95 ** Added by Planning Commission 4-25-95 + Amended by City Council 6-6--95 ++ Added by City Council 6-6-95 +++ Amended by Planning Commission 10/24/95 COMMUNITY DEVELOPMENT DEPARTMENT 1. This approval shall comply with the requirements and standards of the City of La QQuinta Municipal Code, unless otherwise modified by the following conditions. 2. The Sales Center and Model Complex shall be started within one year of the Planning Commission approval. If not begun within that time, it shall become null and void and of no effect what -so -ever. "Be started" means the beginning of substantial construction which is allowed by this approval, not including grading which has begun within one year and thereafter diligently pursued to completion. A time extension, as allowed by Municipal Code, may be requested a minimum of 30-days prior to the expiration date. 3. This approval includes the Doral Collection, the Heritage Collection, and the Masters Collection, as contained in the exhibits on file in the Community Development Department. 4. Prior to issuance of a building for any of the residential units as either models or production units, the final working drawings for the structures and landscaping and irrigation (for lots to be developed) shall be submitted to the Community Development Department for review and approval. 5. All units shall have a minimum garage space which is at least 20-feet by 20- feet clear inside. 6. + ++All side and rear windows and doors shall have a stucco pop -out or window recess which is a minimum two inches in depth. CONDITIONS OF APPROVAL. PLOT PLAN 95-552 - PGA WEST MODEL COMPLEX OCTOBER 24, 1995 7. No air conditioning condenser shall be located within the sideyard areas of five feet or less. 8. A setback of a minimum five feet between the rear property line and the patio covers shall be maintained. If the distances are between ten feet and five feet, setback adjustments as required must be filed and approved. 9. A floor plan for the sales office in the model complex shall be submitted to the Community Development Department for approval prior to issuance of a building permit for the unit with the sales office. 10. No model home signs shall be installed without prior Community Development Department approval. Said sign shall be in compliance with applicable Municipal Code requirements. 11. * The sales center and model complex will be permitted for use for a two year period of time from the opening of operation. The sales center and model complex time approval will be extended by the Director of Community Development upon the finding that the sales center and model complex is in compliance with the Conditions of Approval. FIRE MARSHAL: 12. Provide or show there exists a water system capable of delivering 1000 gpm for a two hours duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 13. Prior to issuance of a building permit, the applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet fire flow requirements. Plans shall be signed/approved by a registered civil engineer and 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." 14. The required water system including fire hydrants shall be installed and operational prior to the start of construction. 15.*++ Paved roads suitable for Fire Department access shall be provided CONAPRVL.152 CONDITIONS OF APPROVAL PLOT PLAN 95-552 - PGA WEST MODEL COMPLEX OCTOBER 24, 1995 within 150 feet of each building. Fire department access roads in excess of 150-feet shall be equipped with a turn -around. All fire apparatus access roads shall have an unobstructed width of not less than 12-feet. 16. Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the Fire Department. All controlled access devices that are power operated shall have a Knox Box over -ride system capable of opening the gate when activated by a special key located in emergency vehicles. Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be proved by the Fire Department. Minimum opening width shall be 16- feet with a minimum vertical clearance of 15-feet. ENGINEERING DEPARTMENT 17. Upon their approval by the City Council, the City Clerk is authorized to file these Conditions of Approval with the Riverside County Recorder for recordation against the properties to which they apply. 18. If the applicant desires to phase improvements and obligations required by the Conditions of Approval, a phasing plan shall be submitted to the Public Works Department for review and approval by the City Engineer. The applicant shall complete required improvements and satisfy obligations as set forth in the approved phasing plan. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of homes or occupancy of permanent buildings within the phase unless a sub -phasing plan is approved by the City Engineer. 19. Prior to the issuance of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following public agencies: Fire Marshal CONAPRVL.152 CONDITIONS OF APPROVAL PLOT PLAN 95-552 - PGA WEST MODEL COMPLEX OCTOBER 24, 1995 Public Works Department (Grading Permit, Improvement Permit) Community Development Department Riverside Co. Environmental Health Department Desert Sands Unified School District Coachella Valley Water District Imperial Irrigation District California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures on the plans. Evidence of permits or clearances from the above jurisdictions shall be presented to the Building and Safety Department at the time of the application for a building permit for the use contemplated herewith. 20. 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. PROPERTY RIGHTS 21. All easements, rights of way and other property rights required of these conditions shall be deeded or otherwise conferred prior to issuance of any grading or building permit. IMPROVEMENT PLANS 22. Improvement plans submitted to the City for plan checking shall be submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." All plans shall have signature blocks for the City Engineer and are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, parking lots, and water and sewer plans. CONAPRVL. 152 CONDITIONS OF APPROVAL PLOT PLAN 95-552 - PGA WEST MODEL COMPLEX OCTOBER 24, 1995 Combined plans including water and sewer improvements shall have an additional signature block for the Coachella Valley Water District (CVWD). The combined plans shall be signed by CVWD prior to their submittal for the City Engineer's signature. "Landscaping" plans shall normally include landscape improvements, irrigation, lighting, and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 23. The City may maintain digitized standard plans for elements of construction. For a fee established by City resolution, the developer may acquire standard plan sheets prepared by the City. When final plans are approved by the City, the developer shall furnish accurate computer files of the complete, approved plans on storage media and in program format acceptable the City Engineer. GRADING 24. Graded but undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. 25. The applicant shall comply with the City's Flood Protection Ordinance. 26. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation ("the soils report") shall be submitted with the grading plan. 27. A grading plan shall be prepared by a registered civil engineer and must meet the approval of the City Engineer prior to issuance of a grading permit. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an CONAPRVL.152 CONDITIONS OF APPROVAL PLOT PLAN 95-552 - PGA WEST MODEL COMPLEX OCTOBER 24, 1995 engineering geologist. A statement shall appear on the final map(s), if any are required of this development, that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 28. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a Fugitive Dust Control plan prepared in accordance with Chapter 6.10, La Quinta Municipal Code. In accordance with said Chapter, the applicant shall furnish security, in a form acceptable to the City, in an amount sufficient to guarantee compliance with the provisions of the permit. 29. Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each building pad in the development, state the pad elevation approved on the grading plan, the as - built elevation, and shall clearly identify the difference, if any. The data shall be organized by development phase and lot number and shall be cumulative if the data is submitted at different times. DRAINAGE 30. The development shall be graded to conform with the approved hydrology report and plan for Specific Plan 83-002, PGA West. 31. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow outlet and into the historic drainage relief route. The development shall be graded to receive storm flow from adjoining property at locations that have historically received flow. 32. The design of the tract shall not cause any change in flood boundaries, levels, durations, or frequencies of occurrence in any area outside the tract. 33. Storm water run-off produced over the peak 24 hour period of a 100-year storm shall be retained on adjacent golf course areas unless otherwise approved by the City Engineer. CONA.PRVL.152 CONDITIONS OF APPROVAL PLOT PLAN 95-552 - PGA WEST MODEL COMPLEX OCTOBER 24, 1995 UTILITIES 34. All existing and proposed utilities within or immediately adjacent to the proposed development, shall be installed underground. High -voltage power lines which the power authority will not accept underground are exempt from this requirement. 35. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 36. The City is contemplating adoption of a major thoroughfare improvement program. If the program is in effect 60 days prior to recordation of any final map or issuance of a certificate of compliance for any waived final map, the development or portions thereof may be subject to the provisions of the ordinance. If this development is not subject to a major thoroughfare improvement program, the applicant shall design and construct street improvements as listed below. 37. Improvement plans for parking lots, driveways and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard and Supplemental Drawings and Specifications, and as approved by the City Engineer. Pavement sections shall be based on a Caltrans design procedure for a 20- year life and shall consider soil strength and anticipated traffic loading, including site and building construction traffic. The minimum pavement sections shall be as follows: Residential SL Parking Areas 3.0" a.c./4.50" a.b. Collector 4.075.00" Secondary Arterial 4.0"/6.00" CONAPRVL.152 CONDITIONS OF APPROVAL PLOT PLAN 95-552 - PGA WEST MODEL COMPLEX OCTOBER 24, 1995 Primary Arterial 4.5"/6.00" Major Arterial 5.576.50" If the applicant proposes to construct a partial pavement section which will be subjected to traffic loadings, the partial section shall be designed with a strength equivalent to the 20-year design strength. 38. Improvements shall include all appurtenances such as traffic signs, channelization markings, and sidewalks if required. 39. The City Engineer may require improvements extending beyond subdivision boundaries to ensure that newly constructed improvements are safely integrated with existing improvements and conform with the City's standards and practices. 40.* Access and turning movements of traffic shall be restricted to a single driveway at the north end of the PGA Boulevard frontage of the development. Any median break shall be approved by the applicable homeowners' association prior to any modification of the median. LANDSCAPING 41. The applicant shall provide landscape improvements in the perimeter setback areas or lots along PGA Boulevard. 42. Landscape and irrigation plans shall be prepared by a licensed landscape architect. Landscape and irrigation plans shall be approved by the Community Development Department. Landscape and irrigation construction plans shall be submitted to the Public Works Department for review and approval by the City Engineer. The plans are not approved for construction until they have been approved and signed by the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 43. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of curbs along public streets. CONAPRVL.152 CONDITIONS OF APPROVAL PLOT PLAN 95-552 - PGA WEST MODEL COMPLEX OCTOBER 24, 1995 50. Prior to issuance of any encroachment or building permit for this development, the applicant shall enter into an unsecured agreement with the City for installation of permanent electrical power to the median landscaping on Madison Street and for maintenance of the existing temporary power until the permanent power is installed and approved by the City and the power authority. Said agreement may be augmented or superseded by a secured agreement associated with a future tract map approval within the PGA West development. 51.** A maximum building height shall be no more than 22-feet. 52.** All residential building eaves shall be a minimum of 18-inches. 53.++ Upon sale of these models as single family residences for use by third party purchasers, KSL will: A. Complete the perimeter wall in front of the model complex. B. Eliminate the entrance off of PGA Boulevard. C. Refurbish the PGA Boulevard median to its original condition. D. Tie the street adjacent to the models into Cedar Crest, an existing street. E. Annex homes and appropriate common areas into PGA West II Residential Association. CONAPRVL.152 Date: 09/25/95 To: Stan Sawa From: Grant Hornbeak Subject: Plan # 95-552 Priority: [Urgent] 'PP R,5-552 6 44w," c�--a- I-) 4 -15 44-11 ATTACHMENT I QJ E J 1 OCT 1 0 1995 PLANNING Dear Stan: This letter will serve as our request to change the pop -out detail around the windows on the houses on Plan #95-552 from 4" to 2". As you are aware the planning commission made this change on the balance of the elevations for our project. Thank You. Gra ornbeak , GH/lj L f, I BI *2 PLANNING COMMISSION STAFF REPORT DATE: OCTOBER 24, 1995 CASE: SPECIAL ADVERTISING DEVICE 95-084 APPLICANT: SCHATZI'S GRILL REPRESENTATIVE: MR. KARL BATZLER REQUEST: APPROVAL OF TEMPORARY ADVERTISING FOR SCHATZI'S GRILL LOCATION: 51-230 EISENHOWER DRIVE The restaurant is located northwest of Frances Hack Park at Eisenhower Drive and Avenida Montezuma (Attachment 1). On October 19, 1995, staff received a request from Schatzi's Grill to place six banners on the outside of the existing restaurant (i.e.,within the entry patio only) informing the general public that they are celebrating "Octoberfest". A copy of the request is attached (Attachment 2). Initially, the banners were installed without benefit of a permit in early October. The City's Code Enforcement Department notified the owner of the violation and the banners were removed. The banners are multi -colored and average 2.5-foot length by six-foot width for a total of .15 square feet (Attachment 3). Section 5.64.020 provides, in part, that permits are to be issued for special purposes, and not on a continuing basis for permanent advertising or identification purposes," and further, "... each permit shall be issued for a specific period." The restaurant has been open for business since this summer, and since they serve German food, wish to advertise for "Octoberfest". The owner has already had a PCGT .12 6 Grand Opening celebration therefore any additional banners require Planning Commission review and approval as special advertising devices. Staff supports the applicant's request because it is a special occasion similar to the City's Seasonal Sale Signs that allow a 21-day period in each calendar year. Most of the banners are placed inside the covered patio and, therefore, cannot be readily seen from Eisenhower Drive. By Minute Motion 95 approve Special Advertising Device 95-084, subject to the attached Findings and Conditions of Approval. Attachments: 1. Location Map 2. Letter from Applicant 3. Sign Exhibit PCGT.126 CONDITIONS OF APPROVAL - RECOMMENDED SPECIAL ADVERTISING 95-084 SCHATZI'S GRILL OCTOBER 24, 1995 1. The sign application request is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15311 (Subsections A, On -premise signs). 2. The signs are temporary. Therefore, the impact to existing adjacent areas and/or traffic will be small. The signs are not very visible from Eisenhower Drive because they are placed underneath the patio trellis and most banners are attached to the patio beams. 3. The temporary sign request, as conditioned, will meet the provisions of Chapter 5.64 of the Municipal Code in that the advertising is needed for this special function and will not be detrimental to the General Plan or any other official City regulations. 1. A total of six (6) banners shall be allowed for the outdoor dining area per the exhibits on file with staff unless otherwise approved by the Community Development Director: 2. The banners can be installed on October 25, 1995 and shall be removed by November 1, 1995. No additional special advertising shall be allowed for this calendar year. CONAPRVL.343 8 • e Ey a \ CO ° a a •e Attachment 1 U 7 z PC W t!7 a 0 5 z a Ov o cn A 1 Lil �. J X �• f3MI3KK![[a - ��_3T1VJ • - \\ J 4 I VCVZAAd .� OHNVAVN • • • • • s ♦ v l -- r • • • ► • • • • ° . • • • • ► 44 ",Vi IlA VOIN3Atl • I .�4 J v • V UA tlOW3Atl 1 f � • r r •. GCl 'Y ' Od • •• • ► • •f • • • • • • • ••f VZOON31v VGIPAtl j.,,) by J�^,1 - dZOONM- ° • • • • • • • �f • . ► . • • ' =3NIIHVW \ O �'-,g/ • �• Z3WlJXyW _ . tl0lN3Atl- . r T,- -•-1 _ 1 • ► • ► ••v•• • • • • :•' � I• .. . :� .. Y"S// /•,-n-n 'i'e' ..�s'i.-n'r' iP'v'� • . -.�� '.T��-!v' • • • ♦ • I )��.' ��' � . _.J �_i_+-'--`"-• � - __._ \yam__ anuQ lannouuasig .j I -0,•_•_•_-- vl . a r �r y aoStlTaA VCM3Atl --- ---, - ----- , -r,-�- Location Map 14:5710/19/' 95 SCHATZI' S GRILL 519 554 4951 PAGE 0! lP.CL%z 4W 51•230 er Drfw IAQUfnh4CA9W3 To. -LA Qvbk city Conooifl U Qulsk, CA 92233 To all MMbees of the U Qobw City CovoiL Attachment 2 1o/asr" We Would Woe to nbmit the fiollowins bwa m fix your approval a jai do& Thm boaa>secai will be used for the decom ion of our patio. Your vonmdem6im will be very ranch app m6aitaL 4 i v 4 MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, CA October 10, 1995 I. CALL TO ORDER 3:00 P.M. A. This meeting of the Planning Commission was called to order at 3:05 P.M. by Chairman Abels. Commissioner Anderson led the flag salute. II. ROLL CALL A. Chairman Abels requested the roll call: Present: Commissioners Adolph, Butler, Gardner, Newkirk, and Chairman Abels. B. Chairman Abels stated both Commissioners Barrows and Newkirk had informed him they would be late. He therefore, moved and Commissioner Adolph seconded a motion to excuse Commissioners Barrows and Newkirk. Unanimously approved. C. Staff Present: Community Development Director Jerry Herman, City Attorney Dawn Honeywell, Planning Manager Christi di Iorio, Senior Engineer Steve Speer, Principal Planner Stan Sawa, and Executive Secretary Betty Sawyer. III. CONFIRMATION OF THE AGENDA: A. Chairman Abels asked if there were any changes to the Agenda. 1. Commissioner Adolph asked that "Political Signs" be added to Commissioner Items 2. Chairman Abels asked that a discussion regarding General Plan Amendments be added. IV. PUBLIC COMMENT - None V. WORKSHOP A. Zoning Ordinance Update; a request of staff for a review of the Zoning Ordinance. 1. Staff presented portions of the revised Zoning Ordinance Update for the Commissioners review indicating proposed changes are written in the draft. PC10-10 1 Planning Commission Minutes October 10, 1995 2. Page 006, Section 9.110.080. Change the title to "Sexually Oriented Businesses". Change it wherever it appears 3. Page 009, Table 9. a. Water wells and pumping stations changed to Permitted Use. b. Water tanks and reservoirs changed to Conditional Use Permit. 4. Staff asked that the following changes be made: a. Page 013.E. Change Design Review to Site Development Review as well as "design review" to "site review" b. Page 014.G.2. To be rewritten by staff to update archaeological requirements. C. Page 015. Add a G.#4. Regarding View sheds from Page 016. d. Page 015.H. - Remove #1 and #2 and move #3 to Page 018 as a separate paragraph under "Landscaping" and renumber the remainder. 5. Page 020. Staff to clarify C.1. and bring back to the Commission. Chairman Abels noted that all Commissioners were now present. 6. Page 040. Table 9. Apartments and airspace a. Change the number of covered parking spaces for three or more bedrooms to 3 covered spaces. 6. Page 043. Table 9 a. Parking for a General Office reduce back to 250 sq./ft. GFA. b. Add a requirement for 30% covered parking for Banks -etc.; Convalescent Hospitals, General Office -etc., and Medical or Dental uses under "Office and Health Care Uses". 7. Page 044. Car Washes a. Staff stated the number of parking spaces may be too high. b. Need to base the number of employees or services being provided. Staff to bring a recommendation back to the Commission. 8. Page 060.M.6. Parking Lot Shading. a. Need to add a requirement requiring covered parking for all parking in apartments for units with including guests. Staff to review and report back to the Commission. Remove "leave as is". PCIO-10 2 Planning Commission Minutes October 10, 1995 9. Staff asked that the following changes be made to Chapter 9.160: Signs a. Page 064.Section 9.160.010.A.3. ' Add "provide directional information". b. Page 069. Clarify "project neighborhood entry sign" and clarify all lighting to be indirect. C. Page 070. Table 9. Lighting - direct or indirect for all signs. d. Page 071. Gas stations. Remove the first sentence under Additional Requirements. e. Page 072 F - total signs shall not exceed 30. f. Page 078 #5.a. Change Director to Planning Commission; (1) Remove # 1 and b. g. Page 081 #4. "...vehicles which are primarily used..." h. Page 082 #25 - Remove; #20, Except in the Village; #21, change neon to illuminated and add "sign program". i. Page 086.X. Eliminate pylon and pole signs. j. Page 088.KK. Change "plate line" to "roof plane". 10. Commissioner Adolph asked to address Political Signs on Page 072 under Permitted Temporary Signs. City Attorney stated the City might be able to put a restriction on the maximum number allowable in the City right-of-way, but not on private property. The Planning Commission felt a maximum of 30 signs was appropriate. Political signs could also be required to be removed by a certain time and a fine imposed. Following discussion it was determined that staff would bring a recommendation back to the Commission regarding aggregate size and deposit amount. Add language to require a refundable deposit for any function requiring more than five signs. Chairman Abels recessed the meeting at 5:00 P.M. and reconvened at 7:03 P.M. VI. PUBLIC COMMENT: None VII. PUBLIC HEARINGS A. Street Vacation 95-027; a request of STAMKO Development for approval to vacate an unimproved section of Westward Ho Drive. 1. Planning Manager Christine di Iorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Commissioner Adolph asked if a new tract map would be required. Staff stated no. PC10-10 Planning Commission Minutes October 10, 1995 3. There being no further questions of staff, Chairman Abels pened public hearing. The applicant, Chris Clarke, addressed the Commission and stated the purpose of the vacation was to transfer ownership of the site toCoachella Valley Water District for use as a well site. 4. There being no further public comment, Chairman Abels closed the public hearing. 5. It was moved and seconded by Commissioners Adolph/Anderson to Adopt Planning Commission Resolution 95-041 certifiying Environmental Assessment 95-308 as requested. ROLL CALL: AYES: Commissioners Anderson, Adolph, Barrows, Butler, Gardner, Newkirk, and Chairman Abels. NOES: None ABSENT: None ABSTAIN: None. 6. It was moved and seconded by Commissioners Adolph/Barrows recommending approval of Street Vacation 95-027 to the City Council by adoption of Planning Commission Resolution 95-042. ROLL CALL: AYES: Commissioners Anderson, Adolph, Barrows, Butler, Gardner, Newkirk, and Chairman Abels. NOES: None ABSENT: None ABSTAIN: None. B. Municipal Code Amendment 95-045; a request for approval of specifications for the forms and acceptance standards for Subdivision Improvement Security. 1. Senior Engineer Steve Speer presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Commissioner Butler asked why the bond was being increased. Staff clarified this Amendment was to identify which type of securities the City would accept. 3. There being no further questions of staff, Chairman Abels opened the public hearing. 4. There being no public comments, Chairman Abels closed the public hearing. It was moved and seconded by Commissioners Butler/Barrows to adopt Planning Commission Resolution 95-043 approving Municipal Code Amendment 95-045. PCIO-10 4 Planning Commission Minutes October 10, 1995 ROLL CALL: AYES: Commissioners Adolph, Anderson, Barrows, Butler, Gardner, Newkirk, and Chairman Abels. NOES: None. ABSENT: None. ABSTAIN: None. C. Conditional Use Permit 95-022; a request of Mr. Moe Nourkhah for approval of a vehicle sales lot on a portion of a 2.7 acre site on Highway 111. 1. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Abels asked staff to clarify the entrance to the site. Staff clarified the entrances and discussion followed. 3. Commissioner Adolph asked if this application had been sent to any State agencies. Staff stated the report had been sent to Cal Trans and staff had not received any reply. 4. Commissioner Adolph stated he felt this was a safety factor due to the location and cars entering the site. Staff stated the Public Works Department had reviewed the traffic circulation pattern and had no objections. 5. Commissioner Adolph asked about the lighting for the project. Staff stated there would be night lighting and that the current lighting was illegal. Therefore, the applicant would be required to install lighting that would conform to City Code. 6. Commissioner Newkirk confirmed that the building would have to be painted. Staff stated the project was conditioned to require the building be painted. 7. Commissioner Butler asked about loading and unloading of vehicles and whether a vehicle transporter could get into the property. Staff stated that if they cannot get into the site, they would have to unload at a different location and drive the vehicles to this location. 8. Commissioner Gardner asked if this was permitted. Staff stated they were uncertain about Cal Trans requirements and this was why the project was conditioned to prohibit loadning/unloading on Highway 111. 9. Chairman Abels asked what the distance was to Dune Palms Road. Staff stated Dune Palms was 300 feet to the east. Discussion followed as to the unloading and loading of vehicles. PCIO-10 5 Planning Commission Minutes October 10, 1995 10. Commissioner Barrows questioned the chain link fence and the requirement for the trees and shrubbery. Staff stated the trees and shrubbery were required for aesthetics and to buffer the view of the fence. Commissioner Barrows asked for clarification on the size of the plants as she too was concerned about the aesthetics of the fence and perhaps it could be screened additionally, yet maintain the visibility of the building. Staff stated the fence could be required to be removed and replaced with another material. 11. Commissioner Adolph asked if this fence was temporary. Staff clarified it was a nonconforming use and the fence is existing. 12. Commissioner Barrows questioned the sign submittal and whether it would be submitted to staff for approval. Staff stated that the applicant was not changing the sign structure, but only the wording on the sign, therefore, it would be submitted to staff for review and approval. 13. Commissioner Anderson stated his concern about the sign being installed at the top of the grade. Staff clarified that the drawings had been submitted with the application, but all the information was not complete therefore, it would be approved by staff. Commissioner Anderson stated his concern about the height of the sign on the grade. He would like to see it installed below the grade or have the height of the sign lowered. Staff informed the Commission that the applicant was allowed to keep the sign as it was, as his request was only to change the wording on the sign. 14. Chairman Abels asked for clarification of the hours of operation. Staff clarified what the applicant had submitted. 15. Commissioner Gardner questioned Condition #2, Staff clarified it was to make sure the applicant was complying with the Conditions of Approval. 16. There being no further questions of staff, Chairman Abels opened the public hearing. Mr. Tom Suitt, owner of the property, addressed the Commission and gave a history of the site. Mr. Suitt stated he had no objection to the conditions as imposed by staff. He would like to request that rather than dedicating the 26 feet at this time, that since it was his intent to acquire the properties to the west, east, and north of this site and develop the entire project and he would like to dedicate the land at that time. 17. Commissioner Barrows asked about the chain link fence. Mr. Suitt stated it was for security purposes and he saw no other way of installing any other type of fencing. Commissioner Barrows stated she would like to see the view shed improved. Mr. Suitt stated they would see what could be done. PCIO-10 6 Planning Commission Minutes October 10, 1995 18. Commissioner Butler suggested that for purposes of security, the applicant consider constructing pillars with a cable stretched between them to improve the aesthetics. This would allow security and have a low profile. Mr. Suitt stated that allowing easy access would only increase the potential for problems. Discussion followed regarding problems the applicant had incurred at other locations. 19. Staff stated that they were not requiring the dedication at this time, just an irrevocable offer for the dedication. 20. Mr. Greg Shannon, spoke on behalf of the applicant and stated that the fence would be heavily planted and the business would be closed by 5:00 P.M. on Sundays. Regarding Condition #6B, dust control, the applicant is requesting that an inspection be done by the City to determine what was being asked of the applicant. In reference to the vehicle transport, the applicant does not use the vehicle transports. This is a temporary use until development occurs. With regard to the existing lights, he is requesting they be removed as the new ones are installed. 21. Commissioner Adolph asked if the same lights would be on when the operation was closed. Mr. Shannon stated they would be security lighting only. 22. Mr. Shannon stated the applicant would also like to see the traffic flow reversed. 23. Mr. Robert Tyler, 44-215 Valletta Drive, stated his concern about the Conditions of Approval. He felt the traffic pattern would be a safety hazard, especially across Highway 111. He felt the Commission must insist upon a right turn in and out. He was also concerned about the lights being on 24- hours a day. If the applicant agrees to using security lighting only at night, he would like to see that in writing. 24. Chairman Abels asked Senior Engineer Steve Speer if the access to the site was across a double/double yellow line. Staff stated it was a double/double line and it was illegal to cross. He further informed the applicant that when the raised median was built, there would be no left turn lane and the egress/ingress would always remain a right turn in/out. Pclo-10 7 Planning Commission Minutes October 10, 1995 25. Commissioner Butler asked if signs could be placed in the median to notify drivers that a left turn was illegal. Staff stated this was a request they had received at the One Eleven La Quinta Shopping Center, but staff has determined that a sign in the median would not be beneficial as it would be difficult to see at night and would end up being run over. 26. Chairman Abels asked if the Cliffhouse entrance now allowed a left turn. Staff stated that if it was changed, it was done so by Cal Trans. Discussion followed regarding the traffic flow. Staff stated that when the School District builds their Administration Center there would be a traffic signal installed at Dune Palms Road. 27. Commissioner Adolph asked Engineering staff to review the striping on Highway 111 in front of the proposed site as he felt the left turn was allowed. Staff would review the site. Discussion followed. 28. There being no further public comment, Chairman Abels closed the public hearing. 29. Commissioner Barrows stated her appreciation that the applicant's would install additional landscaping, but she would like to see additional screening requirements added to the Conditions of Approval. 30. Commissioner Adolph stated he agreed with the applicant that something is better than what is there. He was however, concerned about the traffic safety and this was not a permanent use that the City would desire, but it would help to enhance the site. 31. There being no further discussion, it was moved and seconded by Commissioners Butler/Barrows to adopt Planning Commission Resolution 95-044 recommending approval of Conditional Use Permit 95-022, with the added condition that the fencing be landscaped (added to EA.). Commissioner Adolph asked if the conditions should be reviewed by a law enforcement agency. Staff stated that the Sheriff's Department had reviewed the application and had no objections. 32. Commissioner Anderson asked if the 86-foot dedication was to be required. Staff stated this was an irrevocable dedication that was not required at this time, but would be when further development occurs. ROLL CALL: AYES: Commissioners Adolph, Anderson, Barrows, Butler, Gardner, Newkirk, and Chairman Abels. NOES: None. ABSENT: None. ABSTAIN: None. Pc l 0-10 8 Planning Commission Minutes October 10, 1995 D. Conditional Use Permit 95-021 Plot Plan 95-564 and Environmental Assessment 95-309; a request of The Keith Companies for certification of a Mitigated Negative Declaration of environmental impact; approval of a deviation from the development standards to reduce the gross livable area; and approval of a 30% density bonus to allow 11 units per acre, and a reduction in parking spaces for affordable housing to allow a 128 unit apartment project on Washington Street. 1. Planning Manager Christine di Iorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff clarified the parking requirements, setbacks concerns, two story massing adjacent to the single family homes, parkland dedication, the need for a hydrology study, reducing the retention basin by two acres, and expanding the landscaping by moving the areas between the buildings north two acres. 2. Commissioner Adolph asked if Units #11 and #12 were two story units and if their height could be reduced. Staff stated they were looking to maintain unit count. Commissioner Adolph reiterated the history of this site and each project was required to reduce its density. Community Development Director Jerry Herman stated the other units could be picked up as the project is shifted to the north. 3. Commissioner Butler asked if there was a need to have affordable housing at this location. Community Development Director Jerry Herman stated that the City needs to supply 1500 affordable units and the City has not even scratched the surface. Even with the land the City now owns, the City could not provide all the affordable housing units needed. 4. Commissioner Butler asked if the affordable housing breakdown could be changed. Staff stated the mix of low and very low was based on tax credits. 5. Commissioner Gardner asked about the ingress and egress points. Senior Engineer Steve Speer stated there would be a signal on installed at the Washington Street entrance once the City acquired 50% of the money from this project. 6. Commissioner Gardner asked if Sunline Transit was considered public transit. Planning Manager Christine di Iorio stated there was a bus stop at the corner of Washington Street and Calle Tampico and it would supply service to the Shopping Center and the project. PCIO-10 9 Planning Commission Minutes October 10, 1995 7. There being no further questions of staff, Chairman Abels opened the public hearing. Mr. Mike Rowe, The Keith Companies, addressed the Commission, representing the applicant. He gave a history of the site and all the proposals that had been presented for this site. He explained why the park site was chosen and the applicant's desire to not import dirt to the site. A video was shown regrading the applicant's other projects. Other items discussed were reasons for dedicating the parkland, the retention basin, and problems they face if the City does not accept the parksite dedication. Mr. Rowe clarified the setbacks for Units # 11 and # 12. He noted Unit # 11 is a single story and # 12 is two story with a 18-foot setback. He further stated they had no objection to most of the conditions. They would however like consideration given to Conditions #67 and #68 as the parksite was a balance to the site and they would like to keep it. They could move it 20-feet to the north, but want the parksite at this location as it would be an amenity. They are requesting the project be approved as submitted. 8. Commissioner Adolph stated he had seen the Cathedral City site and asked what the occupancy was. Mr. Rowe stated the project had just opened and less than 20 families are living thereo The units required a minimum of a six month lease. Ms. Karen McCurdy with USA Properties, stated it had just opened and they were in the process of reviewing applicants. Commissioner Adolph stated his concern about the units being so close to each other and the streetscapes. The landscaping was very sparse even though he realized it was new. Density has always been a concern for this site. Commissioner Adolph asked if the units could be spread out over the site more. Mr. Rowe stated that the Cathedral City site was a 20-unit per acre project; this project is almost half that amount. He stated they would push the project to the north, as this was the reason for the parksite being located where it is. Mr. Ron Gregory had been hired to do the landscaping. 9. Commissioner Adolph asked about the covered parking spaces. Mr. Rowe stated there was one covered stall per unit. The remainder are open. Commissioner Adolph suggested softening the parking lots with landscaping. Mr. Rowe stated this could be reviewed when the landscaping plans come before the Commission. 10. Commissioner Newkirk stated his concern about the screening process of the prospective tenants. Ms. McCurdy stated that the screening is based on the Tax Credit requirements as well as employment verification, credit check, unlawful detainer check, and past residency check. PC 10-10 10 Planning Commission Minutes October 10, 1995 11. Commissioner Adolph asked if the management for the project was to be on site. Ms. McCurdy stated it was. 12. Commissioner Gardner asked about the security being provided. Ms. McCurdy stated this would depend on the neighborhood. 13. Commissioner Gardner asked if the pool would be larger than the normal due to the demand in the desert. Mr. Rowe stated this was a point well taken and was a possibility. Mr. Rowe further stated each unit would have an intruder alert installed. 14. Commissioner Gardner asked if the Tax Credits requirements require that the units be maintained by the applicant for a minimum of 15 years. Mr. Rowe stated this was true. Commissioner Gardner stated the video showed both parents working. This would require having two cars; where are these people expected to park. Ms. McCurdy stated their parking study showsedl.7 cars per unit. Even with two adults, this was less than two cars. Parking is controlled and any problem vehicles could be towed if they became a nuisance. Mr. Rowe stated the rent restrictions would be enforced. 15. Commissioner Butler stated his concern about approving this high of a density when right next door there will be a senior project. The Cathedral City project was too new to determine what the eventual outcome would be. He recognizes the City needs the project, but he still has concerns about the objections raised from the residents/businesses. What would the impacts be on the community? Covered parking needed to be provided in this project. What controls are there to keep people from doubling up in the units? Mr. Rowe stated that senior people would also qualify for the development and the screening process would weed out those people that are not desirable. The people selected would be an amenity and not a detriment to the community. They were committed to stay 15 years and maintain the site. 16. Commissioner Butler asked if the block wall would run the length of the project along Washington Street and wrought iron along the retention basin (the north elevation). Mr. Rowe stated that was true. 17. Commissioner Butler asked how the tenants were screened and how unruly tenants would be controlled. Ms. McCurdy stated that there is a minimum six month lease on the units, but they were allowed to stay longer. They could also rent month to month after the six months, if the tenants desire. PCIO-10 11 Planning Commission Minutes October 10, 1995 The lease was written to allow removal of the undesirables. Commissioner Butler asked what the percentage of occupancy was at their other locations. Ms. McCurdy stated they run 98% because of the screening process. Cathedral City has accepted 26 applicants and turned down 78. 18. Commissioner Butler asked if the project was directed toward families. Ms. McCurdy stated most seniors do not want three bedroom apartments, therefore it is not desirable for their use. 19. Commissioner Barrows stated she was unclear about the western boundary, next to the Seasons. Mr. Rowe clarified which units were two story and which were single. Commissioner Barrows asked if the applicant would agree to moving the units back to a 20-foot setback. Mr. Rowe stated they would be interested in order to retain the parksite. 20. Commissioner Barrows asked if the covered parking could be increased to 1.5 spaces. Staff stated they were meeting the Code requirements. Commissioner Barrows suggested that additional trees be added. 21. Commissioner Barrows agreed that the pool size should be increased due to the size of the project and use the pool would receive. Mr. Rowe stated they would review it. 22. Commissioner Barrows asked for clarification as to what would be on the other side of the six foot wall along the west side. Mr. Rowe stated they were the single family residences. 23. Commissioner Butler asked Mr. Rowe to clarify the parksite and who would maintain the site. Mr. Rowe stated the adjacent area and the area to the northwest is maintained by the City and their parksite would be an additional one that could be maintained by the City as well. As it is attached and increases the parksite it would become an amenity to both projects. Discussion followed regarding the proposed parksite. 24. Commissioner Anderson stated his concerned about the cost of maintaining this parksite that is not accessible to the public. Mr. Rowe asked if the parksite next door was open to the public? Mr. Rowe stated the argument was the same for both sites. Community Development Director Jerry Herman clarified that the land next door is primarily a retention basin to maintain the water runoff and is adjacent to the school site and will be PCIO-10 .12 Planning Commission Minutes October 10, 1995 available to the students. The site is maintained by the Lighting and Landscaping District. If the additional parksite is added to this retention basin, it would increase taxes. City Attorney Dawn Honeywell stated the primary purpose of the parksite was a retention basin and it was designed as a passive park for the dual use. 25. Commissioner Anderson questioned whether there was enough laundry space for the residents. He asked if the statistics showed this was adequate number for the number of tenants. Mr. Rowe stated the laundry room was located in the recreation building. Mr. McCurdy stated that based on the previous developments, this was adequate for the site. If it was determined that if more washers/dryers were needed, more could be added. 26. Chairman Abels stated his concern about the density and the two story building, but since the two story unit faced a cul-de-sac in the adjacent tract, this would solve that problem. Chairman Abels asked about the leases. Ms. McCurdy stated that due to personal circumstances, people are hesitate about signing a long term lease. It was a matter of economics for the people living there. 27. Commissioner Barrows asked about the maintenance of the site. What happens after the 15 years; what arrangements are made to make sure of the maintenance? Mr. Steve Gouff, USA Properties, stated that as it relates to long-term, 15 years of continuous ownership, their desire is to maintain ownership. 28. Commissioner Gardner asked if their first project was in 1951. Mr. Gouff stated the company had been in existence since 1951, but this program had not been around that long. 29. City Attorney Dawn Honeywell suggested that Condition #54 include CC & R's and that they be reviewed and approved by the City's legal counsel. The City needs to have covenants recorded on the property that state they are afford ability units for the 15 years. The maintenance standards need to be recorded on the property to be sure these covenants are carried on to any new owners. 30. Chairman Abels suggested a continuance might be in order to allow the Commission time to evaluate all the information. PC10-10 13 Planning Commission Minutes October 10, 1995 31. Commissioner Adolph asked for clarification on the retention basin/park that if the City did not want the parksite, what would the developer do with the site. Mr. Rowe stated they would build a block wall around the entire site and maintain it as a passive parksite. He pointed out the value of increasing the volume of the retention basin adjacent to the parksite. 32. Chairman Abels stated this was an important site and he was not comfortable at this point and would like a continuation for further research. The Commission would like to have the information earlier in order to review the project. Mr. Rowe stated that due to time concerns, they would like to have a decision tonight. Their time line is to have the project under construction by the end of the year. 33. Commissioner Butler stated he agreed with the Chairman and he would like to have additional time. Commissioner Gardner stated he would like to have answers to some of the Commission's concerns in written form. 34. Commissioner Adolph asked if there was a way to take the site plan and utilize moving the buildings to get more open space. Mr. Rowe stated the problem with in filling with dirt. Discussion followed regarding the parksite and Mr. Rowe stated the costs of importing dirt. 35. Mr. Robert Tyler, stated his concern for the storing of recreational vehicles. It was an acronym that this was a low income project that is next to a grocery store that does not cater to low income people. 36. Mr. Dennis Chapel, Desert Contractors Association, stated that when USA Properties came to Cathedral City, they got involved with the local community. They utilized local contractors to build a quality product. The construction is the quality of a custom home. The subcontractors that he had talked to are committed to building a quality project. Some of the concessions should be looked at, as this is a win/win project. 37. Commissioner Butler stated he felt the project had a lot going for it. He would however, like to see a copy of the lease, to feel comfortable about the type of people that would be renting. If parking requirements are being lowered maybe space should be set aside for recreational vehicles. The pool site was a question, and the parksite a problem as staff does not want to maintain the parksite. The option of the parksite being increased and the City maintaining it is valid and should be looked into. Pclo-10 14 Planning Commission Minutes October 10, 1995 38. Commissioner Gardner stated that even though 78 applicants had been rejected, why were they rejected? He had concerns about the screening process and security. If the City is understaffed in regards to the Sheriff's Department deputies, will this project provide its own security. Also, eviction is a very difficult process, and if a there is an easy way, he would like to know about it. Mr. Rowe stated that the Sheriff's Department had been consulted regarding the project and they had no comments. Mr. Rowe asked the Commission to determine what the specific issues were. The site or the lease issue? The apartments could be approved for this site and be a viable solution to meeting affordable housing requirements in the City. Maintenance of the site could be addressed as a separate issue. 39. Chairman Abels stated he felt it was a good project. However, he had a lot of concerns about how the project would hold up 15 years down the road. He did not feel that waiting two weeks would make that big of a difference. 40. Commissioner Anderson stated that he would be willing to render a decision as staff recommended. He did not believe reviewing the leasing agreements would be of any benefit as he had no experience in this area. The City's position is based on staff s decision and should be just and intelligent. The project has been presented well, and even though he was concerned with the density, it was a decent project. 41. Commissioner Adolph stated he agreed, his concern was softening of the street scape along the interior streets. Additional landscaping was needed. The density of the buildings being clustered as they are, needed to be spread out. Mr. Rowe stated they would move them as much as possible. Mr. Rowe further suggested that on Condition #68 they agree to a 3-3.5 acre parksite in lieu of bringing back another plan. The building would be spread out into this area. 42. Commissioner Barrows stated this would add .6 of an acre and lower the basin to make up the difference. Commissioner Adolph stated this would follow the staffs recommendation. Discussion followed regarding the retention basin/parksite 43. There being no further discussion, it was moved and seconded by Commissioners Butler/Adolph to continue this public hearing to October 24, 1995, to have a chance to review additional information. Commissioners stated their concerns regarding a continuance. PCIO-10 15 Planning Commission Minutes October 10, 1995 44. Community Development Director Jerry Herman clarified the areas the Commissioners would like to see the applicant address: a copy of the lease, pool size, recreational vehicle parking, staff input regarding parksite maintenance, the screening process as it relates to developers, police/security issues, what the eviction process is and how is it used, the street scape, and covered parking. 45. There being no further discussion, the motion passed with Commissioner Anderson voting No. IX. BUSINESS ITEMS A. Sign Application 95-311; a request of Signs and Services Company for approval of an amendment to an approved business sign for Pizza Hut. 1. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Commissioner Butler asked about the support bars on the sides of the signs; how high were they from the floor area? Staff stated they appear to be 11 feet. 3. Mr. John Koenig, spoke on behalf of the applicant, and stated his reasons for the request. 4. Commissioner Gardner asked for conformation that the bars had an 11-foot height. He felt at this height someone would be encouraged to use it as a pull-up bar and if the sign was structurally safe. Mr. Koenig stated it was quite high and hopefully out of reach. Commissioner Gardner asked what the legal ramifications would be to install something sharp on the cross members. City Attorney Dawn Honeywell stated it would be more of a risk. 5. Commissioner Anderson stated he was glad they were not filling in the archway as he felt it was a detriment to the building. 6. Commissioner Adolph was concerned about setting a precedent to allow other tenants to place a sign in the archway. Mr. Koenig stated this was the only archway of that height, or size of this type, and this was a unique circumstance. The Center is full so this should not be an issue of other tenants desiring the same type of sign. Commissioner Adolph stated his objection to the support bars. PC 10-10 16 Planning Commission Minutes October 10, 1995 7. Commissioner Anderson suggested the supports be painted the same color as the building/stucco. 8. Commissioner Newkirk stated he had no objection. Discussion followed regarding the height of the sign. Commissioner Adolph stated he would like to see the sign raised. Mr. Koenig stated he would not object to raising it. 9. There being no further discussion, it was moved and seconded by Commissioners Anderson/Newkirk to approve Sign Application 95-311 (Amendment #1) by Minute Motion 95-043, with the added condition requiring the sign to be no lower than 9-feet to the finish floor. Unanimously approved. X. CONSENT CALENDAR A. There being no corrections to the Minutes of September 26, 1995, it was moved and seconded by Gardner/Adolph to approve the Minutes as submitted. Unanimously approved. XI. COMMISSIONER ITEMS A. Commissioner Barrows gave a report of the City Council meeting of September 19, 1995. B. Chairman Abels/Commissioner Adolph asked staff to place discussion of a General Plan Amendment for light manufacturing zone along Highway 111 on the next Planning Commission Agenda. In addition, put discussion regarding the General Plan areas of high density, multi -family units for review to see if the existing areas conform. Staff stated this was to be included in a work session at a joint session with the City Council. XI. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Adolph/Anderson to adjourn this meeting of the Planning Commission to a regular meeting of October 24, 1995. This meeting of the Planning Commission was adjourned at 9:51 P.M. PCIO-10 17 a w CI #3 � � h MEMORANDUM TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: JERRY HERMAN, COMMUNITY DEVELOPMENT DIRECTOR DATE: OCTOBER 24, 1995 SUBJECT: UBC - ENERGY CODE A representative from the Building and Safety Department will be present to discuss the Energy Code as it relates to the attached draft requirements. In addition, Item #3 on the attachment would require a 14-foot rear yard, rather than a 10-foot rear yard for the 50' X 100' lots in the Cove. CHAPTER 9.50: RESIDENTIAL DEVELOPMENT STANDARDS Sections: 9.50.010 Mobilehome Park Development Standards ......... 13 9.50.020 Energy Conservation Design Requirements ......... 13 9.50.030 Height Limits Near Arterial Highways ............. 14 9.50.040 Table of Development Standards .................. 14 9.50.050 Illustration of Development Standards ............. 16 9.50.060 Maximum Building Height ....................... 20 9.50.070 Roof and Wall Projections ....................... 20 9.50.080 Irregular Lots .................................. 21 9.50.090 Setbacks from Surface Easements ................. 22 9.50.010 Mobilehome Park Development Standards. Mobilehome parks shall conform to the following standards: 1. Minimum 30 percent common open area; 2. Landscaped Perimeter setbacks for structures: minimum 20 feet at any point and minimum 25 feet average over the entire perimeter; 3. Perimeter setbacks shall not count toward the common open area requirement or vice versa. 9.50.020 Energy Conservation Design Requirements. In order to promote energy conserving design in the desert climate, the following standards are required for all residential buildings in any district: 1. Buildings with sloping roofs shall have a minimum 18-inch eave overhang, except on gable ends. As an alternative to the eave overhang, recesses for windows and glass doors described under "2." following may be provided. 2. Walls of buildings with partial or full flat roofs shall have minimum 12-inch deep recesses for windows and glass doors. Recesses may be provided by means of insets, "popouts" or a combination of both. In addition to "l ." and "2." preceding, a minimum four -foot deep patio cover or trellis (with lattice cross -members minimum 2" x 2" with maximum 2" spacing and maximum 24" span) shall be provided on the rear walls of dwellings over all ground floor glass doors and all windows over 16 square feet in area when: a. The rear of the dwelling faces south or west and the vertical distance between the bottom of the eave and the glass door or window exceeds two feet; or b. A glass door is placed in a building wall below a flat roof. 13 CITY OF LA QUINTA CITY COUNCIL NOTICE OF PUBLIC HEARING TICE IS HEREBY GIVEN that the City of La Quinta City Council will hold a PUBLIC HEARING on December 35, at 7:00 p.m. in the La Quinta City Hall Council Chambers, 78-495 Calle Tampico, on the following item; M: STREET VACATION 95-027 "",/tao. I ®a nx tj !'� PLICANT: STAMKO DEVELOPMENT �� / ,�. �f > CATION: WESTWARD HO DRIVE RIGHT-OF-WAY WEST OF ADAMS STREET — — — - — _ _ r• ■w QUEST: VACATE EXISTING STREET RIGHT-OF-WAY mail FOR FUTURE WELL SITE. It' � M KiI'tl'f 7w/ 1 �• GAL: IN THE CITY OF LA QUINTA, COUNTY OF » \ ow O �•rf VIM •• n r rww RIVERSIDE, STATE OF CALIFORNIA, THAT ; PORTION OF THE SOUTHEAST QUARTER OF�� SECTION 19, TOWNSHIP 5 SOUTH, RANGE 7 -� • EAST, S.B.B.M., (COMPRISING 0.435 ACRES, MORE OR LESS) MORE PARTICULARLY DESCRIBED AS FOLLOWS: SEE MAP ie La Quinta Community Development Department has completed Environmental Assessment #95-308. Bas ion this assessment, the street vacation will not have a significant adverse effect on the environment: therefo Negative Declaration has been prepared. The La Quinta City Council will consider a recommendation for 1 loption of the adoption of the Negative Declaration along with the street vacation request at the Hearing. ,y person may submit written comments on this case to the Community Development Department prior to 1 raring and/or may appear and be heard in support of or opposition to the project at the time of the Hearing. )u challenge the decision of this case in court, you may be limited to raising only those issues that you )meone else raised either at the Public Hearing or in written correspondence delivered to the Commur evelopment Department at, or prior to, the Public Hearing. The proposed file(s) may be viewed by the pul onday through Friday 8:00 a.m. until 5:00 p.m. at the Community Development Department, La Quinta Ci enter, 78-495 Calle Tampico, La Quinta, California. the City's efforts to comply with the requirements of Title II of the Americans With Disabilities Act of 1990, dministration/Community Development Department requires that any person in need of any type of spe auipment, assistance or accommodations) in order to communicate at a City public meeting, must inform the lerk/Community Development Department a minimum of 72 hours prior to the scheduled meeting. -------------------------------------------------------------------- UBLISH ONCE ON NOVEMBER 24, 1995 hncc.348 ul� i� TES POLITICAL. FORUM CANDIDA SPONSORED BY LA alljimTA CHAMBER OF COMMERCE_ OCTOBER 26, 1995� 7:00 10:OOPM HELD AT f LA QUINTA HIGH SCHOOL THEATER.-, r_ 79255 WRSTWA,RD HO DRIVE { 4 �' LA QUINTA�� FOR MORE INFORMATION, .� CALF g643199 -' FILE No. 815 10123 '95 17:08 ID:PLAZA EXEC SUITES ID 10 'D�4 ��'ZV K.OEN IG i DEVELOPMENT COMPANY Development ■ ® ivanugen.en! October 23, 1995 Mr. A] Newkirk Planning Commission CITY OF LA QUINTA 78-495 Calle Tampico La Quinta, CA 92253 Dear Mr, Newkirk: In a letter addressed to you earlier I indicated the supper: of the ownership and tenants at La Quinta Village Shopping Center fL)r the proposed low income apartment project to be located immediately north of our center. t attended the planning cornmission meeting of October 10 intending to speak in favor of the apartments as well. Ho%vever, as the presentation by The Keith Companies was made. on behalf of the Developer. 1 became increasingly concerned about its probable 11-npaet upon La Quinta Village. Of greatest concern is tee requirenlent that: this project serve Only the lowest income earners. Despite careful screening, any apartment building whose tenants' family income range from $1,150 - $1,900 per month will result in a high concentration of people unlikely to support many of our businesses. It is unrei&stic to expect them to purchase a ,,came through La Quinta Properties, to support a dry c:eaner, purchase a $600 bicycle. or eat a meal at an Alibaba owned restaurant. Even K tiphs supermarket is unlikely to see them make major purchases since the Super Saver :Market recently opened in Indio is aimed at low income families such as these. The parking provided of fewer than 2 spaces per .,nit will inevitably result in a spillover into the north end o° our project where we can least afford it. With 20 years experience in inanaging shopping centers and having to tow cars away from private property, I feel certain that a dense, ungated apartment project will become a constant burden on us. There is also increased potential for graffiti on our buildings, especially if we are perceived as unfriendly towards the apartment tenants to policing ourselves. I visited the Cathedral City con}plex which the developer recently opened, spoke with their marketing person and toured the units. Having done so I can only say I had hopod for "something better" next door ,o our shopping center. 2601 Airport Drive, Suite 240• Tvrra-1cc, CA 905oia Tel: ;310) 534-80h0 Fax (310) 534-6220 FILE ND. 815 10/23 '95 17:08 ID:PLAZA EXEC SUITES 310 534 8220 PAGE 14 Page Two l can appreciate the pressure you nit►st feel to get built within La Quinta the required number of affordable housing units dictated by the federal government, However the bottom line is that, had this proposed complex been in place at the tune we se:ected a location for La Quinta Village, we would have had concerns identical to those described above, and would have locates' our project elsewhere. Uses of all other parcels surrounding La Quinta Village seem compatible and appropriate. Somehow this one simply does not tit. If the makeup of the apartments was modified to where only a Ogrtign of the units (20 - 30 percent) were reserved for low income tenants, we would feel differently. However, as proposed, we must indicate our opposition to this development. Very traly yours, (1ahw . Koenig President JWK/j I cc: Joseph W. Rich FRIDAY, OCTOBER 13, 1995 * rackerjack Idea., Disastrous nce touted as the answer affordable housing, rackerbox' apartment aildings have become a .ight in Long Beach. J. MICHAEL KENNEDY ES STAFF WRITER n this once -tranquil, blue-collar neighborhood near downtown Long Beach, the residents call them the "crackerboxes." And when they utter the word, there is a note of disdain in their voices. They are talking about the apartment buildings that were hastily put up a decade ago when the city's economy was booming and developers were hammering ;ether buildings as fast as they could buy land. .low, many of these apartment complexes ve become a blight on the city, particularly this neighborhood just blocks from the ach where more than 300 Southern Califor- t bungalows were razed to make way for w construction. Crackerboxes went up ewhere in the city, but the major concen- mon was in this neighborhood bounded by } and Anaheim streets to the north and ith, and Alamitos and Redondo avenues to a east and west. There is at least one crackerbox in almost ery block, sometimes two or three. They ve become a breeding ground for crime, )ugh in the beginning they were seen as city's answer to the need for affordable Results "I won't even let my wife water the lawn 'after it gets dark," said Art Borges, a retired Sears & Roebuck employee who moved here ih 1956. "The thing that gets me is that here "We are, private citizens who pay our taxes, and after 6 o'clock I can't go out." Down the way from Borges is Mike Kuhn, who bought a house with his then -wife in 1985, only to find a crackerbox going up next door six months later. It was not long afterward that drug dealers moved in. ° "It's not a very nice place to live anymore," he said. "'The story of how this all happened is somewhat complex, but it is mostly a product of the times in which development —any kind of'development—was king, not only in Long ?#each but the rest of Southern California. )3ob Paternoster, who was then the city's 01anning director, remembers the early '80s ag a time when real estate prices were skyrocketing, interest rates were out of sight and the lack of affordable housing was a very serious problem. As a remedy, zoning laws were changed to make room for affordable apartment com- plexes. Unfortunately, said Paternoster, de- velopers found a loophole in the zoning ordinances and devised a way to put eight - and 10-unit complexes on a single lot —legal- ly. Soon, that kind of apartment was going up all over the area. Developers were paying top dollar for bungalows, tearing them down and putting up apartment buildings that were being sold to investors for $800,000 to $1 million. "They were paying $20,000 more than the house was worth and it didn't matter because Reports from the metropolitan front tions when blame is being discussed—incluc ing some at Paternoster —no one is arguin about the sequence of events after th apartments were built. What at the time seemed like a very goc investment turned into a very bad one property values began to drop. The rent Photos by ANACLETO RAPPING/ Los Angeles 9 An e 605 Q �.On 310 Beai ke Kuhn, above, Rio rods in front of a `�.: �`ry •- -- si "-- The Site iI bungalow -style � a9 4 °AREA 9WVEML Question Ime sandwiched" between two ;`• aos "crackerbox" $ ; 7buildings.. Bungalows still = PACIFIC COAST HWY.* thrive in other parts of Long Beach. =a ,°mob m 1 a ' ANAHEIM ST. m Oii Z t3 Z JU 0 Mile al 4TFi ST. LORENA INIGUEZ Los Angeles only one side." What will happen to the neighbor remains in doubt. But there are se programs designed to reduce crime. A storefront police office has been s, and volunteers clean up alleys each N picking up old appliances and furniture have been discarded. At the same time, paint over graffiti. An organization known as Safe St Now has a policy of taking landlords to