1996 02 13 PCOF M�♦
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
February 13, 1996
7:00 P.M.
**NOTE**
ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED
TO THE NEXT COMMISSION MEETING
Beginning Resolution 96-002
Beginning Minute Motion 96-004
CALL TO ORDER - FLAG SALUTE - ROLL CALL
PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled for public hearing.
Please complete a "Request to Speak" form and limit your comments to three minutes.
WORKSHOP
Zoning Code Revision for Incorporation into Zoning Ordinance Amendment 96-050
Re-evaluation of Chapter 9.117: Equestrian Overlay Zone
PUBLIC HEARINGS
1. Item .............. CONTINUED - TENTATIVE TRACT 24890 - THIRD
EXTENSION OF TIME
Applicant ....... KSL Recreation Corporation, Inc.
Location ........ Northwest of the intersection at 52nd Avenue and Jefferson Street in
the Oak Tree West Specific Plan
Request ......... Approval of a third one year time extension for Phase 9 to create 37
lots consisting of three single family, 34 duplex, and five lettered lots
on ten acres within Specific Plan 85-006
Action ........... Resolution 96-
PC/AGENDA
2. Item .............. PLOT PLAN 95-558, AMENDMENT #1 (COMPATIBILITY
REVIEW)
Applicant ....... Landau Development Company
Location ........ Within Lake La Quinta, bounded by Caleo Bay, Dulce Del Mar and
Via Florence
Request ......... Approval to add new a single family house prototype.
Action ........... Minute Motion 96-
3. Item .............. ZONING ORDINANCE AMENDMENT 96-049
Applicant ....... City of La Quinta
Location ........ City-wide
Request ......... Consideration of a recommendation to the City Council for approval
of the Sign Ordinance pertaining to sign regulations throughout the
City
Action ........... Resolution 96-
4. Item .............. TENTATIVE TRACT MAP 26148 (TIME EXTENSION #2)
Applicant ....... Mainiero, Smith and Associates, Inc. (Mr. Robert J. Mainiero)
Location ........ Northeast corner of Washington Street and 50th Avenue
Request ......... Approval of a second one year time extension for the subdivision of
14 acres into 54 single family lots with a retention basin.
Action ........... Resolution 96-
5. Item .............. ENVIRONMENTAL ASSESSMENT 96-311, CONDITIONAL
USE PERMIT 96-023, AND PLOT PLAN 96-571
Applicant ....... Keith International, Inc. (Previously The Keith Companies), Mr. Mike
Rowe
Location ........ West of Washington Street and 700 feet north of Calle Tampico
Request ......... 1.) Certification of a Mitigated Negative Declaration of Environmental
Impact.
2.) Approval of the development of a 116-unit affordable 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 25% density bonus to allow ten units per acre where
eight units per acre are allowed in the medium density residential
General Plan designation.
Action ........... Resolution 96- , Resolution 96-
BUSINESS ITEMS
Item .............. SIGN APPLICATION 95-306
Applicant ........ The Lube Shop - Imperial Sign Company
Location ......... West side of Adams Street, north of Highway 111, within the One
Eleven La Quints Center
Request .......... Approval to increase the sign size from eight square feet to 18 square
feet and change the non -illuminated individual letters to internally
illuminated individually mounted channel letter on the east elevation.
Action ............ Minute Motion 96-
PC/AGENDA
CONSENT CALENDAR
Approval of the Minutes of the Planning Commission meeting of January 23, 1996.
COMMISSIONER ITEMS
1. Discussion pertaining to Building Industry Association of Southern California -Desert Chapter
"Public Officials Luncheon"
2. Commissioner report of the City Council meeting of February 6, 1996
4. Department update
ADJOURNMENT
STUDY SESSION
Session Room
3:00 P.M.
1. All agenda items
PC/AGENDA
WORKSHOP
DATE:
CASE:
PROPOSAL:
APPLICANT:
LOCATION:
BACKGROUND:
PLANNING COMMISSION MEETING
STAFF REPORT
February 13, 1996
Zoning Code Revision For Incorporation into Zoning Ordinance
Amendment #96-050
Reevaluation of Chapter 9.117; Equestrian Overlay Zone
None - City Initiated
Involves current corporate limits
On September 19 and December 5, 1995, the City Council considered testimony from Mr.
Sonny Kanlian relative to concerns about the Equestrian Overlay District (EOD) with respect
to the Reese property and vandalism which had affected Mr. Kanlian's property. As a result of
his comments, the City Council directed staff to 1) determine if any City ordinance violations
existed, 2) investigate incident reports with the Sheriff's Department, and 3) review the EOD
for any existing "loopholes" which may exist. Staff presented the following information to the
Council:
1. Upon City inspection of the Reese property on September 29, 1995, no violations were
found.
2. Copies of incident reports to the Sheriff's Department regarding damaged fencing were
presented to Council. Investigations into these incidents did not uncover sufficient
information to identify those responsible, although evidence of such damage was
found.
3. Staff review of the EOD did not uncover any loopholes or other inadequacies of the
ordinance.
DISCUSSION/ANALYSIS:
As a result of the information presented, the Council opted to refer this matter to the Planning
Commission for further study of the EOD boundaries and development standards. Primary
concerns identified were the commercial nature of riding academies or stables and site
problems with setbacks and manure treatment. Staff has prepared some initial modifications
for your consideration, which primarily address the following concerns:
Increased setback requirements for manure storage, spreading, and residential building
separations;
Requiring a Conditional Use Permit for commercial equine operations, with provisions
for compliance by existing operations; and
Addition of a Definitions section.
A copy of the draft revision is included as Attachment 1. At this time, the intent of these
changes is to initiate discussion as to the adequacy of the current standards. Staff has
proposed several additions and changes to the ordinance standards and procedures, relating
to setbacks, buffer area requirements, and similar restrictions. These need to be looked at to
determine if they are adequate or necessary. Attachment 2 shows the EOD zoning area.
Setback Requirements
The current ordinance requires manure storage be at least 20' from any property lines. Staff
has recommended changing this to 50' from any property line, maintaining at least 80' from any
residential structures on adjacent properties; this would include areas used for manure
spreading as well as enclosed storage. This is due to concerns expressed at the December
5 Council meeting, primarily to address situations where a landowner chooses not to use
his/her property for equestrian use, but is adjacent to one who does.
Conditional Uses
Staff has included conditional use requirements for commercial stables, arenas and veterinary
services. These type of facilities would be subject to the CUP process for their establishment.
Depending on the operational conditions attached to the CUP, it might be further required to
obtain a temporary outdoor event permit for subsequent events to be held at the facility, similar
to golf tournaments, arts festivals, etc. Additionally, any existing facility identified as a
conditional use will be required to apply for a CUP within 6 months of the ordinance adoption,
and to receive approval of a CUP within one year of application.
Definitions Section
Definitions were added to primarily address concerns related to commercial and non-
commercial operation and uses. Commercial stables and arenas have been included, along
with definitions for standard facilities such as accessory buildings, corrals, stalls, etc.
RECOMMENDATION:
Discuss the proposed revisions to the Equestrian Overlay District and make
recommendations as to any further modifications; and,
2. Direct staff to incorporate the revisions to the Equestrian Overlay District into the Zoning
Ordinance Update.
Attachments:
1. Revised Equestrian Overlay District regulations.
2. Existing Equestrian Overlay District area.
3. Written communications received regarding Rancho del Sol.
Prepared by: Submitted by:
Wallace Nesbit Christine di lorio
Associate Planner Planning Manager
ATTACMIENT # 1
CHAPTER 9.117
OVERLAY ZONE DISTRICT FOR EQUESTRIAN USES&
Sections:
9.117.005 Purpose.
9.117.010
9.117.010
9.117.030
9.117.040
9.117.050
9.117.060
9.117.005 Purpose.
Pt De inition&
�li�lLkillLltll _�' S /
Bevel op An eAnt staxidairds prohibition.
Review/app. oval process Development standards.
Review/approval proces&
The equestrian overlay district is intended to permit the keeping of horses (stabling and riding)
for personal recreational pleasure of city residents, on lots not smatlei titan one aci e. and to allow
for facilities to provide equestrian -related recreational op..portunities beyond the individual horse
I ��ia. �rw.ra�arra��:ua�r.�al� �ywl.
municode.911
9.117.010 Where permitted 02ffj4y District Established.
Whenever it is placed on the official zoning map, the designation "equestrian
EOD ffAWesgjan OverlayDistrico ' shall be indicated after the zoning designation of the area over
which it is placed, and the regulations of the equestrian overlay Zane distric shall apply in addition
to the regulations of the principal underlying zoning designation of the area to which it is applied.
Whenever a use is permitted in the equestrian overlay zone district, such use shall be permitted in
addition to the uses otherwise allowed in the zoning designation over which is its placed.- (Ord. 225
V����rl.�l1�GA�NI•����iI��11
9.117 020 Definitions
The following definitions apply in the Equestrian Overlay District:
A. "Accessory building -or use" means any structural improvement associated with a
permitted or conditionally permitted equestrian use. including but not limited to
arenas,Wand stand seatin corrals exercise rings he and tack barnsstables and
other structures and uses customarily amurtenant to the primary permitted use.
B "Arena" means an enclosure p sicaldy similar to a corral. designed and
constructed so as to be used for conducting equine -related entertainment and events
Wen to the public including but not limited to rodeos polo matches, riding shows
municode.911
I I • I ' I I( / I (I I /' I I I' 1 I I I 1 I' � I
use as a commercial service to the owners of said animals.
D. "Corral" means an enclosure designed as an open holding areafbr horses for the
puipose oof confinement within that area for an indeterminate period to time.
E. ,pasture- means an enclosed holding area snecif.(calll used for 2uposes of grazing
or -feeding of animals,
riding training and instruction poses and allowing both on -site boarding or
trailering of horses to the facilit-
G. "Stable " means a building or structure containing multiple stalls or the nurnoses
of sheltering} fe ding bQgLdi
nZ accommodating or otherwise caring for several
horses at one time.
H. "Stall" means a division of a stable accommodating one horse into an adequately
municode.911
sized enclosure for the .purpose of coning individual horses within a sheltered
environment as may be necessaa for security safety or other reasons pertinent to
the health, welfare and dailycare are of each animal.
9.117.020 30 Permitted uses.
A. Uses permitted in the equestrian overlayzone distric shall be as follows:
A— L Any use permitted, either expressly or by Conditional Use Permit. in the
underlying zone;
R. - 2-. The keeping of horses (including ponies or llamas) for personal uses oLLhe
residents of the property only, not to include any activities beyond that
necessary to continue the residents personal use as well as bmeding, the
boarding of horses fbr the purpose of bteeding, tmining, xiding lessons, or
Up to two horses shall be allowed on a minimum
one acre parcel. For each subsequent parcels in excess of one acre, up to five
horses per aWitio al acre or portion thereof shall be allowed. Foals under
one year of age shall not be counted in the maximum number of horses
permitted;
3. Accessory buildings and uses; including stables, corrals, barns, tack rooms,
exercise rings. hay barns, and other buildings and uses customarily
appurtenant to the a permitted use,
0- 4. Farm projects (Future Farms, 4-H or similar projects) conducted by the
municode.911
occupants residens of the premises. Such projects shall involve only the
permitted type and number of animals by this ordinance being trained in
connection with the education of a person as a member of a recognized farm
education organization;
E- 5. Caretakers and employee housing for on -site employment, providing that the
unit does not exceed one thousand square feet and the second unit observes
the setbacks in the underlying zone. ,
B. The ffollowing conditional uses are permitted provided that a Conditional Use
Permit is obtained as specified in Sec 9117 060 C•
1, Commercial stables and riding academies as defined in Section 9.117.020.
2. Arenas -for purposes of conducting events such as rodeos and other
equestrian -oriented entertainment.
3. Veterinarx ekes or hospitals when established on the same parcel as the
Principal residence provided that only temn_orary boarding facilities maybe
established for purposes of boarding sick or injured animals. and that
animals not permitted in the underlying zone may not remain at the facifi .
4. All conditional uses shall submit as part of the Conditional Use Permit
=lication a p..�ono osed program or storage and removal of manure
produced by the aeration.
municode.911
9.117.040 Development standards.
A. Accessory strnetures buildings; including barns, shall be limited to two stories in
height and a maximum of thirty-five feet, measured from the pad elevation.
B. Stalls, barns, corrals, and the storage (temporary) of manure shall be located fifty feet
from any property line, except LbW for existing stn:etmes residences on ad1acent
at least 20 ; om any proper, line.
C. 1. Pasture and corral areas shall consist of fences at least four rve feet high and
of such construction as to confine the animals. EvrraHEences which are on
boszndarylines or are adjoining and running parallel to private streets
or bridle trails, shall be three -rail, with a minimum height of four feet from
grade, and with posts spaced not more than ten feet apart. All posts shall be
four inches by six inches minimum with two inches by six inches minimum
rails. Ais section shall not annly to propM lines along any street identi red
and shown on the circulation element of the general plan. where specific
sound attenuation is necessary based on an Rproved acoustic study
nrenared for a subdivision map.
2. Fencing requirements of this section supersede requirements found in Chapter
9.204 (Walls, Fences, and Landscaping) and Chapter 9.32 (R-1 Development
Standards) for properties keeping horses within the equestrian overlay zone
district.
municode.911
D. The pasta., e mid stable areas Corrals, stables. exercise rings and are shall be
regularly sprinkllered or otherwise treated to a degree so as to prevent the emanation
of dust, and in addition, all accumulation of manure, mud or refuse shall be eliminated
so as to prevent the breeding of flies. A--nX open areas shall be subject
to the requirements of Chanter 6.16
whenever applicable.
E. Removal of manure must occur on a regular basis so as to promote the health, safety
and welfare of residents and visitors to the area by onef in accordance with the
following methods standards:
1. Stalls must be cleaned on a daily basis. Manure is to be placed within an
enclosed „fl-Might sealable container, ethree-yard bin, expressly for this
purpose, and setback a minimum of twenty r t feet from any perimeter
property line. Mamme- and shall be removed from the property within seven
days; or taken to an area on the property that is dragged, mixed and watered
with the soil on a weekly basis. Such an area shall not be established within
80' of g4Y existWzg&acent residence and shall maintain 50' from any
pr=W line.
2. Pastures must have manure removed or dragged, mixed and watered with the
soil on a weekly basis.
3. Any condition that results in odors, unsightly areas or infestation shall be
deemed a public nuisance and/or health hazard and shall be abated within
seven days of proper notice. All violations are subject to enforcement
municode.911
provisions of eimpter 9.236 o the La uinta mMunicipal code, and
grpnlicable county health codes.
F. Horses shall be maintained in a fenced corral area containing at least eight hundred
square feet for the first horse, and for each additional horse beyond one, an additional
three hundred square feet of total corral area shall be provided (Ord. dr.
:IaI•r+}es�irla
G. Parking area shall be provided as required byC414zter 9150 and shall be based
upon the primary use of the property.
9.117.050 060 Review/approval process.
A. Accessory buildings, detached or attached, including employee houses, barns, tack
rooms, hay barns, and similar buildings:
1. Up to four hundred square feet for each structure to be reviewed by plot pian
with the building permit application for approval by the plattrAng and
om muni dDevelopment (Qepartment;
2. Over four hundred midonesquare feet to be reviewed by plut plan site
develoament plan, by the QPlanning cCommission.
B. All other permitted buildings are subject to the process identified in the underlying
zone.
• •L•)If•}1!z'T7}}F•S�S�i�s•N��i}!R►T7�tC}}t•1'��J•r�'L•Jll�l�}Al��lr��Il�1lK�l�}I� }}lam
municode.911
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with CiMterlSection 9. Any existing use which is determined
Use Permit within six months of the f&ctive date of this Ordinance. Upon
grW&anon or the use permit. the QM icant shall obtain annroval of the conditional
use within one year of the date of gpplication. The Community Development
Department may extend either .period for un to three months based upon a written
request rom the applicant stating the reason for the request and setting fibmth a
reasonable estimate of the date when compliance is likely to be achieved
municode.911
ATTACHMENT #2:
EQUESTRIAN OVERLAY REVISION
EXISTING OVERLAY ZONING
R-1
OTii
R-2
R -1
R-I
R-
A' LIGHT AGRICULTURE
c-v-C COMMERCIAL VILLAGE"THE CORE"
COMMERCIAL VILLAGE "TAMPICO"
ri� P COMMERCIAL VILLAGE 'THE PARK"
`-v- COMMERCIAL VILLAGE "SOUTH"
`-� COMMERCIAL VILLAGE "NORTH"
``_P I GENERAL COMMERCIAL
EQUESTRIAN OVERLAY
1
Q OFFICE. MEDICAL AND
OMS RELATED SERVICES
511 rH AVE.
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ATTACHMENT #3 C�
(2 ITEMS: 3 PAGES)
Sunday, January 7, 1996
To: All Members, La Quinta City Council
Subject: RANCHO DEL SOL
From: John J. Benoit
f would like to share with you my personal experiences regarding Rancho Del Sol
and related issues pending reconsideration before you.
My 14 year old daughter Sarah has been riding once or twice a week at
Rancho Del Sol for over three yaars. During that time I have spent many hours at
the ranch, watching her ride and observing many other riders and activities occurring
on the premises. As a result of my daughter's equestrian interests, I have also
visited numerous other horse riding facilities in the Coachella Valley. Based on this
experience I can testify that Rancho Del Sol is perhaps the cleanest, most pleasant
surroundings of all the equestrian racilities i have seen.
Mr. and Mrs. Reese have operated this property as a horse ranch for over 25 years.
Their wealth of experience and maturity shows. They, as well as their daughter,
Julie Reeske, are responsible business people. They manage the ranch with a good
deal of care and concern. As a result, the grounds of Rancho Del Sol have always
been extremely clean, presenting a pleasant, parklike appearance. I very much
enjoy wandering around the ranch, watching the many fine animals in their clean,
modern stalls. It is impossible for me to understand how anyone, even remotely
familiar with any horse ranch, could fail to see that Rancho Del Sol is an
exceptionally well maintained facility and an asset to the community.
I also believe that the numerous teens and pre -teens that I have had the pleasure to
get to know at the ranch are exceptional young people. Their lives have been
positively impacted by their association with ranch life and horseback riding as a
hobby. Having worked in law enforcement for the past 25 years, I believe strongly in
keeping young people interested in wholesome hobbies and learning activities.
I hope my personal observations, made over the past several years, are of value to
you in your deliberations on this issue. I would be happy to answer any additional
gyostions you may have.
740 St. Michael Place, Palm Desert, CA 92211-1728, (619) 345-9346
(?e.
col
REC1: D M�k
,3 J;.;17 E1i�1 8 57
t , r i_,; A TA
C+y of : a Quirta Cl i 'i CLcRK
784-95 Gale 'Tampico
-a Qu!n*a, CA 92253
A-7N: Goursel Members
Dear I-'ayor and Counsel !-'embers,
i am wri-mg you it regards to the eauestrior overlay at Ave 50 $ Jefferson in the
City of La Quirta, which includes the facility at Rancho Del Sol. I have lived In tre
Coachella Volley for most of my life (25 years), and have ridden horses in this area
since I was 12 years old. I think I can safely say thot I have visited most of the
Equestrian facilities in our desert area, and would like to say on behalf of Rancho Del
Sol, that it is one of +he best kept faclilties in our valley.
i have been boarding my horse of Rancho Del Sol for the last four years. During this
time ; have Invited severa of my "horse" friends out to Rancho Del Sol either to see
the newborn foals or to have them bring their children out to play or for a horseback
riding !esson. Every persor that has come to the facility has said how beautiful it Is
and how well kept the grounds are. So many of the horse facilities in our deserr has
ether no grass or a very limited amount, no trees or very few, and the stalls are rot
cleared on a daily basis. A- Rancho Del Sol there is more grass than dirt area,
~pore -rees than some parks that I have visited, and the stalls are cleaned at least
twice a day. The Reese's work very hard to make their facility a place where people
can go and relax, enjoy their horses and be proud to invite visitors to enjoy their
horses with them.
I would like to add that the trainer at the facility, Julie Reeske, has Invited several
well known "Horse People" to our valley including Richard Shroke, who is known
throughout the world for his accomplishments and Lynn Palm, who has won the
"Quar`e- Horse Superhorse" title twice, which is a great accomplishment in the
Quarter horse world. Not only has very elite horse people visited, but Olympic
Gold Medalist, Charlotte Bredohl, keeps her horses at Rancho Del Sal during some
of the winter months while training and preparing for competition.
Julie Reeske also trains and shows my horse, Quinciana Gass, which was bred and
born ct Rancho Del Sol, and I am very proud to say that as a four year old my horse
is SEGOND in the nation in Hurter Hack with the Palomino Horse Breeders
Association of America, and has accomplished Register of Merit, which was
"established for the recognition of excellence Whenever we travel to our shows,
which are all out of the area for us, Julie is not only representing my horse, but also
-r-e city of La Quirta. Julie has attracted several out of towners to come to -o
auir+o to see the quality of horses that they are breeding and training at Rancho Del
Sol. "rese people also +ravel extersiveiy and area also very impressed by the
."acili-y a+ Rarcro De' 501.
In closing I wou':d like to say tha+ I believe it would be a great injustice for the
E:questr!ar overlay to charged n cry way. You would not only be punisnirg the
Reese -Family, out severa: other families (including several young children) in our
corn rrurity +!^at ^ave come to tl^irk of Rancho Del Sol as our sanctuary of sanity.
Si^cer&y,
Kay Mer ee
Listed In Order Of Importance
(1) CHANGE OF ZONING - FROM EQUESTRIAN TO RESIDENTIAL
EQUESTRIAN
This was the mistake made in 1993 when the four small parcels came in under the
umbrella of the huge polo fields zoning request. Changing the zoning would not
impact the large equestrian areas that are properly zoned.
(2) LIMIT OF TWO HORSES PER ACRE PLUS ONE FOR ANY FRACTION
OF AN ACRE.
This is much more sensible and acceptable for an equestrian zone in the middle of a
residential -commercial -hotel resort zone.
(3) REMOVAL OF ALL MANURE
Manure to be placed into containers which are removed by Waste Management
once a week. No piling on the ground or spreading into the soil to be disked.
(4) PASTURE, BOARDING AND BREEDING PROGRAM ONLY
Family use for riding is acceptable.
(5) NO HORSE BREAKING, RIDING SCHOOLS, POLO AND TRAIL BREAKING
OF HORSES
Small parcels within a residential area are not suitable for riding academies or
riding schools.
(6) ARENAS MUST BE 50 FEET FROM PROPERTY LINE
(a) No horses in this area without handlers
(b) No holding of horses in this area for several hours. It then becomes a
corral!.
(c) No lights in arena for nighttime riding.
(d) No loud speakers or megaphones
(e) No horse shows
(7) NO CORRALS WITHIN 60 FEET OF EXISTING HOMES OR PROPERTY
LINES
(8) INNER FENCE HOLDING ANIMALS AWAY FROM ANOTHER'S PROPERTY
LINE AND FENCE MUST BE CONSTRUCTED TO ELIMINATE LIABILITY TO
ANOTHER PROPERTY OWNER
(9) SPRINKLERS MUST BE ADJUSTED TO KEEP WATER OFF OF
NEIGHBORING PROPERTY
Weed growth is a continual maintenance problem when water is not controlled
PH #1
MEMORANDUM
TO: PLANNING COMMISSION
FROM: COMMUNITY DEVELOPMENT DEPARTMENT
DATE: FEBRUARY 13, 1996
SUBJECT: TT 24890 - TIURD TIME EXTENSION
Discussions between the applicant and the Engineering Department have not resulted in any changes
to the Conditions of Approval. Thus the recommendations and Conditions of Approval remain the
same as in the January 23, 1996 Commission Report attached to this memo.
memo1m.002
STAFF REPORT
PLANNING COMMISSION MEETING
DATE: JANUARY 23, 1996
REQUEST: TT 24890 - APPROVAL OF A THIRD ONE YEAR TIME EXTENSION
FOR PHASE 9 OF TENTATIVE TRACT 24890 TO CREATE 37 LOTS
CONSISTING OF 3 SINGLE FAMILY, 34 DUPLEX, AND 5 LETTERED
LOTS ON 10 ACRES WITHIN SPECIFIC PLAN 85-006
LOCATION: NORTHWEST OF THE INTERSECTION OF 52ND AVENUE AND
JEFFERSON STREET IN OAK TREE WEST PROJECT.
APPLICANT: KSL RECREATION CORPORATION, INC.
OWNER: KSL LAND COMPANY, INC.
ENVIRONMENTAL
CONSIDERATIONS: THE COMMUNITY DEVELOPMENT DIRECTOR HAS DETERMINED
THAT THIS TENTATIVE TRACT MAP HAS PREVIOUSLY BEEN
ASSESSED FOR ENVIRONMENTAL IMPACTS DURING
CONSIDERATION OF SPECIFIC PLAN 85-006 OF WHICH THIS
TRACT IS A PART. TMtEFORE, NO FURTHER REVIEW IS DEEMED
NECESSARY. THIS PROJECT IS REQUIRED TO COMPLY WITH ALL
APPLICABLE MITIGATION MEASURES ESTABLISHED AT THE
TIME OF SPECIFIC PLAN 85-006 APPROVAL AND SUBSEQUENT
REVISIONS.
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (3 TO 5 DWELLINGS PER ACRE)
ZONING/SPECIFIC
PLAN: R-2 (MULTIPLE FAMILY DWELLINGS)
This request was originally advertised and scheduled for the December 12, 1995, Planning
Commission meeting, however, no public hearings were held due to the lack of a quorum. The
request was readvertised for the January 9, 1996, meeting. At the January 9, 1996 meeting, the
applicant requested a continuance to work with the Public Works Department in resolving their
concern regarding Condition #51. The applicant has not contacted the Public Works Department,
therefore, the condition is not modified.
PCsTLM001
The applicant is requesting a third time extension for the last phase, Phase 9, of Tract Map 24890.
Phase 9 is located along the northern perimeter of the tract (Attachment 1). The City Council, at their
meeting of October 17, 1989, approved Tentative Tract 24890 to construct 377 detached custom
single family dwellings and 188 duplex units. This tract is in the northern part of the Oak Tree West
Specific Plan, as Specific Plan 85-006. The Citrus Golf Course runs through the tract. The unit types
consist of 3 custom single family lots, 34 production units (duplex) lots and 5 lettered lots.
This will be the third one-year extension for this project. Up to three one-year time extensions are
allowed according to the Subdivision Ordinance. The first one-year extension of time was granted
by the City Council at their meeting of October 21, 1991. No progress in recordation of the final map
for the last phase had occurred at that time. A request for a second time extension was approved
by the City Council on October 20, 1992, for the same reason.
Senate Bill 428 provided for an automatic two-year time extension due to depressed State-wide
economic considerations. Thus, a third one-year time extension did not need to be applied for until
October 13, 1995. If a third and final time extension is granted for this map, the applicant would have
until October 17, 1996 to record the balance of the tract. If this portion of the tract is not recorded
by that date, the applicant will then have to reapply for approval of that portion of the tentative map.
Oak Tree West Specific Plan consists of 404 acres divided into 564 residential lots and 93
miscellaneous lots. Also included to the south is a golf course, golf clubhouse, recreation, offices,
private streets, landscaping, and a golf maintenance building.
The Public Works Department requests the addition of two new conditions, No. 51 and 52.
Condition # 51 formalizes an agreement between the City and the applicant concerning the timing and
sequence of development of the perimeter wall and landscaping improvements. Condition #52
requires that illegally placed concrete flatwork and a golf cart gate be officially approved by the City
or removed. In order to ensure compliance, the condition states that no building permits or
Certificates of Occupancy will be issued within the development until this issue is resolved.
The Coachella Valley Water District is the only responsible agency to submit comments for this time
extension.
Findings for justification of a recommendation for approval of the third one year time extension for
this tentative tract map can be made and are as follows:
1. Tentative Tract 24890, as conditionally approved, is consistent with the goals, policies,
and intent of the La Quinta General Plan for land use density, the development standards of
the Zoning Ordinance and the Oak Tree West Specific Plan, and the La Quinta Municipal
Code, in that the housing types are characterized by one story single family detached and
attached units.
PCSTLM.001
2. That the design of the Tentative Tract 24890 will not cause substantial environmental damage
or injury to the wildlife habitat as there is no natural habitat areas remaining on the project
site.
3. That the proposed subdivision, as conditionally approved, will be developed with adequate
sewer, water, drainage, and other utility systems, and therefore, it is not likely to cause
serious public health problems.
4. That the proposed Tentative Tract 24890, as conditioned, will provide for adequate
maintenance of all common areas and facilities, including the internal private street system,
stormwater retention areas, and common landscaped areas.
5. That the design of Tentative Tract 24890 will not conflict with easements acquired by the
public at large for access through the project, since alternate easements for access and for
use will be previously acquired by the public.
6. That general impacts from the proposed tract were considered with the Master Environmental
Assessment prepared and adopted in conjunction with the La Quinta General Plan, and were
further considered during preparation of Environmental Assessment for Specific Plan 85-006.
7. That the design of the subdivision or type of improvements are not likely to cause serious
public health problems as the project is designed to meet current health and safety codes
and requirements concerning circulation, fire protection, and domestic water and sewer
infrastructure.
By adoption of attached Planning Commission Resolution 96-_, recommend to the City Council
approval of the third one year time extension for Phase 9 of Tentative Tract 24890, subject to the
attached Conditions of Approval.
Attachments:
1. Location Map
2. Letter of request
3. Agency Comments
4. Tentative Tract 24890 (large plans - Commissioners only)
5. Draft Planning Commission Resolution 96-_
PCSTLM.o01
STAFF REPORT
PLANNING COMNIISSION MEETING
DATE: JANUARY 23, 1996
REQUEST: TT 24890 - APPROVAL OF A THIRD ONE YEAR TIME EXTENSION
FOR PHASE 9 OF TENTATIVE TRACT 24890 TO CREATE 37 LOTS
CONSISTING OF 3 SINGLE FAMILY, 34 DUPLEX, AND 5 LETTERED
LOTS ON 10 ACRES WITHIN SPECIFIC PLAN 85-006
LOCATION: NORTHWEST OF THE INTERSECTION OF 52ND AVENUE AND
JEFFERSON STREET IN OAK TREE WEST PROJECT.
APPLICANT: KSL RECREATION CORPORATION, INC.
OWNER: KSL LAND COMPANY, INC.
ENVIRONMENTAL
CONSIDERATIONS: THE COMMUNITY DEVELOPMENT DIRECTOR HAS DETERMINED
THAT THIS TENTATIVE TRACT MAP HAS PREVIOUSLY BEEN
ASSESSED FOR ENVIRONMENTAL IMPACTS DURING
CONSIDERATION OF SPECIFIC PLAN 85-006 OF WHICH THIS
TRACT IS A PART. nFlU FORE, NO FURTHER REVIEW IS DEEMED
NECESSARY. THIS PROJECT IS REQUIRED TO COMPLY WITH ALL
APPLICABLE MITIGATION MEASURES ESTABLISHED AT THE
TIME OF SPECIFIC PLAN 85-006 APPROVAL AND SUBSEQUENT
REVISIONS.
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (3 TO 5 DWELLINGS PER ACRE)
ZONING/SPECIFIC
PLAN: R-2 (MULTIPLE FAMILY DWELLINGS)
This request was originally advertised and scheduled for the December 12, 1995, Planning
Commission meeting, however, no public hearings were held due to the lack of a quorum. The
request was readvertised for the January 9, 1996, meeting. At the January 9, 1996 meeting, the
applicant requested a continuance to work with the Public Works Department in resolving their
concern regarding Condition #51. The applicant has not contacted the Public Works Department,
therefore, the condition is not modified.
PCSTLMA01
The applicant is requesting a third time extension for the last phase, Phase 9, of Tract Map 24890.
Phase 9 is located along the northern perimeter of the tract (Attachment 1). The City Council, at their
meeting of October 17, 1989, approved Tentative Tract 24890 to construct 377 detached custom
single family dwellings and 188 duplex units. This tract is in the northern part of the Oak Tree West
Specific Plan, as Specific Plan 85-006. The Citrus Golf Course runs through the tract. The unit types
consist of 3 custom single family lots, 34 production units (duplex) lots and 5 lettered lots.
This will be the third one-year extension for this project. Up to three one-year time extensions are
allowed according to the Subdivision Ordinance. The first one-year extension of time was granted
by the City Council at their meeting of October 21, 1991. No progress in recordation of the final map
for the last phase had occurred at that time. A request for a second time extension was approved
by the City Council on October 20, 1992, for the same reason.
Senate Bill 428 provided for an automatic two-year time extension due to depressed State-wide
economic considerations. Thus, a third one-year time extension did not need to be applied for until
October 13, 1995. If a third and final time extension is granted for this map, the applicant would have
until October 17, 1996 to record the balance of the tract. If this portion of the tract is not recorded
by that date, the applicant will then have to reapply for approval of that portion of the tentative map.
Oak Tree West Specific Plan consists of 404 acres divided into 564 residential lots and 93
miscellaneous lots. Also included to the south is a golf course, golf clubhouse, recreation, offices,
private streets, landscaping, and a golf maintenance building.
The Public Works Department requests the addition of two new conditions, No. 51 and 52.
Condition # 51 formalizes an agreement between the City and the applicant concerning the timing and
sequence of development of the perimeter wall and landscaping improvements. Condition #52
requires that illegally placed concrete flatwork and a golf cart gate be officially approved by the City
or removed. In order to ensure compliance, the condition states that no building permits or
Certificates of Occupancy will be issued within the development until this issue is resolved.
The Coachella Valley Water District is the only responsible agency to submit comments for this time
extension.
Findings for justification of a recommendation for approval of the third one year time extension for
this tentative tract map can be made and are as follows:
1. Tentative Tract 24890, as conditionally approved, is consistent with the goals, policies,
and intent of the La Quinta General Plan for land use density, the development standards of
the Zoning Ordinance and the Oak Tree West Specific Plan, and the La Quinta Municipal
Code, in that the housing types are characterized by one story single family detached and
attached units.
PCSTLM.001
2. That the design of the Tentative Tract 24890 will not cause substantial environmental damage
or injury to the wildlife habitat as there is no natural habitat areas remaining on the project
site.
3. That the proposed subdivision, as conditionally approved, will be developed with adequate
sewer, water, drainage, and other utility systems, and therefore, it is not likely to cause
serious public health problems.
4. That the proposed Tentative Tract 24890, as conditioned, will provide for adequate
maintenance of all common areas and facilities, including the internal private street system,
stormwater retention areas, and common landscaped areas.
5. That the design of Tentative Tract 24890 will not conflict with easements acquired by the
public at large for access through the project, since alternate easements for access and for
use will be previously acquired by the public.
6. That general impacts from the proposed tract were considered with the Master Environmental
Assessment prepared and adopted in conjunction with the La Quinta General Plan, and were
fiuther considered during preparation of Environmental Assessment for Specific Plan 85-006.
7. That the design of the subdivision or type of improvements are not likely to cause serious
public health problems as the project is designed to meet current health and safety codes
and requirements concerning circulation, fire protection, and domestic water and sewer
infrastructure.
By adoption of attached Planning Commission Resolution 96- , recommend to the City Council
approval of the third one year time extension for Phase 9 of Tentative Tract 24890, subject to the
attached Conditions of Approval.
Attachments:
1. Location Map
2. Letter of request
3. Agency Comments
4. Tentative Tract 24890 (large plans - Commissioners only)
5. Draft Planning Commission Resolution 96-_
PCSTLM.001
Attachment
6
CASE MAP
c^� � TT 24890
Time Extension #3
LOCATION MAP
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Attachment 2
RECREATION CORPORATION
October 12,1995
Mr. Jerry Herman
Director of Planning and Development
CITY OF LA QUINTA
78-495 Calle Tampico
La Quinta, California 92253
RE: Extension of Time for Tentative Tract 24-890
Dear Mr. Herman:
EU. WE D
LOCTGITY
13 MOS
OF LA QUINTA
PLANNING DEPARTMENT
Please accept this application package for a one (1) year extension of time for Tentative
Tract 24-890 which is currently scheduled to expire on October 17, 1995. This package
provided includes:
1. Fee Check of $75.00
2. 25 Folded copies of the Tentative Tract Map 24-890
3. Signed Application Form (provided by the Planning Department)
Please note that Mailing Labels for the required 300' noticing radius surrounding the tract
are being prepared by Fidelity Title Company and will be delivered to the Planning
Department as a supplement to this application upon receipt by our office.
Thank you for your attention to the processing of this valued extension of time for
Tentative Tract 24-890. If additional information or assistance can be provided prior to
the delivery of the mailing labels, feel free to call me at (619) 564-1088 for discussion.
Respectfully,
S. CHEVIs HOSEA
Director of Real Estate
SCH/jb
Attachments
56.140 PGA Boulevard • La Quinta, California 92253 • (619) 564-1088 • Fax (619) 5644880
T4tit 4 44amrw
MEMORANDUM
TO: Community Development Department
FROM: David M. Cosper ,
Public Works Director/City Engineer
DATE: November 2, 1995
SUBJECT: Tentative Tract 24890 - Time Extension #3
Attachment
NFU - fi 1w;CiT
tiF
PLANI Ad(, -Y,....IFUT
The Public Works Department recommends the following conditions be placed on
the subject time extension:
1. Per J.M. Peters' proposal in the letter dated May 18, 1993 (slightly modified
in December 12, 1994 letter), perimeter wall and landscaping improvements
shall be constructed in the following timing and sequence:
A. When one third of the perimeter improvements are complete, the first 93
of 546 homes will be permitted for construction.
B. When two thirds of of the perimeter improvements are complete, the
next 107 of 546 (units 94 -200) will be permitted for construction.
C. Perimeter improvements shall be complete and accepted by the City
prior to issuance of more than a total of 200 building permits within the
development.
The sequence of improvements shall be as approved by the City. Perimeter
wall along the north boundary of the development, constructed subsequent
to the June 16, 1993 agreement between J.M. Peters, Co. and the City
Public Works Department, was not an approved increment in scheduling of
perimeter improvements and shall not be included in the total of
improvements completed for the purposes of this condition until approved by
the Public Works Director.
2. Prior to May 1, 1996, the applicant shall obtain City approval for, or shall
remove, the golf cart gate and concrete flatwork illegally constructed along
the Park Avenue perimeter wall. After May 1, 1996, no building permits or
certificates of occupancy will be issued within the development until this
issue has been resolved.
FB/fb
p C4j DATE:
FROM: COMMUNITY DEVELOPMENT DEPARTMENT OrT 2 '995
X City Manager
Public Works Department
Building & Safety
A Parks & Recreation
Fire Marshal
Chamber of Commerce
_Imperial Irrigation District
_Southern California Gas
_Desert Sands School District
_CV Unified School District
YCV Water District
Riverside County:
Waste Management
PrinciP0R'v_Pl"y1 er -Current
„� .
US Postal Service
Principal Planner - Advan
General Telephone
„Associate Planner -
Colony
Colony Cable
Curr�C /Advan._
Transit
Planning Manager
ACommunity
—Caltrans (District ID
Development
_,Agricultural Commission
_CV Archaeological Society
_•BIA - Desert Council
City of Inds 4ndian Wells
_CV Mountain Conservancy
_CV Recreation & Parks
•Sheriff s Department
, Ylanning Department
e U1 Na J-Pi 1I A4rur
LA QUINTA CASE NO(S): 7 ;or v� /rQ
PROJECT DESCRIPTION:
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070 r�37 S (n A I e ica rn , I V
PROJECT LOCATION: L4 S C e U es e- — L J f S 74 D-JC %P )e /-.s "
I/id I''A� e-7'�*,-;?d-%61LO.1761e
The City of La Quinta Development Review Committee is conducting an initial environmental study pursuant to the California Environment
Quality Act (CEQA) for the above referenced project(s). Attached is the information submitted by the project proponent.
Your comments are requested with respect to:
1. Physical impacts the project presents on public resources, facilities, and/or services.
2_ Recommended conditions: a) that you or your agency believe would mitigate any potential adverse effects; b) or should apply
the project design; c) or improvements to satisfy other regulations and concerns which your agency is responsible; and
3. If you rind that the identified impacts will have significant adverse effects on the environment which cannot be avoided throu.
conditions, please recommend the scope and focus of additional study(ies) which may be helpful.
Please send your response by IL X7 -95- You are invited to attend the DEVELOPMENT REVIEW COMM=
meeting at Da Quinta City Hall:
Date: Time: �� �.,, �!fC $' � � - � •� r+
Contact Person: Ze�l //%Ou /& 's am l% Title: is Ila rnir to
Comments made by: Title:
Date: /'0 - ).J-" 51 Phone: Agency/Mvision: "=r /u
z
ESTABLISHED IN 1918 AS A PUBLIC AGE ._Y
COACHELLA VALLEY WATER DISTRICT
POST OFFICE BOX 1055 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 39&2651
DIRECTORS p�Rg
TELLIS CODEXAS, PRESIDENT THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER
RAYMOND R. RUMMONDS. VICE PRESIDENT BERNAROINE SUTTON. SECRETARY
JOHN W. MCFADDEN OWEN MCCOOK ASSISTANT GENERAL MANAGER
DOROTHY M. THEODORE J. FISHY November 21, 1995 REDWINEAND SHERRILL ATTORNEYS
Planning Commission
City of La Quinta
Post Office Box 1504
La Quinta, California 92253
1' it
Gentlemen:
Subject: Tentative Tract No. 24890. Portion of.
the Northwest Quarter of Section 5,
Township 6 South. Range 7 East.
San Bernardino Meridian
This area is protected from stormwater flows by a system of channels and dikes,
and may be considered safe from stormwater flows except in rare instances.
File: 0163.1
This area is designated Zone X on Federal Flood Insurance rate maps which are in
effect at this time.
The district will furnish domestic water and sanitation service to this area in
accordance with the current regulations of this district. These regulations
provide for the payment of certain fees and charges by the subdivider and said
fees and charges are subject to change.
Plans for grading, landscaping and irrigation systems shall be submitted to the
district for review. This review is for ensuring efficient water management.
If you have any questions please call Dan Farris, principal stormwater engineer,
extension 264.
Yours very truly,
zi Jor_��
Tom Levy
General Manager -Chief Engineer
RL:jl/sc2/tt24890
cc: Don Park
Riverside County Department
of Public Health
46-209 Oasis Street
Indio, California 92201 TRUE CONSERVATION
USE WATER WISELY
PLANNING CONMUSSION RESOLUTION 96-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, PRESENTING FINDINGS AND
APPROVING A THIRD IMWE EXTENSION OF THE
UNRECORDED PORTION OF TENTATIVE TRACT 24890 TO
CREATE 37 LOTS WITHIN SPECIFIC PLAN 85-006
CASE NO. TT 24890 - KSL RECREATION CORPORATION, INC.
WHEREAS, the City Council of the City of La Quinta, California, did on the 9th and
23 rd days of January, 1996, hold a duly -noticed Public Hearing continued from the 12th day of
December, 1995, to consider the request of KSL Recreation Corporation, Inc. to grant a third time
extension for the unrecorded portion of Tentative Tract 24890 to create a total of 37 lots, generally
located at the northwest corner of the intersection of 52nd Avenue and Jefferson Street, more
generally described as:
PORTION OF THE NORTH HALF OF SECTION 5, TOWNSHIP 5 SOLTI'K
RANGE 7 EAST. SBBM.
WHEREAS, said Tentative Map has complied with the requirements of "The Rules
to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution
82-213, adopted by reference in City of La Quinta Ordinance 5), in that the Community Development
Director determined that this Tentative Tract Map has previously been assessed during consideration
of Specific Plan 85-006; and,
WHEREAS, mitigation of various physical impacts have been identified and
incorporated into the approval conditions for Tentative Tract 24890 and Specific Plan 85-006,
thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance
with them; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find
the following facts to justify the approval of a third time extension of said Tentative Tract Map:
1. That Tentative Tract 24890, as conditionally approved, is consistent with the goals, policies,
and intent of the La Quinta General Plan for land use density, the development standards of
the Zoning Ordinance and the Oak Tree West Specific Plan, and the La Quinta Municipal
Code, in that the housing types are characterized by one story single family detached and
attached units.
2. That the design of the Tentative Tract 24890 will not cause substantial environmental damage
xEsorc.in
Planning Commission Resolution 96-
or injury to the wildlife habitat as there is no natural habitat areas remaining on the project
site.
3. That the proposed subdivision, as conditionally approved, will be developed with adequate
sewer, water, drainage, and other utility systems, and, therefore, is not likely to cause serious
public health problems.
4. That the proposed Tentative Tract 24890, as conditioned, will provide for adequate
maintenance of all common areas and facilities, including the internal private street system,
stormwater retention areas, and common landscaped areas.
5. That the design of Tentative Tract 24890 will not conflict with easements acquired by the
public at large for access through the project, since alternate easements for access and for use
have been previously acquired by the public.
6. That general impacts from the proposed tract were considered within the Master
Environmental Assessment prepared and adopted in conjunction with the La Quinta General
Plan, and were further considered during preparation of Environmental Assessment for
Specific Plan 85-006.
7. That the design of the subdivision or type of improvements are not likely to cause serious
public health problems as the project is designed to meet current health and safety codes and
requirements concerning circulation, fire protection, and domestic water and sewer
infrastructure.
WHEREAS, in the review of this time extension for Tentative Tract 24890, the
Planning Commission has considered the effect of the contemplated action of the housing needs of
the region for purposes of balancing the needs against the public service needs of the residents of the
City of La Quinta and its environs with available fiscal and environmental resources.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California, as follows:
That the above recitations are true and correct and constitute the findings of the Commission
in this case;
2. That it does hereby approve a third time extension for the subject Tentative Tract Map 24890
for the reasons set forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 23rd day of January, 1996, by the following vote, to wit:
RESOPC.172
Planning Commission Resolution 96-
AYES:
NOES:
ABSENT:
ABSTAIN:
JACQUES ABETS, Chairman
City of La Quinta, California
ATTEST:
JERRY HERMAN, Community Development Director
City of La Quinta, California
resope.172
PLANNING COMNIISSION RESOLUTION 96-
CONDITIIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 24890, AMENDMENT #1, TIME EXTENSION #3
JANUARY 23, 1996
* Added by City Council on October 17,1999
** Amended by City Council on October 17,1989
*** The 60-foot dimension may be reduced to 55-feet pending the outcome of proposed
General Plan Amendment.
+ Amended by Planning Commission on April 27, 1995
++ Added by Planning Commission on January 23,1996
+1. Tentative Tract Map 24890 shall comply with the requirements and standards of the State
Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise
modified by the following conditions.
+2. Design and improvement of Tentative Tract 24890 shall be in substantial conformance with
Exhibit A, except where there are conflicts between these conditions and said exhibit, these
condition(s) shall take precedence.
This tentative tract map approval shall expire two years after the original date of approval by
the La Quinta City Council, unless approved for extension pursuant to the City of La Quinta
Land Division Ordinance.
4. All applicable requirements and conditions of Specific Plan 85-006, as amended shall be met
as stipulated in City Council Resolution 89-76 (or current resolution).
5. Existing power poles shall be undergrounded as required by the La Quinta Municipal Code
Section 13.28.090.
6. Prior to issuance of any building permits, the appropriate Community Development
Department approvals shall be secured prior to establishing any of the following uses:
a. Temporary construction facilities.
b. Sales facilities and/or model homes, including their appurtenant signage. (Model
home unit permits will not be issued until the final map has been recorded.)
C. Access gates and/or guardhouses.
d. On -site advertising/construction signs.
CONAPRVL360
Planning Commission Resolution 96-_
Conditions of Approval - Recommended
Tentative Tract 24990, Amendment # 1, Time Extension #3
January 23,1996
++7. Prior to final map approval, the applicant shall submit to the Community Development
Department for review and approval a plan (or plans) showing the following:
a. Landscaping, including plant types, sizes, spacing, locations, and irrigation system for
AU landscape buffer and common areas including gates. Desert or native plant species
and drought -resistant planting materials shall be incorporated into the landscape plan.
b. Location and design detail of any proposed and/or required walls.
C. Exterior lighting plan, in conformance with any future "Dark Sky" Ordinance
emphasizing minimization of light and glare impacts to surrounding properties.
d. A schedule of completion she be submitted to the Community Development
Department for items a, b and c.
8. Prior to building permit approval(s), the subdivider shall submit criteria to be used for
landscaping of all individual lot front yards. At a minimum, the criteria shall provide for three
15-gallon trees on corner lots, as well as an irrigation system and suitable ground cover.
++9. The subdivider shall make provisions for maintenance of all landscape buffer common areas,
recreation areas, and storm water retention areas via one of the following methods prior to
final map approval:
a. Subdivider shall consent to the formation of a maintenance district under Chapter 26
of the Improvement Act of 1911 (Streets and Highways Code, Section 5820 et seq.)
of the Lighting and Landscaping Act of 1972 (Streets and Iighways Code 22600 et
seq.) to implement maintenance of all improved landscape buffer and storm water
retention areas. It is understood and agreed that the developer/applicant shall pay all
costs of maintenance for said improved areas until such time as tax revenues are
received from assessment of the real property.
b. The applicant shall submit to the Community Development Department a
Management and Maintenance Agreement, to be entered into with the unit/lot owners
of this land division, in order to insure common areas and facilities will be maintained.
An unqualified right to assess the owners of the individual units for reasonable
maintenance costs. The association shall have the right to lien the property of any
owners who default in the payment of their assessments.
CONAPRVL.360 2
Planning Commission Resolution 96 _
Conditions of Approval - Recommended
Tentative Tract 24890, Amendment # 1, Time Extension #3
January 23,1996
+10. Prior to the issuance of a grading permit/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 Marshall
■ City of La Quinta
■ Public Works Department
■ Community Development Department
■ Coachella Valley Water District
■ Desert Sands Unified School District
■ Imperial Irrigation District
Evidence of said permits or clearances from the abovementioned agencies shall be presented
to the Building & Safety Department at the time of the application for any permit for any use
contemplated by this approval.
++11. Prior to the issuance of any grading, building, or other development permit or final inspection,
the applicant shall prepare and submit a written report to the Community Development
Director demonstrating compliance with those Conditions of Approval and mitigation
measures of Tentative Tract 24890 which must be satisfied prior to the issuance of any
permits/final inspections. The Community Development Director may require inspection or
other monitoring to assure such compliance. Said inspection or monitoring may be
accomplished by consultant(s) at the discretion of the Community Development Director, and
all costs associated shall be borne by the applicant/developer.
12. Lots that exceed 21/2 depth times width ratio, shall be provided with 25-foot front yard
setback.
* * 13 . Approval of this tentative tract map shall be subject to approval of General Plan Amendment
89-026, Specific Plan 85-006 (Amendment), and Change of Zone 89-045, by the City
Council.
++14. Street name proposals shall be submitted for review and approval by the Community
Development Department prior to recordation of any portion of the final map. Street name
signs shall be furnished and installed by the developer in accordance with standards of the
Public Works Director. Signage type and design shall be subject to review and approval of
the Community Development Department and the Public Works Department.
CONAPRVL360
Planning Commission Resolution 96-_
Conditions of Approval - Recommended
Tentative Tract 24890, Amendment # 1, Time Extension #3
January 23,1996
++15. Minimum landscaped setbacks adjacent to public streets as stipulated in Specific Plan 85-006
(amended), shall be required. Design of the setbacks shall be approved by the Community
Development Department. Setback shall be measured from ultimate right-of-way lines.
a. The minimum setback may be modified to an "average" if a meandering or curvilinear
wall design is used.
b. The parkway setback area(s) shall be established as (a) separate common lot(s) and
be maintained as set forth in Condition #9, unless an alternate method is approved by
the Community Development Department.
16. Exceptions to La Quinta Subdivision Ordinance Sections 13.12.050, Street Alignment and
13.12.080(c) lots, is hereby approved.
17. Applicant shall comply with the following conditions of the City Fire Marshal:
a. Schedule" A" fire protection approved Super fire hydrants, (6" x 4" x 2'/2" x 2'/2")
shall be located one at each street intersection spaced not more than 330 feet apart in
any direction with no portion of any frontage more than 165 feet from a fire hydrant.
Minimum fire flow shall be 2500 gpm for two hours duration at 20 psi.
b. The water mains shall be capable of providing a potential fire flow of 2500 gpm and
an actual fire flow available from any one hydrant shall be 1500 gpm for two hours
duration at 20 psi residual operating pressure.
C. Prior to recordation of the final map, applicant/developer shall furnish one blueline
copy of the water system plans to the Fire Department for review. Plans shall
conform to the fire hydrant types, location and spacing, and the system shall meet the
fire flow requirements. Plans shall be signed/approved by a registered civil engineer
and the local water company with the following certification: "I certify that the design
of the water system is in accordance with the requirements prescribed by the Riverside
County Fire Department".
d. The required water system including fire hydrants shall be installed and accepted by
the appropriate water agency prior to any combustible building material being placed
on an individual lot.
CONAPRVL360 4
Planning Commission Resolution 96-_
Conditions ofApproval - Recommended
Tentative Tract 24890, Amendment # 1, Time Extension #3
January 23,1996
e. Prior to the recordation of the final map, the applicant/developer shall provide
alternate accesses as approved by the County Fire Department.
1). Exterior accesses issues.
2). Cul de sac secondary access issue.
f. 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 radio -controlled override system
capable of opening the gate when activated by a special transmitter 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 12-feet, with a minimum vertical clearance of 13-feet 6-inches.
g. Medians and islands may require additional setbacks to allow Fire Department access.
18. All requirements of the Coachella Valley Water District shall be met.
19. Prior to transmittal of the final map to the City Council by the City Public Works
Department, any existing structures which are to be removed from the property shall have
been removed or there shall be an agreement for the removal which shall be secured by a
faithful performance bond in a form satisfactory to the City and granting the City the right to
cause any such structures to be removed.
20. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to
constructing or joining improvements.
21. The applicant shall pay the required processing, plan checking and inspection fees as are
current at the time the work is being accomplished by City personnel or subcontractors for
the Community Development, Building and Safety, or Public Works Departments.
22. The applicant acknowledges that the City is considering a City-wide Landscaping and
Lighting District and by recording a subdivision map agrees to be included in the district. Any
assessments will be done on a benefit basis as required by law.
CONAPRVL360 5
Planning Commission Resolution 96-_
Conditions of Approval - Recommended
Tentative Tract 24890, Amendment # 1, Time Extension #3
January 23,1996
23. All traffic, circulation, and drainage conditions placed on Specific Plan 85-006 shall apply
except where specifically modified by the conditions for this tentative subdivision map.
24. Applicant shall post security for street improvements in the right-of-way contiguous to the
subdivision as follows:
Jefferson Street
- 'h width plus 1 land + raised landscaped median
52nd Avenue
- '/2 width plus 1 land + raised landscaped median
Calle Rondo
- '/z width
Calle Tampico
- '/s width
Park Avenue
- '/s width
25. The applicant shall have prepared street improvement plans (for public and private streets)
that are prepared by a registered civil engineer. Street improvements, including traffic signs
and markings, and raised median islands (if required by the City General Plan) shall conform
to City standards as determined by the Public Works Director and adopted by the La Quinta
Municipal Code (3-inch AC over flinch Class 2 base minimum, for residential streets). Street
design shall take into account the subgrade soil strength, the anticipated traffic loading, and
street design life.
26. A common area lot shall be established for that area between the tract perimeter wall and
street right-of-way for Jefferson Street, 52nd Avenue, Calle Rondo, Calle Tampico, and Park
Avenue streets. Landscaped maintenance responsibility of the total common lot and street
landscape parkway shall be the responsibility of the development.
27. The applicant shall have a grading plan that is prepared by a registered civil engineer, who will
be required to certify that the constructed conditions at the rough grade stage are as per the
approved plans and grading permit. This is required prior to issuance of building permits.
Certification at the final grade stage and verification of pad elevations is also required prior
to final approval of grading construction.
28. The developer of this subdivision shall submit a copy of the proposed grading, landscaping
and irrigation plans to Coachella Valley Water District for review and comment with respect
to CVWD's Water Management Program.
29. A thorough preliminary engineering geological and soils engineering investigation shall be
done and the report submitted for review along with the grading plan. The reports
recommendations shall be incorporated into the grading plan design prior to grading plan
approval. The soils engineer and/or the engineering geologist must certify to the adequacy
CONAPRVL360 6
Planning Commission Resolution 96-_
Conditions of Approval - Recommended
Tentative Tract 24990, Amendment # 1, Time Extension #3
January 23,1996
of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the
soils report certification shall be indicated on the final subdivision map.
30. The developer ofthis subdivision of land shall cause no easements to be granted or recorded
over any portion of this property between the date of approval by the City Council and the
date of recording of the final map without the approval of the Public Works Director.
31. Drainage disposal facilities shall be provided as required by the Public Works Director. The
applicant shall comply with the provisions of the City Master Plan of Drainage, including
payment of any drainage fees required therewith.
32. All utilities will be installed and trenches compacted to City standards prior to construction
of any streets. The soils engineer shall provide the necessary compaction test reports for
review by the Public Works Director.
33. The applicant shall post security equivalent to the proportional share designated, and may
obtain some reimbursement from the City in a manner approved by the City Council for
traffics signals, in accordance with the following table.
Initial
Portion Eligible
Posting
for
Requirement
Reimbursement
Jefferson @ 50th Avenue
50%
37.5%
Jefferson @ Project Entrance
100%
None
Jefferson @ 52nd Avenue
50%
25%
52nd Avenue @ Project Entrance
100%
50%
34. Applicant shall dedicate all necessary public street right-of-way and utility easements for the
following streets:
Jefferson 60' half -width
52nd Avenue 120' full -width (see note)
Calle Rondo 30' half -width and suitable conforms
Calle Tampico 30' half -width and suitable conforms
Park Avenue 30' half -width and suitable conforms
NOTE: The 120' figure may be reduce to 100' pending the outcome of the proposed
General Plan Amendment.
35. Applicant shall record permanent public access easement on all lots created in the subdivision
for private streets.
CONAPRVL360 7
Planning Commission Resolution 96-_
Conditions of Approval - Recommended
Tentative Tract 24890, Amendment # 1, Time Extension #3
January 23,1996
**36. In order to improve access between Washington Street and this subdivision for traffic with
trip ends in the subdivision, and to provide for orderly development along 52nd Avenue east
of Washington Street to the eastern edge of Tract Map 24889, the applicant shall make every
effort to obtain a 60-foot-wide easement for public street purposes from the adjoining
property owner to the west.
As a minimum, an interim two-lane paved facility shall be concurrently constructed in the
easement that joins Washington Street when the other 52nd Avenue improvements are
installed. The interim facility shall be constructed in a manner that will permit incorporation
into the ultimate street improvement with minimal adaptation.
The applicant may seek reimbursement for the improvements for that section of 52nd Avenue
east of Washington Street to the western edge of Tract 24890 in the following manner.
1. Prior to January 1, 1992, the applicant shall seek direct reimbursement, from the
developer of the property that provides the easement.
2. After January 1, 1992, the applicant may seek reimbursement from the City consistent
with any policy or program in existence at that time.
It shall be understood by all parties involved in providing the easement and subsequent interim
improvement that the City intends to condition the future development of the property
adjoining Tract 24890 to affect reimbursement for costs relevant to same incurred by the
applicant or City whichever is carrying the cost at the time. If the applicant is unable to
obtain the easement, the following condition shall apply:
a. The intersection of "new" 52nd Avenue with "old" 52nd Avenue shall be configured
in a manner that the two intersect at 90 degree angles. The curve on "new" 52nd
Avenue that leads into the intersection shall have a minimum radius.
b. In addition to the right-of-way required for the ultimate alignment of 52nd Avenue,
the applicant shall dedicate additional right-of-way as needed, to accommodate the
interim intersection configuration.
C. Traffic signals shall be installed when traffic counts warrant the need, as determined
in accordance with the collective conditions of -approval for this tract. The applicant
shall be 100% responsible for the cost of the signals; the City will administer the
design and installation.
d. Although "new" 52nd Avenue shall be offered for dedication, it will not be accepted
as a public street until the link to Washington Street is completed, and the other link
CONAPRVL360 8
Planning Commission Resolution 96-_
Conditions of Approval - Recommended
Tentative Tract 24890, Amendment # 1, Time Extension #3
January 23,1996
which is constructed under these collective Conditions of Approval has been
determined by the Public Works Director to be in a state of good repair.
37. The applicant shall enter into a license agreement with the City to provide for maintenance,
liability insurance coverage, and other relevant concerns that may be identified, and as needed,
for the tunnel that is proposed for placement under the pavement in the Jefferson Street right-
of-way. The agreement, which will be subject to approval of appropriate City officials, will
be prepared by the City at the applicant's expense prior to issuance of permits to construct
tunnel.
38. Applicant shall provide street grades that are 0.35 percent or greater unless demonstrated by
engineering design, and approved by the Public Works Department, that drainage is adequate
and the minimum gradient cannot be satisfactorily obtained.
39. Security posting requirements for the traffic signals may be staged in proportional increments
commensurate with, and based on, the number of dwelling units in each successive
development phase. The applicant shall provide traffic signal improvement plans prepared
by a registered civil engineer, and install the signals when warranted pursuant to an annual
warrant study of the intersections identified in Condition #33. The study shall be conducted
by a qualified traffic engineer at the applicant's expense and submitted for review and
approval by the Director of Public Works.
40. The applicant shall post security for private street improvements in the subdivision in amounts
commensurate with, and as needed, to meet circulation and access requirements for each
proposed phase of the subdivision development. The security shall be posted prior to
recording of the subject phase of the final map. Installation of the secured improvements by
the applicant shall occur prior to issuance of occupancy permits.
41. The applicant shall post security for all public street improvements prior to recording of the
final subdivision map.
42. Installation of the secured public street improvements by the applicant shall occur and may
be staged in a manner commensurate with the development phasing of this subdivision,
adjoining subdivisions and traffic needs, all as determined by the Director of Public Works.
As a minimum, an interim two-lane paved facility shall be constructed concurrently with Phase
I of the development in the 52nd Avenue right-of-way, and the easement required in
Condition # 38 from Jefferson to Washington Streets. The interim improvement shall be
constructed in a manner that will permit incorporation into the ultimate street improvement
with minimal adaption.
CONAPRVL360 9
Planning Commission Resolution 96-_
Conditions of Approval - Recommended
Tentative Tract 24990, Amendment # 1, Time Extension #3
January 23,1996
43. The applicant may obtain some reimbursement from the City in a manner approved by City
Council for the segment of 52nd Avenue constructed in the 60-foot wide easement between
Washington Street and the westerly most boundary of Tract 24890.
44. The applicant shall vacate vehicle access rights to all public streets except for selected private
streets that may intersect 52nd Avenue and Jefferson Street at locations, and in a manner
approved by the ]Director of Public Works.
45. Additional exceptions where vehicle access rights to public streets may be retained are as
follows: 1) the golf course maintenance facility located adjacent to 52nd Avenue and Calle
Rondo may enjoy direct access to 52nd Avenue and Calle Rondo (temporarily only, see
Condition #50, but the 52nd Avenue access shall be right-turn-in/right-turn-out only); 2) the
CVWD well site located adjacent to Calle Rondo and Calle Tampico may enjoy direct access
to either street, but not both; 3) gated emergency access to interior private streets from
Jefferson Street and Park Avenue shall be provided in accordance with the requirements of
the City's Director of Public Works and City Fire Marshal.
46. The applicant shall aesthetically enhance the outward appearance of the CVWD well site
located adjacent to Calle Rondo and Calle Tampico, and the golf course maintenance facility
located adjacent to Calle Rondo and 52nd Avenue. Specific improvements shall include: 1)
continuation of the sound wall and landscaping in the setback area along the Calle Rondo,
Calle Tampico, and 52nd Avenue frontages; 2) a paved driveway at the access point; 3) an
aesthetically attractive sight restricted gate.
47. The applicant shall provide a 20-foot wide and a 10-foot wide landscaped setback lot
respectively, on the 52nd Avenue and Calle Rondo frontages adjacent to the golf course
maintenance facility.
48. Along Jefferson Street where golf course abuts proposed perimeter wall, decorative wrought
iron or steel tube fencing shall be used to allow views into project, if in conformance with
acoustical study (as required by Specific Plan 85-006, as amended).
*49. Custom home lots Numbers 487-505 and 530-554 shall be permitted to be a maximum 28-
feet in height within one story.
*50. Existing maintenance building access to Calle Rondo shall be permanently eliminated at the
time 52 Avenue is realigned, as required by Condition # 11 of Plot Plan 86-285.
CONAPRVL360 10
Planning Commission Resolution 96-_
Conditions of Approval - Recommended
Tentative Tract 24890, Amendment # 1, Time ]Extension #3
January 23,1996
++51. Per J. M. Peters' proposal in the letter dated May 18, 1993 (slightly modified in December
12, 1994 letter), the perimeter wall and landscaping improvements shall be constructed in the
following timing and sequence:
a. When one third of the perimeter improvements are complete, the first 93 of 546
homes will be permitted for construction.
b. When two thirds of the perimeter improvements are complete, the next 107 of 546
(units 94-200) will be permitted for construction.
C. Perimeter improvements shall be complete and accepted by the City prior to issuance
of more than a total of 200 building permits within the development.
The sequence of improvements shall be as approved by the City. Perimeter wall along the
north boundary of the development, constructed subsequent to the June 16, 1993 agreement
between J.M. Peters, Co. and the City Public Works Department, was not an approved
increment in scheduling of perimeter improvements and shall not be included in the total of
improvements completed for the purposes of this condition until approved by the Public
Works Director.
++52. Prior to May 1, 1996, the applicant shall obtain City approval for, or shall remove, the golf
cart gate and concrete flatwork illegally constructed along the Park Avenue perimeter wall.
After May 1, 1996, no building permits or Certificates of Occupancy will be issued within the
development until this issue has been resolved.
CONAPRVL360 11
PH #2
PLANNING COMMISSION
STAFF REPORT
DATE: FEBRUARY 13, 1996
CASE: PLOT PLAN 95-558, AMENDMENT #1 (COMPATIBILITY REVIEW)
APPLICANT: LANDAU DEVELOPMENT COMPANY
ARCHITECT: WENDELL W. VEITH
REQUEST: APPROVAL TO ADD NEW SINGLE FAMILY HOUSE PROTOTYPE
LOCATION: WITHIN LAKE LA QUINTA, BOUNDED BY CALEO BAY, DULCE
DEL MAR AND VIA FLORENCE.
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL (TWO TO FOUR DWELLING UNITS
PER ACRE).
ZONING: R-1 (SINGLE FAMILY RESIDENTIAL)
Landau Development is presently constructing single family dwellings within the Lake
La Quinta project. To date, the developers have been granted approval of three single
family prototypes for construction. Two of the prototypes were granted staff
approval while the third was reviewed and approved by the Planning Commission on
June 27, 1995, under the Compatibility Review requirements.
The applicant is now requesting approval to add a new prototype.
Presently, the units which have been approved for construction by all four developers
in Lake La Quinta vary from 1804 sq. ft. up to 3800 sq. ft. Generally speaking, the
smaller units have been built as off -water units while the larger units have been built
as on -water units.
PCSS.112/CONAPRVL.364
PROJECT PROPOSAL:_
The applicant is requesting approval of a single story house of 3,250 sq. ft. of living
area and 693 sq. ft. three car garage. The prototype consists of three bedrooms
and three -and -a -half baths.
The architectural style of the unit is from the Mediterranean Period with exterior
materials consisting of beige stucco walls and fascias and tan "S"-style concrete tile
roofing. The height at the maximum point of the unit, at the entrance, is
approximately 23 feet. The roof structure is made up of a combination of parapet
and hip styles. Several bay windows are proposed. The garage will have sectional
metal roll -up doors. The proposed colors match the previously approved colors for
the original units. One -foot roof overhangs, are proposed for the sloped roof areas.
At this time, the applicant is only proposing to construct this unit on one on -water
lot (lot 274) fronting Via Montana. The site plan for this lot is attached for your
review. It should be noted that a lot line adjustment enlarging the lot slightly by
incorporating a portion of the lot to the south (lot 275) will be necessary to
accommodate this 91' wide unit. The units will be setback approximately 40 feet
from the street. The unit as shown on lot 274 and 275 complies with applicable
setback requirements.
STAFF COMMENTS
This unit is subject to the requirements of the Compatibility Ordinance because
Landau Development is not one of the original developers of this tract. The 3,250 sq.
ft. house, plus 693 sq. ft. garage size falls within the allowable size and range of
units approved and constructed within Lake La Quinta.
With regards to architectural compatibility, their materials and colors are compatible
with materials used elsewhere in the project. With regards to architectural style, the
proposed unit has the same architectural feel as those units already constructed.
However, this unit utilizes more parapet roof than other existing homes. Mr. Jim La
Loggia, Project Manager for Lake La Quinta, has indicated that the Lake La Quinta
Homeowners' Association has reviewed the proposed plan and finds that it conforms
to their architectural guidelines.
Vintage Homes, on the south side of the lake front, is required to provide a trellis or
patio cover for units whose rear yard faces south or west. This prototype's rear
elevation faces west, therefore, a four -foot deep trellis or patio cover over glass doors
or windows greater than four -feet by four -feet with a concrete porch is required on
the west elevation. This trellis will be required for any lots where the rear yards face
the south or west. This was not required of any previous prototype due to their
extensive overhangs.
PCSS.112/CONAPRVL.364
REQUIRED FINDINGS:
Compatibility review requires that the following findings be made when an application
is approved:
1. The architectural aspects of the development will be compatible with and not
detrimental to other existing units in the subdivision because the unit's size is
within the range of existing units and the style of architecture is comparable
to the existing units. The proposed unit features quality architectural features
and style similar to the other units within the project. The major difference
between this unit and other existing units is the increased use of a parapet roof
with no exposed tile roof feature. The Lake La Quinta Homeowners'
Association has reviewed this unit and has determined that it is acceptable for
use within the project.
2. Applicable development standards including, but not limited to setbacks,
parking, landscaping, site design, and similar features will be compatible with
and not detrimental to other existing units in the subdivision because the
development requirements for the new unit is the same as the existing with the
exception of the prototype width. A lot line adjustment may be required
dependent on the lot size.
By Minute Motion 96-_, approval of the new prototype, subject to the attached
Conditions of Approval.
Attachments:
1. Location Map
2. Letter from applicant
3. Letter from Lake La Quinta dated January 16, 1995
4. Plan exhibits (large scale)
Prepared by:
STAN B. SAWA, Principal Planner
Submitted by:
L l
CHRISTINE DI IORIO, Planning Manager
PCSS.112/CONAPRVL.364
CONDITIONS OF APPROVAL - RECOMMENDED
PLOT PLAN 95-558, AMENDMENT #1
LANDAU DEVELOPMENT COMPANY
FEBRUARY 13,1996
GENERAL:
Approval is granted for new prototype labeled Plan 5R on file in the Community
Development Department.
2. A trellis or patio cover shall be provided for each Plan 5R single family residence constructed
where the rear of the unit faces south or west. The trellis or patio cover shall be a depth of
four feet and be constructed over off sliding glass or french door openings and all glass
windows greater than four -feet by four -feet. A concrete porch shall be provided under the
doors and be the same size as the trellis or patio cover above.
The landscaping and irrigation plan for each lot shall be submitted to the Community
Development Department for review and approval prior to issuance of a building permit.
Additionally, the plans shall be reviewed and approved by the Homeowners' Association, the
Riverside County Agricultural Commissioner, and Coachella Valley Water District
Management Specialist.
4. All trees shall be double -staked to prevent wind damage. Where feasible, all plant materials
shall be watered by either emitters or low -flow bubblers.
5. The concrete driveway shall include expansion joints and a broom finish (or better) texture.
6. All provisions of Ordinance 220, regarding water efficient landscaping and irrigation shall be
met. All landscaping shall be continuously maintained in a healthy and viable condition, by
the developer and subsequent property owners.
7. Front yards and exterior side yards of all lots which this unit is constructed on shall be
landscaped from the residence or perimeter wall to the property lines, edge of curb, or
sidewalk, whichever is furthest from the residence or the wall.
8. All applicable conditions of Tract 26152 shall be met.
9. All applicable conditions of Compatibility Ordinance 242 shall be met.
conaprv1.364/pcss.112
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CASE No.
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PLOT PLAN 95-558 #1
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LANDAU DEVEL, CO, JL NTS
ATTACHMENT
LANDAU DEVELOPMENT CO., INC.
Post Office Box 1725, Palm Springs • (619) 323-4430
Fax (619) 320-4159
January 23, 1996
Planning Department
City of La Quinta
78-495 Calle Tampico
La Quinta, California 92253
Re: Plan 5R - Del Mar Model
Lake La Quinta
Gentlemen:
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We herewith confirm that the design and construction of Plan 5R, Del Mar Model
conforms to the general decor, design, elevations, exterior color and roof tile which is or has
been constructed on the water lots at Lake La Quinta.
Be further advised that the architectural committee of the Homeowners Association of
Lake La Quinta has approved the plans and specifications of the Plan 5R, Del Mar Model.
Sincerely yours,
LANDAU DEVELOPMENT CO., INC.
BY
IRVIN B. GREEN, Pre ' ent
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• 47-305 VIA RAVENINA , LA QUINTA, CALIFORNIA 92253
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PH #3
PLANNING COMMISSION
STAFF REPORT
DATE: FEBRUARY 13, 1996
CASE NO.: ZONING ORDINANCE AMENDMENT 96-049
INITIATED BY: CITY OF LA QUINTA
CONSIDERATION: RECOMMEND APPROVAL OF THE SIGN ORDINANCE
CHAPTER 9.212 PERTAINING TO SIGN REGULATIONS FOR
USE THROUGHOUT THE CITY
ENVIRONMENTAL
CONSIDERATION: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS
COMPLETED ENVIRONMENT ASSESSMENT 96-314 FOR THE
PROPOSED ORDINANCE AMENDMENT. BASED UPON THIS
ASSESSMENT, THE COMMUNITY DEVELOPMENT
DIRECTOR HAS DETERMINED THAT NO ADVERSE
ENVIRONMENTAL IMPACTS WILL OCCUR. THEREFORE, A
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
HAS BEEN PREPARED FOR RECOMMENDATION
CERTIFICATION.
BACKGROUND:
General
The sign provisions, Chapter 9.160, have been modified in conjunction with the entire update of the
City's Zoning Ordinance. The City Council, at its February 16, 1996, meeting requested immediate
review and approval of the sign regulations separate from the remainder of the Zoning Ordinance.
The attached Chapter 9.160: Signs, incorporates all changes requested by the Planning Commission
during workshop session review (Attachment 1).
Draft Sian Ordinance
The following is a summary of sign provisions added or modified since your last review:
1. Under Section 9.160.020, Table 9.7
: "Exempt signs not requesting a sign permit" two sign
types have been added as follows:
a. (15) Directional and informational signs for public and quasi -public uses
b. (16) Temporary window signs
2. Under Section 9.160.60(E), "Permitted Temporary Signs" special event signs has been
deleted. The maximum number of 30 signs has been added. Placement restrictions allow
PCSS.114
these signs (relocated to Section 9.60.170 and 9.100.140) to be placed no less than 200 feet
apart.
Under Section 9.60.170 "Special Outdoor Events" in the Supplemental Residential
Regulations (Chapter 9.60) and Section 9.100.140 "Temporary Outdoor Events" in the
Nonresidential Supplemental Regulations (Chapter 9.100) now include an additional
regulation. The standard will read "Signs shall be restricted to one banner per street frontage,
each sign not exceeding 32 square feet and one portable billboard not to exceed 55 square
feet. Other signs and advertising devices such as pennants, flags, A -frame signs and light
strings are prohibited."
4. Under Section 9.160.070(E) "Permitted Semi -Permanent Signs" a provision has been added
limiting the number of signs to 10 on a parcel. These signs can be posted for a minimum of
61-days and a maximum of one year.
Under Section 9.160.080(F) "Village. Directional Sign Program" a sign program has been
added to better identify businesses within the Village at La Quinta Specific Plan. The
program is similar to the Building Industry Association (BIA) subdivision sign program. Five
intersections are specified for sign locations of which several will be located outside the
boundaries of the Village.
The above -noted items comprise the major modifications to the Sign Ordinance, since the Planning
Commission's last review.
Staff recommends adoption of Planning Commission Resolution 96- , recommending approval
to the City Council of Zoning Ordinance Amendment 96-049 pertaining to sign regulations for use
throughout the City and Certification of the Negative Declaration of Environmental Impact.
Attachments:
1. Planning Commission Minutes, October 10, 1995
2. Draft Sign Ordinance
3. Initial study and draft Negative Declaration
Prepared by:
STAN B. SAWA, Principal Planner
Submitted by:
CEMSTINE DI IORIO, Planning Manager
PCSS.114
Hr.
ABET
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.
A. 0 Street Vacation 95-027; a request of STAMKO Development for approval to vacate
unimproved section of Westward Ho Drive.
I. \Planning Manager Christine di Iorio presented the information contained in
Ne staff report, a copy of which is on file in the Community Development
2. Commiioner Adolph asked if a new tract map would be required. Staff
stated no.
Pclo-to 3
PLANNING CONDMSION RESOLUTION 96-_
A RESOLUTION OF THE PLANNING CONMMSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF NEW SIGN REGULATIONS
CASE NO. ZOA 96-049
CITY OF LA QUINTA
WHEREAS, the Planning Commission of the City of La Quints, California did
on the 13th day of February, 1996, hold a duly noticed Public Hearing to consider regulations for
signs in the City of La Quinta; and,
WHEREAS, said request has complied with the requirements of the California
Environmental Quality Act of 1970 (as amended), and adopted by City Council Resolution 83-68,
in that the Community Development Director has determined that the Zoning Ordinance
Amendment will not have a significant adverse impact on the environment and a Negative
Declaration of Environmental Impact is recommended; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said Planning Commission
did find the following facts, findings, and reasons to justify the recommendation for approval of
said Zoning Ordinance Amendment.
1. The proposed Amendment will not adversely affect the planned development of the City
as specified by the General Plan for the City of La Quinta because the sign regulations
provide requirements which work in concert with and enhance the planned development.
2. The proposed Amendment would not be detrimental to the health, safety, and welfare of
the City because the sign regulations are designed to insure unsafe conditions do not occur.
3. There will be no significant adverse impacts resulting from this Zoning Ordinance
Amendment because the sign regulations by their nature, create conditions which enhance,
control, and are compatible with while permitting adequate identification of commercial
and residential uses.
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 in this case.
RESOM.174
Planning Commission Resolution 96-_
2. That it does hereby recommend adoption of the Negative Declaration.
3. That it does hereby recommend to the City Council approval of Zoning Ordinance
Amendment 96-049 for the reasons set forth in this Resolution and as noted in the attached
Exhibit "A".
PASSED, APPROVED, AND ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 13th Day of February, 1996, 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
RPSOPC.174
'�T
W A 4
2.l�
[Draft.2/9/961
CHAPTER 9.160: SIGNS ............................................
1
9.160.010
Purpose and Intent .....................................
1
9.160.020
Exempt Signs .........................................
1
9.160.030
General Sign Standards .................................
3
9.160.040
Permanent Signs in Residential Districts ....................
5
9.160.050
Permanent Signs in Nonresidential Districts .................
6
9.160.060
Permitted Temporary Signs ..............................
8
9.160.070
Permitted Semi -Permanent Signs .........................
11
9.160.080
Semi -Permanent Downtown Village Directional Sign Program. 12A
9.160.090
Sign Permit Review ...................................
13
9.160.100
Prohibited Signs ......................................
16
9.160.110
Nonconforming Signs .................................
18
9.160.120
Enforcement .........................................
19
9.160.130
Sign Definitions ......................................
20
CHAPTER 9.160: SIGNS
Sections:
9.160.010 Purpose and Intent ......................... 1
9.160.020 Exempt Signs .............................. 1
9.160.030 General Sign Standards ..................... 3
9.160.040 Permanent Signs in Residential Districts ....... 5
9.160.050 Permanent Signs in Nonresidential Districts .... 6
9.160.060 Permitted Temporary Signs .................. 8
9.160.070 Permitted Semi -Permanent Signs ............ 11
9.160.080 Semi -Permanent Downtown Village
Directional Sign Program .................. 12A
9.160.090 Sign Permit Review ........................ 13
9.160.100 Prohibited Signs ........................... 16
9.160.110 Nonconforming Signs ...................... 18
9.160.120 Enforcement .............................. 19
9.160.130 Sign Definitions ........................... 20
9.160.010 Purpose and Intent.
A. Purpose. These regulations are intended to implement the goals and policies of the General
Plan by:
l . Providing minimum standards to safeguard and enhance property values and protect public and
private investment in buildings and open spaces;
2. Preserving and improving the appearance of the City as a place to live, work and visit.
3. Encouraging sound signing practices to aid business and provide directional information to the
public;
4. Ensuring that signs effectively identify business and other establishments;
5. Preventing excessive and confusing signing displays ;
6. Reducing traffic hazards and promoting the public health, safety, and welfare by minimizing
visual competition among signs;
9.160.020 Exempt Signs.
A. Signs not Requiring Sign Permits. The signs listed in Table 9-1 following do not require a sign
permit nor shall their area and number be included in the aggregate area or number of signs permitted
for any premises or use. However, this exemption shall not be construed as relieving the sign owner of
the responsibility of: (1) obtaining any building or other permits required for sign erection, if any; (2)
proper sign maintenance; or (3) compliance with applicable provisions of this Chapter or of any other
law or ordinance. Exempt signs shall not be illuminated nor placed within any public right-of-way
unless specifically permitted hereinbelow.
9.160: SIGNS (Draft: 2191961
TABLE 9-1: EXEMPT SIGNS NOT REQUIRING A SIGN PERMIT
Sign Type
Placement
Max. Area
Illumination
In this Table: • "n/a" means not applicable or no restriction
• "Building -mounted" means signs mounted flush -to -wall only
1. Official notices issued by any court or public body or
n/a
n/a
n/a
officer and notices posted by any public officer in the
performance of a public duty or by any person giving legal
notice
2. Within residential districts, address or identification signs
Building-
I sq/ft
No
mounted
aggregate
3. Signs located in the interior of any building or enclosed
n/a
n/a
Yes
outdoor area which are designed and located to be viewed
exclusively from within such building or outdoor area
4. Tablets, stained glass windows, or dates of erection cut into
Building-
3 sq/ft
No
the surface of a wall or pedestal or projecting not more than
mounted or
two inches
free-standing
5. Directional, warning, or informational signs required by or
n/a
n/a
Yes
authorized by law or by a governmental authority,
including signs necessary for the operation and safety of
public utility uses
6. Incidental accessory signs and placards (e.g. Open/Closed
Window or
2 sq/ft
No
signs), six signs maximum per premises
building-
aggregate
mounted
7. Temporary decorations clearly incidental and customary
n/a
n/a
Yes
and commonly associated with any national, local or
religious holiday, provided such signs are removed within
seven days after the applicable holiday.
8. Sculptures, fountains, mosaics, and design features which
n/a
n/a
Yes
do not incorporate advertising or premise identification
9. Property signs (e.g. "No Trespassing," "No Parking," etc.),
Building-
3 sq/ft
Yes
informational/directional signs (e.g, "Restrooms," "Exit,"
mounted
etc.) and warning signs (e.g. "High Voltage")
or free-standing
10. Vehicular directional signs used to identify street entrances
Building-
3 sq/ft
Yes
and exits, maximum three feet high if free-standing
mounted
or free-standing
11. Directional pavement marking
n/a
n/a
n/a
12. Newspaper stand identification
n/a
3 s /ft
No
t ' k
9.160: SIGNS [Draft. 2191961
TABLE 9-1: EXEMPT SIGNS NOT REQUIRING A SIGN PERMIT
Sign Type I
Placement I
Max. Area
Illumination
In this Table: • "n/a" means not applicable or no restriction
• "Building -mounted" means signs mounted flush -to -wall only
13. Within commercial districts, chalkboards or small placards
Building-
3 sq/ft
Indirect only
(e.g. restaurant menu boards)
mounted
14. Vending machine signs and automatic teller signs
n/a
n/a
Yes
15. Directional and public convenience signs for public and
Free-standing
3 sq. ft.
No
quasi -public uses on public or private property, adjacent to
an Arterial thoroughfare. Number, shape, location of signs
shall be approved by the Directors of Community
Development and Public Works
16. Within commercial zones, temporary information window
Window
No one
No
signs fronting on a street, parking lot or common on -site
mounted
window
area, not covering more than 25% of the area of the
sign shall
window(s) within which they are placed for a period not
exceed 4'
exceed 14 days nor more than six (6) times per calendar
high or 8'
year. No more than three (3) signs per elevation with
long (32
windows may be installed at any one time.
sq./ft.)
Signs in Residential Districts Requiring a Permit
See Section 9.160.040
Signs in Nonresidential Districts Requiring a Permit
See Section 9.160.050
Temporary and Semi -Permanent Signs
See Sections 9.160.060 and 9.160.070
B. Repainting. The repainting of a sign in original colors shall not be considered an erection or
alteration which requires sign approval unless a structural, text or design change is made;
9.160.030 General Sign Standards.
A. Applicability. Signs in the City of La Quinta, including exempt, permanent, semi -permanent,
and temporary signs, are subject to the general standards of this Section.
B. Planned Sign Programs. Planned sign program review is required, per the provisions of
Subsection 9.160.080D, for submissions which: (1) include three or more permanent signs; (2) are in
conjunction with review of a site development permit by the Planning Commission; or (3) include a
request for a sign adjustment to a sign previously approved under a planned sign program.
C. Interpretation of Provisions. Where a matter of interpretation arises regarding the provisions
of this Chapter, the more specific definition or more rigorous standard shall prevail. Whenever the
3
W
9.160: SIGNS (Draft. 2191961
Community Development Director determines that the application of any provision of this Chapter is
uncertain, the issue shall be referred to the Planning Commission for determination.
D. Application of Standards. If the Director determines that a staff -reviewed sign does not
conform to one or more of the general standards set forth in this Section, the applicant shall be given
the option of modifying the sign or applying for a minor adjustment
E. Measurement of Sign Area. Sign area shall be measured as follows:
1. Basic Rule. Sign size or area shall be defined as the entire area of the sign face, including non-
structural perimeter trim but excluding structures or uprights on which the sign is supported.
2. Window Signs. Window sign area shall be considered to be the entire area of any sign placed
on or inside a window and not painted directly on the glass. For signs painted directly on the
glass, area measurement shall be the same as that for wall signs, following.
3. Individual Letters. The area of wall or window signs composed of individual letters painted
on or otherwise affixed to the wall or window shall be considered to be the area within the
single continuous perimeter encompassed by a straight-line geometric figure which encloses
the extreme limits of the letters or other characters.
4. Double -Faced Signs. If a sign is double-faced with only one face visible from any ground
position at one time, its sign area shall be considered to be the area of either face taken
separately. Thus, if the maximum permitted sign area is 20 sq. ft., a double-faced sign may
have an area of 20 sq. ft. per face.
5. Three -Dimensional Signs. If a sign has three or more faces, its sign area shall be considered
to be the sum of the areas of each individual face. Thus, if a sign has 4 faces and the maximum
permitted sign area is 20 sq. ft., the maximum allowable area for each face is only five sq/ft.
6. Separated -Panel Signs. The sign area of open or separated panel signs, i.e. those signs having
empty spaces between copy panels, shall be considered to be the entire area encompassed by
the sign face, including the empty spaces between panels.
F. Measurement of Sign Height. Sign height shall be measured as follows:
Building -Mounted Signs. The height of building -mounted signs shall be measured from the
average finish grade directly beneath the sign.
2. Free -Standing Signs. The height of a free-standing sign shall be measured from the top of curb
of the nearest street (or the edge of pavement of such street where there is no curb) to the top
of the sign or any vertical projection thereof, including supporting columns and/or design
M
9.160: SIGNS
2191961
elements. However, in cases where the Director determines that a free-standing sign is not
oriented to any particular street or is too far from such a street to reasonably apply the
foregoing standard, sign height shall be measured from the average finish grade at the base of
the sign.
G. Sign Placement.
1. Setbackfrom Street. Free-standing signs shall not be located within five feet of a street right-
of-way nor within a corner cutoff area identified in Section 9.160.030D.
2. No Off -Premise Signs. All signs shall be located on the same premises as the land use or
activity identified by the sign, unless specifically permitted to be off -premise in this Chapter.
3. Utility Lines. No sign shall be located closer to overhead utility lines than the distance
prescribed by California law or by the rules duly promulgated by agencies of the state or by
the applicable public utility.
4. Traffic Safety. No sign shall be located in such a manner as to obstruct free and clear vision of
pedestrian and vehicular traffic.
5. Public Right -of -Way. No sign shall be located within, over, or across a public right-of-way
unless specifically permitted in this Chapter.
H. Illumination. Illumination from or upon any sign shall be shaded, shielded, directed, or reduced
so as to avoid undue brightness, glare, or reflection of light on private or public property in the
surrounding area so as to avoid unreasonably distracting pedestrians or motorists. "Undue brightness"
is illumination in excess of that which is reasonably necessary to make the sign reasonably visible to
the average person on an adjacent street. Illuminated signs which face or are adjacent to residentially
zoned property shall be restricted to minimize the illumination, glare or reflection of light which is
visible from the residentially zoned property.
I. Maintenance. Any sign displayed within the City, together with supports, braces, guys,
anchors, and electrical components, shall be maintained in good physical condition, including the
replacement of defective parts. Exposed surfaces shall be kept clean, in good repair, and painted where
paint is required. The Community Development Director may request the Director of Building and
Safety to order the repair or removal of any sign determined by the Director to be unsafe, defective,
damaged, or substantially deteriorated.
J. Landscaping of Free -Standing Signs. All free-standing signs shall include, as part of their
design, landscaping and/or hardscaping about their base so as to prevent vehicles from hitting the sign,
to improve the overall appearance of the installation, and to screen light fixtures and other
appurtenances. The applicant shall maintain all landscape areas in a healthy and viable condition.
9.160: SIGNS
: 2191961
K. Inspection. All sign owners and users shall permit the periodic inspection of their signs by the
City upon 10 days notice.
L. Specific Plan Standards to Apply. Signs to be located within the boundaries of a specific plan
or other special design approval area shall comply with the criteria established by such plan or area..
9.160.040 Permanent Signs in Residential Districts.
Signs identified in Table 9-2 following are permitted in residential districts subject to approval of
a sign permit per Section 9.160.090.
TABLE 9-2: PERMANENT SIGNS PERMITTED IN RESIDENTIAL
DISTRICTS WITH A SIGN PERMIT
Note: Free-standing signs shall not be located within 5` of a street right-of-way nor within a corner cutoff area
identified in Section 9.100.030D.
• "ID" means identification sign.
Sign Type and
Max.
Max. Area
Max.
Illumination
Additional
Placement
Number
(sq/ft)
Height
Requirements
Building -mounted or
2 per entry
24
6 ft.,
Indirect only
1 single -faced sign
free-standing
street (1 if
or top of wall
permitted on each side of
Project/neighborhood/
double-
if building-
street, (I sign only if
apt. complex ID sign
faced)
mounted
double-faced)
Building -mounted or
1 per
18
6 ft.
Indirect only
Signs are to be designed and
free-standing directory
entrance to
oriented to direct pedestrian
sign for multi -tenant
building or
traffic
buildings or
complex
complexes
Building -mounted or
1 of either
6
6 ft.
Indirect only
Permanent sign giving rental
free-standing
per street
information for buildings or
apartment rental
frontage
complexes containing 15 or
(permanent)
more units
Other Uses
• 1 free-
24
6 ft.
Indirect only
1 sign may be changeable
standing
copy
• 2 bldg-
24 aggreg.
Top of wall
mounted
Signs in Nonresidential Districts Requiring a Permit
See Section 9.160.050
Signs exempt from sign permit approval
See Section 9.160.020
Temporary and semi -permanent signs
See Sections 9.160.060 and 9.160.070
0
9.160: SIGNS
9.160.050 Permanent Signs in Nonresidential Districts.
[Draft: 2191961
Signs identified in Table 9-3 following are permitted in nonresidential districts subject to approval
of a sign permit per Section 9.160.090
TABLE 9-3: PERMANENT SIGNS PERMITTED IN NONRESIDENTIAL
DISTRICTS WITH A SIGN PERMIT
Note: Free-standing signs shall not be located within 5' of a street right-of-way nor within a corner cutoff area
identified in Section 9.100.030D.
• "ID" means identification sign.
• Signs required by law shall be allowed at the minimum size specified by such law.
Sign Type and
Max. Number
Max. Area
Max.
Illumination
Additional
Placement
Height
Requirements
Free-standing center
1 per street
.25 sq/ft per
8 ft.
Direct or
Aggregate sign
or complex ID sign
frontage
lineal ft. of
indirect for
area may not be
for multi -tenant
street front -age
all signs
combined among
building or multi-
up to max. of 50
street frontages.
building shopping
sq/ft per sign
Letter height shall
center or other
and 100 sq/ft
be a minimum
commercial or office
aggregate for all
10" high.
complex
signs
Building -mounted or
1 flush -mounted
Flush-Mntd: 1
8 ft.
Direct or
ID signs not
permanent window
plus 1 under-
sq/ft per lineal
indirect for
permitted for
ID signs for
canopy per tenant
ft. of lease
all signs
tenants above the
individual
frontage along a
frontage up to
ground floor in
commercial or office
street or along a
max. of 50 sq/ft
buildings with
tenants
common -use
aggregate
only interior
parking. lot with no
Under -Canopy:
access above
direct street
3 sq/ft
ground floor
frontage
Free-standing ID sign
1
50 sq/ft
8 ft.
Direct or
Allowed only if
for individual
indirect for
bldg has min. 200
commercial or office
all signs
ft. of street
bldg.
frontage
Building -mounted ID
2
1 sq/ft per lineal
Top of
Direct or
sign for individual
(but no more than 1
ft. of bldg
wall
indirect for
commercial or office
per each side of
frontage along a
all signs
bldg.
building)
street up to max.
of 50 sq/ft
aggreg
9.160. SIGNS [Draft. 2191961
TABLE 9-3: PERMANENT SIGNS PERMITTED IN NONRESIDENTIAL
DISTRICTS WITH A SIGN PERMIT
Note: Free-standing signs shall not be located within 5' of a street right-of-way nor within a corner cutoff area
identified in Section 9.100.030D.
• "ID" means identification sign.
• Signs required by law shall be allowed at the minimum size specified by such law.
Sign Type and
Max. Number
Max. Area
Max.
Illumination
Additional
Placement
Height
Requirements
Building -mounted or
1 per entrance to
18 sq/ft
Top of
Direct or
Signs are to be
free-standing
building or
wall or
indirect
designed and
directory sign for
complex
6 ft. if
oriented to direct
multi -tenant bldgs or
free-
pedestrian traffic
complexes
standing
Gas/service stations
1 free-standing sign
8 ft.
Direct or
Allowed only for
per street frontage,
indirect for
stations which are
combining business
all signs
not accessory to
identification and
50 sq/ft
other uses. Price
gas prices
aggregate
sign must show
the lowest price
1 building -mounted
Top of
per gallon of all
ID
wall
grades, including
taxes.
Theaters, cinemas,
1 free-standing and
Aggregate
Top of
Direct or
and cabarets
1 building -mounted
allowed: 20
wall or
indirect for
sign, of which 1
sq/ft plus 10
12 ft. if
all signs
sign may be
sq/ft per
free -
combination ID and
screen/stage
standing
attraction board
over 1, up to a
max. of 40 sq/ft
1 building -mounted
Top of
Indirect only
coming -attraction
6 sq/ft each
wall
poster per screen or
stage
Church and
• 1 free-standing
24
6 ft.
Direct
1 of the allowed
Institutional Uses
or
signs may include
• 2 bldg-mounted
24 aggreg.
Top of
indirect for
an attraction
wall
all signs
board
Signs in Residential Districts Requiring a Permit
See Section 9.160.040
Signs exempt from sign permit approval
See Section 9.160.020
Temporary and semi -permanent signs
See Sections 9.160.060 & 170
9.160: SIGNS
9.160.060 Permitted Temporary Signs.
2191961
A. Definition. "Temporary sign" means any non -illuminated sign which may require a sign permit
and which is intended to be posted for a maximum of 60 days. Temporary signs include without
limitation: political campaign signs, garage sale signs, real estate for sale, for lease, for rent or open
house signs, and seasonal sales signs.
B. Maximum Time Periods. No temporary sign shall be posted for more than 60 consecutive days
nor shall such temporary sign or sign displaying similar messages regarding the same event, if any,
which is the subject of such temporary sign be reposted upon the same site, or any site which is visible
from the original site, within 90 days of the removal of the original temporary sign. In addition, all
temporary signs shall be removed within seven days after the occurrence of the event, if any, which is
the subject of the temporary sign. (For example, a temporary sign advertising a garage sale on a
particular date, or a temporary sign promoting a candidate in a particular election). The date of posting
shall be permanently and legibly marked on the lower right-hand corner of the face of the sign.
C. Maximum Sign Area. Except where an approval is obtained under Subsection F of this Section,
temporary signs placed on public property may not exceed six square feet in area and temporary signs
placed on private property may not exceed 12 square feet in area. The aggregate area of all temporary
signs maintained on any private property parcel of real property in one ownership may not exceed 24
square feet. Area shall be calculated on the basis of the entire sign area, as defined in Section 9.160.030.
D. Maximum Height. Free-standing temporary signs which are placed on public or private property
shall not exceed six feet in height. Temporary signs which are posted, attached or affixed to private
multiple -floor buildings shall not be placed higher than eight feet or the finish floor line of the second
floor of such buildings, whichever is less, and temporary signs which are posted, attached or affixed
to private single -floor buildings shall not be higher than the eaveline or top of wall of the building. All
heights shall be measured to the highest point of the surface of the sign.
E. Maximum Number. In no case shall the number of signs exceed 30.
F. Placement Restrictions. Temporary signs shall not be posted on sidewalk surfaces, electric light
or power or telephone wires, poles or appendages, hydrants, trees, shrubs, tree stakes or guards, public
bridges, fences or walls, fire alarm or police telegraph systems, drinking fountains, life buoys, life
preservers, lifesaving equipment, street signs, or traffic signs or signals. Temporary signs shall be
posted no closer than five feet from the edge of the paved area of any public road or street. Temporary
signs shall be placed no less than 200 feet apart from identical or substantially similar temporary signs.
Temporary signs shall not be posted in a manner which obstructs the visibility of traffic or street signs
or signals or emergency equipment.
G. Sign Permit Required. Any person, business, campaign organization, or other entity who
proposes to post more than five temporary signs on private or public property which will be visible
simultaneously within the boundaries of the City shall make application to the Community
Development Department for a sign permit. To insure sign removal upon expiration of the permitted
9
9.160: SIGNS
posting time, a refundable deposit as established by City Council Resolution shall be paid in
conjunction with the issuance of the sign permit.
1. Statement of Responsibility Required. Each applicant for a temporary sign permit shall submit
to the Community Development Department a statement of responsibility certifying a natural
person who will be responsible for removing each temporary sign for which a permit is issued
by the date removal is required, and who will reimburse the City for any costs incurred by the
City in removing each such sign which violates the provisions of this Section.
2. Standards for Approval.
a. Within ten business days of the Community Development Department's receipt of a
temporary sign permit application, the Community Development Director shall approve or
disapprove such application. If the Director disapproves an application, the notice of
disapproval shall specify the reasons for disapproval. The Director shall approve or
disapprove any permit application for temporary signs based on character, location, and
design, including design elements such as materials, letter style, colors, illumination, sign
type or shape, and the provisions of this Section.
b. The Director's decision with respect to a permit application for a temporary sign may be
appealed to the Planning Commission.
H. Maintenance and Removal of Temporary Signs.
1. Maintenance. All temporary signs shall be constantly maintained in a state of security, safety
and good repair.
2. Removal from Public Property. If the City determines that a temporary sign located on public
property is unsafe or insecure, is a menace to public safety or has been constructed, erected,
relocated or altered in violation of this Section, it may be removed summarily. If the sign
contains identification, the owner shall be notified that the sign may be recovered within three
days of the date of notice.
3. Removal from Private Property. If the City finds that a temporary sign located on private
property is unsafe or insecure, is a menace to public safety or has been constructed, erected,
relocated or altered in violation of this Section, the City shall give written notice to the owner
of the temporary sign, or the person who has claimed responsibility for the temporary sign
pursuant to Subsection F of this Section, that the temporary sign is in violation of this Section,
shall specify the nature of the violation, and shall direct the owner of the temporary sign or
responsible person to remove or alter such temporary sign. If the City cannot determine the
owner of the sign or person responsible therefor, he shall post such notice on or adjacent to
each temporary sign which is in violation. If the owner of the temporary sign or the person
responsible therefor fails to comply with the notice within five days after such notice is mailed,
l,y 10
9.160: SIGNS [Draft: 2191961
delivered or posted, the temporary sign shall be deemed abandoned, and the City may cause
such temporary sign to be removed and the cost thereof shall be payable by the owner or
person responsible for the temporary sign to the City.
9.160.070 Permitted Semi -Permanent Signs.
A. Definition."Semi-permanent sign" means a non -illuminated sign which requires a sign permit
and which is intended to be erected or posted for a minimum of 61 days and a maximum of one year.
B. Maximum Time Periods. No semi -permanent sign shall be posted for more than one year. In
addition, all semi -permanent signs shall be removed within ten days after the occurrence of the event,
if any, which is the subject of the semi -permanent sign. (For example, a semi -permanent sign
advertising the future construction of a facility on the site shall be removed within ten days after the
facility has received a certificate of occupancy, and a model home complex identification sign shall be
removed within ten days after the model homes are completed and sold). The date of posting shall be
permanently and legibly marked on the lower right-hand corner of the face of the sign.
C. Maximum Sign Area. semi -permanent signs may not exceed 32 square feet in area. The
aggregate area of all semi -permanent signs placed or maintained on any parcel of real property in one
ownership shall not exceed 64 square feet. Area shall be calculated on the basis of the entire sign area,
as defined in Section 9.160.030.
D. Maximum Height. Free-standing semi -permanent signs shall not exceed sx eight feet in height.
Semi -permanent signs which are posted, attached or affixed to multiple -floor buildings shall not be
placed higher than the finish floor line of the second floor of such buildings and such signs posted,
attached or affixed to single -floor buildings shall not be higher than the eaveline or top of wall of the
building. All heights shall be measured to the highest point of the surface of the sign.
E. Maximum Number. In no case shall the number of signs exceed 10.
F. Placement Restrictions. Semi -permanent signs may not be posted on public property, as
defined in Section 9.160.130QQ. Semi -permanent signs may not be posted in a manner which obstructs
the visibility of traffic or street signs or signals or emergency equipment. Temporary signs may not be
posted on sites approved for semi -permanent signs unless specifically authorized by the semi -permanent
sign permit.
G. Sign Permit Required. Any person, business, campaign organization, or other entity who
proposes to post or erect a semi -permanent sign shall make application to the Community Development
Department for a semi -permanent sign permit.
1. .Statement of Responsibility Required. Each applicant for a semi -permanent sign permit shall
submit to the Community Development Department a statement of responsibility certifying
a natural person who will be responsible for removing each semi -permanent sign for which a
! 11
9.160: SIGNS [Draft: 2191961
permit is issued by the date removal is required, and who will reimburse the City for any costs
incurred by the City in removing each such sign which violates the provisions of this Section.
2. Standards for Approval.
a. Within ten business days of the Community Development Department's receipt of a semi-
permanent sign permit application, the Director shall approve or disapprove such
application. If the Director disapproves an application, the notice of disapproval shall
specify the reasons for disapproval. The Director shall approve or disapprove any permit
application for semi -permanent signs based on character, location, and design, including
design elements such as materials, letter style, colors, sign type or shape, and the provisions
of this Section.
b. In any event, no permit application shall be approved which proposes to place in excess of
ten semi -permanent signs on private or public property which will be visible simultaneously
from a single location and orientation within the boundaries of the City.
c. The Director's decision with respect to a permit application for a semi -permanent sign may
be appealed to the Planning Commission.
H. Time Extensions. The applicant may apply for a time extension of up to one year from the date
of expiration. The Community Development Director shall approve the application for an extension of
time upon finding that the semi -permanent sign is otherwise in compliance with the requirements of
this Section and that the time extension is necessary to accomplish the purposes for which the semi-
permanent sign has been posted.
I. Maintenance and Removal of Semi -Permanent Signs.
1. Maintenance. All semi -permanent signs shall be constantly maintained in a state of security,
safety and good repair.
2. Removal.If the City finds that any semi -permanent sign is unsafe or insecure, is a menace to
public safety or has been constructed, erected, relocated or altered in violation of this Section,
the City shall give written notice to the owner of the semi -permanent sign, or the person who
has claimed responsibility for the semi -permanent sign pursuant to Subsection F of this
Section, that the semi -permanent sign is in violation of this Section, shall specify the nature
of the violation, and shall direct the owner of the semi -permanent sign or responsible person
to remove or alter such semi -permanent sign. If the City cannot determine the owner of the
sign or person responsible therefor, he shall post such notice on or adjacent to each semi-
permanent sign which is in violation. If the owner of the semi -permanent sign or the person
responsible therefor fails to comply with the notice within five days after such notice is mailed,
delivered or posted, the semi -permanent sign shall be deemed abandoned, and the City may
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cause such semi -permanent sign to be removed and the cost thereof shall be payable by the
owner or person responsible for the semi -permanent sign to the City.
9.160.090 Sign Permit Review.
J. Sign Permit Required. Sign permit approval is required prior to obtaining a building permit for
the placing, erecting, moving, reconstructing, altering, or displaying any sign on private property within
the city, unless the review procedure is exempt under Section 9.160.020 of this Chapter or other
provisions of this Chapter. Signs requiring approval shall comply with the provisions of this Chapter
and all other applicable laws and ordinances. Signs legally existing prior to the effective date of the
ordinance codified in this Chapter shall not require approval until such time as the sign is moved,
structurally altered, changed or relocated; at which time, the review and approval provisions of this
Chapter shall apply before a sign permit and/or building permit is issued.
K. Submission Materials. The following shall be submitted by the applicant to the Community
Development Department at the time of permit application unless otherwise modified by the
Community Development Director:
1. Completed sign application obtained from the City;
2. Appropriate sign plans with number of copies and exhibits as required in the application;
3. Appropriate fees as established by City Council resolution;
4. Letter of consent or authorization from the property owner, or lessor, or authorized agent of
the building or premises upon which the sign is to be erected.
5. Sign plans with the following information:
a. Sign elevation drawing indicating overall and letter/figure/design dimensions, colors,
materials, proposed copy and illumination method;
b. Site plan indicating the location of all main and accessory signs existing or proposed for the
site with dimensions, color, material, copy, and method of illumination indicated for each;
c. Building elevations with signs depicted (for building -mounted signs).
L. Review Procedures: Standard Sign Application.
1. The standard sign application is used by the Community Development Department to process
the following sign applications using the standards and provisions contained in this Chapter.
a. Two or less permanent signs;
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b. Signs in conformance with a previously approved planned sign program pursuant to
Subsection D of this Section.
2. The Community Development Director or other authorized staff member shall review standard
sign applications and shall make a determination to either approve, approve with modification,
or deny the application. The review shall consider the size, design, colors, character and
location of the proposed signs.
3. A standard sign application shall only be approved after a finding that the proposed sign is
consistent with the purpose and intent of this Chapter and the regulations herein.
D. Review Procedures: Planned Sign Programs.
1. Planned Sign Programs. Planned sign program review per the provisions of this Subsection
is required for submissions which: (1) include three or more permanent signs; (2) are in
conjunction with review of a site development permit by the Planning Commission; or (3)
include a request for a sign adjustment to a sign previously approved under a planned sign
program.
2. The Planning Commission shall make a determination to either approve, approve with
modifications, or deny planned sign program applications in conjunction with its review of the
associated development project;
3. The Planning Commission, upon completion of its review, may attach appropriate conditions
to any sign program approval. In order to approve a planned sign program, the Commission
must find that:
a. The sign program is consistent with the purpose and intent of this Chapter;
b. The sign program is in harmony with and visually related to:
(1) All signs within the planned sign program, via the incorporation of several common
design elements such as materials, letter style, colors, illumination, sign type or sign
shape.
(2) The buildings they identify. This may be accomplished by utilizing materials, colors,
or design motif included in the building being identified.
(3) Surrounding development. Implementation of the planned sign program will not
adversely affect surrounding land uses or obscure adjacent conforming signs.
4. Modification of signs within a previously -approved sign program shall be reviewed by the
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Community Development Director and approved by the Planning Commission under the same
procedures as review of a new planned sign program.
E. Sign Adjustments. Adjustments to planned sign programs to permit additional sign area,
additional numbers of signs, an alternative sign location, an alternative type of signage, new
illumination, or additional height may be granted by the Planning Commission. Applications for sign
adjustments shall be submitted in writing on forms provided by the Community Development Director.
The Planning Commission shall make on or more of the following findings in conjunction with
approval of a sign adjustment:
1. Additional Area:
a. To overcome a disadvantage as a result of an exceptional setback between the street and the
sign or orientation of the sign location;
b. To achieve an effect which is essentially architectural, sculptural, or graphic art;
c. To permit more sign area in a single sign than is allowed, but less than the total sign area
allowed on the site, where a more orderly and concise pattern of signing will result;
d. To allow a sign to be in proper scale with its building or use;
e. To allow a sign compatible with other conforming signs in the vicinity;
f. To establish the allowable amount and location of signing when no street frontage exists or
when, due to an unusual lot shape (e.g., flag lot), the street frontage is excessively narrow
in proportion to the average width of the lot.
2. Additional Number: To compensate for inadequate visibility, or to facilitate good design
balance.
3. Alternative Locations:
a. To transfer area from one wall to another wall or to a free-standing sign upon the finding
that such alternative location is necessary to overcome a disadvantage caused by an
unfavorable orientation of the front wall to the street or parking lot or an exceptional
setback;
b. To permit the placement of a sign on an access easement to a lot not having street frontage,
at a point where viewable from the adjoining public street. In addition to any other
requirements, the applicant shall submit evidence of the legal right to establish and maintain
a sign within the access easement;
c. Additionally, alternative on -site locations may be granted in order to further the intent and
purposes of this Chapter or where normal placement would conflict with the architectural
design of a structure.
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9.160: SIGNS
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4. Alternative Type of Sign: To facilitate compatibility with the architecture of structure(s) on the
site and improve the overall appearance on the site.
5. Additional Height: To permit additional height to overcome a visibility disadvantage.
F. Disposition of Plans.
When revisions to sign plans are required as a condition of approval, the applicant shall submit
the required number of copies of the revised plans to the Community Development Department
to be stamped "Approved." The department will retain copies and a set will be returned to the
applicant.
2. After approval is granted, it shall be the responsibility of the applicant to submit all required
applications, plans, bonds, and fees to the Building and Safety Department and the Community
Development Department for issuance of the building permit.
G. Sign Permit Expiration and Time Extensions.
1. Approval of a standard application or planned program application shall expire one year from
its effective date unless the sign has been erected or a different expiration date is stipulated at
the time of approval. Prior to the expiration of the approval, the applicant may apply to the
Director for an extension of up to one year from the date of expiration. The Director may make
minor modifications or may deny further extensions of the approved sign or signs at the time
of extension if the Director finds that there has been a substantial change in circumstances.
2. The expiration date of the sign approval(s) shall automatically be extended to concur with the
expiration date of building permits or other permits relating to the installation of the sign.
3. A sign approval shall expire and become voidif the circumstances or facts upon which the
approval was granted changes through some subsequent action by the owner or lessees such
that the sign would not be permitted per this Chapter under the new circumstances.
H Appeals.
Any decision of the Community Development Director made pursuant to this Chapter may be
appealed to the Planning Commission and decisions of the Planning Commission may be appealed to
the City Council. The appeal must be made within 15 calendar days of the decision date, in accordance
with Section 9.160.120.
9.160.100 Prohibited Signs.
The signs and displays listed in this Section are prohibited. Such signs are subject to removal by
16
9.160: SIGNS [Draft. 2191961
the City at the owner's or user's expense. Prohibited signs include the following:
Any sign not in accordance with the provisions of this Chapter;
2. Abandoned signs;
Rotating, revolving, or otherwise moving signs;
4. Trailer signs and other signs affixed to vehicles which are used exclusively or primarily for
advertising or directional purposes;
5. Flags, pennants, streamers, spinners, festoons, windsocks, valances, or similar displays„
unless specifically permitted in this Chapter;
6. Animated or flashing signs;
7. Portable signs, unless specifically permitted in this Chapter;
Off -premise signs, unless specifically permitted in this Chapter;
9. Billboards or outdoor advertising signs;
10. Signs which identify or advertise activities which are illegal under federal, state, or local
laws in effect at the location of such signs or activities;
11. Building -mounted signs placed on or above the roof or above the eave line of any structure;
12. Signs which purport to be, are an imitation of, or resemble an official traffic sign or signal;
13. Signs which, by reason of their size, location, movement, content, coloring, or manner of
illumination may be confused with or construed as a traffic -control sign, signal, or device,
or the light of an emergency or radio equipment vehicle, or which obstruct the visibility of
any traffic or street sign or signal device;
14. Signs that create a potential safety hazard by obstructing clear view of pedestrian or
vehicular traffic
15. Signs located upon or projecting over public streets, sidewalks, or rights -of -way (unless
specific approval has been granted);
16. Signs attached to utility poles or stop signs or other municipal sign structure.
17. Balloon signs, inflatable animal or other figures, or other inflatable displays, whether
tethered or not except as permitted by the Special Advertising Device per Chapter 5.64.
l 7�
9.160: SIGNS
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18. Signs located closer to overhead utility lines than the minimum distance prescribed by
California law, or by the rules duly promulgated by agencies of the state or by the
applicable public utility.
19. "For Sale" signs affixed to vehicles parked on public right-of-way or on any vacant
property.
20. Neon signs, except those specifically approved as an activity's major identification sign;
21. Signs drawn or painted onto or otherwise affixed to trees or rocks unless specifically
permitted in this Chapter;
22. Advertising statuary;
23. Any temporary sign or banner, unless specifically permitted in this Chapter;
9.160.110 Nonconforming Signs.
A Nonconforming Signs.
1. Every legal sign in existence on the effective date of this Code which does not conform to the
provisions of this Chapter but which was in conformance with City sign regulations in effect
prior to said effective date, shall be deemed a nonconforming sign and may be continued and
maintained provided:
g. The sign is properly maintained and does not in any way endanger the public; and
h. The sign was covered by a valid permit or variance or complied with all applicable laws on
the date of adoption of the ordinance codified in this Chapter.
2. No nonconforming sign shall be changed to another nonconforming sign, changed in any
manner that increases the sign's noncompliance with the provisions of this Chapter, nor
expanded or structurally altered so as to extend its useful life. This restriction does not preclude
change of sign copy or normal maintenance.
3. Any nonconforming sign which is damaged or destroyed beyond 50 percent its value shall be
removed or brought into conformity with the provisions of this Chapter. The determination
whether a sign is damaged or destroyed beyond such 50 percent of value shall rest with the
Community Development Director and shall be based upon the actual cost of replacing said
sign.
4. The burden of establishing a sign as legally nonconforming under this Section rests upon the
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9.160: SIGNS (Draft: 2191961
person or persons, firm or corporation claiming legal status for a sign.
9.160.120 Enforcement, Sign Removal, and Abatement.
A. Enforcement Responsibility. It shall be the duty of the Director or the Director's authorized
representative to enforce the provisions of this Chapter.
B Illegal and Abandoned Signs.
1. Illegal Signs. Any sign which does not'have a required permit or which otherwise violates
applicable provisions of this Chapter shall be deemed illegal. If the Director determines a sign
to be illegal, the Director may order the property owner and/or sign owner to remove the sign
or may require other actions to ensure compliance with this Chapter. Further, in order to
discourage the erection of signs without a permit, the Director may require that such illegally -
erected signs be removed prior to review. If the Director determines that such removal is not
feasible, such illegal signs shall be subject to a tripled sign permit application fee in
conjunction with sign review.
2. Abandoned Signs. Any sign located on property which becomes vacant or unoccupied or which
pertains to any occupant or business unrelated to the premises' present occupant or business,
or which pertains to a time, event or purpose which no longer applies shall be deemed
abandoned. Such signs shall be removed within 90 days after the associated enterprise or
occupant has vacated the premises or within 90 days after the time, event, or purpose which
no longer applies has ended. Any such sign not removed within the required period shall
constitute a nuisance and shall be subject to removal per Section pursuant to this Section.
C. Unsafe Public Signs. Any sign deemed by the City to be a danger to the public under any
applicable ordinance or other statute shall be repaired or altered to as to be deemed safe by the
City or shall be removed pursuant to this Section.
D. Expired Temporary and Semi -Permanent Signs. A temporary or semi -permanent sign which
remains posted beyond the time limits set out therefor in Sections 9.160.060H and 9.160.070I
respectively shall be removed.
E. Abatement and Removal of Signs.
1. Abatement Procedure. Any illegal or abandoned sign may be deemed to be a public nuisance
that poses an immediate danger to the health, safety and welfare of the community by creating
an obstruction to circulation, including, but not limited to, vehicular and pedestrian. The
owner of the sign shall be responsible and liable for the removal and disposition of the sign.
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9.160: SIGNS [Draft: 2191961
a. Abatement. Upon discovering the existence of an illegal sign, the Director shall have the
authority to order the immediate abatement and removal thereof. The Director shall notify
the owner thereof, or the owner's representative, in person or by mailing an owner's
representative in person or by mailing an abatement notice to the owner's last known
address. Such notice shall state the time limit, if any, granted for removal of the sign and
the statement that the Director shall remove the sign after the stated time, the procedure for
retrieving a removed sign, and a statement that the owner may request a hearing to appeal
the abatement and removal by submitting a written request. The amount of time stated for
removal of a sign may be reduced or eliminated if the Director determines that the illegal
sign constitutes an immediate danger to the health, safety, and welfare of the community
or is a safety hazard.
b. Hearings.
1.) Any sign removed and stored pursuant to these provisions shall be released to the owner
thereof if claimed within 30 days after such removal and upon the payment of
reasonable administrative fees. Such administrative fees shall be waived if, after a
hearing to appeal has been requested, a determination is made at such hearing that the
fees shall be waived. The administrative fees for the removal and storage of the sign
shall be established or modified by resolution of the City Council and shall include the
actual cost of removal and storage of any sign plus the proportional share of
administrative costs in connection therewith.
2.) Any hearing to appeal an abatement order which is requested shall be conducted within
five working days of the receipt of the request by the City Manager, who should be
designated as the hearing officer. The failure of either the owner or his agent to request
a hearing shall wive the right to a hearing. At the hearing, the hearing officer shall
determine whether good cause was shown for the abatement and removal of the sign.
The decision of the hearing officer shall be deemed the final administrative
determination. If good cause is shown for the abatement and removal of the sign, the
owner or his agent shall have 15 days from the date of the hearing to retrieve his sign
upon payment of the administrative fee. If good cause is not shown for the abatement
and removal of the sign, the administrative fee shall be waived and the owner or his
agent shall have 15 days to retrieve his sign.
c. Disposition. Any sign not retrieved by its owner within 30 days after delivering or mailing
the abatement notice when such owner has not requested a hearing to appeal, or within 30
days of storage of the sign by the City in all other cases, shall be deemed to be permanently
abandoned and may be disposed of by the City.
F. No City Liability. Neither the City nor any of its agents shall be liable for any damage to a sign
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9.160. SIGNS [Draft: 2191961
which is .removed under this Section.
G. Legal Action. In response to any violation of the provisions of this Chapter, the City may elect
to file a criminal complaint against the violator, issue a citation to the violator for an "infraction"
pursuant to California Government Code Section 36900, or institute a civil action in a court of
competent jurisdiction.
9.160.130 Sign Definitions.
For the purposes of this Chapter, words and phrases relating to signs shall be defined as follows:
A. "Abandoned sign" means a sign which is located on property which becomes vacant or
unoccupied or which pertains to any occupant or business unrelated to the premises' present occupant
or business, or a sign which pertains to a time, event or purpose which no longer applies.
B. "Accessory sign" means a sign whose copy refers to the products, facilities, or services
available on the premises.
C. "Advertising statuary" means an imitation or representation of a person or thing which is
sculptured, molded, modeled, or cast in any solid or plastic substance, material, or fabric and used to
identify or advertise a product or service.
D. "Advertising vehicles" means any vehicle or trailer on a public right-of-way or public property
or on private property so as to be visible from a public right-of-way which has attached thereto, or
located thereon, any sign or advertising device for the basic purpose of providing advertisement of
products or directing people to a business or activity located on the same or nearby property or any
other premises. This provision is not to be construed as prohibiting the identification of a firm or its
principal products on a vehicle operating during normal course of business. Public buses or taxis are
exempt from this prohibition.
E. "Animated sign" means any sign which includes action or motion or the optical illusion of
action or motion, or color changes of all or any part of the sign facing, requiring electrical energy, or
set in motion by movement of the atmosphere. Excluded from the definition are public service message
center signs and flags.
F. "Attraction board" means a sign capable of supporting copy which is readily changeable
without the use of tools, such as a theater marquee, and which refers to products, services, or coming
events on the premises.
G. "Banner" or "banner sign" means a sign hung either with or without frames, possessing written
communication applied to nonrigid paper, plastic or fabric of any kind.
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9.160: SIGNS [Draft: 2191961
H. 'Billboard means an off -premise sign with changing advertising copy or other changing copy.
I. 'Bulletin board" means a board, kiosk, or wall area on which are affixed personal notices, lost -
and -found notices, business cards, and similar small informal notices referring to products, services,
activities, or other items not offered on the same premises. The term bulletin board shall not include
business identification signs or attraction boards.
J. "Building -mounted sign" means a sign affixed to a building, painted directly on a wall, or
erected against the wall of a building. Building -mounted signs include awning signs, fascia signs,
mansard roof signs, wall signs, window signs, projecting signs, and under -canopy signs,.
K. "Business" means a commercial, office, institutional, or industrial establishment.
L. "Canopy" means a fixed structure of any material and any length, projecting from and
connected to a building and/or columns and posts from the ground, or supported by a frame extending
from the building and/or posts from the ground.
M. "Construction sign" or "future facility construction sign" means a sign containing information
pertaining to a future development on the site where the sign is located, including the name of the
project, the developer, contractor, financing source, future occupant(s), and other information directly
related to the development.
N. "Copy" or "sign copy" means any words, letters, numbers, figures, designs, or other symbolic
representations incorporated onto the face of a sign.
O. "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.
P. "Directional sign" means any sign which is designed and erected solely for the purpose of
traffic or pedestrian direction and which is placed on the property to which or on which the
public is directed. Such a sign contains no advertising copy. (Examples are: "one-way,"
"entrance," "exit," "parking in rear," "15 miles per hour," "no left turn").
Q. "Director" or "Community Development Director" means the Community Development
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9.160: SIGNS [Draft: 2191961
Director for the City of La Quinta or the Director's authorized agent or representative.
R. "Electronic message board sign" means a sign with a fixed or changing display composed of
a series of lights, but does not include time and temperature displays.
S. "Exempt sign" means a sign which is designated in this Code as not subject to certain
regulations.
T. "Face of building wall" means the outer surface of any main exterior wall or foundation of a
building, including windows and store fronts.
U. "Fascia" means a parapet -type wall used as part of the fascia of a flat -roofed building and
projecting not more than six feet from the building face immediately adjacent thereto. Such a
wall shall enclose at least three sides of the projecting flat roof and return to a parapet wall or
the building.
V. "Flag" means a visual display device with or without copy, made of flexible material, usually
cloth, paper, or plastic.
W. "Flashing sign" means any sign which contains an intermittent or flashing light source or
which includes the illusion of intermittent or flashing light by means of animation or an
externally mounted intermittent light source. Excluded from the definition are public service
message center signs.
X. "Free-standing sign" means a sign supported upon the ground and not attached to any building.
This definition includes monument signs, and ground signs.
Y. "Garage sale sign" (i.e., yard sales, moving sales, patio sales) means a sign used to
announce sale of a used item or items.
Z. "Identification sign" or "ID sign" means a sign whose copy is limited to the name and
address of a building, business, office, establishment, person, or activity.
AA. "Illumination" means the method by which a sign is lighted so as to be readable at night.
The following types of illumination are provided for in this Chapter:
1. "Direct illumination" means the lighting of the sign face from behind so that the light
shines through translucent sign copy or lighting via neon or other gases within
translucent tubing incorporated onto or into the sign face.
2. "Indirect illumination" means the lighting of an opaque sign face from a light source
mounted in front of the face, or the lighting of opaque sign copy (on an opaque sign face)
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9.160: SIGNS [Draft. 2191961
via lights mounted into the copy and shining rearward onto the face to form a lighted
"halo" around the copy (e.g. "reverse channel" letters).
BB. "Landscaping" means any material used as a decorative feature, such as shrubbery or
planting materials within planter boxes or concrete bases, used in conjunction with a sign
which expresses the theme of the sign and related structure but does not contain advertising
copy. All landscape areas shall be maintained in a healthy and viable condition for the life
of the sign.
CC. "Logo" means a trademark or symbol of an organization.
DD. "Mansard roof sign" means any sign attached to or supported by a mansard roof. A
"mansard roof' is a roof having two slopes, the lower steeper than the upper, and having a
slope of sixty degrees or greater with the horizontal plane.
EE. "Monument sign" means a free-standing sign mounted on a low -profile solid base or a
fence, or a free-standing wall, as distinguished from support by poles.
FF . "Multiple -building complex" means more than one structure on a parcel of land housing
commercial uses in which there are appurtenant shared facilities (such as parking or
pedestrian mall), and which is designed to provide an area in which the public can obtain
varied products and services. Distinguishing characteristics of a multiple -building complex
may, but need not, include common ownership of the real property upon which the center
is located, common -wall construction, and multiple -tenant commercial use of a single
structure or structures in multiple buildings.
GG. "Multiple -tenant (commercial) building" means a commercial development in which there
exists a number of separate commercial activities, in which there are appurtenant shared
facilities (such as parking or pedestrian mall), and which is designed to provide a single area
in which the public can obtain varied products and services. Distinguishing characteristics
of a multiple -tenant commercial building may, but need not, include common ownership
of the real property upon which the center is located, common -wall construction, and
multiple -occupant commercial use of a single structure.
HH. "Neon sign" means a sign which utilizes neon or other gases within translucent tubing in
or on any part of the sign structure.
II. "Off -premise sign" means a structure which bears a sign which is not appurtenant to the use
of the property where the sign is located or a product sold or a service offered upon the
property where the sign is located, and which does not identify the place of business where
the sign is located as a purveyor of the merchandise or services advertised upon the sign.
Some temporary signs are not defined as off -premises signs as used within this Chapter.
AV I
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9.160: SIGNS
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JJ. "On -premise sign" means a sign referring to a person, establishment, .merchandise, service,
event, or entertainment which is located, sold, produced, manufactured, provided, or
furnished on the premises where the sign is located.
KK. "Parapet wall" means a wall extending above the roof plane of the building.
LL. "Permanent sign" means any sign which is intended to be and is so constructed as to be a
lasting and enduring condition, remaining unchanged in character, condition (beyond
normal wear) and position and in a permanent manner affixed to the ground, wall or
building, provided the sign is listed as a permanent sign in this Chapter.
MM. "Political campaign sign" or "political sign" means a sign indicating the name and/or picture
of an individual seeking election to a public office, or relating to a forthcoming public
election, referendum, initiative, or to the advocating by persons, groups or parties of
political views or policies.
NN. "Portable sign" or "mobile sign" means a sign made of any material, which, by its design,
is readily movable and is equipped with wheels, casters or rollers or which is not
permanently axed to the ground, structure or building, or a sign upon a vehicle or trailer
used as a stationary advertising display, the primary purpose of which is to serve as a base
or platform for the sign. (Also includes sidewalk or sandwich board signs).
00. "Projecting sign" means any sign with two parallel faces no more than eighteen inches apart
projecting twelve inches or more from the wall or eaves of a building. No guy wires, braces,
or secondary supports are visible.
PP. "Private Property" means any property other than public property.
QQ. "Public Property" means any real or personal property in which the City or any other
governmental entity or any publicly regulated utility company possesses an ownership
interest. Public property shall include, without limitation, any street, sidewalk, curb,
curbstone, street lamp post, hydrant, tree, tree stake or guard, railroad trestle, electric light,
power, telephone or telegraph wire, pole or appurtenance thereof, any fixture of a fire alarm
or police telephone or telegraph system, any lighting system, public bridge or wall, drinking
fountain, life buoy, life preserver, lifesaving equipment, street, sign, traffic sign or signal,
street median, public park, or other publicly owned property or structure.
RR. "Public service message center sign" means an electronically or electrically controlled sign
or portion of a larger sign which conveys only information such as time, date, temperature,
atmospheric condition or general news information where different alternating copy
changes are shown on the same lamp bank matrix.
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9.160: SIGNS [Draft: 2191961
SS. "Real estate sign" means a sign advertising the sale, lease or rent of the property upon which
it is located and the identification of the person or firm handling such sale, lease or rent.
TT. "Roof sign" means any sign erected upon or above a roof or parapet wall of a building or
placed above the apparent flat roof or eaves of a building.
UU. "Seasonal sales sign" means a sign used to advertise a business or merchandise held
seasonally for a limited interval, all or most of whose business is conducted or whose
merchandise is displayed in an outdoor area.
VV. "Sign" means any medium for visual communication, including but not limited to words,
symbols and illustrations, together with all parts, materials, frame and background, which
is used or intended to be used to attract attention to, identify, or advertise an establishment,
product, service, activity or location, or to provide information.
WW. "Sign area" means the following:
1. Basic Rule. Sign size or area shall be defined as the entire area of the sign face, including non-
structural perimeter trim but excluding structures or uprights on which the sign is supported.
2. Window Signs. Window sign area shall be considered to be the entire area of any sign placed
on or inside a window and not painted directly on the glass. For signs painted directly on the
glass, area measurement shall be the same as that for wall signs, following.
3. Individual Letters. The area of wall or window signs composed of individual letters painted
on or otherwise affixed to the wall or window shall be considered to be the area within the
single continuous perimeter encompassed by a straight-line geometric figure which encloses
the extreme limits of the letters or other characters.
4. Double -Faced Signs. If a sign is double-faced with only one face visible from any ground
position at one time, its sign area shall be considered to be the area of either face taken
separately. Thus, if the maximum permitted sign area is 20 sq. ft., a double-faced sign may
have an area of 20 sq. ft. per face.
5. Three -Dimensional Signs. If a sign has three or more faces, its sign area shall be considered
to be the sum of the areas of each individual face. Thus, if a sign has 4 faces and the maximum
permitted sign area is 20 sq. ft., the maximum allowable area for each face is only five sq/ft.
6. Separated --Panel Signs. The sign area of open or separated panel signs, i.e. those signs having
empty spaces between copy panels, shall be considered to be the entire area encompassed by
the sign face, including the empty spaces between panels.
001
9.160: SIGNS
/Draft:
XX. "Sign face" means the exterior surface of a sign exclusive of structural supports, on which
is placed the sign copy.
YY. "Sign height", "height of sign", or "height" means the following:
1. For building -mounted signs, the distance from the average finish grade directly beneath the
sign to the top of the sign.
2. For free-standing signs, the distance from top of curb of the nearest street (or the edge of
pavement of such street where there is no curb) to the top of the sign or any vertical projection
thereof, including supporting columns and/or design elements. However, in cases where the
Director determines that a free-standing sign is not oriented to any particular street or is too far
from such a street to reasonably apply the foregoing standard, sign height shall be measured
from the average finish grade at the base of the sign.
ZZ. "Sign permit" means an entitlement from the City to place or erect a sign.
AAA. "Sign program" means the method of review and approval of signs by one of the following
two procedures:
Standard sign application. The review and approval of standard sign applications for is
conducted by the Community Development Director consistent with the regulations and
standards as identified for various signs in this Chapter.
2. Planned sign program. The review and approval of applications for signs under this program
is conducted by the Planning Commission. The Planning Commission may exercise discretion
to provide additional flexibility in the application of the regulations of this Chapter.
BBB. "Sign structure" means the structural supports, uprights, and bracing for a sign.
CCC. "Special event sign" means a sign used to announce a circus, carnival, festivals or other
similar events.
DDD. "Subdivision sign" means a sign containing the name, location or directions to a builder,
developer, and pertinent information about a subdivision for which there is a properly
approved and recorded map and in which homes remain to be constructed or initially sold.
EEE. "Under -canopy sign" means a sign suspended beneath a projecting canopy, walkway cover,
awning, ceiling, or marquee.
FFF. "Wall sign" means a sign attached to, erected on, painted on or otherwise affixed to the
exterior wall of a building or structure in such a manner that the face of the sign is
27
9.160: SIGNS
[Draft.,
approximately parallel to the exterior wall of the building and exposed to the exterior side
of the building. Signs or advertising displays in or on windows are not considered wall
signs.
GGG. "Window sign" means any sign painted on or attached to a window or located inside within
a distance equal to the greatest dimension of the window (either width or height) and
designed to be viewed from the outside of the building in which the window is located.
28
J JCHMENT
ENVIRONMENTAL CHECKLIST FORM
Environmental Assessment No. 96-314
Case No.: ZOA 96-049 Date: JANUARY 9, 1996
I.
Name of Proponent: City of La Quinta
Address: 78-495 Calle Tampico, La Quinta, CA
Phone: 619-777-7125
Agency Requiring Checklist:
Project Name (if applicable):
City of La Quinta
SIGN ORDINANCE - CHAPTER 9.160
CITY OF LA QUINTA
Community Development Department
78-495 Calle Tampico
La Quinta, California 92253
ENVASSANC
`t
II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless
Mitigated," as indicated by the checklist on the following pages.
Land Use and Planning Transportation/Circulation Public Services
Population and Housing Biological Resources Utilities
Earth Resources Energy and Mineral Resources Aesthetics
Water Risk of Upset and Human Health Cultural Resources
Air Quality Noise Recreation
Mandatory Findings of Significance
III. DETERMINATION.
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared. X
I find that although the proposed project could have a significant effect on
the environment, there will not be a significant effect in this case because
the mitigation measures described on an attached sheet have been added to the
project. A NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment,
and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effects) on the environment, but at least,
1) one effect has been adequately analyzed in an earlier document pursuant to applicable legal
standards; and 2) has been addressed by mitigation measures based on the earlier analysis as
described on attached sheets, if the effect is a " potentially significant impact" or "potential
significant unless mitigated. " AN ENVIRONMENTAL IMPACT REPORT is required, but it must
analyze only the effects that remain to be addressed.
Signature Date: January 9, 1996
Printed Name and Title: Leslie J. Mouriquand, Associate Planner
i
For: City of La Quinta
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
3.1. LAND USE AND PLANNING. Would the project:
a)
Conflict with general plan designation or zoning?
X
(source #(s):
b)
Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over the
X
project?
c)
Affect agricultural resources or operations (e.g.
impact to soils or farmlands, or impacts from
incompatible land uses)?
X
d)
Disrupt or divide the physical arrangement of an
established community (including a low-income or
minority community)?
X
3.2. POPULATION AND HOUSING. Would the project:
a)
Cumulatively exceed official regional or local
population projections?
X
b)
Induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped
area or extension of major infrastructure)?
X
c)
Displace existing housing, especially affordable
housing?
X
3.3. EARTH AND GEOLOGY. Would the project result in or
expose people to potential impacts involving:
a)
Fault rupture?
X
b)
Seismic ground shaking
X
c)
Seismic ground failure, including liquefaction?
X
d)
Seiche, tsunami, or volcanic hazard?
X
e)
Landslides or mudflows?
X
f)
Erosion, changes in topography or unstable soil
conditions from excavation, grading or fill?
X
g)
Subsidence of the land?
X
h)
Expansive soils?
X
i)
Unique geologic or physical features?
X
iii
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
X
capability?
X
g)
Altered direction or rate of glow of groundwater?
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
iv
3.6. TRANSPORTATION/CIRCULATION. Would the project
result in:
a) Increased vehicle trips or traffic congestion?
b) Hazards to safety from design features (e.g. sharp
curves or dangerous intersections) or incompatible
uses (e.g. farm equipment)?
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
R
M
c) Inadequate emergency access or access to nearby X
uses?
X
d) Insufficient parking capacity on site or off site?
X
e) Hazards or barriers for pedestrians or bicyclists?
f) Conflicts with adopted policies supporting alternative X
transportation (e.g. bus turnouts, bicycle racks)?
X
g) Rail, waterborne or air traffic impacts?
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
v
" k, t
Potentially
Potentially Significant Less Than
Significant Unless Significant No
impact Mitigated Impact impact
d) Wetland habitat (e.g. marsh, riparian and vernal X
pool)?
X
e) Wildlife dispersal or migration corridors?
3.8. ENERGY AND MINERAL RESOURCES. Would the
project: X
a) Conflict with adopted energy conservation plans?
X
b) Use non-renewable resources in a wasteful and
inefficient manner?
3.9. RISK OF UPSET/HUMAN HEALTH.
Would the proposal involve:
a)
A risk of accidental explosion or release of hazardous X
substances (including, but not limited to: oil,
pesticides, chemicals or radiation)?
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
Vi
�I
Potentially
Potentially
Significant Less Than
Significant
Unless Significant
No
Impact
Mitigated Impact
Impact
b) Police protection?
X
c) Schools?
X
d) Maintenance of public facilities, including roads?
X
e) Other governmental services?
X
3.12. UTILITIES.
Would the proposal result in a need for new systems, or
substantial alternations to the following utilities:
a) Power or natural gas?
X
b) Communications systems?
X
c) Local or regional water treatment or distribution
facilities?
X
d) Sewer or septic tanks?
X
e) Storm water drainage?
X
f) Solid waste disposal?
X
3.13. AESTHETICS. Would the proposal:
a) Affect a scenic vista or scenic highway?
X
b) Have a demonstrable negative aesthetic effect?
X
c) Create light or glare?
X
3.14. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources? X
b) Disturb archaeological resources? X
c) Affect historical resources? X
d) Have the potential to cause a physical change which
would affect unique ethnic cultural values? X
e) Restrict existing religious of sacred uses within the
potential impact area? X
vii
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?
M
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?
M
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?
1�
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.
CITY OF LA QUINTA
ENVIRONMENTAL ASSESSMENT 96.314
ZONING ORDINANCE AMENDMENT 96-049
CHAPTER 9.160: SIGNS
GENERAL DESCRIPTION
A need for revised regulations governing the design and location of a variety of signs has been identified by
the City of La Quinta. The proposed regulations contained in Chapter 9.160 have been revised in
conjunction with the revision of the entire Zoning Ordinance. The City Council directed City staff to
prepare a separate environmental review for the sign chapter. This Chapter will be considered separately
from the remaining Chapters of the Zoning ordinance.
The proposed sign ordinance will apply citywide, and provide a comprehensive guide and set of standards
and procedures for permanent and temporary signs in residential and nonresidential districts. The Chapter
has 12 sections as contained in Attachment 2.
ENVIRONMENTAL IMPACTS
Explanation of responses to Initial Study Checklist and recommended mitigation measures, if necessary.
3.1 LAND USE AND PLANNING
a,b,c,d, No Impact.
This ordinance will regulate a variety of sign types throughout the City of La Quinta. Chapter 9.160 clearly
describes which signs are exempt from the ordinance, what the standards are, and the regulation for signs
in residential and nonresidential districts. Sections 9.160.040 and 9.160.050 regulate signs in residential
district and nonresidential districts, respectively.
The proposed Chapter is not anticipated to result in any significant alteration of the present or future
planned land use in the City of La Quinta. It is possible that the installation of some signs may be found
objectionable by some adjacent property owners or residents. Signs must be reviewed by staff and the
Planning Commission, during which time public comment can be made.
The review process that is required for many signs will serve as a mechanism to prevent zoning or land use
conflicts. The Chapter does not conflict with any environmental plans or policies adopted by the City of La
Quinta. Signs could be placed on agricultural lands if an application is submitted. As long as the requested
sign meets the requirements of the Sign Ordinance, there would be no land use conflict.
3.2 POPULATION AND HOUSING
a,c - No Impact; b - Less Than Significant Impact
The proposed revisions to the Sign Ordinance are not anticipated to have any significant impacts on the
existing or future population or the settlement pattern in the City of La Quinta. Commonly, signs aria
installed as a response to the existing population for directional purposes, business and community
identification. It is possible that some signs could contribute to population growth, however, any impacts
from these signs are anticipated to be less than significant. No signs would be permitted to displace
existing housing. Other than the regulations contained within the Sign Ordinance, there are no other
identifiable mitigation measures for this issue.
3.3 EARTH AND GEOLOGY
a through I - No Impact.
This chapter will regulate signs throughout the City of La Quinta. With the installation of signs there will be
minimal disruption of the earth. It is not anticipated that there will be any unstable geological conditions
resulting from any type of sign that would be permitted by this Chapter. There would not be any significant
changes in topography or ground surface relief. Signs would not be permitted to be constructed where
there would be destruction, covering, or modification of any unique geologic or physical features. There
are no beaches, rivers, or oceans in or near La Quinta to be effected by placement of signs.
Exposure of people or property to geologic hazards such as earthquakes, landslides, mudslides, ground
failure or similar events due to the placement of a sign is not anticipated to occur. If signs were to be
located within areas with a high potential of these events occurring, there would be only minimal loss and
relatively little physical damage caused by failure of a sign structure. There are no identifiable mitigation
measures for this issue.
3.4 WATER
a through h - No Impact.
The proposed sign ordinance is not anticipated to have any effect upon water resources in the City. Signs
would not ordinarily be placed in water. Signs would not have an effect upon flood control efforts in the
City as signs are small structures. The rate of absorption and drainage patterns in the area are not
expected to significantly change because of the placement of a sign. There are no identifiable mitigation
measures for this issue.
3.5 AIR QUALITY
a through d - No Impact.
The City of La Quinta is located within the Southeast Desert Air Basin (SEDAB) and is under the
jurisdiction of the South coast Air Quality Management District (SCAQMD). The climate is characterized by
high temperatures in the summer, low annual rainfall, and low humidity. Prevailing northwesterly winds
funnel from the Los Angeles area into the Coachella Valley often transporting oxidant, sulfates, and
nitrates into the airshed of the City. Although the local contribution to air quality is not substantial, the
Coachella Valley does violate state and federal standards for ozone. In addition, particulate standards are
often exceeded because of wind -transported desert soils. The primary air quality concerns in the air basin
are particulate matter (dust) and ozone.
The PM10 standard is exceeded as a result of activities in the Coachella Valley which contribute to fugitive
dust. The Coachella Valley has the potential for generating significant fugitive dust as the area consists of
alluvial materials and sand deposits. The air mass from the South Coast Air Basin contributes to the PM 10
violations, but the majority of the problems is caused locally by urban development and agricultural
activities.
Suspended particulate (PM 10) are generated from either a pollution source or are formed in the atmosphere
as a result of chemical reactions driven by sunlight. In 1990, SCAQMD prepared a State Implementation
Plan for PM 10 to define control measures to reduce the local contributions to the PM 10 violations and to
bring the Coachella Valley into compliance with Federal and State ambient air quality standards. Control
measures are directed toward five categories of emissions: (1) open area wind erosion; (2) unpaved roads;
(3) paved roads, including storage and movement of fine particulates; (4) construction and demolition
activities; (5) agricultural operations. Local government agencies are responsible for implementation of
most of the control measures.
Air quality will not be impacted by the placement of signs. There will be no gaseous emissions from signs
that could contribute to the deterioration of the ambient air quality. There could be PM 10 generated from
construction activities of a large sign, which would require mitigation. No odors are emitted from signs
which would offend or impair any individual. The structural mass of even a large sign would not impact
either the local or regional climate. There is no identifiable mitigation necessary, except PM 10 control for
the placement of large signs.
3.6 TRANSPORTATIONICIRCULATION
a through g - No Impact.
There is no traffic associated with a sign structure itself. However, signs will contribute to vehicular
traffic in their function of advertisement and direction. The sign ordinance will not result in impacts to
waterborne, rail, or air traffic, as these modes of transportation do not exist in La Quinta. There are no
rivers, railroads, or airports in the City. There is no feasible mitigation for this issue.
3.7 BIOLOGICAL RESOURCES
a through e - No Impact.
It is possible that there could be an impact upon native plant species resulting from the installation of a
large commercial sign structure. This impact would be minimal, at worst. It is highly unlikely that any new
species of animal would be introduced into the City as a result of the installation of a sign structure.
Mitigation is not necessary for this issue.
3.8 ENERGY AND MINERAL RESOURCES.
a and b - No Impact.
The proposed sign ordinance will not have any effect upon the three categories of natural resources: 1) air,
mineral, and water; 2) construction -related resources (e.g. aggregate for concrete, metals for structural
support, other building materials; 3) scenic vistas and views. Specific areas of the City with known mineral
resources have been identified in the General Plan and Master Environmental Assessment. The placement
of even a large sign is not anticipated to have any adverse impact upon these resources. No mitigation is
identifiable for this issue.
The is no adopted energy plan for the City of La Quinta, thus, there is no potential conflict. The sign
ordinance will not , in itself, require the expenditure of energy or fuel. Illuminated signs will require a source
of energy, unless powered by solar energy. The use of electricity to illuminate signs will consume energy,
but not at a rate to result in a significant impact upon electrical resources.
3.9 RISK OF UPSETIHUMAN HEALTH
a through a - No Impact.
The only identified risk of upset with a sign is the potential for structural failure. Because large signs are
designed to be structurally sound and must be reviewed and approved by the City, the risk of failure is
reduced to a minimal level. A building permit must be obtained for certain signs which affords additional
review for structural soundness.
Signs are not anticipated to cause any human health impacts. There are no harmful emissions permitted
from sign structures.
3.10 NOISE
a and b - No Impact.
The significant noise sources in the City are generated primarily from automobile and truck traffic. The
existing areas of the City which are subject to high noise exposure are primarily along major street
corridors. Sign structures do not emit sound, thus there would be no impact upon this issue. No mitigation
would be necessary .
3.11 PUBLIC SERVICES
a through d - No Impact; e - Less Than Significant Impact.
The proposed sign ordinance will have minimal impact upon fire and police protection services. Schools will
not be impacted by signs as new students are typically not generated as a result of signs. Public facilities
will not be significantly impacted by sign structures. Other governmental services that could be impacted,
such as various City departments for planning review, plan check, permit issuance, and code enforcement.
3.12 UTILITIES
a through f - No Impact.
The installation of signs will not result in the need for new or substantially altered utility systems. No
adverse impact upon utility providers is anticipated from the adoption of this proposed sign ordinance,
3.13 AESTHETICS
a through c - Less Than Significant Impact.
It is possible that certain large signs could impact the scenic vistas or views to the public. It is also possible
that some large signs may create an aesthetically offensive site open to the public. Most signs would not
impact or have minimal aesthetic impact upon the city. For such signs, there would be review by
Community Development and the Planning Commission which would consider aesthetics prior to approval.
It is possible that certain signs will contribute to light and glare in the City. Policies and standards
pertaining to these issues must be complied with to eliminate or reduce light and glare.
3.14 CULTURAL RESOURCES
a through e - No Impact.
It is not anticipated that signs would significantly impact known cultural resources in the City. However, it
is possible that the installation of a large sign in an undeveloped area could impact a prehistoric or historic
site. Since a sign permit is not subject to environmental review under CEQA, the responsibility of impact
mitigation rests solely upon the applicant and sign installer. If a cultural resource is encountered during the
installation of a sign, the applicant or installer should stop work and notify the City for an inspection and
coordination with a qualified archaeologist or historian to designate proper mitigation measures. Reliance
upon the applicant or installer to comply with this requirement is dubious.
3.15 RECREATION
a and b - No Impact.
The proposed ordinance is not anticipated to have any effect upon the number of recreation facilities or the
quality of recreation in La Quinta. No mitigation is required for this issue.
4. MANDATORY FINDINGS OF SIGNIFICANCE
The proposed sign ordinance is not anticipated to result in the reduction of wildlife habitat, 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.
The proposed sign ordinance will not have the potential to achieve short-term environmental goals to the
disadvantage of long term goals. The ordinance will not have cumulative impacts of a significant nature.
Potential impacts that have been identified in this document can be mitigated with feasible measures that
will lessen individual impacts to a level of insignificance.
The proposed sign ordinance is not anticipated to result in environmental effects that will cause substantial
adverse effects on human beings, either directly or indirectly.
EARLIER ANALYSES.
None.
PH #4
STAFF REPORT
PLANNING COMMISSION
DATE: FEBRUARY 13, 1996
CASE NO.: TENTATIVE TRACT MAP 26148 (2ND TIME EXTENSION)
REQUEST: RECOMMEND APPROVAL OF A SECOND ONE YEAR TIME
EXTENSION FOR THE SUBDIVISION OF 14 ACRES INTO 54
SINGLE FAMILY LOTS WITH A RETENTION BASIN LOT
LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND 50th
AVENUE
APPLICANT: MAINIERO, SMITH AND ASSOCIATES, INC. (MR. ROBERT J.
MAINIERO)
PROPERTY
OWNER: AMCOR REALTY FUND III (MR. ROBERT A. WRIGHT)
ENVIRONMENTAL
CONSIDERATION: ENVIRONMENTAL ASSESSMENT 90-181 WAS PREPARED FOR
THIS PROJECT IN 1990. BASED UPON THIS ASSESSMENT, THE
PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON
THE ENVIRONMENT BASED ON MITIGATION MEASURES
IMPOSED. THE CITY COUNCIL ON DECEMBER 4, 1990
ADOPTED A NEGATIVE DECLARATION. THEREFORE, NO
ADDITIONAL ENVIRONMENTAL REVIEW IS DEEMED
NECESSARY.
GENERAL
PLAN: LOW DENSITY RESIDENTIAL (2-4 DU/AC.)
ZONING: SR (SPECIAL RESIDENTIAL)
STAFFRPT.054
BACKGROUND:
Site Back rq ound
The site is on the east side of Washington Street and north of 50th Avenue (Attachments
1 and 2). The south half of the site has been used for the stockpiling of fill dirt in the last
four years. In 1992, the Public Works Department issued a stockpiling permit that allowed
grading activities along 50th Avenue. A bond was accepted guaranteeing that dust
control measures would be taken and a temporary water line would be constructed. The
permit was issued for a nine month period. In 1993/94, an additional request was made
to expand the stockpiling area. To date, the property owner has not complied with all the
Conditions of Approval for these two projects and the City has not released the bond.
Tentative Tract Map 26148 was reviewed and recommended for approval by the
Commission on November 13, 1990, and approved by the Council on December 4, 1990
(Resolution 90-89). A copy of the original tentative map exhibit is attached (Attachment
3).
Before the map's expiration date on December 4, 1992, the previous owner filed a request
for a one year extension. Both the Commission and Council approved the first extension
request and established December 4, 1993, as the new expiration date for this application
(i.e., City Council Resolution 93-3). In 1993, the State Legislature passed Senate Bill 428
granting all active tentative maps two additional years without any penalties to the
provisions outlined in the City's Subdivision Ordinance and Subdivision Map Act.
Surrounding Zoning,/Land Use
The properties around this area, except to the east, are zoned for residential purposes.
To the east is the La Quinta Evacuation Channel. Beyond the canal is the existing outdoor
playground for the La Quinta Elementary Schools. To the north is Desert Club Manor
Tract #1 which comprises approximately 120 single family lots. Houses have been built
on approximately half of the lots and a Coachella Valley Water District well is on Lot 125.
To the west (across Washington Street) is the existing Montero Estates, a gated single
family housing development.
Original Map Approval
The approved tentative tract map allows single family lots that range in size from 8,482 to
9,763 square feet. All streets are public (i.e., 60-feet in width). The original Conditions
of Approval require the developer to restrict access to and from Washington Street and
50th Avenue to right -in and right -out turning movements. A private on -site retention basin
at the southwest corner of the project is provided. The basin will be designed to handle
nuisance storm water. The diversion of any overflow water into the Evacuation Channel
requires approval by the Coachella Valley Water District.
STAFFRPT.054
Public Notice
The case was advertised the case in the Desert Sun newspaper on February 3, 1996. All
property owners within 500-feet of the affected area were mailed a copy of the public
hearing notice as required. We received no negative comments.
Public Agency Review
Staff mailed a copy of the applicant's initial request to all public agencies on December 1,
1995. All relevant comments have been incorporated into the attached draft conditions
of approval. Copies are on file with the Community Development Department and have
been given to the applicant and property owner.
Environmental Assessment
Environmental Assessment 90-181 was prepared for this case during its original review
and approval in 1990. No additional environmental consideration is warranted for a time
extension request pursuant to California Environmental Quality Act statutes. The
Conditions of Approval for this case require the applicant to do further on -site
environmental work or studies during the various stages of development (i.e.,
archeological/paleontologic and noise).
STATEMENT OF THE MANDATORY FINDINGS OF APPROVAL PER THE
SUBDIVISION ORDINANCE (SECTION 13.12.120):
Finding Number 1 - Zoning and General Plan Consistency/Applicability of Specific
Plan
The General Plan designates this site as Low Density Residential (2-4 dwellings per acre)
which allows single family housing. The map's alignment of Washington Street has been
designed to satisfy the requirements of Specific Plan 86-007. No inconsistencies are
found.
The General Plan has required an acoustical study for this project (Condition 11). The
study shall be done before final map approval, and will suggest the location and. height of
any perimeter sound walls to reduce traffic noise from surrounding arterial streets.
The site is currently designated as SR (Special Residential) by the City's Zoning Code.
This SR designation (Chapter 9.42) permits single family housing. The developer of the
property is required to comply with the Zoning Code in effect at the time building permits
are issued.
STAFFRPT.054
Finding Number 2 - Tract design/improvements consistent with the General Plan
The subdivision map shows access to two arterial streets abutting the boundaries of the
site. The property owner originally planned a third point of access by extension of "F"
Street into the residential neighborhood to the north (i.e., Saguaro Drive connection).
However, this point of access was denied based on complaints from adjacent neighbors
from the north at the original hearings (Condition 9). Therefore, project access is limited
to Washington Street and 50th Avenue and will be restricted to right -in and right -out traffic
movements. We foresee no problems for emergency personnel to enter the site, as
designed. All streets will be public and meet minimum standards as required by the City's
General Plan and Subdivision Ordinance (i.e., 60-feet in width). Public sidewalks will be
provided on- and off -site for pedestrian needs.
Urban improvements are required for this project. They include streets and other
infrastructure improvements (e.g., gas, electric, water, and sewer) required for single family
development. The recommended conditions will insure that all on -site work is consistent
with City standards.
Finding Number 3 - Parkland Dedication
The Subdivision Ordinance (Chapter 13.48 - Quimby Act) requires that developers
provide either on -site park facilities or pay fee's in -lieu that go into a City fund for
community use. This developer has anticipated paying into the account since they do not
have an area inside the tract to satisfy the parkland needs as required by this Chapter.
Condition 10 requires that parkland fees be paid before approval of the final map. The
developer's obligation is to provide monetary funds for City use that equal land dedication
of approximately 0.46 acres based on the fair market price of land within the site before
improvements.
CONCLUSION:
City staff has reviewed the existing Conditions of Approval and feel some change is
necessary to bring the tentative map up to current standards. The Conditions modified
are Numbers 2, 3, 5, 6, 7, 8, 11, 12, 15, 17, 21, 25, 27, 33, 46, 47, 48, 49, and 50.
This subdivision map request is consistent with all City Codes provided we impose the
recommended conditions of approval. No physical constraints prevent the development
of the site as planned.
STAFFRPT.054
RECOMMENDATION:
Adopt Planning Commission Resolution 96- 1 recommending to City Council approval
of Tentative Tract Map 26148 (2nd Time Extension)
Attachments:
1. Location Map
2. Road Circulation Map
3. 1990 Map Exhibit (Reduced)
4. Large Exhibit Map (Planning Commission Only)
: Greg Trousdell
Submitted by: Christine di lorio
STAFFRPT.054
PLANNING COMMISSION RESOLUTION 96-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF A SECOND ONE-YEAR TIME
EXTENSION FOR TENTATIVE TRACT 26148 TO
ALLOW A 54-LOT SINGLE FAMILY RESIDENTIAL
LAND SALES SUBDIVISION ON APPROXIMATELY
14 ACRES
CASE NO.: TTM 26148 (2ND TIME EXTENSION)
APPLICANT: AMCOR REALTY FUND III
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
13th day of February, 1996, hold a duly noticed Public Hearing to consider the request of AMCOR
Realty Fund III to have a one year extension of a previously approved 54 lot single family subdivision
on 14 acres, generally on the east side of Washington Street and north of 50th Avenue, more
particularly described as:
BEING A SUBDIVISION OF PARCEL 1 OF DESERT CLUB
MANOR NO. 2, BOOK 23, PAGE 99 OF MAPS, RIVERSIDE
COUNTY, CALIFORNIA, OR MORE SPECIFICALLY IN THE
SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION
31, T5S, R7E, SAN BERNARDINO MERIDIAN (APN: 646-070-
006 - PREVIOUSLY 617-020-016)
WHEREAS, said Tentative Map has complied with the requirements of "The Rules
to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in
that the Community Development Director has determined that the original environmental assessment
conducted (EA 90-181) in 1990, is still valid and binding on this development request. Therefore,
no additional environmental review is warranted; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony and
arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find
the following Mandatory Findings of approval to justify the recommendation for approval of said
Tentative Tract Map 26148 (2nd Time Extension):
A. The proposed map or vesting map is consistent with the City of La Quinta General Plan,
Zoning Code and any applicable specific plans.
The project is located in a Low Density Residential (LDR) District of the 1992 General Plan
Update that allows 2-4 dwelling units per acre. Tentative Tract 26148 is consistent with the
goals, policies and intent of the La Quinta General Plan provided conditions contained herein
are required to ensure among other things consistency with the General Plan and mitigation
of environmental consequences, pursuant to Environmental Assessment 90-181, are
completed.
RESOPC.141 /co naprO.359
Planning Commission Resolution 96-,
The site is zoned SR (Special Residential) which permits single family developments. Each
home site will be 7,200 sq. ft. or larger. All plans for single family homes shall be consistent
with the provisions of the Zoning Code (e.g., specifically Chapter 9.42 et. seq.) in effect at
the time building permits are acquired. The development of the project, as conditioned, will
be compatible with the surrounding area.
B. The design or improvement of the proposed subdivision is consistent with the La Quinta
General Plan and any applicable specific plans.
All streets and improvements in the project conform to City standards of the General Plan and
Subdivision Ordinance as designed. All internal streets for the tract will be public. The
streets are all 60-foot rights -of -way. Project access to the project can take place on
Washington Street (Major Arterial) or 50th Avenue (Primary Arterial) and will be restricted
to right -in and right -out traffic movements.
C. The design of the subdivision or the proposed improvements are not likely to cause
substantial environmental damage or substantially and avoidably injure fish or wildlife or their
habitat.
The subject site is physically suitable for the proposed land division as approved by the
Commission and Council in 1990. The original development plan will not cause substantial
environmental damage or injury to fish or wildlife, or their habitat because the previously
adopted Negative Declaration of Environmental Impact has required mitigation measures (EA
90-181). The City's 1990 Environmental Determination was mailed to the County of
Riverside for posting and certified by their organization on December 5, 1990.
Before on -site grading, they shall employ a qualified archeologist and paleontologist to
conduct on -site research and review to find out if prehistoric remains are present. The project
consultant shall submit these findings in report form to staff. The consultant's report shall
indicate his or her findings and convey any important information that we should know about
the site or its development. Monitoring shall be required during grading work.
The subdivision, as conditionally approved, will not cause serious public health problems
because they will install urban improvements based on City, State, and Federal requirements.
D. The design of the subdivision or type of improvements are not likely to cause serious public
health problems.
The subject site is physically suitable for the proposed land division, and the design of
Tentative Tract 26148 (2nd Time Extension) will not cause substantial environmental damage
or injury to fish or wildlife, or their habitat because mitigation measures have been required.
The design of the subdivision, as conditionally approved, will not cause serious public health
problems because they will install urban improvements based on City, State, and Federal
requirements.
xnsorc.141 /conaprv1.359
Planning Commission Resolution 96-.
Noise impacts from existing and future road noise on Washington Street and 50th Avenue
shall be analyzed and mitigation measures shall be employed to reduce exterior noise for those
homes along this Major Arterial street to levels consistent with Table EH-1 of Chapter 8 of
the General Plan (Environmental Hazards Element). The applicant's future noise study shall
conform with the City's 1992 General Plan standards which require noise to be less than 60
dB CNEL in outdoor areas (45 bB or less for interior areas). To meet these provisions,
fencing, landscaping and other noise mitigation measures shall be employed to benefit the
future residents.
E. The design of the subdivision or type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of property within the proposed
subdivision.
The proposed public streets will serve all single family lots. All required public easements will
provide access to the site or support necessary infrastructure improvements. The future
Homeowners Association will maintain the private retention basin located at the southwest
corner of the site.
WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has
considered, the effect of the contemplated action of the housing needs of the region for purposes of
balancing the needs against the public service needs of the residents of the City of La Quinta and its
environs with available fiscal and environmental resources;
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Commission in this case;
2. That it does hereby reconfirm the conclusions of Environmental Assessment 90-181 as
approved in 1990;
That it does now recommend approval of the Tentative Tract Map 26148 (Second Time
Extension) for the reasons set forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta
Planning Commission, held on this 13th day of February, 1996, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
REsoPc.141 / comaprv1.359
Planning Commission Resolution 96-
JACQUES ABELS, Chairman
City of La Quinta, California
ATTEST:
JERRY ]HERMAN, Community Development Director
City of La Quinta, California
RESOPc.141 / conaprv1.359
PLANNING COMMISSION RESOLUTION 96-_
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 26148, TIME EXTENSION #2
FEBRUARY 139 1996
FAINKH—W, _ ; _ __ O ►1 Y 1i►`f•
1. Tentative Tract Map 26148 shall comply with the requirements and standards of the State
Subdivision Map Act and the City of La Quinta Subdivision Ordinance (Chapter 13.04 et.
seq.), unless otherwise modified by the following conditions.
2. This Tentative Tract Map approval shall expire December 4, 1996, unless approved for
further extension pursuant to the City of La Quinta Subdivision Ordinance.
3. Prior to issuance of a grading permit, the applicant shall retain a professionally qualified
archaeologist to conduct a field reconnaissance survey and record search of the project site.
A report of the result of the survey shall be submitted to the Community Development
Department (2 copies) complete with recommendations for further mitigation measures. All
testing shall be completed prior to any on -site grading work. The archaeologist shall
prepare a mitigation plan for review and approval by the Community Development
Department prior to implementation.
During grading activities, the project site shall be monitored by a professionally qualified
archaeological monitor. The monitor is authorized to temporarily divert or stop equipment
in order to investigate exposed cultural deposits.
Prior to issuance of an occupancy certificate, the project archaeologist shall submit six
copies of the final report to the Community Development Department. The final report
shall follow the report format contained in Preservation Planning Bulletin, No. 4(a),
December 1989 (OHP). The final report shall be reviewed by the Historic Preservation
Commission for completeness and acceptability. Acceptance of the final report by the
Commission signifies completion of the Archaeological Mitigation Program.
A list of qualified archaeological monitors and cultural resource management firms is
available at the Community Development Department in City Hall.
Prior to issuance of a grading permit, the applicant shall retain a professionally qualified
paleontologist to provide monitoring of earthmoving activities, including trenching for both
on -site and off -site related work.
During grading activities, the project site shall be monitored by a professionally qualified
paleontologist who maintains the necessary paleontologic collecting permits and repository
agreements. In areas of known high potential, the project paleontologist may designate a
paleontologic monitor to be present during 100 % of the earthmoving activities. If, after
conaprv1.359
Planning Commission Resolution 96
Conditions of Approval - Recommended
Tentative Tract 26148, Time Extension #2
February 13,1996
50 % of the grading is completed, it can be demonstrated that the level of monitoring should
be reduced, the project paleontologist may so amend the mitigation program. The
paleontologic monitor(s) is authorized to temporarily divert or stop equipment while
removing fossils.
Prior to issuance of occupancy, the project paleontologist shall submit a final report to the
Community Development Department. The final report shall discuss the methods used,
results of the surface survey, identification, cataloging, curation, and storage of fossil
materials collected, and the significance of the paleontological resources. A final report of
the finds and their significance after all operations are complete shall be reviewed by the
Historic Preservation Commission for acceptability. Acceptance of the final report by the
Historic Preservation Commission signifies completion of the program of mitigation.
4. The Developer of this subdivision of land shall cause no easements to be granted or recorded
over any portion of this property between the date of approval by the City Council and the
date of recording of the final map without the approval of the City Engineer.
5. The applicant shall provide a bus turnout and waiting shelter on Washington Street that
complies with the requirements of Sunline Transit.
• E" lei y_ a 1 1:_ _ 1 =- -
6. The property owner shall dedicate right-of-way for public streets as follows:
a. Washington Street: half street (60-feet) right-of-way for 120-foot wide Major Arterial
Street as measured from the Washington Street Specific Plan centerline.
b. 50th Avenue: half street (50-feet) right-of-way for 100-foot wide Primary Arterial
Street.
C. On -site public streets: full street (60-feet) right-of-way for a local street per the
General Plan, plus corner cutbacks at intersections, and suitable right-of-way
geometric for "knuckle" turns as required by the City Engineer.
7. The property owner shall construct, or enter into an agreement to construct, street
improvements and appurtenant amenities for the following streets according to the
requirements of the City Engineer and the La Quinta Municipal Code prior to approval of
the final map.
conaprvl.359
Planning Commission Resolution 96-
Conditions of Approval - Recommended
Tentative Tract 26148, Time Extension #2
February 13, 1996
a. On -Site streets: 40-foot wide street improvements per Riverside County
Standard Drawing No. 104.
b. Washington Street: half street improvements per Riverside County Standard Drawing
No. 100B with 18-foot wide median plus an eight -foot -wide sidewalk and all
appurtenant improvements.
C. 50th Avenue: 50th Avenue, from Washington Street to the east side of the Evacuation
Channel: three-quarter street improvements per Riverside County Standard Drawing
No. 100 with 12-foot wide median and sidewalk and all appurtenant improvements.
Improvements shall include all appurtenances such as traffic signs, channelization markings,
raised median if required, street name signs, sidewalks, and centralized mail delivery
approved in design and location by the U.S. Post Office and the City Engineer. Mid -block
street lighting is not required.
Enhancement of existing improvements may be required to integrate the proposed
improvements with existing conditions. This includes street width transitions extending
beyond tract boundaries.
Access points and turning movements of traffic shall be restricted as follows:
a. 50th Avenue - 509 feet east of the west tract right-of-way line: Right-in/right-out.
b. Washington Street - 430 feet north of the south tract right-of-way line: Right-in/right-
out only.
The City is contemplating adoption of a Major Thoroughfare Improvements Ordinance. The
Ordinance is intended to distribute the cost of major thoroughfare construction evenly and
fairly on undeveloped land at the time the land is subdivided or developed for beneficial use.
If the Ordinance is adopted at least 60 days prior to recordation of any final map in this
development, this project shall be subject to the provisions of the Ordinance. If the
Ordinance becomes applicable to this subdivision, the applicant's obligation to construct
certain improvements above -listed (i.e., street improvements) may be satisfied through
participation in the thoroughfare improvement program.
8. 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.
conaprv1.359
Planning Commission Resolution 96-
Conditions of Approval - Recommended
Tentative Tract 26148, Time Extension #2
February 13, 1996
"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). CVWD shall sign the combined plans before 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.
The City may maintain standard plans, details and/or construction notes for elements of
construction. For a fee established by City resolution, the developer may acquire standard
plan and/or detail sheets from the City.
When the City approves final plans, the developer shall furnish accurate computer files of
the complete, approved plans on storage media and in program format acceptable to the City
Engineer.
9. The developer shall amend the Tentative Tract Map to eliminate the portion of "F" Street
extending from "B" Street to Saguaro Drive.
1 N .1 'a EIJI y 11ml na _; '
10. Before final map approval by the City Council, the developer shall meet the parkland
dedication requirements as set forth in Section 13.48 of the La Quinta Subdivision
Ordinance by paying parkland fees -in -lieu of parkland dedication requirements in
accordance with said Section.
11. A qualified acoustical engineer shall prepare a noise study, to be submitted to the
Community Development Department for review and approval prior to final map approval.
The study shall concentrate on noise impacts on the tract from the perimeter arterial streets,
and recommend alternative mitigation techniques. Recommendations of the study shall be
incorporated into the tract design. The study shall consider use of building setbacks,
engineering design, building orientation, noise barriers (terming and landscaping, etc.), and
other techniques to avoid the isolated appearance given by walled developments pursuant
to the provisions of the 1992 General Plan.
12. If improvements are phased with multiple final maps or other administrative approvals (plot
plans, conditional use permits, etc.), off -site improvements (i.e., streets) and development -
wide improvements (i.e., perimeter walls & landscaping, gates, etc.) shall be constructed
or secured prior to approval of the first final map unless otherwise approved by the City
Engineer.
conaprv1.359
Planning Commission Resolution 96-_
Conditions of Approval - Recommended
Tentative Tract 26148, Time Extension #2
February 13, 1996
If the applicant desires to phase improvements and obligations required by the Conditions
of Approval and secure those phases separately, a phasing plan shall be submitted to the
Public Works Department for review and approval by the City Engineer.
The applicant shall complete required improvements and satisfy obligations as set forth in
the approved phasing plan. Improvements and obligations required of each phase shall be
completed and satisfied prior to completion of homes or occupancy of permanent buildings
within the phase unless a construction sequencing plan for that phase is approved by the City
Engineer.
13. A homeowners' association to fund and maintain the following improvements shall be
formed:
a. Perimeter landscaping areas
b. A retention basin
C. A portion of right-of-way and remnant parcels within the subdivision that are not
contiguous to a buildable lot. The developer may elect to redesign the tract in a way
that eliminates these unmaintained areas.
14. The tract grading plan shall be prepared by a registered civil engineer and approved by the
City Engineer prior to issuance of a grading permit.
15. Building pad elevations on contiguous lots shall not differ by more than three feet except for
lots within this development, but not sharing common street frontages, where the differential
shall not exceed five feet.
16. 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
lot in the tract, 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 tract phase
and lot number and shall be cumulative if submitted at different times.
17. The developer shall submit a copy of the proposed landscaping and irrigation plans to
Coachella Valley Water District for review and approval with respect to CVWD's Water
Management Program and according to the City's water conservation provisions (Chapter
8.13 of the La Quinta Municipal Code).
conaprvl.359
Planning Commission Resolution 96
Conditions of Approval - Recommended
Tentative Tract 26148, Time Extension #2
February 13, 1996
18. A thorough preliminary engineering geological and soils engineering investigation shall be
conducted with a report submitted for review along with the grading plan. The report's
recommendations shall be incorporated into the grading plan design prior to grading plan
approval. The soils engineer and/or the engineering geologist must certify to the adequacy
of the grading plan. A statement shall appear on the final subdivision map that a Soils
Report has been prepared for the tract pursuant to Section 17953 of the Health and Safety
Code.
19. Any earthwork on contiguous properties requires a written authorization from the owner(s)
(slope easement) in a form acceptable to the City Engineer.
20. The developer shall show all existing utility facilities on the final map including CVWD
sewer lines.
21. Storm water runoff produced in 24 hours by a 100-year storm shall be retained on -site in
a landscaped retention basin. An on -site landscaped retention basin designed for a
maximum water depth not to exceed six -feet shall be provided. The basin slopes shall not
exceed 3:1. Other requirements include, but are not limited to, a grassed ground surface
with permanent irrigation improvements, and appurtenant structural drainage amenities all
of which shall be designed and constructed in accordance with requirements deemed
necessary by the City Engineer.
The tributary drainage area for which the developer is responsible shall extend to the
centerline of any public street contiguous to the site.
The tract shall be graded to receive storm water from adjoining properties at locations that
have historically received storm water drainage.
The developer shall design and install an underground pipe to carry overflow drainage from
the basin to the La Quinta Evacuation Channel. The outfall structure at the Channel shall
be constructed to CVWD requirements, if allowed.
22. The developer shall construct facilities to handle nuisance water from this subdivision and
from the west side of Washington Street. The facilities may consist of a sand -filter leach
field in the drainage basin or of suitable piping connections to the overflow drainage pipe
to the Evacuation Channel. With either system, the applicant shall provide an inlet pipe
stub -out to the Washington Street right-of-way for future connection of a system carrying
the nuisance water from the west side of Washington Street to the Evacuation Channel.
conaprv1.359
Planning Commission Resolution 96-
Conditions of Approval - Recommended
Tentative Tract 26148, Time Extension #2
February 13, 1996
23. Drainage disposal facilities shall be provided as required by the City Engineer. The
applicant shall comply with the provisions of the City Master Plan of Drainage, including
payment of any drainage fees required therewith.
c ERT yy WINi i ,011i WNY
24. The developer shall comply with the following requirements of the Public Works
Department:
a. The applicant shall dedicate all necessary public street and utility easements as
required, including all corner cutbacks.
b. The applicant shall submit street improvement plans prepared by a registered civil
engineer. Street improvements including traffic signs and markings and raised median
islands (if required by the City General Plan), shall conform to City standards as
determined by the City Engineer and adopted by the La Quinta Municipal Code three-
inch AC over four -inch Class 2 Base minimum for residential streets). Street design
shall take into account the soil strength, the anticipated traffic loading and 20-year
street design life.
C. Street name signs shall be furnished and installed by the Developer in accordance with
City standards.
Prior to issuance of Certificates of Occupancy for buildings within the tract, the
applicant shall install traffic control devices and street name signs along access roads
to those buildings.
25. The applicant shall vacate abutter's rights of access to the following streets from lots
abutting the streets:
a. Washington Street
b. 50th Avenue
Access to these streets shall be restricted to street intersections or other approved access
locations.
The applicant shall dedicate right-of-way and easements necessary for placement of, and
access to, utility lines and structures, park lands, drainage basins, common areas, and
centralized mail delivery units.
conaprv1.359
Planning Commission Resolution 96-
Conditions of Approval - Recommended
Tentative Tract 26148, Time Extension #2
February 13, 1996
26. Improvement plans for the entry streets shall be submitted to the City Engineer and Fire
Department for review/approval prior to the final map approval
27. A minimum 20-foot landscaped setback shall be provided along Washington Street and 50th
Avenue. The Community Development Department shall approve the final design solution
for the project. Setbacks shall be measured from ultimate right-of-way lines.
a. The minimum setbacks may be modified to an "average" if a meandering or
curvilinear wall design is used.
b. Setback areas shall be established as a separate common lot and be maintained as set
forth in Condition 13, unless the Community Development Department approves an
alternate method.
Applicant shall acquire easements from CVWD as necessary for encroachments into
the storm channel including the knuckle turn at the intersection of "C" and "D" Streets
and a seven -foot -curb -to -right-of-way line setback for this knuckle and the east side
of "D" Street.
28. The tract layout shall comply with all the SR Zoning code requirements, including minimum
lot size (7200 sq. ft.) excepting for procedure for submittal and approval of unit elevations.
The latter shall be processed in accordance with Condition 39.
29. Before issuance of any grading permits, the applicant shall submit to the Community
Development Department an Interim Landscape Program for the entire tract, which shall
be for the purpose of wind erosion and dust control. The landowner shall institute blowsand
and dust control measures during the grading and site development. These shall include but
not be limited to:
a. The use of irrigation during any construction activities;
b. Planting of cover crop or vegetation upon previously graded but undeveloped portions
of the site; and
C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the
effects upon adjacent properties and property owners. The landowner shall comply
conaprv1.359
Planning Commission Resolution 96-
Conditions of Approval - Recommended
Tentative Tract 26148, Time Extension #2
February 13, 1996
with requirements of the Director of Public Works and Community Development. All
construction and graded areas shall be watered at least twice daily while being used
to prevent the emission of dust and blowsand.
30. Graded but undeveloped land shall be maintained in a condition to prevent a dust and
blowsand nuisance and shall be either planted with interim landscaping or provided with
other wind and water erosion control measures as approved by the Community Development
and Public Works Departments.
31. Prior to final map approval, the applicant shall submit to the Community Development
Department for review and approval a preliminary plan (or plans) showing the following:
a. Landscaping, including plant types, sizes, spacing locations, and irrigation system for
all landscape buffer areas including portions of right-of-way and remnant parcels
within the subdivision that are not contiguous to a buildable lot.
Desert or native plant species and drought resistant planting materials shall be
incorporated into the landscape plan. No lawn, and only emitter or bubbler, irrigation
shall be allowed in area between curb and sidewalk.
b. Location of the meandering sidewalk along Washington Street and 50th Avenue.
Note: this sidewalk shall meander within both the landscape buffer and the parkway
area. The applicant shall comply with the requirements of the Washington Street
Specific Plan (SP 86-007).
C. Location and design detail of any proposed and/or required walls.
d. Exterior lighting plans, emphasizing minimization of light and glare impacts to
surrounding properties.
e. Landscaping of a retention basin, i.e., grass with accent trees and an irrigation
system.
32. Prior to final map approval, the subdivider shall submit criteria to be used for landscaping
of all individual lot front yards. At a minimum, the criteria shall provide for shrubs, two
trees, ground cover, (five trees on a corner) and an irrigation system.
o ►1! _Y_Y_I ►. I) MI wi x IJ M4-i-MR 41O ei ka K-I _1,J__ - _ : I CROW
conaprvl.359
Planning Commission Resolution 96-
Conditions of Approval - Recommended
Tentative Tract 26148, Time Extension #2
February 13, 1996
33. Prior to the issuance of a 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
• City of La Quinta Public Works Department
• Community Development Department
• Coachella Valley Water District
• Desert Sands Unified School 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, the applicant shall
furnish proof of said approvals prior to obtaining City approvals and signatures on the plans.
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.
For projects requiring NPDES construction permits, the applicant shall include a copy of
the application for the Notice of Intent with grading plans submitted for plan checking.
Prior to issuance of a grading or site construction permit, the application shall submit a copy
of an approved Storm Water Pollution Protection Plan.
34. 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.
35. The maximum building height of structures in this tract shall be limited to seventeen feet or
one story in height, whichever is less.
36. The appropriate Community Development Department approval shall be secured prior to
establishing any of the following uses:
a. Temporary construction facilities.
b. Temporary sales facilities.
C. On -site advertising/construction signs.
37. Landscape and irrigation plans for landscaped lots, common retention basins, park facilities,
and other areas indicated in Condition 13 shall be prepared by a licensed landscape architect.
conaprvl.359
Planning Commission Resolution 96-
Conditions of Approval - Recommended
Tentative Tract 26148, Time Extension #2
February 13, 1996
The proposed landscaping improvements shall be in conformance with requirements of, and
be signed by, the Community Development Director, the City Engineer, the Coachella
Valley Water District, and the Riverside County Agricultural Commissioner pursuant to
Chapter 8.13 of the Municipal Code.
Landscape areas shall have permanent irrigation improvements meeting the requirements of
the City Engineer. Common basins and park areas shall be designed with a turf grass
surface which can be mowed with standard tractor -mounted equipment.
These improvements shall be constructed with the tract improvements and shall be
maintained in accordance with Condition 13.
38. Prior to the issuance of a grading permit, the developer shall prepare and submit a written
report to the Community Development Director demonstrating compliance with those
Conditions of Approval and Mitigation Measures of TT 26148 and EA. 90-181, which must
be satisfied prior to the issuance of a grading permit.
Prior to the issuance of a building permit, the developer shall prepare and submit a written
report to the Community development Director demonstrating compliance with those
conditions of approval and mitigation measures of EA. 90-181 and TT 26148 which must
be satisfied prior to the issuance of a building permit. Prior to final building inspection
approval, the applicant shall prepare and submit a written report to the Community
Development Director demonstrating compliance with all remaining Conditions of Approval
and Mitigation Measures of EA 90-181 and TT 26148. The Community Development
Director may require inspection or other monitoring to assure such compliance.
39. The applicant shall submit complete, detailed architectural elevations for all units, for the
Planning Commission review and approval as a Business Item prior to building permit
issuance. The architectural standards shall be included as part of the CC & Rs as necessary.
The latter shall be submitted to the Community Development Department and City Attorney
for review. Consideration shall be given to providing shade protection over glass areas
through architecture of building.
40. The Developer will be required to construct the following prior to final inspection of
housing units on affected lots.
a. A masonry wall along the east side of Lots 1, 31 (or lot adjacent to Channel), 32, and
54. These walls shall all comprise the same or similar materials and wall design.
conaprv1.359
Planning Commission Resolution 96-
Conditions of Approval - Recommended
Tentative Tract 26148, Time Extension U2
February 13, 1996
This requirement is to ensure that a cohesive and uniform image is provided on the
eastern side of TT 26148 for viewers traveling west on 50th Avenue.
b. A masonry wall along the boundaries of the retention basin lot, as approved by the
Community Development Director.
C. A six-foot high masonry wall along the northern boundary of the project. The height
of this wall shall be measured from the height of the existing and estimated proposed
pad levels of lots on the south side of Saguaro Drive. Existing sections of wall along
this property boundary built by homeowners shall remain and not be duplicated. In
the situation where a wooden fence has been constructed along the rear of a property
bordering the north side of TT 26148, permission shall be obtained from the property
owners in question before construction of that wall segment takes place.
A. TRAFFIC AND CIRCULATION
41. Prior to the final building inspection of the 30th unit two publicly maintained roads shall be
provided connecting this subdivision to Washington Street and 50th Avenue.
B. PUBLIC SERVICES AND UTILITIES
42. The developer shall comply with all requirements of the Coachella Valley Water District as
noted in their letter dated October 16, 1990 on file with the Community Development
Department. Any necessary parcels for District facility expansion shall be shown on the
final map and conveyed to the Coachella Valley Water District, in accordance with the
Subdivision Map Act.
43. All on -site and off -site utilities including any existing utility poles shall be installed
underground and trenches compacted to City standards prior to construction of any street
improvements. The soils engineer retained by the applicant shall provide the necessary
certified compaction test reports for review by the City Engineer, as may be required.
44. All requirements of the Fire Marshal shall be complied with.
45. Grading, drainage, street, lighting, landscaping and irrigation, park, gate, and perimeter
wall plans are not approved for construction until they have been signed by the City
Engineer.
conaprv1.359
Planning Commission Resolution 96
Conditions of Approval - Recommended
Tentative Tract 26148, Time Extension #2
February 13, 1996
46. The applicant shall employ construction quality -assurance measures which meet the approval
of the City Engineer.
47. The applicant shall employ or retain California registered civil engineers, geotechnical
engineers, or surveyors, as appropriate, who will provide, or have their agents provide,
sufficient supervision and verification of the construction to be able to furnish and sign
accurate record drawings.
48. Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all plans which were signed by the City Engineer. Each sheet of the drawings
shall have the words 'Record Drawings," "As -Built" or "As -Constructed" clearly marked on
each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy
of the drawings.
49. The developer shall pay the required mitigation fees for the Coachella Valley Fringe -Toed
Lizard Habitat Conversion Program, as adopted by the City, in the amount of $600 per acre
of disturbed land. All fees shall be paid prior to acceptance of the final map by the City
Council.
50. 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.
conaprvl.359
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PH #5
STAFF REPORT
PLANNING COMMISSION
DATE: FEBRUARY 13, 1996
CASE NOS.: CONDITIONAL USE PERMIT 96-023, PLOT PLAN 96-571,
AND ENVIRONMENTAL ASSESSMENT 96-311
REQUESTS: 1. CERTIFICATION OF THE MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT;
2. APPROVAL OF THE DEVELOPMENT OF A 116-
UNIT AFFORDABLE 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 25% DENSITY BONUS TO
ALLOW 10 UNITS PER ACRE WHERE 8 UNITS
PER ACRE ARE ALLOWED IN THE MEDIUM
DENSITY RESIDENTIAL GENERAL PLAN
DESIGNATION.
LOCATION: WEST OF WASHINGTON STREET AND 700-FEET
NORTH OF CALLE TAMPICO
APPLICANT: KEITH INTERNATIONAL, INC. (PREVIOUSLY THE KEITH
CO.)
REPRESENTATIVE: MR. MIKE ROWE, PROJECT MANAGER
DEVELOPERS: USA PROPERTIES FUND, INC. (MR. ARTHUR M. MAY)
STAFFRPT.057
BACKGROUND AND OVERVIEW:
Presently the site is vacant and located approximately 700-feet north of Calle Tampico. The 11.6 acre
site has 560 feet of frontage on Washington Street. Access to the site is from an existing shared
driveway with the La Quinta Village Shopping Center to the south (Attachment 1). A traffic signal
will be installed at this intersection when warranted.
The site is surrounded by the existing La Quinta Village Shopping Center to the south, existing single
family homes to the east (across Washington Street), portions of the Dunes golf course to the north
(in the evacuation channel), and under construction Season's project to the west. The Season's
project, approved under Specific Plan 94-024 as a mixed use development, will include 91 affordable
senior apartments and 60 single family homes (Attachment 2). Those units range in size from 607
to 821 sq.ft. for the senior apartments and 1,285 to 1,532 sq.ft. for the single family homes.
Previous October loth Planning Commission Review
On October 10, 1995, the Planning Commission held its first public hearing on the applicant's request
to build a 128-unit affordable apartment complex at this site (i.e., Plot Plan 95-564 and Conditional
Use Permit 95-021). The Commission continued the request to the October 24, 1995 meeting and
requested that the applicant provide additional information or revisions (Attachment 3).
October 24th Planning Commission Action
On October 24, 1995, the Commission reviewed the material that the applicant and developer
submitted regarding Commission concerns identified at the prior meeting. Commissioners' Butler and
Adolph withdrew from discussion because they had potential conflicts of interest with this project.
After discussion, the Commission denied the project's environmental assessment (EA 95-309) by
adoption of Resolution 95-044 on a 3-2 vote based on the following findings:
General Plan Policy 2-1.1.9 criteria for allowing apartments in the Medium Density
Residential Land Use designation is not met in that the proposed development does not meet
the requirement that it is part of a mixed -use planned development and therefore, is not
consistent with the General Plan.
2. A noise study has not been completed and should be included in an environmental impact
report.
The number of parking spaces proposed does not mitigate the potential effects that a
reduction in parking will have for this project.
STAFFRPT.057
4. The 35 percent density bonus for this project, as proposed, would have too great an impact
on the surrounding community and must be reviewed as part of an environmental impact
report.
The Planning Commission took no action on the development applications because they denied the
environmental assessment, thereby negating further action on the Conditional Use Permit and Plot
Plan applications.
Appeal Filed
On November 1, 1995, the applicant filed an appeal requesting that the City Council review the action
of the Commission denying the environmental assessment for the project. According to the appellant,
the project, although self-contained, is part of a mixed use area that includes residential and
commercial uses around the site's borders. The developer believes the City needs affordable
apartment units in the community and that their request for a 35% density increase for a total of 128
units is reasonable.
At the City Council's December 5th meeting, the applicant requested a two -week extension to allow
their development team time to submit additional project information to supplement a newly prepared
site plan (i.e., Alternative A). The City Council granted the request, and continued the project to
December 19, 1995.
At the December 19, 1995 meeting, the City Council referred the project to the Commission for
further review since the applicant had revised the site plan after the Commission decision with the
direction that the project density be reduced and the number of parking spaces increased (Attachment
4 - City Council Minutes).
Revised Development Request
In January, staff received a new application from the developer, USA Properties, that reduces the
number of proposed apartment units from 128 to 116 for a 25% density bonus, and rearranges the
on -site design layout of the buildings. The building setbacks along the perimeter of the project have
been increased to 20-feet. The revised project now consists of:
2 bdrm. @ 750 sq.ft.
= 84 units
3 bdrm. @ 1,000 sq.ft.
= 28 units
4 bdrm. @ 1,228 sq.ft.
= 4 units
Total
= 116 units
The proposed buildings are interspersed on the westerly two-thirds of the site in four and eight unit
building complexes with most buildings two -stories in height. The buildings are placed around a
private two-way driveway. Gates are not proposed at the Washington Street driveway access point.
STAFFRPT.057
A recreation building, with swimming pool/spa, is located near the entry into the site from
Washington Street, and the landscaped retention/detention basin (1.99 ac.) has been repositioned to
the northeast corner of the site. To the south of the basin, the applicant is showing a residual pad
(0.9 ac.). Lastly, the number of on -site parking spaces has been increased to 316 (2.7 per unit) from
276.
The architectural plans are identical to the previous submission by the applicant in October. The
architecture typifies the Mediterranean period. This design type includes concrete roof tiles, stucco
exteriors with stucco surrounds around windows and doors. A common entry is proposed for each
building complex and the stairway for the upstairs units are provided in this area.
The developer has submitted a traffic and noise study for the revised development request. A copy
is attached separately in your packet and copies of the studies can be obtained at the Community
Development Department. Staff will discuss the two studies later in the report.
Affordable Units
The developer is proposing that all units be affordable because they are receiving State tax credits for
the project. The statement from USA Properties is as follows:
All units in the proposed apartment complex are to be rent restricted per Section 43 of the
IRS Code. As such, for a period of not less than 55 years, 47 of the units are rent and income
restricted to be affordable to families with incomes not in excess of 50% of the Riverside
County median income adjusted for family size as established and amended from time to time
by the United States Department of Housing and Urban Development. The balance is
committed to be affordable for a period of not less than 55 years to families with incomes not
in excess of 60% of the Riverside County median income adjusted for family size as
established and amended from time to time by the United States Department of Housing and
Urban Development.
Typically, rental rates would not exceed 30-35% of the residents gross income with a remainder of
the rent subsidized by state government programs.
The City's Housing Element and the State mandate that cities provide or promote affordable housing
projects. The City will either assist projects or help reduce the associated construction costs by
allowing density bonuses or other incentives so that the City meets affordable housing needs. The
developer is requesting a 25% density bonus (from eight to ten dwelling units per acre) pursuant to
Government Code Section 65915 (Density Bonuses and Other Incentives).
A Conditional Use Permit is required because the developer proposes dwelling units less than 1,400
sq.ft. in size based on Ordinance 242 adopted in 1994 (Compatibility Ordinance). Dwelling sizes
can be less than 1,400 sq.ft. if affordable or senior units are provided. In this application, the
developer is providing 100 percent of the rental units as affordable.
-STAFFRPT.057
General Plan/Zoning Designations
The Land Use Element of the City's General Plan designates this site as Medium Density Residential
(4-8 dwellings per acre) which is characterized by " ... one to two story, single-family detached
homes on medium and small lots and/or one to two-story, single-family attached units in projects with
open space."
Project density is determined based on using the entire site area of 11.65 acres. Therefore, staff
recommends the area designated as residual pad to be changed to open space. This area is prohibited
from being developed.
The General Plan allows high density projects, namely apartments, to locate in the MDR subject to
meeting criteria for varying residential use guidelines as specified in Policy 2-1.1.9. The criteria are:
(1) that the project is part of a mixed -use, planned development, (2) utilities/transporation facilities
are designed to accommodate the project, (3) the project is adjacent to arterial roadways, (4) the
development buffers commercial uses and arterial roadways, (5) the project is located adjacent to
parks, schools, or other recreation facilities or provides adequate amenities inside the project. If
these standards are not met, a General Plan Amendment is required. Staff has reviewed the request,
and finds the proposed development complies for the following reasons:
1. The 116-unit unit development can be considered a mixed -use, planned development
because it is an integral part of the La Quinta Village Shopping center area since both
projects' share improvements and access to and from their sites.
2. The proposed conditions of approval for the project require infrastructure improvements
that make the project consistent with other developments and accommodate the apartment
development.
3. The development is on a Major Arterial thoroughfare as depicted in the City's Circulation
Element of the General Plan.
4. The development will buffer the Season's development to the west from roadway and
commercial noise created by Washington Street and the La Quinta Village Shopping Center.
5. The apartment complex has its own recreation amenities, but also the site is close to the
Civic Center, and its future recreation facilities, and the future elementary school and
retention basin improvements planned to the west of the Season's project.
This property is zoned R-2 (Multiple Family Dwellings) which permits apartment complexes and
residential housing.
STAFFRPT.057
Environmental Assessment
Based on the new project, staff has prepared Environmental Assessment 96-311 for the project.
Staff recommends a Negative Declaration of Environmental Impact based on the attached material
(Attachment 5).
Noise Study
On January 11, 1996, the firm of Robert Kahn/John Kain and Associates (RKJK) submitted a
preliminary noise study. Staff reviewed the initial study to determine compliance with the provisions
of the 1992 General Plan, Environmental Hazards Element (Chapter 8). The final report analyzes
the following: (1) a sound wall installed on Washington Street, (2) noise from the commercial project
to the south, (3) traffic noise generated from Washington Street and Calle Tampico, and (4) the five
foot high balconies on the second story level facing Washington Street. The final report, as attached,
includes the information requested by staff and is consistent with the design standards required by the
Environmental Hazards Element (Chapter 8) of the General Plan.
Traffic Study
The firm of RKJK has also completed a traffic study for this project. The traffic study is consistent
with City standards. The main issues are (1) to show the comparison figures in the level of service
(LOS) at the Washington Street traffic signal based on the existing General Plan and based on the
project submittal, (2) to review the buildout traffic impacts the intersection of Washington Street and
Calle Tampico, and (3) to review whether traffic stacking will impact Washington Street. The Public
Works Department will provide their final comments on the study at the meeting.
CONCLUSION•
Government Code 65913 declares that California has "a severe shortage 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, by that, facilitate development of affordable housing. Government Code 65589.5(4d)
states that "it is the policy of the state that a local government not reject or make infeasible affordable
housing developments which contribute to meeting the housing needs determined pursuant to this
article without a thorough analysis of the economic, social, and environmental effects of the action."
The Community Development Department recommends approval of this project because affordable
housing is in short supply throughout the State including La Quinta as identified in the City's Housing
Element. The revised design as recommended, provides an attractive project that is compatible with
the surrounding properties. The project provides a mixed use facet to the neighborhood by
complementing the new residential Season's project, surrounding existing single family houses, and
the La Quinta Village Shopping Center. Traffic and noise impacts are mitigated based on the
provisions of the existing General Plan Policies and Programs and, as conditioned in the attached draft
Resolutions.
STAFFRPT.057
RECOMMENDATION:
Adopt Planning Commission Resolution 96- , approving of a Mitigated Declaration of
Environmental Impact (EA 96-311) according to the findings set forth in the attached
Resolution.
2. Adopt Planning Commission Resolution 96- , approving Conditional Use Permit 96-023
and Plot Plan 96-571 to allow a 116-unit affordable apartment complex with a 25% density
bonus and to allow a reduction in the gross livable area to permit units less than 1,400 square
feet, subject to the attached Conditions of Approval.
Attachments
1. Location Map
2. Surrounding Land Use Map
3. Original Site Plan (Reduced)
4. City Council Minutes (Dec. 19th)
5. Environmental Assessment 96-311 (Commission Only)
6. Large Plans (Commission Only)
7. Traffic Study (Commission Only)
8. Noise Study (Commission Only)
9. Letter from Mr. David W. Berry, Mayor (Cathedral City)
Christine di Iorio, Planning Manger
STAFFRPT.057
PLANNING COMMISSION RESOLUTION 96-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA,
RECON04ENDING CERTIFICATION OF A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL
IMPACT FOR ENVIRONMENTAL ASSESSMENT 96-
311 PREPARED FOR CONDITIONAL USE PERMIT 96-
023 AND PLOT PLAN 96-571 FOR USA PROPERTIES
ENVIRONMENTAL ASSESSMENT 96-311
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 PublicHearing 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 did, on October 24, 1995, find reasons to deny the
applicant's original environmental assessment (EA 95-309), along with Conditional Use Permit
95-021 and Plot Plan 95-564; and,
WHEREAS, USA Properties appealed the Planning Commission's denial of EA 95-309
and requested that their appeal be heard by the City Council on December 5, 1995; and,
WHEREAS, the City Council of the City of La Quinta, California, did on the 5th and 19th
days of December, 1995, hold duly noticed Public Hearings to consider the appeal of USA
Properties to develop a 128-unit affordable apartment complex on 11.6 acres on the west side of
Washington Street, 700-feet north of Calle Tampico; and,
WHEREAS, the City Council of the City of La Quinta, California, did, on December 19,
1995, remand the Use Permit and Plot Plan back to the Planning Commission for further study;
and,
RESOPC.173
Planning Commission Resolution 96-
WHEREAS, the applicant has revised the application under a new submittal, incorporating
116 units, as Conditional Use Permit 96-023 and Plot Plan 96-571; and,
WHEREAS, said revised 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 an Initial Study (EA 96-311); and,
WHEREAS, the Community Development Director has determined that said revised
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 City Council did find the following facts, findings,
and reasons to justify certification of said Environmental Assessment:
1. The revised Conditional Use Permit and Plot Plan will not be detrimental to the health,
safety, or general welfare of the community, either indirectly or directly in that mitigation
measures have been prepared to insure environmental compliance before and during on -site
construction work.
2. The revised 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 self 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 revised 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,
with the successful implementation of the monitoring program.
4. The revised Conditional Use Permit and Plot Plan will not result in impacts which are
individually limited or cumulatively considerable when considering planned or proposed
development in the immediate vicinity.
5. The revised project will not have environmental effects that will adversely affect the
human population, either directly or indirectly, with the implementation of mitigation
measures.
RESOPC.173
Planning Commission Resolution 96-
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California as follows:
1. That the above recitations are true and correct and constitute the findings of the Planning
Commission for this Environmental Assessment.
2. That it does hereby recommend that the City Council certify Environmental Assessment
96-311 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.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 13th day of February, 1996, 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.173
PLANNING COMMISSION RESOLUTION 96-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING
FINDINGS AND APPROVING CONDITIONAL USE PERMIT
96-023 TO ALLOW A REDUCTION IN GROSS LIVABLE
AREA FROM 1,400 SQUARE FEET TO A MINIMUM OF 750
SQUARE FEET AND PLOT PLAN 96-571 APPROVING A 116
UNIT AFFORDABLE APARTMENT COMPLEX WITH
DENSITY BONUS.
CASE NOS. CUP 96-023 AND PP 96-571- KEITH INTERNATIONAL, INC.
(FOR USA PROPERTIES FUND, INC.)
WHEREAS, the Planning Commission of the City of La Quinta, California, did on the
13th day of February, 1996, hold a duly noticed Public Hearing to consider the request of Keith
International, Inc. on behalf of USA Properties to develop a 116 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, 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.
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. The project complies with these provisions as designed.
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
resopc.137
Planning Commission Resolution 96-_
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 1,228
square feet. The sizes of the units and number of parking spaces are consistent with normal
apartment complex building standards, as designed.
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. Septic
facilities for on -site sewers will not be acceptable. 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. The project 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 96-311, 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.
2. That it does hereby adopt the Mitigated Negative Declaration pursuant to the attached
Environmental Assessment.
That it does hereby approve Conditional Use Permit 96-023 and Plot Plan 96-571 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 13th day of February, 1996, by the following vote, to wit:
resope.137
Planning Commission Resolution 96-
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
EXHIBIT "A"
PLANNING COMIVIISSION RESOLUTION 96-
CONDITIONS OF APPROVAL - RECOMMENDED
CONDITIONAL USE PERMIT 96-023 - KEITH INTERNATIONAL, INC.
FEBRUARY 13, 1996
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
96-571.
2. 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 five -feet of the curb, no spray
irrigation heads nor lawn shall be used. Within this area only emitters and spreading
shrubs and groundcover may be used. All final landscaping and architectural plans shall
be reviewed and approved by staff.
3. The minimum apartment size shall be 750 square feet (2 bedroom), 1,000 square feet (3
bedroom) and 1,200 square feet (4 bedroom).
4. The Conditional Use Permit approval period shall run concurrently with PP 96-571.
5. All bedrooms shall measure one hundred square feet, as measured from the interior walls
of the room.
CONAPRVL.365
EXHIBIT "B"
PLANNING COMNIISSION RESOLUTION 96- _
CONDITIONS OF APPROVAL - RECON WENDED
PLOT PLAN 96-571 - KEITH INTERNATIONAL, INC.
FEBRUARY 13, 1996
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 96-571 shall comply with the requirements and standards of the U Quinta
Municipal Code unless otherwise modified by the following conditions.
3. This approval shall expire and become void on February 13, 1997 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 Public Works 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
Plot Plan 96-571
February 13, 1996
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 a 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
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 assistant(s)/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,
CONAPRVL.340
Conditions of Approval
Plot Plan 96-571
February 13, 1996
excavation or disturbance of the site or any nearby areas reasonably suspected to overlie
adjacent human remains until appropriate mitigation measures are completed.
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.
CONAPRVL.340
Conditions of Approval
Plot Plan 96-571
February 13, 1996
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
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.
CONAPRVL.340
Conditions of Approval
Plot Plan 96-571
February 13, 1996
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
to the Director of Public Works.
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 Director of Public Works.
The Director of Public Works 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 Director of Public
Works.
22. The applicant shall create a common -area setback 20-feet in width adjacent to and along
the full length of the Washington Street right of way. The 20-feet width may be used as
CONA]PRVL.340
Conditions of Approval
Plot Plan 96-571
February 13, 1996
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.
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.
25. 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 guarantee
compliance with the provisions of the permit.
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. The plan must meet the
approval of the Director of Public Works 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.
28. The landscape setback along Washington Street shall be maintained at or near street grade.
CONAPRVL.340
Conditions of Approval
Plot Plan 96-571
February 13, 1996
29. 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.
30. 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.
31. 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.
32. The design of the development shall not cause any change in flood boundaries, levels or
frequencies in any area outside the development.
33. 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.
34. 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 Director of Public
Works.
35. 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.
36. 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
CONAPRVL.340
Conditions of Approval
Plot Plan 96-571
February 13, 1996
with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the
Director of Public Works.
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"
37. 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 Director of Public Works.
Mid -block street lighting is not required.
38. The Director of Public Works 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.
39. 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.
40. 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.
CONAPRVL.340
Conditions of Approval
Plot Plan 96-571
February 13, 1996
41. 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.
42. 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. The residual
pad (.9 acres) at the entrance of the project shall be used for open space purposes and
include landscape improvements.
Landscape and irrigation plans shall meet the requirements of and be signed by the
Community Development Director, the Director of Public Works, the Coachella Valley
Water District, and the Riverside County Agricultural Commissioner.
43. The applicant shall insure that landscaping plans and utility plans are coordinated to
provide visual screening of above -ground utility structures.
44. The applicant shall construct a perimeter wall enclosing the entire development including
retention area unless otherwise approved by the Planning Commission.
45. 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.
46. Upon completion of construction, the applicant shall furnish the City reproducible record
drawings of all plans signed by the Director of Public Works. 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.
CONAPRVL.340
Conditions of Approval
Plot Plan 96-571
February 13, 1996
47. 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.
48. The applicant shall pay all deposits and fees required by the City for plan checking and
construction inspection. Deposit and fee amounts shall be those in effect when the
applicant makes application for the plan checks and permits.
49. All mitigation measures of Environmental Assessment 96-311 shall be met.
50. 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
study shall be submitted to staff prior to any on -site grading. The work shall be paid for
by the applicant or developer.
51. The City's Water Conservation Ordinance (Ordinance 220) for landscaping shall be met.
52. 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.
53. The maximum number of units for the project shall be 116 based on an 11.6 acre site.
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.
54. 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.
CONAPRVL.340
Conditions of Approval
Plot Plan 96-571
February 13, 1996
55. 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.
56. Height of fences and walls constructed as acoustical barriers shall be subject to approval
by the 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.
57. 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 permits for the site. 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.
58. 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
approved by the Community Development Department prior to issuance of permit for said
improvements.
59. 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.
60. 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.
61. All lower floor units must be "adaptable" for disabled individuals per Chapter 31A
California State Building Code.
62. Disability parking spaces shall be provided (i.e., assigned and visitors spaces) pursuant to
California Building Code Section 3103A.
63. All ground level areas of the site shall be accessible to the physically challenged.
CONAPRVL.340
Conditions of Approval
Plot Plan 96-571
February 13, 1996
64. 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 and building permits.
65. 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.
66. 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.
67. 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.
68. That the preliminary plans including design, color, materials, finishes, etc., for the
carports and any other structures, shall be reviewed and approved by the Planning
Commission as a non-public hearing item.
CONAPRVL.340
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Attachment 4
City Council Minutes 22 December 19, 1995
3. CONSIDERATION OF APPEAL OF THE PLANNING COMMISSION'S DENIAL
OF EA 95-309 FOR CUP 95-021 AND PP 95-564; A REQUEST TO DEVELOP A
128-UNIT, AFFORDABLE APARTMENT COMPLEX ON 11.65 ACRES ON THE
WEST SIDE OF WASHINGTON STREET, 700 FEET NORTH OF CALLE
TAMPICO. APPLICANT: THE KEITH COMPANIES, INC. (FOR USA
PROPERTIES).
Council Member Adolph abstained and left the dais due to a possible conflict of
interest.
Mr. Herman, Community Development Director, presented the staff report advising that
the proposed project consists of 128 affordable apartment units on 11.6 acres located on
the west side of Washington Street, 700 feet north of Calle Tampico. It consists of 88
two -bedroom units; 36 three -bedroom units; and 4 four -bedroom units ranging in size from
750 sq. ft. to 1,200 sq. ft. The buildings will be interspersed throughout the site in eight -
unit building complexes with most buildings two-story in height. The exceptions are the
one-story buildings along Washington Street and Building #12 along the west property
line. Amenities include a recreation building with swimming pool/spa and a landscaped
four -acre retention/detention basin on the north portion of the site. The architecture
typifies the Mediterranean period with the design including concrete roof tiles, stucco
exteriors with stucco surrounds around windows and doors. There are two parking spaces
per units provided, but with no garages being provided.
The project site is surrounded by the existing La Quinta Village Shopping Center to the
south, existing single -?gamily homes to the east, and presently under construction is the
Season's project to the west. The Season's is a mixed -use development including 91
senior apartments and 60 single-family homes.
Mr. Herman noted that the applicant is receiving State -tax credits for the project, and
therefore, must maintain the project as affordable units for 55 years and must also maintain
an on -site manager for 15 years.
Mr. Herman further noted that in order to meet the City's affordable housing needs, the
City is required to provide density bonuses and/or other incentives. The developer is
requesting a 35 % density bonus (from eight du/ac to eleven du/ac) and reduction in the
number of on -site parking spaces from 322 to 276.
The Planning Commission has denied the environmental assessment on a 3/2 vote based
on the following reasons:
1. General Plan Policy (2-1.1.9) criteria for allowing apartments in the Medium Density
Residential Land Use designation is not met in that the proposed development does not
City Council Minutes 23 December 19, 1995
meet the requirement that it is part of a mixed -use planned development, and
therefore, is not consistent with the General Plan.
2. A noise study has not been completed and should be included in an environmental
impact report.
3. The number of parking spaces proposed does not mitigate the potential effects that a
reduction in parking will have for this project.
4. The 35 % density bonus for this project, as proposed, would have too great an impact
on the surrounding community and must be reviewed as part of an environmental
impact report.
Subsequent to the Planning Commission's action, the applicant has submitted a revised site
plan which basically moves the retention basin from the north side of the project next to
Washington Street thereby moving the buildings farther away from Washington Street and
recreational vehicle stalls have been added. The number of parking spaces has been
increased to 338, whereas 320 spaces are required.
The Mayor declared the PUBLIC HEARING OPEN.
Mr. Mike Rowe, with The Keith Companies, representing U.S.A. Properties, addressed
the Council briefly describing the project and explaining the challenges in developing this
piece of property with such diverse surrounding land uses. He advised that they are
willing to accept approval of either site plan.
Council Member Henderson questioned the need for R.V. parking in an affordable
complex. She asked if there is a restriction in the rental agreement regarding the number
of vehicles a tenant can have and Mr. Rowe advised that there is - they are limited to two.
Mr. Dane Hooper, 78-620 Avenida Tujunga, didn't believe that it's appropriate to put
a project of this density on the proposed site. He felt that the project is substandard
housing based on the number of units, size of units, number of bedrooms and the fact that
there are no garages planned. He urged that the project be denied.
Mr. Joe Hayes, 44-125 Cristol Place, supported the proposed project stating that the
developer is reputable.
Mr. Jack Sobehnan, 52-815 Avenida Martinez, advised that he has had experience with
these kinds of units and felt that the density is too high.
Mr. John Koenig, 2601 Airport Drive, developer of La Quinta Village Shopping Center,
opposed the proposed project because he was concerned with the income level of the target
City Council Minutes 24 December 19, 1995
renters. His concern was with security and he could see no benefit of the proposed project
to the shopping center.
Mr. Robert Tyler, 44-215 Villeta Drive, advised that he visited the project developed by
USA Properties in Cathedral City and found that while there is an on -site manager during
the daytime, there is not an on -site manager who lives there - there is a maintenance
manager who lives on -site. In that project, they are allowed two adults per bedroom,
which he believed could equate to eight vehicles per each two -bedroom unit. His
experience has shown that these kinds of projects do have R.V.'s. He suggested sending
the revised site plan to the Planning Commission for review or to deny it. However, he
did feel that since this is a difficult site to develop, that there may be a need to bend
somewhat on the development.
Mr. Richard Crockett, 50-949 Washington Street, spoke in support of the project
advising that he has had occasion to visit many of the affordable homes in the Cove area
and has found them to be as clean and well kept as any homes he's been in.
Ms. Laura Sobehnan, 52-815 Avenida Martinez, advised that she has been a real estate
broker for 18 years and has some experience with assisted housing and believed that if a
project has a one -car garage and one covered parking space, it makes a huge difference
because people need storage area. There is a need for good circulation and good play
areas next to the units and an absolute need for on -site managers.
Mr. Dan Viney, 52-165 Avenida Alvarado, advised that he is a Deputy Sheriff and in
looking at this project from a law enforcement stand -point, he sees low-income units as
a problem as he believed that it will increase the crime level in that area based on his
experience. Perhaps by changing the density and making the units larger and providing
garages would make a difference. He asked where the visitors will park.
There being no one else wishing to speak, the Mayor declared the PUBLIC HEARING
CLOSED.
Council Member Henderson questioned the location of traffic signals and Mr. Herman
advised that there will be one at the entrance to the shopping center on Calle Tampico and
one on Washington Street at the entrance to the proposed project.
Council Member Henderson questioned the distance from the highest point of the bridge
to the proposed signal on Washington and Mr. Herman believed it was around 600' where
Mr. Rowe believed it be 800'.
Council Member Henderson expressed concern about the size of the units and the density
and the fact that the project will attract families who will need garages for storage. She
saw some potential problems.
City Council Minutes 25 December 19, 1995
Council Member Sniff felt that in light of the submittal of a revised site plan, that it should
be referred back to the Planning Commission for review.
Council Member Perkins stated that the City needs this type of housing, but his experience
is similar to that of the comments made by Mr. Viney - that it could be a law enforcement
problem. He felt that it's imperative that an on -site manager live on -site. He also didn't
feel that the parking is adequate and that families will need storage space. He also didn't
believe that the income level of the people who will be renting these units will provide a
benefit to the Ralph's Grocery Store. Basically, the density, location, security and parking
are his concerns.
Mayor Bangerter stated that the City needs this type of housing units, although she did
have some concerns with this particular project. She supported returning it to the Planning
Commission for a review of the revised site plan.
MOTION - It was moved by Council Members Sniff/Perkins to refer Environmental
Assessment 95-309 for CUP 95-021 and PP 95-564 back to the Planning Commission for
a review of the revised site plan and that they be made aware of the Council's concerns
and comments.
Council Member Perkins advised that he could not support a 35 % density bonus, nor a
reduction in the parking.
Motion carried unanimously with Council Member Adolph ABSENT. MINUTE
ORDER NO. 95-231.
- None
All reporftnd informational items were
A.
CITY MANAI
B.
CITY ATTOR
C.
CITY CLERK
and filed.
Council concurred on"ing the City Clerk
Member Henderson's pos n on the Historic A
COPIES OF ATTACHMENTS 5- 8 CAN BE OBTAINED
BY CONTACTING THE COMMUNITY DEVELOPMENT DEPARTMENT
`k.
Cathedrat 'l city
OFFICE OF THE MAYOR
February 7, 1996
THE HONORABLE GLENDA BANGERTER
AND MEMBERS OF THE CITY COUNCIL
CITY OF LA QUINTA
78-495 CALLE TAMPICO
LA QUI"NTA, CA 92253
ATTACHMENT 9
RE: USA Property Fund, Inc. Apartment Project and Performance in Cathedral City
Dear Mayor Bangerter and Members of the City Council:
Mr. Steve Gall, Vice President of USA Property Fund, Inc. asked me to provide to you our City's
experience with his organization. USA Property Fund, Inc. recently completed an affordable
apartment community located south of City Hall next to the Sam's Club near Date Palm Drive.
The 80-unit apartment complex is attractive, well -landscaped and well -managed. Even though
this is an affordable project, it does not appear that USA Property Fund, Inc. has cut any corners
nor has attempted to cheapen the construction through the use of less expensive materials. As an
additional note, USA Property Fund, Inc. is committed to using local contractors, providing local
jobs for local citizens.
In our effort to meet our affordable housing needs for our City, this project has provided a quality
product that seeks a responsible tenant. We are very pleased with our project and I would
personally recommend to your City the planned apartment community that USA Property Fund,
Inc. has proposed.
If you have any questions about the project in our City and how USA Property Fund, Inc. has
worked with our Housing Staff or Planning Staff, please do not hesitate to contact me.
Sincerely yours,
Q—I a, "�L 1___n
David W. Berry, Mayor
City of Cathedral City
xc: La Quinta Planning Commission
325 DATE PALM, SUITE 136 - P.O. BOX 6001 - CATHEDRAL CITY, CA 92235-5001 - 619/ 770-0340 - FAX: 619/ 324-4816
ATTACHMENT #5
EXHIBIT "A"
ENVIRONMENTAL CHECKLIST FORM
Environmental Assessment No. 96-311
Case No.: CITP 96-023 Date: January 12,1996
PP 96-571
I.
Name of Proponent: USA Properties Fund (The Keith Companies)
Address: 2200 B Douglas Boulevard, Suite 150, Roseville, CA
Phone: 916-773-6060
Agency Requiring Checklist: City of La Quinta
Project Name (if applicable): Villa La Quinta Apartments
CITY OF LA QUINTA
Community Development Department
78-495 Calle Tampico
La Quinta, California 92253
II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving
at least one impact that is a "Potentially Significant Impact" or "Potentially Significant Unless
Mitigated," as indicated by the checklist on the following pages.
Land Use and Planning
Population and Housing
X Earth Resources
X Water
Air Quality
III. DETERMINATION.
Transportation/Circulation
X Biological Resources
Energy and Mineral Resources
Risk of Upset and Human Health
Noise
Mandatory Findings of Significance
On the basis of this initial evaluation:
X Public Services
Utilities
X Aesthetics
X Cultural Resources
Recreation
I find that the proposed project COULD NOT have a significant effect on the environment,
and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have 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 L Date January 12, 1996
Printed Name and Title Wallace H. Nesbit, Associate Planner
For
i
Potentially
Potentially
Significant Less Than
Significant
Unless Significant
No
Impact
Mitigated Impact
Impact
3.1. LAND USE AND PLANNING. Would the project:
a)
Conflict with general plan designation or zoning?
X
(source #(s):
b)
Conflict with applicable environmental plans or
policies adopted by agencies with jurisdiction over the
project?
X
c)
Affect agricultural resources or operations (e.g.
impact to soils or farmlands, or impacts from
incompatible land uses)?
X
d)
Disrupt or divide the physical arrangement of an
established community (including a low-income or
minority community)?
X
3.2. POPULATION AND HOUSING. Would the project:
a)
Cumulatively exceed official regional or local
population projections?
X
b)
Induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped
area or extension of major infrastructure)?
X
c)
Displace existing housing, especially affordable
housing?
X
3.3. EARTH
AND GEOLOGY. Would the project result in or
expose people to potential impacts involving:
a)
Fault rupture?
X
b)
Seismic ground shaking
X
c)
Seismic ground failure, including liquefaction?
X
d)
Seiche, tsunami, or volcanic hazard?
X
e)
Landslides or mudflows?
X
f)
Erosion, changes in topography or unstable soil
conditions from excavation, grading or fill?
X
g)
Subsidence of the land?
X
h)
Expansive soils?
X
i)
Unique geologic or physical features?
X
Potentially
Potentially Significant lass 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 runoffs 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
X
b) Locally designated species (e.g. heritage trees)?
c) Locally designated natural communities (e.g. oak
forest, (e.g. oak forest, coastal habitat, etc.)? X
iv
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
d) Wetland habitat (e.g. marsh, riparian and vernal
pool)? X
e) Wildlife dispersal or migration corridors? X
3.8. ENERGY AND MINERAL RESOURCES. Would the
project:
a) Conflict with adopted energy conservation plans? X
b) Use non-renewable resources in a wasteful and
inefficient manner? X
3.9. RISK OF UPSET/HUMAN HEALTH.
Would the proposal involve:
a)
A risk of accidental explosion or release of hazardous
substances (including, but not limited to: oil,
pesticides, chemicals or radiation)?
b)
Possible interference with an emergency response
plan or emergency evacuation plan?
c)
The creation of any health hazard or potential health
hazards?
d)
Exposure of people to existing sources of potential
health hazards?
e)
Increased fire hazard in areas with flammable brush,
grass, or trees?
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
X
X
X
X
X
v
Potentially
Potentially
Significant
Less Than
Significant
Unless
Significant
No
Impact
Mitigated
Impact
Impact
b) Police protection?
X
c) Schools?
X
d) Maintenance of public facilities, including roads?
X
e) Other governmental services?
X
3.12. UTILITIES.
Would the proposal result in a need for new systems, or
substantial alternations to the following utilities:
a) Power or natural gas?
X
b) Communications systems?
X
c) Local or regional water treatment or distribution
facilities?
X
d) Sewer or septic tanks?
X
e) Storm water drainage?
X
f) Solid waste disposal?
X
3.13. AESTHETICS. Would the proposal:
a) Affect a scenic vista or scenic highway?
X
b) Have a demonstrable negative aesthetic effect?
X
c) Create light or glare?
X
3.14. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources? X
b) Disturb archaeological resources? X
c) Affect historical resources? X
d) Have the potential to cause a physical change which
would affect unique ethnic cultural values? X
e) Restrict existing religious of sacred uses within the
potential impact area? X
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
3.15. RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional
parks of other recreational facilities? X
b) Affect existing recreational opportunities?
4. MANDATORY FINDINGS OF SIGNIFICANCE.
KI
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?
EARLIER ANALYSES.
X
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed by the earlier document.
c) Mitigation measures. For effects that are "potentially significant" or "potentially significant unless
mitigated," describe the mitigation measures which were incorporated or refined from the earlier
document and the extent to which they address site -specific conditions for the project.
vii
INITIAL STUDY - ADDENDUM
FOR
ENVIRONMENTAL ASSESSMENT 96-311
Prepared for:
USA Properties Fund1rhe Keith Companies
Conditional Use Permit 96-023
Plot Plan 96-571
Villa La Quinta Apartments
Prepared by:
Community Development Department
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
January 16, 1996
TABLE OF CONTENTS
Section
1
K
3
4
5
INTRODUCTION
Page
3
1.1 Project Overview 3
1.2 Purpose of Initial Study 3
1.3 Background of Environmental Review 4
1.4 Summary of Preliminary Environmental Review 4
PROJECT DESCRIPTION
4
2.1
Project Location and Environmental Setting 4
2.2
Physical Characteristics 5
2.3
Operational Characteristics 5
2.4
Objectives 5
2.5
Discretionary Actions 5
2.6
Related Projects 6
ENVIRONMENTAL ANALYSIS
3.1
Land Use and Planning
6
3.2
Population and Housing
8
3.3
Earth Resources
9
3.4
Water
12
3.5
Air Quality
16
3.6
Transportation/Circulation
18
3.7
Biological Resources
21
3.8
Energy and Mineral Resources
23
3.9
Risk of Upset/Human Health
24
3.10
Noise
26
3.11
Public Services
27
3.12
Utilities
30
3.13
Aesthetics
32
3.14
Cultural Resources
33
3.15
Recreation
36
MANDATORY FINDINGS OF SIGNIFICANCE
37
EARLIER ANALYSIS
38
SECTION 1: INTRODUCTION
1.1 PROJECT OVERVIEW
The City has received a revised application for a 116 unit affordable status
apartment complex known as Villa La Quinta. Originally, the project
incorporated 128 apartment units on an 11.6 acre site, generally located west
of Washington Street and 700 feet north of Calle Tampico. Environmental
Assessment 95409 was prepared for the initial project, but was not certified
as the City Council referred the project back to the Planning Commission for
further analysis of noise and traffic impacts. Those studies have been
submitted, along with a revised site plan showing the 12 unit reduction.
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
canying 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 proposed
development.
1.2 PURPOSE OF THE INITIAL STUDY
As part of the environmental review for the proposed apartments, the City of
La Quinta Community Development Department has prepared this Initial
Study. This document provides a basis for determining the nature and scope
of the subsequent review for the proposed apartments. The purposes of the
Initial Study, as stated in Section 15063 of the CEQA Guidelines, include the
following:
To provide the City with information to use as the basis for deciding
whether to prepare an environmental impact report (EIR) or a Negative
Declaration for the inn project;
To enable the applicant or the City of La Quinta to modify the project,
mitigating adverse effects before an EIR id prepared, thereby enabling the
project to qualify for a mitigated negative declaration of environmental
impact.
• To assist in the preparation of an EIR, should one be required, by focusing
the analysis on those that will be adversely impacted by the proposed
project;
• To facilitate environmental review early in the design of the project;
• To provide documentation for the findings in a negative declaration that
the project will not have a significant effect on the environment;
• To eliminate unnecessary EIR's; and
• To determine whether a previously prepared EIR could be used with the
project.
1.3 BACKGROUND OF ENVIRONMENTAL REVIEW
The proposed. project was deemed subject to the environmental review
requirements of CEQA. The Environmental Officer for the Community
Development Department prepared this Initial Study and addendum for review
and certification by the Planning Commission of the City of La Quinta.
1.4 SUMMARY OF PRELIMINARY ENVIRONMENTAL ASSESSMENT
This Initial Study indicates that there is some potential for adverse
environmental impacts, relative to issue areas as identified in the
Environmental Checklist (seismic groundshaking, drainage, biological
resources, schools, light and glare, paleontological resources, archaeological
resources). Mitigation measures have been recommended in a Mitigation
Monitoring Plan (MMP) which will reduce potential impacts to insignificant
levels. As a result, a Mitigated Negative Declaration of Environmental Impact
will be recommended for this project. The preparation of 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 the City of Palm Desert and Riverside County, and
4
federal and county lands to the south. The City of La Quinta was incorporated
in May 198Z
2.2 PHYSICAL CHARACTERISTICS
The proposed apartments are sited on 11.6 acres of vacant residentially
zoned property; about .9 acres of this site have been set aside for unspecified
use. The project is intended to offer rents that are affordable to households
of low and very low income status. The 116 unit project will consist of 2, 3
and 4 bedroom units, and will incorporate open space and drainage retention
facilities on approximately 2 acres of the site. The site is relatively level and
shows prior disturbance due to other surrounding development activity.
2.3 OPERATIONAL CHARACTERISTICS
The proposed apartment complex consists of 13 two-story and 4 single -story
buildings. A 2 acre retention area will provide drainage relief for the site upon
ultimate development. A private internal roadway will access Washington
Street via the existing entry into the La Quinta Village Marketplace. On site
amenities will include laundry facilities, a children's play area and a
community pool and recreation room. Each unit will be provided one covered
and one open parking space.
2.4 OBJECTIVES
The objectives of the proposed apartment complex are to develop affordable
rental units, utilizing tax credits to provide a necessary housing alternative
to La Quinta residents.
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
project will require discretionary approval from the Planning Commission for
the following:
* Approval of Conditional Use Permit 96-023 and Plot Plan 96-571.
* Certification of the Environmental Assessment for the project.
2.6 RELATED PROJECTS
There are no current projects pending on this site. However, there have been
previous project approval requests for this site, similar to the current
proposal.
SECTION 3: ENVIRONMENTAL ASSESSMENT
This section analyzes the potential environmental impacts associated with
the development of the proposed apartment complex, known as the Villa La
Quinta Apartments. 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. 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
Mountains. The San Andreas fault transects the northeastern edge of the
valley.
Local Environmental Setting:
The proposed project site is located northwest of the intersection of
Washington Street, and Calle Tampico, adjacent to a neighborhood shopping
center. The project site is generally within the central portion of the City.
There are existing single family homes nearby, across Washington Street and
to the east. The site is vacant with sparse vegetation, and is subject to
inundation during light to moderate rainfall.
A. Would the project conflict with the general plan designation or zoning?
0
Less Than Significant Impact. The proposed project site is zoned R-2
(Multiple Family Dwellings), with a General Plan designation of Medium
Density Residential, 4-8 units per acre. The applicant requests a density
bonus based on affordability provisions of Government Code Section 65915.
A Conditional Use permit is required, as individual units are below the 1,400
square foot minimum size requirements of the R-2 zone.
The proposal is considered a Medium High Density Residential project in
terms of its density. Policy 2-1.1.9 of the La Quinta General Plan (LQGP)
allows such uses to locate in areas designated VLDR, LDR and MDR if certain
criteria are met. The proposal has been determined as in conformance with
those criteria based on its mixed -use status as an integral component of the
La Quinta Village Shopping Center.
B. Would the project conflict with applicable environmental plans or policies
adopted by agencies with jurisdiction over the project?
No Impact. The City of La Quinta has jurisdiction over this project. The
primary environmental plans and policies related to development of the
project are identified in the La Quinta General Plan (LQGP), the La Quinta
Master Environmental Assessment (LQMEA), and other previously prepared
documents (see Earlier Analysis section).
The project site is within Redevelopment Area 01, which generally
incorporates the southerly portion of the City. The redevelopment plan for the
City relies upon the General Plan to indicate the location and extent of
permitted development. As a result, the development of the project is also
consistent with the adopted Redevelopment Plan.
C. Would the project affect agricultural resources or operations (e.g. impact
to soils or farmlands, or impacts from incompatible land uses)?
No Impact. No former agricultural lands are located on the project site. There
is no evidence that the project site has ever been farmed during man's recent
history within the area, and there are no visible structures or wells (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)?
7
No Impact. The project site will be developed with a 116 unit apartment
complex, as permitted by an approved Conditional Use Permit and Plot Plan
review for land use and architectural review. The complex will not affect the
physical arrangement of existing neighborhoods or other types of
development in the area, as it will be entirely contained on one parcel
(Sources: Site Survey, Project plans; City aerial photos).
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 it the second fastest growing city in the
Coachella Valley. The number of permanent residents blossomed from 4,992
to 11,215. La Quinta's share of the entire valley population increased from
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 in La
Quinta. It is estimated that 30% of all housing units in the City are used by
seasonal residents. The average permanent occupancy is Z85 persons per
unit.
The housing stock as of October 1995, is listed at 9,080 single family units,
173 multi -family units, and 247 mobile homes, for a total of 9,500 units.
Local Environmental Setting:
The proposed project site is within an older, established and urbanizing area.
The land is vacant and is surrounded by residential, commercial and golf
course development.
A. Would the project cumulatively exceed official regional or local population
projections?
8
Less Than Significant Impact. The proposed apartments are projected to
house approximately 331 persons, based on the 1990 Census occupancy
figure of Z83 persons/unit. The project will likely house both new and
existing City residents. The LQGP has considered impacts associated with
multi -family land uses and includes policies and mitigation to address the
overall cumulative impacts of such development. It is not anticipated that any
significant impacts on the population as projected by the LQGP will occur
due to this project.
B. Would the project induce substantial growth in an area either directly or
indirectly (e.g. through projects in an undeveloped area or extension of
major infrastructure)?
No Impact. The proposed apartments are located within an already urbanizing
area slated for development. The surrounding area is extensively developed
with infrastructure and the project will only need to satisfy its on -site
requirements to tie in with existing facilities.
C. Would the project displace existing housing, especially affordable
housing?
No Impact. There are no housing units currently on the proposed project site.
The City's Housing Element indicates that there is still a significant need for
affordable units, despite extensive progress in meeting affordable housing
goals. The project will supplement and not displace the existing affordable
housing opportunities in the City (Source: La Quinta Housing Element
Update).
3.3 EARTH RESOURCES
Regional Environmental Setting:
The City of La Quinta has a varied topography, from gently sloping alluvial
fans and steep hillsides, to relatively flat desert floor. The alluvial soils that
make up most of the City's soil types are underlain by igneous -metamorphic
rock, as seen in outcrops in the Santa Rosa Mountains and the Coral Reef
Mountains. Soils on the Valley floor are made up of very fine grain
unconsolidated silty sands. Faults in the area include the San Andreas fault
located several miles to the north of the City.
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Local Environmental Setting:
The area where the project is proposed is near the historical center of the
City. It lies in a natural depression which was historically known as Marshall
Lake. Although the area has long since dried up, the site is subject to
inundation during even light rainfall, and can take several weeks to dry out.
Faults within the City include two inferred faults transecting the southern
section of La Quinta. One is located approximately 1.25 miles east of the
project site, the other is roughly 1.75 miles south. No recorded activity from
these faults has occurred (Source: LQGP; LQMEA).
A. Would the project result in or expose people to potential impacts involving
seismicity or fault rupture?
Less Than Significant Impact. There are two inferred faults within a two-mile
radius of the project site. These faults are considered potentially active,
although no activity has been recorded from them for the last 10,000 years.
A major earthquake along the fault would be capable of generating seismic
hazards and strong groundshaking effects in the immediate area. None of the
inferred faults in La Quinta have been placed in an Alquist-Priolo Special
Studies Zone, thus, no fault rupture hazard is anticipated near the faults. All
proposed apartments shall be constructed to current UBC seismic standards
as mitigation. (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 Midgated. The proposed apartment project will
be subject to groundshaking hazards from regional and local earthquake
events. The proposed project will bring people to the site who will be subject
to these hazards. The project site is within Groundshaking Zone Ill. Any units
constructed will be required to meet current seismic standards to reduce 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 or other events. The La
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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: LQMEA).
D. Would the project result in or expose people to potential impacts involving
seismicity, seiche or tsunami or volcanic hazard?
No lmpact The City is located inland from the Pacific Ocean, with mountains
ranges in-between the ocean and the desert valley. Tsunamis would not
impact the desert in any known way. Seiches and volcanic activity is not
experienced in the desert. Lake Cahuilla, A man-made reservoir, is located in
the City limits but is several miles south of the project site; any breach from
this facility could not impact the site.
E. Would the project result in or expose people to potential impacts involving
landslides or mudslides?
No Impact. The project site is located in the open desert area, approximately
1.25 miles away from the Santa Rosa hillsides. Thus, the project would not be
impacted by potential mudslides or landslides.
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 proposed project site consists of the soil
type Indio Sandy Loam. The site is underlain by alluvial deposits. This soil
type is commonly found on alluvial fans and dune areas. This soil type is
generally associated with a high area water table and is moderately alkaline.
It is considered a prime agricultural soil.
Construction of the project will require grading and trenching to occur.
Grading plan and geotechnical study requirements of the project will ensure
the soil integrity for site development and compliance with such
requirements will be conditioned upon the project.
G. Would the project result in or expose people to potential impacts involving
subsidence of the land?
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Less than Significant Impact. The project site is not located in an area which
is considered to have a subsidence hazard, according to the La Quinta MEA.
Dynamic settlement results in geologically seismic areas where poorly
consolidated soils mix with perched groundwater causing dramatic
decreases in the elevation of the ground. This site is not identified as being
in such an area (Source: LQMEA).
H. Would the project result In or expose people to potential impacts involving
expansive soils?
Less Than Significant Impact. The underlying soils on the site have a low
potential for expansion ; the proposed construction of the project is not
expected to be subject to problems associated with soil expansion. The Citv
will require compliance with the UBC and the recommendations of required
soils investigation report prior to approval of any building and grading
permits.
1. Would the project result in or expose people to potential impacts involving
unique geologic or physical features?
No Impact. The Coral Reef Mountains and the Santa Rosa Mountains
represent unique features in the La Quinta area. These unique geologic
features are not located within the project site or near enough to the project
to be affected by the proposed project (Source: U.S.G.S. La Quinta Quad
Map).
3.4 WATER
Regional Environmental Setting:
Groundwater resources in the La Quinta area consist of a system of large
aquifers (porous layer of rock material) and groundwater basins separated by
bedrock or layers of soil that trap or retain groundwater. 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 thirteen 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
Ranch, located southwest of the intersection of Washington Street and State
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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
supplies are also augmented with surface water from the Colorado River
transported via the Coachella Canal.
The quality of water in the City is highly suitable for domestic purposes.
However, chemicals associated with agricultural production in nearby areas
and the use of septic tanks in the Cove area affect groundwater quality.
Groundwater is of marginal to poor quality at depths of less than 200 feet.
Below 200 feet, water quality is generally good and water depths of 400 to 600
feet are considered excellent for water quality considerations.
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, a reservoir; lakes in private
development 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 results in
substantial runoff. The steep gradient of the Santa Rosa Mountains
accelerates the run off flowing in the intermittent streams that drain the
mountain watersheds.
One of the primary sources of surface water pollution is erosion and
sedimentation from development construction and operation activities.
Without controls total dissolved solids (TDS) can increase significantly from
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 the completion of permitting
requirements for a valley -wide permit.
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Local Environmental Setting:
The proposed site does not have any standing water on it, but does become
inundated during rainfall of relatively short duration. In its natural state, the
site is poorly drained and the underlying soil conditions are not conducive
to percolation.
A. Would the project result in changes in absorption rates, drainage patterns,
or the rate and amount of surface runoff?
Potentially Significant Unless Mitigated. Development of 116 apartments will
significantly increase impervious area and runoff rates on a site which does
not drain well. An approved method of drainage will be necessary prior to
undertaking any development activities.
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 of AO. This is an area subject to the 100 year design flood (Source: La
Quinta MEA). There are no existing on -site flood control facilities, however
the parcel is protected from major tributary drainage by off -site facilities such
as the La Quinta Evacuation Channel and the Bear Creek flood control
channel. The project will be required to provide on -site retention facilities, to
be approved by the City Public Works Department.
C. Would the project result in discharge into surface waters or other
alteration of surface water quality )e.g. temperature, dissolved oxygen or
turbidity)?
Less Than Significant Impact. Runoff from the project site will be required to
be directed to an approved drainage facility on -site.
D. Would the project result in changes in the amount of surface water in any
water body?
Less Than significant Impact. There are no surface water bodies currently on
the project site, and it is not anticipated that the project will impact any
surface waters as there are no proximate water bodies to which the project
would be tributary. (Source: Site Survey)
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E. Would the project result in changes in currents, or the course or direction
of water movements?
No Impact. There are no substantial bodies of water within the City of La
Quinta. There are many small ponds and lakes on private golf courses. The
Whitewater River and the La Quinta Evacuation Channel are stormwater
channels that are usually dry except for runoff from seasonal storms. The
proposed apartments will not affect any existing drainage corridor (Source:
Site Survey, LQMEA).
F. Would the project result in changes in quantity of groundwaters, either
through direct additions or withdrawal, 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. Development of the
project will consist of 116 units with common laundry, pool and landscaping.
It is not anticipated that any measurable impact to any groundwater
conditions will occur.
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 flows. It is not anticipated that there will be any alteration to the
direction or rate of flow of the groundwater supply. No wells are proposed for
the project.
H. Would the project result in impacts to groundwater quality?
Less Than Significant Impact. The proposed project will result in additional
paving during the construction of the building foundations and the parking
lot. This new pavement will reduce the permeable area of the site, therefore
requiring that on -site retention of storm runoff be provided in accordance
with City policy. Some contaminants from paved and landscaped areas, such
as oils, pesticides and fertilizers will likely be transported into on -site
retention facilities to a limited extent. It is not anticipated that these
contaminants will significantly impact groundwater quality.
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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 the Southern California region has historically been poor
due to the topography, climatological influences, and urbanization. State and
federal clean air standards established by the California Air Resources Board
and the U.S. Environmental Protection Agency (EPA) are often exceeded. The
SCAQMD is a regional agency charged with the regulation of pollutant
emissions and the maintenance of local air quality standards. The SCAQMD
samples air quality at over 32 monitoring stations in and around the Basin.
According to the 1989 Air Quality Management Plan, the 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 particulate
matter. In the Coachella Valley, the standards for PM 10 are frequently
exceeded. PM 10 is particulate matter that is 10 microns or less in diameter
that becomes suspended in the air due to winds, grading activity, and by
vehicles on unpaved roads, among other causes.
Local Environmental Setting:
The City of La Quinta is located in the lower Coachella Valley, which has an
acid climate, characterized by hot summers, mild winters, infrequent and low
annual rainfall, and low humidity. Variations in rainfall, temperatures, and
localized winds occur throughout the valley due to the presence of the
surrounding mountains. Air quality conditions are closely tied to the
prevailing winds of the region.
The City of La Quinta is subject to the SCAQMD AQMP, a plan which
describes measures to bring the SCAB into compliance with federal and state
air quality standards and to meet California Clean Air Act requirements. The
General Plan for the City contains an Air Quality Element outlining mitigation
measures as required by the Regional AQMP.
The City is located within Source Receptor Area (SRA) 30, which includes two
air quality monitoring stations, one located in the City of Palm Springs and
the other in the City of 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 particulate matter and
has been in operation since 1985. In 1995, a third station was set up in North
Palm Springs to strictly sample PM10 based solely on natural blowsand
events. This information will help determine the amount of exceedance which
occurs due to non-anthropogenic causes of PM10.
A. Would the project violate any air standard or contribute to an existing or
projected air quality violation?
Less Than Significant Impact. There will be some pollutants generated as a
result of vehicular traffic during the construction and operation of a 116 unit
apartment complex. According to the 1993 edition of the SCAQMD CEQA Air
Quality Handbook, Table 6-2, the proposed project best fits with the
Apartment category under the Residential land use significance threshold of
261 rooms. Short -tern impacts relate primarily to fugitive dust generated due
to construction activities. The developer will be required to file a dust control
plan, as required by Chapter 6.16 of the LQMQ prior to any site disturbance.
There will not be significant air quality impacts associated with the operation
of the proposed apartments. No further study on air quality issues is
warranted, as this project is well below the threshold limits.
B. Would the project expose sensitive receptors to pollutants?
Less than Significant Impact. 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
residential and golf development to the immediate north and east. On the
west are proposed senior apartments and more single family units, as well as
a proposed elementary school site which will soon be under construction.
Truman Elementary and La Quinta Middle schools are currently the closest,
approximately % mile northwest of the site. The closest existing park is the
Village park located in the Cove area, southwest of the site. The closest
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known day care center is the YMCA preschool located adjacent to Truman
Elementary School. The closest medical facility is a doctors office located on
Calle Tampico, near Washington Street, over a mile from the project site. No
other sensitive receptors have been identified within % mile of the site.
C. Would the project alter air movements, moisture, temperature, or cause
any change in climate?
No Impact. The proposed project is not anticipated to result in any significant
impact upon this issue area. The project will be required to comply with
setback and height requirements of the R-2 zone. The mass of the proposed
structures will not be large enough to block air movement, or effect climatic
moisture or temperature, as building setbacks will be adequate to allow such
movement. Landscaping of the project site and the swimming pool will
contribute incrementally to evapotranspiration on the site. The City requires
that landscaping comply with the water conservation requirements of the
landscape ordinance, and the requirements of the Coachella Valley Water
District water management policies.
D. Would the project create objectionable odors?
No Impact. The proposed apartment project is not anticipated to create any
objectionable odors. Odors from vehicle exhaust emissions could also be
noticeable as vehicles enter and exit the project and traverse the interior
streets. These odors, if detectable at all, will not be significant enough to
require any type of mitigation measure.
3.6 TRANSPORTATION/CIRCULATION
Regional Environmental Setting:
La Quinta is a desert community of over 17,500 permanent residents. There
is still a substantial portion of the City that is undeveloped. The existing
circulation system is a combination of early roadwork constructed by
Riverside County and new roadways since incorporation of the City in 1982.
Key roadways include State Highway 111, Washington Street, Jefferson
Street, Fred Waring Drive, and Eisenhower Drive.
Traffic volumes in La Quinta experience considerable seasonal variation, with
the late -winter, early spring months representing the peak tourist season and
highest traffic volumes.
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Existing transit service for La Quinta is limited to three regional fixed -route
bus routes operated by Sunline Transit Agency. One bus route along
Washington Street connects the Cove and Village areas with the community
of Palm Desert to the west. Two lines operated along Highway 111 serving
trips between La Quinta and other communities in the desert.
There are some existing pedestrian, bicycle and equestrian facilities in La
Quinta, however, these systems are minimal at present and are to be
completed as new developments are constructed in the City.
Local Environmental Setting:
The project site is north of the Calle TampicoMashington Street intersection.
This intersection is signalized, with ultimate improvements installed.
Washington Street is designated in the LQGP as a Major Arterial (120' ROM,
while Calle Tampico is a Primary Arterial (100-110' ROK9. Washington Street
is currently designed at six travel lanes from 52nd Avenue to just north of the
project entry. Tampico is a four lane design, but is not striped at the
intersection approaches for the ultimate configuration.
A traffic study was requested and submitted for the project. It was prepared
by Robert Kahn, John Kain and Associates and submitted on January 11,
1996. This study indicates the following conditions and conclusions:
• Existing Average Daily Traffic (ADT) on Washington, between Tampico and
50th Avenue, is 12,500 vehicles/day,
• The project, at 128 units*.. will generate 840 vehicle trips/day;
• Levels of Service (LOS) in the study area will not exceed LOS C, with or
without the project, by the projected opening year of 1997;
• No traffic signal is warranted for La Quinta North Village Drive (project
entry), with or without the project, by the projected opening year of 1997.
*Traffic study was not based on revised unit count of 116 units - refer to
subsequent discussion.
A. Would the project result in increased vehicle trips or traffic congestion?
19
Less Than Significant Impact. The proposed apartment complex would
generate 765 vehicle trips per day, at 116 units. Morning peak trips are
calculated at 56 and evening peak trips at 67. In addition, the study indicates
that no consideration for modal splitting due to transit opportunities were
taken. Also, due to the proximity of the Village Marketplace shopping center
there could be even further consideration for reduction of potential trip ends.
B. Would the project result in hazards to safety from design features (e.g.
sharp curves or dangerous intersection) or incompatible uses (e.g. farm
equipment)?
Less Than Significant Impact. There is currently some potential hazard from
design of the entry off of the existing roadway into the shopping center
project. There have also been several accidents at the Washington Street
access, reportedly associated with poor sight distance. The traffic study
indicates that sight distance is adequate and that signal warrants are not met
at opening year for that intersection. Alternative traffic controls may be
necessary in spite of the study's findings. Any such controls will be required
by the Public Works Department.
C. Would the project result in inadequate emergency access to nearby uses?
No Impact. The proposed project will not obstruct emergency access to the
surrounding development or area (Source: Site Plan and Survey). Any
proposed private gates at the project entry will be required to be designed to
allow fire and other emergency access into the site.
D. Would the project result in insufficient parking capacity on -site or off -site?
No Impact. A total of 316 parking spaces are proposed for the apartment
complex. This number exceeds that required by the Off -Street Parking
Ordinance (248 spaces). The project has an overall parking ratio of 2.72 :1.
E. Would the project result in hazards or barriers for pedestrian or bicyclists?
No Impact. The project will not interfere with or impede existing or planned
bike or pedestrian ways. Washington Street and Calle Tampico are both
designated bikeway corridors in the LQGP. The project will be conditioned to
consider TDM options, such as bike racks, as part of its design plans, in
accordance with Chapter 9.162 of the LQMC.
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F. Would the project result in conflicts with adopted policies supporting
alternative transportation (e.g. bus turnouts, bicycle racks)?
No Impact. The proposed project will not interfere with existing alternative
transportation modes and facilities or create new modes or facilities. A bus
turnout exists along Cale Tampico, approximately 118 mile south, and on
Washington Street about 114 mile north. No turnout is planned along the
project's Washington Street frontage due to proximity to the existing bridge
over the La Quinta Evacuation Channel (Source: Site Plan). The project will
be conditioned to consider TDM options, such as bike racks, as part of its
design plans, in accordance with Chapter 9.162 of the LQMC.
G. Would the project result in rail, waterborne, or air traffic impacts?
No Impact. There is no rail service in the City of La Quinta. The closest rail
road tracks are located north of the City on the north side of Interstate 10.
There are no navigable rivers or waterways, or air travel lanes within the City
limits. Thus, there will be no impacts upon these issues.
3.7 BIOLOGICAL RESOURCES
Regional Environmental Setting:
The City of La Quinta lies within the Colorado Desert. Two ecosystems are
found within the City: the Sonoran Desert Scrub and the Desert Transition.
The disturbed environments are classified as urban or agricultural. A
discussion of these ecosystems is found in the La Quinta Master
Environmental Assessment.
Local Environmental Setting:
The project site is located within the Sonoran Desert Scrub ecosystem.
Typically, undeveloped land in this environment is rich in biological
resources and habitat This ecosystem is the most typical environment in the
Coachella Valley. It is generally categorized as containing plants which have
the ability to economize water use, go dormant during periods of drought, or
both. Cacti are very common in these areas due to their ability to store water.
Other plants root deeply and draw water from considerable depths. The
variations of desert vegetation result from differences in the availability of
21
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 and birds. These animals escape the summer heat through their
nocturnal and/or burrowing tendencies. Squirrels, mice and rats are all
common rodent species in this environment The black -railed hare is a typical
mammal. Predator species include kit fox, coyote, and mountain lion in the
higher elevations. The largest mammal found in this area is the Peninsular
Big Hom sheep which are found at the higher elevation 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. Street improvements have been mostly completed
around the site. There is a limited amount of vegetation scattered throughout
the site.
A. Would the project result in impacts to endangered, threatened, or rare
species or their habitats (including but not limited to plants, fish, insects,
animals, and birds)?
Potentially Significant Unless Mitigated. The La Quinta MEA indicates that
the vicinity of the project site is within the traditional habitat of Fringe -Toed
Lizard and California Ditaxis. The project is not situated in the limits of the
Fee Mitigation Area designated for the lizard. According to the LQMEA, there
has only been one documented sighting of the Ditaxis plant, in the La Quinta
Cove area. A biological survey of the site shall be conditioned on the project
to determine any evidence of these species' presence, and to recommend any
appropriate, feasible mitigation measures (Source: LQMEA; Site Survey).
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 & Game or the U.S. Fish & Wildlife Service.
(Source: La Quinta MEA; Site Survey)
C. Would the project result in impacts to locally designated natural
communities (e.g. oak forest, coastal habitat, etc.)?
22
No Impact. There are no locally designated natural communities found on or
near the project site. Surrounding land uses include golf course, single family
homes, and vacant land. There are also developing lands to the west.
D. Would the project result in impacts to wetland habitat (e.g. marsh, riparian,
and vernal pool)?
No Impact. There are no natural wetlands, marshes, riparian communities, or
vernal pools within the City (Source: Site Survey).
E. Would the project result in impacts to wildlife dispersal or migration
corridors?
No Impact. There are no recognized or known wildlife corridors within or
adjacent to the project area. However, this issue will be addressed when the
biological survey for the site is prepared (Source: La Quinta MEA).
3.8 ENERGY AND MINERAL RESOURCES
Regional Environmental Setting:
The City of La Quinta contains both areas of insignificant and significant
Mineral Aggregate Resources Areas (SMARA), as designated by the State
Department of Conservation. There are no known oil resources in the City.
Major energy resources used in the City come from the Imperial Irrigation
District (llD), 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. The project site is located within MRZ-1, a designation
for areas where there are no significant resources present, or it is determined
that little likelihood exists for their presence (Source: LQMEA).
A. Would the project conflict with adopted energy conservation plans?
No Impact. The City of La Quinta does not have an adopted energy plan.
However, the City does have a Transportation Demand Management
Ordinance in place that focuses on the conservation of fuel through
23
regulation of travel demand in commercial projects. The Housing Element
contains requirements for efficiency in housing construction and materials,
thus reducing energy consumption. The proposed project will be required to
meet Title 24 energy requirements in its design and construction. The project
will be conditioned to consider TDM options, such as bike racks, as part of
its design plans, in accordance with Chapter 9.162 of the LQMC.
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
project include air, mineral, water, sand and gravel, timber, energy, metals,
and other resources needed for construction. Any landscaping will also be
required to comply with the City's landscape water conservation ordinance,
as well as the requirements of the Coachella Valley Water District for water
management and conservation.
3.9 RISK OF UPSET/HUMAN HEALTH
Regional Environmental Setting:
Recent growth pressure has dramatically increased the City's exposure to
hazardous materials. Such exposure to toxic materials can occur through the
air, in drinking water, in food, in drugs and cosmetics, and in the work place.
Although large scale, hazardous waste generating employment is not yet
located within La Quinta, the existence of chemicals utilized in dry cleaning
operations, agricultural operations, restaurant kitchen cleaning, landscape
irrigation and exposure to large electrical facilities may pose significant
threats to various sectors of the population. Currently, there are no
hazardous disposal waste sites located in Riverside County. Transportation
of such materials out of and around La Quinta takes place.
Local Environmental Setting:
In order to comply with AB 2948-Hazardous Waste Management Plans and
Facility Siting Procedures, the City of La Quinta adopted Ordinance 184
consisting of a Hazardous Waste Management Plan. The project site has not
been used for any type of manufacturing or industry in the recorded past
(Source: Site Survey).
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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)?
No Impact. There is only minimal risk from pool maintenance, cleaning
chemicals and compounds, and landscaping -related chemical compounds
used in the maintenance of the apartment facilities. No other risks have been
identified or are anticipated.
B. Would the project involve possible interference with an emergency
response plan or emergency evacuation plan?
No Impact. Construction and excavation activities will be confined to the
proposed project site, except for required off -site work for road improvement
modifications. These activities will be controlled and monitored so as not to
interfere with emergency responses to the development or the surrounding
areas, or obstruct emergency evacuation of the area. Required measures to
ensure this will be coordinated with the Public Works Department.
C. Would the project involve the creation of any health hazard or potential
health hazard?
No Impact. There are no anticipated health hazards associated with the
proposed apartments.
D. Would the project involve exposure of people to existing sources of
potential health hazards?
No Impact. There are no existing health hazards on the proposed project site.
The proposed project is not expected to create any health hazards, as all
construction will be required to conform to zoning standards, the UBC and
all applicable health and safety codes during construction of the facility.
E. Would the proposal involve increased fire hazard in areas with flammable
brush, grass, or trees?
No Impact. The proposed project site is a vacant parcel with very little
vegetation on it, as it has been disturbed in the past as a result of various
surrounding development activity over the years. There is minimal risk of fire
25
hazard as the surrounding areas are developed and do not contain any
vegetation in a condition which might fuel a brush fire.
3.10 NOISE
Regional Environmental Setting:
Noise levels in the City are created by a variety of sources in and near the
City. The major sources include vehicular noise on City streets and Highway
111, and temporary construction noises. The ambient noise levels are
dominated by vehicular noise along the highway and major arterials.
Local Environmental Setting:
The ambient noise level at the project site is dominated by vehicular traffic
noise from Washington Street, the closest major arterial. Residential areas are
considered noise -sensitive land uses, especially during the nighttime hours.
The nearest commercial use is located adjacent to the site on the south side.
Other residential uses are located east across Washington Street and directly
west of the project site (Source: Site Survey; LQMEA).
An acoustical analysis was prepared on the project by Robert Kahn, John
Kain and Associates and submitted to the City on January 11, 1996. The
study concluded that Community Noise Equivalent Levels (CNEL) within the
acceptable limits as set forth in the General Plan, could be achieved for the
project. The study recommends 5' high barriers on second story balconies for
four of the 13 two-story structures, along with a sound attenuation wall along
Washington Street. There were no recommendations or information relating
to noise impacts from Calle Tampico or the commercial center to the south.
A. Would the project result in increases in existing noise levels?
Less Than Significant Impact. Any increase in vehicular noise resulting from
the development of the proposed apartments is anticipated to be
insignificant. The existing (1992) noise levels on the project site range from
50 to 60 dBA and above. The La Quinta General Plan requires outside CNEL
to not exceed 60 dBA for residential uses. Additional residents generated by
construction of the apartments will incrementally increase noise levels in the
surrounding area and, while they may be somewhat higher than low -density
single family uses, the increase will not be significant in relation to
surrounding ambient conditions.
26
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 under served. 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 in the City. Hillside and brush fires are minimal as the
hillside areas are barren of heavy vegetation and the scattered brush on the
valley floor is too sparse to pose a serious fire threat.
Desert Sands Unified School District and Coachella Valley Unified School
District serve the City. There are two elementary schools (one existing, one
under construction), one middle school, and one high school with the City.
These schools are with the Desert Sands Unified School District. 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 library
opened in 1988 and contains 2,065 square feet of space and approximately
18,000 volumes. The County unadopted planning standards are 0.5 square
feet per capita and 1.2 volumes per capita to forecast future facility
requirements. Utilizing these standards, in 1992, the City was under served
in space but over served 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 One
Eleven La Quinta Shopping Center. The Eisenhower Immediate Care 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 services
are provided by Springs Ambulance Service (Source: LQMEA; LQGP.)
Local Environmental Setting:
The nearest fire station to the project is Station #32, located approximately
1 mile southwest of the project site on Frances Hack Lane. Governmental
services in La Quinta are provided by City staff at the Civic Center and by
County, State, and Federal agency offices in the desert region. The project
will be served by Truman Elementary School, La Quinta Middle School, and
28
La Quinta High School under DSUSD. A new elementary school is planned for
construction west of the 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 due to the addition of 116 units and
associated amenities. The development shall comply with the fire flow and
fire safety building standards of the Riverside County Fire Code to prevent
fire hazard on -site and to minimize the need for fire protection services.
Unobstructed fire access will be required. The emergency gated access at the
southwest end of the property shall be required to comply with the Fire
Marshal's letter dated September 19, 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 Riverside County Sheriff's
Department responded with comments on the original project by letter dated
September 21, 1995. At that time, their projected population for the project
was based on 128 units at an occupancy of four persons per 2 bedroom unit
(512 persons total). It was indicated that this project will generate additional
calls and increase service requirements in La Quinta. At 116 units, this
projection is now 464; the City Community Development Department projects
331 persons based on 1990 Census data. The letter states that the complex
will have a significant impact on police services in the City. Based on their
service ratio of 1.5 officers per 1,000 population, this project requires an
additional .5 to .7 officers into City service. This would bring the total number
of officers needed to serve the City to approximately 27, there are currently
13 assigned police personnel to the City. No mitigation for this deficiency has
been proposed thus far, unless the Council prioritizes additional funds.
C. Would the project have an effect upon, or result in a need for new or
altered government services in relation to school services?
Potentially Significant Unless Mitigated. The proposed project will total 95,912
square feet of residential living space. Using the current DSUSD formula for
payment of school impact fees to mitigate potential impacts on local schools
29
($1.72 per square foot for residential), a fee of $164, 96& 64 will be required as
mitigation. This fee must be paid prior to issuance of any building permits
D. Would the project have an effect upon, or result in a need for new or
altered governmental services in relation to the maintenance of public
facilities including roads?
Less Than significant Impact. All utilities are available to the site. The
internal complex roadways, parking areas and on -site amenities within the
project will be privately owned and maintained by the property owner or
manager. Only minimal maintenance of any public facilities is anticipated to
be necessary.
E. Would the project have an effect upon, or result in a need for new or
altered governmental services to relation to other governmental services?
Less Than Significant Impact. Building, engineering, planning, inspection,
and code enforcement services provided by the City will be primarily offset
by application fees charged to the project.
3.12 UTILITIES
Regional Environmental Setting:
The City of La Quinta is served by the Imperial Irrigation District (IlD) 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. l/D has four substation in La Quinta, with electricity
generated by a steam plant in El Centro and hydroelectric power generated
by the All American Canal. General Telephone Exchange (GTE) provides
telephone services for the City. Continental CableVision services the area for
cable television service.
The Coachella Valley Water District (CVWD) provides water service to the city.
CVWD obtains its water from underground aquifers and from the Colorado
River. CVWD operates a water system with potable water pumped from 13
wells in the City. The wells range in depth from 500 to 900 feet. Potable water
is stored in five reservoirs located in the city.
The City's stormwater drainage system is administered by the CVWD, which
maintains and operates a comprehensive system to collect and transport
30
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:
All utilities exist at the project site, which is vacant and almost entirely
surrounded by development.
A. Would the project result in a need for new systems, or substantial
alterations to power and gas services?
Less Than significant Impact. Power, water, sewer, and gas lines have been
brought in to the project area and are available to the project site. The project
will require hook-ups to water, sewer, natural gas, and electricity. The utility
purveyors have indicated that their existing facilities can serve the project
with developer extensions to them.
B. Would the project result in a need for new systems, or substantial
alteration to communication systems?
No Impact. The proposed complex will require service from GTE for
telephone communication. It is anticipated that no impacts will occur.
C. Would the project result in a need for new systems, or substantial
alterations to local or regional water treatment or distribution facilities?
Less than significant Impact. The proposed project will require potable and
non -potable water service. It is not anticipated that the project will result in
any significant adverse impact on local water resources. No other impacts are
anticipated.
D. Would the project result in a need for new systems, or substantial
alteration 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 to the sewer system as well as
installation of the on -site systems. No other impacts are anticipated.
31
E. Would the project result in a need for new systems, or substantial
alteration to storm water drainage?
Less Than Significant Impact. The project site is currently a vacant but
previously disturbed parcel. There will be pavement placed for the parking
lot, structural foundations and other hardscape for the proposed buildings.
Hardscape will consist of walkways and driveways. There will be extensive
landscaping of the grounds. Stone and nuisance water flows will be required
to be retained on site. The project will provide on -site retention basin to
accommodate these flows, and it will be engineered all of the project's on -site
drainage needs. This system will cause no impacts to the existing City-wide
drainage facilities (Source: Site Survey; project plans).
F. Would the project result in a need for new systems, or substantial
alteration to solid waste disposal?
Less than Significant Impact. The proposed project will require solid waste
disposal service from Waste Management of the Desert. Solid waste may be
transported to the three existing landfills in the Coachella Valley. These
landfills are reaching capacity and may be closed in the near future.
Development must comply with the City's Source Reduction and Recycling
policies; however, other sites or alternative waste disposal methodologies
are being considered. Any on -site programs for recycling will be coordinated
with Waste Management.
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 prevalent on clear days throughout most of the
City.
Local Environmental Setting:
According to the LQMEA, the project area is in the path of a distinctive
viewshed emanating from the area north of 50th Avenue and west of the site.
The area between the site and the viewshed is almost entirely developed with
one and two story structures, which the project will also incorporate.
Therefore, there is some cumulative impact on the viewshed.
32
A. Would the proposal affect a scenic vista or scenic highway?
No Impact. The project is located in a significantly developed residential and
commercial area in the central portion of the City. The proposed project will
not significantly impact the existing viewshed, as it is currently impacted by
this existing development (Source: LQMEA; Site Survey).
B. Would the project have a demonstrable negative aesthetic effect?
Less Than Significant Impact. The proposed project will be required to
comply with architectural and landscaping policies and ordinances of the
City. The 5 foot high barrier design on second story units, proposed for noise
reduction, will be required to be reviewed for overall design and aesthetic
impact. Thus, there should not be a significant adverse impact upon the
aesthetic qualities of the surrounding area or the viewshed in line with the
project site.
C. Would the project create light or glare?
Potentially Significant Unless Mitigated. The anticipated development of the
apartments will include exterior security, parking area and landscaping
lighting which will cumulatively contribute to the existing light and glare
emanating from surrounding development. All lighting fixtures shall be
required to comply with the Dark Sky Ordinance and shall be reviewed as part
Of an overall lighting and landscape plan to be submitted to the Community
Development Department prior to any installations.
3.14 CULTURAL RESOURCES
Regional Environmental Setting:
The history of the La Quinta area extends back to an era when much of the
lower Coachella Valley was inundated by ancient Lake Cahuilla. Early
inhabitants of the Colorado Desert were people who had begun migrating
across the Bering Strait more than 20,000 years ago. As the migrations
continued through time, groups of people passed through the Colorado
Desert on their gradual way to Central and South America.
33
As time passed, the Coachella Valley became home to a band of people that
migrated from the Great Basin intruding upon people that were sparsely
inhabiting the region. Ethnographically, these intruders are known as the
CahuiNa. The Cahuilla followed a hunting and gathering life style as they lived
along the ancient lakeshore and cove areas in the Coachella Valley, and out
onto the desert floor once the lake had receded.
The Cahuilla were divided into three geographic areas, the Western or Pass
Cahuilla within the Agua Caliente (Palm Springs) area, the Desert Cahuilla
(from Palm Springs east to the Salton Sea), and the Mountain Cahuilla (south
to San Jacinto Peak in the San Jacinto Mountains). Traveling across
boundaries to exploit seasonal resources was a part of their annual life cycle.
Anthropologist, Alfred Kroeber estimated that the Cahuilla population, prior
to white contact, was 2,500 individuals. This number had been reduced to
about 750 by 1923.
White settlement in the Valley did not occur to any degree until the
transcontinental railroads were constructed. The construction of the railroads
brought with it the technology to drill water wells deep enough to sustain
settlement in the valley. 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 was in use until 1915 when a
graded gravel road was developed for automobile travel.
Local Environmental Setting:
The settling of La Quinta area has been chronicled by the La Quinta Historical
Society in several publications and museum exhibits. There are 13
designated historical structures and sites recorded on the California Historic
Resources Inventory. These resources are listed in the La Quinta General
Plan.
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
approximately 5,400 in 1982, to over 17,500 by 1995. The incorporated
boundaries currently include over 31 square miles of area.
The project site is located in the central portion of the City. There are
numerous prehistoric archaeological sites recorded within a two mile radius
of the project site; the site itself has not been surveyed for these resources.
34
The site is close to the ancient lakeshore and has a high sensitivity for
prehistoric resources Although the surface has been significantly disturbed,
the potential exists for discovery of subsurface deposits.
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 shoreline of
ancient Lake Cahuilla. The shoreline corresponds with the known occurrence
of fossil -bearing soil strata. All projects within this area are required to
conduct survey and monitoring activities prior to anv grading or other further
site disturbance for the project (Source: USGS Quadrangle, La Quinta map;
lakebed delineation map)-
B. Would the project affect archaeological resources?
Potentially Significant Unless Mitigated. The project site is located in an area
with high sensitivity for the occurrence of archaeological resources.
Archaeological survey and monitoring of grading, excavation and trenching
for on -site and off -site work shall be conducted prior to permitting for such
activities, as well as during project construction as necessary. It is possible
that subsurface cultural deposits exist at the project site given the close
proximity of recorded archaeological sites. The requirement for such
monitoring shall be made a condition of project approval (Source: La Quinta
Archaeological Sites map; LQGP, LQMEA; archaeological report files).
C. Would the project affect historical resources?
Less than Significant Impact. There are no designated historic resources
found on the project site, however there is potential for subsurface deposits
on the property. Historic resources will be monitored during the
archaeological efforts required for the project.
D. Would the project have the potential to cause a physical change which
would affect unique cultural values?
No Impact. There are no known unique cultural values associated with the
proposed project site. Thus, there will be no impact.
35
E. Would the project restrict existing religious or sacred uses within the
potential impact area?
No Impact. There are no known religious functions, ancient burial mounds,
or other uses on the proposed project site or adjacent to it.
3.15 RECREATION
Regional Environmental Setting:
The City of La Quinta has an adopted Parks and Recreation Master Plan that
assesses the existing resources and facilities and the future need of the City.
The City contains approximately 28.7 acres of developed parkland for Quimby
Act purposes. The 845.0 acre regional Lake Cahuilla County Park is not
included in this count as it is a county facility. There are also bike,
equestrian, and pedestrian trails within the City that are designated in the
General Plan.
Local Environmental Setting:
The proposed project site is vacant. The proposed retention area will also
serve as an open space/park area for project residents, and will be maintained
by the owner/management. There is no evidence of previous recreational
activities on the site.
A. Would the project increase the demand for neighborhood or regional parks
or other recreational facilities?
Less than Significant Impact. No significant impact is anticipated. The project
includes a community pool and recreation room, a tot lot, a child play area,
adequate open spaces and a 2 acre site for retention and recreational use.
For a residential subdivision of 116 units, the parkland acreage or fee in -lieu
required as mitigation would be .99 acres. Considering the amenities
distributed in the project and the potential for some use, albeit limited, of the
retention area for recreational purposes, increase in demand for such
facilities are unlikely. There will be minimal incremental increases in use of
other City and area wide facilities such as for tennis, basketball, private
health clubs, and regional facilities such as Lake Cahuilla, which are not
offered by the project. These facilities will not be significantly impacted by
this project.
36
B. Would the project affect existing recreational opportunities?
Less than Significant Impact. No significant impact is anticipated. The project
includes amenities which will satisfy local recreational requirements of
project residents. There will be minimal incremental increases in use of other
City and area wide facilities such as for tennis, basketball, private health
clubs, and regional facilities such as Lake Cahuilla, which are not offered by
the project. These facilities will not be significantly impacted by this project.
SECTION 4: MANDATORY FINDINGS OF SIGNIFICANCE
The Initial Study for the proposed 116 unit apartment complex indicates that
there will be no unmitigable significant adverse impacts upon the
environmental issues listed in the checklist. The potential significance can
be lessened to levels below significance if the appropriate mitigation
measures are implemented. A Mitigation Monitoring Plan (MMP) has been
prepared for this project based upon this environmental assessment. The
following findings can be made regarding the mandatory findings of
significance set forth in Section 15065 of the CEQA Guidelines and based on
the results of this environmental assessment.
• The proposed project will not have the potential to degrade the quality of
the environment, with the implementation of mitigation measures.
• The proposed project will not have the potential to achieve short term
goals to the disadvantage of long-term goals, with the successful
implementation of mitigation.
• The proposed project will not have impacts which are individually limited
but cumulatively considerable when crossing 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.
37
SECTION 5: EARLIER ANALYSIS
A. Earlier Analyses Used. The following documents were used and/or referred
to in the preparation of this assessment.
• La Quinta General Plan Update; October 1992
• La Quinta Housing Element Update, May 1995
• La Quinta Master Environmental Assessment, October 1992
• La Quinta Parks and Recreation Master Plan; April 1993
• USDA Soil Conservation Service - Coachella Valley Soil Survey
• Villa La Quinta Apartments - Traffic Impact Study, RKJK and Associates,
January 1996
• Villa La Quinta Apartments - Preliminary Acoustical Study, RKJK and
Associates, January 1996
These and various other documents on file with the Community Development
Department were used in the preparation of this Initial Study.
B. Impacts Adequately .Addressed. The following impacts have been
determined as within the scope of the various documents used in preparation
of this assessment, and are considered as having been adequately addressed
by analyses contained therein:
• EARTH AND GEOLOGY; Seismic ground shaking.
• WATER; Changes in absorption rates, drainage patterns, or the rate and
amount of surface runoff.
• BIOLOGICAL RESOURCES; Impacts to endangered, threatened or rare
species of plantslanimals.
• PUBLIC SERVICES; Fire, police protection, and schools.
• AESTHETICS; Creation of light or glare.
• CULTURAL RESOURCES; Disturbance of paleontological, archaeological
resources.
C. Mitigation Measures.
Mitigation measures are discussed in this addendum where underlined. A
Mitigation Monitoring Plan (MMP) has been prepared for the project that will
become a part of the conditions of approval attached to the project approvals
and permits.
38
Prepared by.
Wallace H. Nesbit
Associate Planner
39
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BI #1
STAFF REPORT
PLANNING COMMISSION
DATE: FEBRUARY 13, 1996
CASE, NO: SIGN APPLICATION 95-306
AMENDMENT # 1
REQUEST: TO INCREASE THE SIGN SIZE FROM EIGHT SQUARE FEET TO 18
SQUARE FEET AND CHANGE THE NON -ILLUMINATED
INDIVIDUAL LETTERS TO INTERNALLY ILLUMINATED
INDIVIDUALLY MOUNTED CHANNEL LETTER ON THE EAST
ELEVATION.
APPLICANT: THE LUBE SHOP
SIGN COMPANY: IMPERIAL SIGN COMPANY
LOCATION: WEST SIDE OF ADAMS STREET, NORTH OF HIGHWAY 111, IN THE
ONE ELEVEN LA QUINTA CENTER.
BACKGROUND:
On May 9, 1995, the Lube Shop received Planning Commission approval by Minute Motion 95-021
for a sign program consisting of individually mounted channel letter signs on the north, south and east
elevations. This sign differed from the approved sign program for the One Eleven La Quinta
Shopping Center due to the exposed raceway and letter style. The north and south channel letter
signs, 30 and 40 square feet respectively, were approved for internal illumination only. The east
elevation sign was approved for non -illuminated plastic letters.
xEQ EU .'T:
The applicant is requesting to change the east elevation individually mounted plastic letter sign to an
internally illuminated individually mounted channel letter sign. The sign size will increase from one -
foot in height and eight -feet in length for a total of eight -square -feet to 1'/s-feet in height and 12-feet
in length for a total of 18-square-feet. The proposed exposed raceway will be two -feet in height and
12-feet in length. The total sign depth will be six -inches. The raceway is proposed to be stuccoed
and will be the same width as the stucco fascia. The sign will be located on the northern portion of
the elevation as originally approved. The individually mounted channel letters will have black returns
and trim caps and the plastic faces will be black with white highlights. The sign will read "The Lube
Shop". The applicant has indicated that the sign may be moved to accommodate the power source.
PCLA 100
CONDITIONS OF APPROVAL - RECOMMENDED
SIGN APPLICATION 95-306 - AMENDMENT #1
THE LUBE SHOP
FEBRUARY 13, 1996
* Amended by the Planning Commission on 5-9-95
** Amended by the Planning Commission on 2-13-96
1. That the approval of this request shall be subject to the following conditions and plans on
file in the Community Development Department, as amended.
2. That prior to issuance of a Building Permit for installation of the signs, the master
developer of the shopping center shall review and approve final sign plans.
3. That final sign plans shall be reviewed and approved by the Community Development
Department.
4. That the raceway on the sonfli and nmth elevatiolis shalf be enlarged to ineet corner
smucture. Said racemay design shall be subject to aMovaf of the eommunity
4. * "The Lube Shop" signs on the north and south elevations shall be a maximum of six inches
thick, including the raceway. The raceway sign shall be enlarged to meet the corners or
natural separation between the materials so that they appear to be an architectural element
of the building. Said raceway design shall be subject to approval of the Community
Development Department prior to issuance of a building permit.
5. * The "Carwash" and "Oil Change" signs on the south elevation shall be eliminated.
6. That the main business signs which state "The Lube Shop" shall be permitted to utilize the
architectural style as shown on the submitted plans.
7.** The sign on the east elevation maybe illuminated as shown in Exhibit A of Amendment
#l..
CONAF'RVL.327
The Highway One Eleven La Quinta Shopping Center sign program allows internally illuminated
channel letters. The approval of the non -illuminated west elevation sign was at the request of the
applicant. Therefore, illumination is allowed for this sign. The exposed raceway will fit within the
fascia and be "texcoated" to match the building wall. The increased sign size will be in balance with
the building elevation. Staff is recommending approval.
IEEOMM ENDATION:
By Minute Motion 96 approve Sign Application 95-306 Amendment #1, subject to the attached
conditions.
Attachments:
1. Location Map
2. Letter of request form Imperial Sign Company, dated January 29, 1996.
3. Letter from TDC, dated January 16, 1996.
4. Sign exhibits
Prepared by:
L LIE MOURIQU , Asso to Planner
,� ,
Submitted by:
CHRISTINE DI IORIO, Pinning Manager
PCLM.100
A 'rTACHMENT
411%t
CASE MAP
CASE No. $A 95-306 AMEND, #1
THE LUSE SHOP
Nq
ORTH
SCALE:
NTS
b
1/29/96
City of La Quinta
P.O. Box 1504
La Quinta, CA 92253
Attn: ]Planning Commissioners
Re: The Lube Shop SA 95-306
Planning Commissioners,
On May 9, 1995 I came before the Commission for sign application 95-306 (The Lube
Shop). Ideas were expressed and concerns were addressed. Upon consensus, we were
granted approval. ]However, much to our dismay, our signage application wound up in a
quagmire with one of the leasing agents for TDC.
Approximately 6 months ago, a new regime at TDC transpired and we were able to
resubmit. As a result, our sign was approved with minor conditions -- which is the core
of this meeting.
As a staff concern and as noted in the letter from TDC; condition #2 expresses that we
must illuminate the east elevation sign. Initially, our proposal was approved as a "non -
illuminated" sign. I'm assuming that the intent of the condition was to keep conformity
with the North and South elevation signage, which has been approved. All we know is
that a another negotiation with TDC would be quixotic.
With this in mind, it is necessary that we revisit the Planning Commission and hope
that the condition set forth by TDC will not impede any further progressions. Equally
important, will you please grant us some latitude for signage -- we are not really sure
were the electrical source for the sign will be coming from. Consequently, it may
necessary to move the sign right or left.
you,
s N. Engle Jr.
President
46-120 CALHOUN STREET - INDIO, CALIFORNIA 92201 - (619) 347-3566 - FAX (619) 347-0343
CA. LIC. # 207136 C45 C61 /D38 C10
1 1V JV 1V•VY VI.I IV 111�V`tVGJV1 CJC.JG
ATTACHMENT 3.
Oft
r
Transpac•iti
South Coact Metro Center
0 t• v C IQ p tit 6: n�
t.eadng Offlce
�. V tli p a rt
5:K Anton Btwieva d
Suite 150
January 16. IQ%
C'owts Mc", CA 92616
(714) 545-1144
(714) 54S-2V64 FAX
Mr. Stan B. Saw$
City of La Quinto
P.O. Box 1504
78-05 Calle Tanppico
I % Quinta, Califa�rnia 92253
VT TELE:COMER - (619) 777.7155
i
Referencc: The Lube Shop Sipage
I l I La Quinta Center
Dear Mr. Sawa:
It wa3 it pleasurc piecting you in Dexxrnber at The Lube Shop at 111 La Quinta Center. The Lube Shop hits
submitted it sign Oackagc for our review and approvul dated December 19, 1993. This package was approved
subject to their c*ging the following three iteats.
Eliminott the car wash and oil change signs front the auuth clovation of the building.
Intcma4 illuminate the signage on the east elevation.
Adhcre In the material specifications of aluniinutti returas with plexiglass faces.
Imperial Sign has,vcrbally stated that dirt' will make the changes we have requested. If you should have any
gucstions, plcase do not hesitate to call me.
Sincerely,
WASiHING1-nN/lkDAMS LIMITEDPARTNERSHIP
By: TranspaGirc U velopment Company
C�
Ashley J. Powell
Vice President
AJP.k.s
cc: Michael Shovlin
Pctcr Stikgeon
Jim Engle, Jr
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
January 23, 1996
I. CALL TO ORDER
7:00 P.M.
A. This meeting of the Planning Commission was called to order at 7:03 P.M. by
Chairman Abels who asked Commissioner Gardner to lead the flag salute.
II. ROLL CALL
A. Chairman Abels introduced new Commissioner Robert Tyler and welcomed him to
the Commission.
B. Chairman Abels requested the roll call: Present: Commissioners Anderson, Barrows,
Butler, Gardner, Newkirk, Tyler, and Chairman Abels.
C. Staff present: Community Development Director Jerry Herman, City Attorney Dawn
Honeywell, Planning Manager Christine di Iorio, and Executive Secretary Betty
Sawyer.
III. PUBLIC COMMENT: None
IV. PUBLIC HEARINGS
A. Continued - Tentative Tract 24890; a request of KSL Recreation Corporation, Inc.
For approval of a third one year time extension for Phase 9 to create 37 lots
consisting of three single family, 37 duplexes, and five lettered lots on ten acres
within Specific Plan 85-006.
1. Chairman Abels informed the Commission that a request had been received
from the applicant requesting another continuance. There being no
discussion, it was moved and seconded by Commissioners Anderson/Butler
to continue the project to the Planning Commission meeting of February 13,
1996.
V. BUSINESS ITEMS
A. Special Advertising, Device 95-070; a request of the La Quinta Arts Foundation for
approval of temporary advertising for the 1996 La Quinta Arts Festival at the Frances
Hack Park in March.
PC 1-23
Planning Commission Meeting
January 23, 1996
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 Anderson asked if there were any significant changes in this
request from the prior years. Staff stated there were none.
3. There being no discussion, it was moved and seconded by Commissioners
Butler/Newkirk to adopt Minute Motion 96-003 approving Special
Advertising Device 95-070, subject to conditions. Unanimously approved.
VI. CONSENT CALENDAR
A. There being no corrections to the minutes of January 9, 1996, it was moved and
seconded by Commissioners Anderson/Gardner to approve the minutes as submitted.
Unanimously approved.
VII. COMMISSIONER ITEMS
A. Chairman Abels asked who would be attending the League of California Cities
Planners Conference in Long Beach, March 20-22, 1996. Commissioner indicating
they were attending were: Commissioners Abels, Anderson, Barrows, Butler,
Gardner, Newkirk, Tyler. Chairman Abels asked that the Expense forms with
instructions be included in the Commissioner's packets for the conference.
B. Chairman Abels reminded the Commission of the joint meeting with the City
Council on January 30th at 7:00 P.M. in the Session Room at City Hall. He stressed
the importance of everyone attending. Community Development Director Jerry
Herman clarified that this meeting would be for the purpose of general discussion on
the items listed on the Joint Meeting Agenda. Council would be attending their own
work session to determine their priorities. A second joint meeting with the Planning
Commission to discuss issues in detail will be scheduled in the future.
Commissioner Butler asked staff to define the geographic area of the Village.
Community Development Director Jerry Herman explained it encompassed
about 100 acres and gave the street boundaries. Commissioner Butler asked
if there would be any purpose to adding any other properties to the district.
Staff stated it could be done, but the problems with adding additional area has
been that when you expand the Village area, it creates more vacant land and
devalues the properties within the boundaries. Commissioner Butler asked
if there were any advantages to property owners to be included in the Village
area. Staff stated that the Village property is zoned commercial instead of
residential thus increasing the property value.
PC 1-23
Planning Commission Meeting
January 23, 1996
C. Chairman Abels reminded the Commissioners to attend the Workshop Brown Act
that would be given by the City Attorney. City Attorney Dawn Honeywell stated it
was primarily for new Commission members. There had been no changes since the
last seminar and if the Commissioners are attending regular update meetings
regarding the Act, then there was no reason to attend.
1. Commissioner Newkirk asked how long the meeting will last. City Attorney
Dawn Honeywell stated it would take about an hour.
D. Chairman Abels stated that each Commissioner had received their list indicating
which Commissioner is to attend City Council meetings. A report would be given
at the next meeting.
E. Chairman Abels gave a report of the American Planning Association Planning
Commissioners Session in Long Beach. Of particular interest was the dissention that
exists within other cities between the commissioners. Chairman Abels commended
his fellow Commissioners for being a working body that does their homework. He
reaffirmed that each Commissioner needed to make commitment to attend all the
Commission meetings as well as study sessions. He indicated there were times when
it would be necessary to miss, but it was important to attend all the meetings.
1. Commissioner Newkirk stated he too had attended the meeting in Long
Beach. He now realizes how important it is to know as much as possible
about the project that is to be reviewed. He had never thought to talk with
staff, prior to the meeting, regarding the project. Another important issue that
was pointed out at the meeting, was to never embarrass staff at a meeting.
Commissioners should ask questions before the meeting to be informed about
the project. Give the applicant time to make his case; don't make promises
you can't keep; and don't be afraid to state your opinion.
2. Commissioner Tyler stated that having just been sworn in as a
Commissioners, everything at the meeting was interesting. It was an
interesting introduction regarding what happens in other cities.
4. Chairman Abels stated it was important not to alienate the staff. Don't be
afraid to voice your opinion. Commissioners need to let it be known at the
meetings if they had met with an applicant prior to the meeting so that it is
entered into the minutes.
PC I-23
Planning Commission Meeting
January 23, 1996
5. Chairman Abels asked that the Commissioners at their next meeting, be
prepared to state which sessions at the LCC Conference they wish to attend.
This would ensure all sessions would be attended.
6. Commissioner Barrows welcomed Mr. Tyler to the Commission. She shared
her history and experiences during her five years on the Planning
Commission.
E. Department update - staff stated there was nothing new to report.
VIII. ADJOURNMENT
There being no further business, it was moved and seconded by Commissioners Gardner/Barrows
to adjourn this meeting of the Planning Commission to a special meeting on January 30, 1996, at
7:00 P.M. This meeting of the Planning Commission was adjourned at 7:25 P.M. Unanimously
approved.
PC I -23