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1994 09 27 PCPLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California September 27, 1994 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 94-019 (022) Beginning Minute Motion 94-029 CALL TO ORDER - Flag Salute ROLL CALL PUBLIC COMMENT This is the time set aside for citizens to address the Planning Commission on matters relating to City planning and zoning which are not Agenda items. When addressing the Planning Commission, please state your name and address. PUBLIC HEARINGS 1. Item ................ ZONING ORDINANCE AMENDMENT 94-044 Applicant ......... City of La Quinta Location .......... City-wide Request ........... Amendments to Chapter 9.145 - Hillside Conservation Zone and to Chapter 9.146 - Transfer of Development Rights Action ............. Request to continue 2. Item ................ SPECIFIC PLAN 94-024 AND TENTATIVE TRACT 28019 Applicant ......... E. G. Williams Development Corporation Location .......... North side of Calle Tampico, west of Washington Street Request ........... Approval of a specific plan which includes 91-unit senior citizen apartment complex and tentative tract map for a 60-lot single family subdivision Action ............. Resolution 94- , Resolution 94- PC/AGENDA BUSINESS ITEMS 1. Item ................ CONTINUED PRECISE PLAN 94-848 Applicant .......... Louis and Kathleen Olson Location ........... 78-765 Lowe Drive Request ............ Compatibility review of a two story home in the Acacia subdivision (Phase II) Action ............. Minute Motion 94- 2. Item ............... SIGN APPLICATION 94-257 Applicant ......... Domino's Pizza Location .......... One Eleven La Quints Center on the north side of Highway 111 between Washington Street and Adams Street, east of Carl's Jr. Request ........... Deviation from the One Eleven La Quinta Shopping Center sign program to allow corporate signage for Domino's Pizza business Action ............ Minute Motion 94- 3. Item ............... TRACT MAP 23995 Applicant ......... Inco Homes - Mr. Fred Farr Location .......... South of Miles Avenue west of Adams Street Request ........... Approval of a modification to Condition #18 regarding rear yard trellis for a single family tract Action ............ Minute Motion 94- CONSENT CALENDAR Approval of the Minutes of the Planning Commission meeting of September 13, 1994. OTHER 1. Commissioner report of City Council meetingg. 2. Joint meeting with City Council on October 3rd - Housing Element ADJOURNMENT ---------------- - STUDY SESSION — Tuesday, September 27, 1994 Study Session Room 4:00 P.M. All agenda items PC/AGENDA PH #2 STAFF REPORT PLANNING COMMISSION MEETING DATE: SEPTEMBER 27, 1994 CASE NO.: SPECIFIC PLAN 94-024 AND TENTATIVE TRACT 28019 REQUEST: APPROVAL OF A SPECIFIC PLAN WHICH INCLUDES A 91 SENIOR CITIZEN APARTMENT COMPLEX AND TENTATIVE TRACT MAP FOR A 60 LOT SINGLE FAMILY SUBDIVISION APPLICANT: E.G. WILLIAMS DEVELOPMENT CORPORATION LOCATION: NORTH SIDE OF CALLE TAMPICO, WEST OF WASHINGTON STREET (ATTACHMENT 1) ZONING: R-2-4,000 AND R-3 GENERAL PLAN DESIGNATION: MEDIUM DENSITY RESIDENTIAL (MDR - 4 TO 8 DUAC) ENVIRONMENTAL CONSIDERATIONS: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS COMPLETED ENVIRONMENTAL ASSESSMENT 94-284 FOR THE PROPOSED PROJECT. BASED UPON THIS ASSESSMENT, THE PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE ENVIRONMENT. THEREFORE, A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT HAS BEEN PREPARED. BACKGROUND: On August 17, 1994, E.G. Williams Development Corporation submitted an application for Specific Plan 94-024 (Attachment 2) and an application for Tentative tract 28019 (Attachment 3) to the Community Development department. Specific Plan 94-024 will envelope the 9.22 acre senior citizen apartment project (CUP 94-014) that was approved by Planning Commission on June 14, 1994, and by the City Council on June 21, 1994, and an 11 + acre proposed tentative tract. The development of the specific plan will be governed by a Disposition and Development Agreement that was approved by the City Council on September 20, 1994. The projects will provide housing for qualified low income senior citizens and families. Funding for the project will come from the La Quinta Redevelopment Agency and from tax credits allocated by the state Tax Credit Allocation Committee. PCLc.1oo PROJECT DESCRIPTION: The total specific plan project area is 25.22 acres. The previously approved apartment complex will provide 46 very low income units and 45 low income units in a garden apartment setting. The proposed tentative tract provides 60 single family lots with a public street system, located adjacent to the north of the apartment project. A portion of the single family homes will be reserved for low income and moderate income buyers. Densities for the projects are as follows: Single family lots 5.2 units/Ac Garden Apt. 10.2 units/Ac. A five acre retention basin/park will be located to the north of the proposed tract. A future public elementary school will be located to the west of the tract. To the east of the tract Jascorp has a previously approved entitlement to develop a medium density single family project, and to the east of the senior apartment is the La Quinta Village shopping center currently under construction at the corner of Washington Street and Calle Tampico. The purpose for the specific plan is to permit the development of single family lots that are a minimum of 5,000 square feet in size, a lesser road width than required by the General ]Plan, and smaller square footage in two of the proposed single family unit plans. Currently, the subdivision ordinance requires single family lots to be a minimum of 7,200 square feet in size. These smaller sizes and requirements are permitted in low income and senior units. Architectural plans have been submitted for the single family subdivision which consist of three floor plans featuring 1,285, 1,371, and 1,532 square feet. The elevations are contemporary Mediterranean style one story homes will attached two -car garages. exterior colors will be limited to desert colors. Roofs will be concrete Spanish tile. The exterior colors and roof tile will match that of the senior apartments. Landscaping will be provided and will include a variety of plant materials and a 6 foot block perimeter wall around the tract and around each single family home's rear and side yards. ENVIRONMENTAL ISSUES: Staff has prepared an environmental assessment (Attachment 4) for the specific plan and tentative tract. Environmental issues that were identified as needing further study were biology, archaeology, noise, and traffic. The applicant has had a biological study and an archaeological study done on the project area, and is awaiting results of a traffic study and noise study. The biological study did not locate any plant or animal resources of significance. The archaeological study consists of a Phase I field survey. A mitigated negative declaration of environmental impact is recommended for certification. Conditions of approval will include any recommended mitigation measures deemed necessary and reasonable. 1PCLC.100 AGENCY COMMENTS: Agency comments on the proposed Specific Plan and tentative tract were received from the Fire Department, Sheriff's Department, Coachella Valley water District, Building & safety Department, and the Engineering Department (Attachment 5). The recommended Conditions of Approval contain the required conditions requested by these agencies. There were no comments received that were in opposition to the specific plan or the tentative tract. FINDINGS FOR TENTATIVE TRACT: Findings necessary to approve this tentative tract map can be made and are found in the attached resolution. RECOMMENDATION: Staff recommends: 1. By adoption of Resolution 94-_, approval of Specific Plan 94-024 to the City Council, subject to conditions. 2. By adoption of Planning Commission Resolution 94- recommend approval of Tentative Tract Map 28019 creating 60 single family lots, subject to conditions. Attachments: 1. Location Map 2. Specific Plan site plan 3. Tentative Tract 28019 4. EA 94-284 5. Agency letters PCLC.100 RESOLUTION 94- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, RECOMMENDING APPROVAL OF SPECIFIC PLAN 94-024 TO DEVELOP A 91 UNIT SENIOR APARTMENT PROJECT AND A 60-LOT SUBDIVISION CASE NO: SPECIFIC PLAN 94-024 WILLIAMS DEVELOPMENT/CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta did on the 27th day of September, 1994, hold a duly noticed Public Hearing to consider the request of Williams Development to develop design standards for a 91 unit senior citizen apartment complex on ±9 acres in the R-2-4,000 and R-3 zones and a 60-lot single family subdivision, on property located west of Washington Street, on the north side of Calle Tampico, more particularly described as: THE SOUTH HALF OF THE NORTHWEST QUARTER OF SECTION 6, T6S, R7E (APN: 769-030-004, 041, AND 036) WHEREAS, said Specific Plan have complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68) in that the Planning Director has proposed a 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 to approve said specific Plan: 1. The proposed specific plan is consistent with the goals and policies of the La Quinta General Plan, as allowed in Policy 2-1.1.9. 2. The project will include provisions for affordable housing which will assist the City in its fair -share regional housing needs pursuant to the goals and policies of the Housing Element. The project will include a percentage of low to moderate income families as required by Government Code Section 65915 (Bonus Density). 3. The specific plan is compatible with the existing and anticipated area development. 4. The project will be provided with adequate utilities and public services to ensure public health and safety. RESOPC.100 Resolution 94- 5. 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 findings of the Commission in this case. 2. That it does hereby recommend adoption of the Negative Declaration pursuant to the attached Environmental Assessment 94-284. 3. That it does hereby recommend approval of Specific Plan 94-024 with conditions as set forth in this Resolution, labeled Exhibit "A", attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on 27th day of September, 1994, by the following vote, to wit: AYES: NOES: :: yaZ40 6 ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.100 RESOLUTION 94- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, RECOMMENDING APPROVAL OF TENTATIVE TRACT 28019 - TO CREATE A 60-LOT SINGLE FAMILY SUBDIVISION TENTATIVE TRACT 28019 WILLIAMS DEVELOPMENT/CITY OF LA QUINTA WHEREAS, the Planning Commission of the City of La Quinta did on the 27th day of September, 1994, hold a duly noticed Public Hearing to consider the request of Williams Development to create Tentative Tract 28019, a land division into 60 single family lots with a public street system in the R-3 zone; on property located west of Washington Street, on the north side of Calle Tampico, more particularly described as: THE SOUTH HALF OF THE NORTHWEST QUARTER OF SECTION 6, T6S, R7E (APN: 769-030-004, 041, AND 036) WHEREAS, said Tentative Tract Map have complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68) in that the Planning Director has proposed a 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 to approve said specific Plan: 1. The proposed tentative tract is consistent with the goals and policies of the La Quinta General Plan and subdivision ordinance. 2. The project will include provisions for affordable housing which will assist the City in its fair -share regional housing needs pursuant to the goals and policies of the Housing Element. The project will include a percentage of low to moderate income families as required by Government Code Section 65915 (Bonus Density). 3. The tentative tract is compatible with the existing and anticipated area development. 4. The project will be provided with adequate utilities and public services to ensure public health and safety. RESOPC.101 5. 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 I.a Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That it does hereby recommend adoption of the Negative Declaration pursuant to the attached Environmental Assessment 94-284,. 3. That it does hereby recommend approval of Tentative Tract 28019 with conditions as set forth in this Resolution, labeled Exhibit "A", attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on 27th day of September, 1994, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.101 PLANNING COMMISSION RESOLUTION 94- Exhibit "A" CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 94-024 - WILLIAMS DEVELOPMENT CORP./CITY OF LA QUINTA SEPTEMBER 27, 1994 GENERAL: 1. The development shall comply with Exhibit B, the Specific Plan document for Specific Plan 94-024 and the following conditions, which shall take precedence in the event of any conflict with the provisions of Conditional Use Permit 94-014. 2. Public improvements shall be provided as required by the Engineering Department and Tentative Tract Map 28019. 3. All dwelling units shall be limited to one story in height. All one story units in this area of the project shall be a maximum of 19 feet in height. 4. A master landscaping plan for all perimeter street parkways shall be submitted and approved by the Planning Commission prior to issuance of a building permit for the project. Landscaping materials to be native and drought tolerant. Irrigation system to utilize emitter irrigation system where possible. Within 5 feet of curb, no spray irrigation heads nor lawn shall be used. Within this area only emitters and spreading shrubs and groundcover may be used. 5. Landscaping and architectural plans for individual lots and dwellings shall be reviewed and approved by staff. 6. Lighting of permanent subdivision and project identification signs shall be permitted. All permanent signs shall be approved by the Planning Commission. 7. The maximum number of rental units for the apartment project shall be 91. Tract 28019 shall have 60 single family lots plus the lot for the apartment project. A minimum of 18 units shall be sold to very low income families, ten units sold to low income families, and 42 units to moderate income families as required by Disposition and Development Agreement (DDA). 8. The minimum setbacks for each home shall be: a. Front - 20 feet b. Rear - 10 feet+ C. Side (interior) - 5 feet d. Street side - 10 feet CONAPRVL.134 1 Conditions of Approval Specific Plan 94-024 September 27, 1994 contemplated developments shall be dedicated or deeded prior to or concurrently with approval of the first development within the Specific Plan area or within 60 days of written demand by the City, whichever comes first. Dedications required of this specific plan include: Access Roads and Exterior Dedications A. A Street - 60 foot width for full length. B. B Street - 30 foot southerly half width from east line of A Street to 30 feet west of the east line of Desert Club Drive. C. B, D, and G Streets and Desert Club Drive - Acquire 30 feet assignable road and utility easement from Desert Sands Unified School District for portion lying within that agency's property. This easement shall be deeded to the City prior to issuance of certificates of occupancy for any buildings within the development or within 60 days of written demand by the City, whichever comes first. D. Lot 1 - storm water detention basin as shown on the specific plan drawing. Interior Streets A. B Street - 30 foot southerly half width from A Street to the east line of D Street. B. C. E. F. G. and H Streets - 50 foot width for full length. C. D Street - 25 foot easterly half from the south end to G street. 20. The applicant shall dedicate perimeter setback areas, of minimum width as noted, adjacent to the following street rights -of -way: A. Calle Tampico - 20 feet - dedicated to the City Minimum widths may be used as average widths for meandering wall designs. Where sidewalks, bikepaths, and/or equestrian trails are required, the applicant shall dedicate blanket easements over the setback lots for those purposes. DRAINAGE 21. Subject to reimbursement agreements with the City, the applicant shall design and construct a landscaped, irrigated storm water detention basin on Lot 1. The basin shall include an access ramp and a nuisance water and storm water evacuation system. CONAPRVL.134 3 Conditions of Approval Specific Plan 94-024 September 27, 1994 Nuisance water in the detention basin shall be conveyed via gutter or pipe to the evacuation system. Nuisance water flowing in an existing storm drain pipe in the Desert Club Drive alignment shall also be diverted into the evacuation pumping system. The evacuation system will pump nuisance water and detained storm water into the City's storm trunk on Calle Tampico. The design of the basin and pumping system shall be in accordance with the requirements of the City Engineer. The system shall be completed prior to issuance of occupancy permits for any permanent buildings within the specific plan area. STREET AND TRAFFIC IMPROVEMENTS 22. Subject to reimbursement agreements with the City, the applicant shall design and construct the following street improvements: Access Roads (to be constructed with the first portion of the property to be developed): A. A Street - 32 foot full -width improvement. At Calle Tampico, turning movements shall be restricted to right in/right out and left in. This improvements shall include revision of the Calle Tampico median and traffic striping to implement the turning movement restrictions. B. B Street - 36 foot full -width improvement. On -site Roads: C. C Street - 32 foot full -width improvement. D. D, E. F. G, and H Streets - 36 foot full -width improvement. E. Traffic signal at Calle Tampico and Desert Club Drive - participate in the proportionate share of the cost to design and construct the signal. The share shall be based on a traffic study performed by the applicant and approved by the City. F. Calle Tampico - Reimburse City for the cost of Calle Tampico improvements (street, drainage, landscaping, and undergrounding of electric facilities) on the applicant's half of the street along the frontage of this specific plan. CONAPRVL.134 4 PLANNING COMMISSION RESOLUTION 94- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 28019 SEPTEMBER 27, 1994 GENERAL 1. Tentative Tract Map 28019 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. If the applicant desires to phase improvements, phasing plans shall be submitted for review and approval by the City Engineer and the Community Development Department prior to issuance of any grading permit for the development. The applicant shall develop phases in the order of the approved phasing plan. Improvements required of each phase shall be complete prior to issuance of Certificates of Occupancy within the phase unless otherwise approved by the City Engineer. 3. 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 (Grading Permit, Improvement Permit) - Community Development Department - Riverside Co. Environmental Health Department - Coachella Valley Water District - Imperial Irrigation District - California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures on the plans. Evidence of 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. 4. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. CONAPRVL.104 1 PLANNING COMMISSION RESOLUTION 94- 5. This approval shall be in compliance with all applicable conditions and applicable provisions of Specific Plan 94-024 and Conditional Use Permit 94-014. IMPROVEMENT AGREEMENT 6. 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 approval of any final map(s) under this tentative tract map. Subject to approval by the City, security may not be required for improvements for which applicant is to be reimbursed by the City. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 7. If tract improvements are phased with multiple final maps, off -site improvements (ie: streets) and tract -wide improvements (ie: perimeter walls, common -area and setback landscaping, and gates) shall be constructed or secured prior to approval of the first final map unless otherwise approved by the engineer. 8. 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 tract include: A. Participation in the cost to design and construct traffic signal at Calle Tampico and Desert Club Drive as required in Specific Plan 94-024. 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. DEDICATIONS 9. The applicant shall dedicate public street rights of way, common -area setback lots, and Lot I (detention basin) as required in Specific Plan 94-024. The applicant shall dedicate utility easements as required by the respective utility authorities. W. The applicant shall relinquish, through dedication to the City, all vehicle access rights to D Street south of F Street from abutting lots. Access to D Street shall be restricted to street intersections. 11. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and mailbox clusters. CONAPRVL.104 PLANNING COMMISSION RESOLUTION 94- 12. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. GRADING 13. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.10, La Quinta Municipal Code. In accordance with said Chapter, the Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 14. Graded but undeveloped land shall be maintained in a condition so as to prevent dust and blowsand nuisances and shall be planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Community Development and Public Works Departments. 15. The applicant shall comply with the City's flood protection ordinance. 16. 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. 17. A grading plan shall be prepared by a registered civil engineer. The plan must meet the approval of the City Engineer prior to approval of any final map(s). The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on the final map(s), if any are required of this development, that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 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 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 the data is submitted at different times. 18. Prior to issuance of a grading permit, the applicant shall prepare and submit a written report to the Planning Director demonstrating compliance with those Conditions of Approval and mitigation measures of Environmental Assessment 94-284 and Tentative CONAPRVL.104 3 PLANNING COMMISSION RESOLUTION 94- Tract 28019, which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the applicant sh211 prepare and submit a written report to the Planning Director demonstrating compliance with those conditions of approval and mitigation measures of Environmental Assessment 92-284 and Tentative Tract 28019, which must be satisfied prior to the issuance of a building permit. Prior to a final building inspection approval, the applicant shall prepare and submit a written report to the Planning Director demonstrating compliance with all remaining Conditions of Approval and mitigating measures of Environmental Assessment 94-284 and Tentative Tract 28019. The Planning Director may require inspections or other monitoring to assure such compliance. DRAINAGE 19. The applicant shall participate in the cost of the regional storm retention facility to be constructed by the applicant as required in Specific Plan 94-024. The cost basis shall include land and the evacuation pumping system. The applicant's share of the cost will be determined by the City and will be based on this development's contribution to the total capacity of the facility. 20. The development shall be graded to permit storm flow in excess of improved conveyance capacity to flow out of the development through a designated overflow outlet and into the historic drainage relief route. The development shall be graded to receive storm flow from adjoining property at locations that have historically received flow. 21. Storm water run-off produced in 24 hours during a 100-year storm shall be conveyed in an approved manner to the regional detention basin to be constructed on Lot I. 22. The design of the tract shall not cause any change in flood boundaries, levels or frequencies in any area outside the tract. UTILITIES 23. 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. 24. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. CONAPRVL.104 4 PLANNING COiMMISSION RESOLUTION 94- STREET AND TRAFFIC IMPROVEMENTS 25. The City is contemplating adoption of a major thoroughfare improvement program. If the program is in effect 60 days prior to recordation of any final map for this development, 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. 26. Improvement plans for all on- and off -site streets and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the City Engineer. Street right of way geometry for cul-de-sacs, knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. 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, including site and building construction traffic. The minimum pavement sections shall be as follows: Residential& Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" If the applicant proposes to construct a partial pavement section for use during development of the tract, the partial section shall be designed with a strength equivalent to the 20-year design strength. 27. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. 28. The City Engineer may require miscellaneous incidental improvements and enhancements to existing improvements as necessary to integrate the new work with existing improvements and provide a finished product conforming with City standards and practices. This may include, but is not limited to, street width transitions extending beyond tract boundaries and pavement elevation transitions extending beyond street centerlines. CONAPRVL.104, 5 PLANNING COMMISSION RESOLUTION 94- 29. The following street improvements shall be constructed in accordance with Specific Plan 94-024. Off -site Roads (if not previously constructed): a. Calle Tampico - Intersection improvements at A Street to implement approved turning movements and restrictions. b. Traffic signal at Calle Tampico and Desert Club Drive - participate in the proportionate share of the cost to design and construct the signal. The share shall be based on a traffic study performed by the applicant pursuant to Specific Plan 94-024 and shall be approved by the City. C. A Street - 32 foot full -width improvement. d. B Street - 36 foot full -width improvement. On -site Roads: e. C Street - 32 foot full -width improvement. f. D, E, F, G, & H Streets - 36 foot full -width improvement. 30. All streets proposed for residential or other access drives shall be designed and constructed with curbs and gutters or shall have other approved methods to convey nuisance water flows without ponding in yard or drive areas. 31. Turning movements of traffic at the A Street/Calle Tampico intersection shall be restricted to right in/left in, right out. PUBLIC SERVICES 32. The applicant shall comply with the requirements of the City Fire Marshal, who may approve alternate means of compliance where deemed appropriate and equivalent to these standards: A. Schedule A fire protection approved Super fire hydrants(6" x 4" x 21/2" x 21/2") shall be located 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 1000 gpm for 2 hours duration at 20 psi. CONAPRVL.104 6 PLANNING COMMISSION RESOLUTION 94- B. 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/approval. 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." C. 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. D. A temporary water supply for fire protection may be allowed for the construction of the model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. E. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system consisting of Knox key operated switches, series KS-2P with dust cover, mounted per recommended standard of the Knox Company. Improvement plans for the entry street and gates shall be submitted to the Fire Department for review/approval prior to installation. 33. Applicant/developer shall work with waste Management of the Desert to implement provisions of AB 939 and AB 1462. The applicant/developer is required to work with Waste Management in setting up the following programs for this project: A. Developer shall provide enlarged trash enclosures for inclusion of separate facilities for storage of recyclables such as glass, plastics, newsprint and steel and aluminum cans. 34. Applicant shall provide the City a set of "as built" reproducible drawings of all grading and improvements except water and sewer. Each sheet of the drawings shall have the words "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer certifying to the as -built condition. LANDSCAPING 35. The applicant shall provide landscape improvements in all required setback lots. The applicant is encouraged to minimize steep slope designs within the perimeter landscaping setback areas. Use of lawn shall be minimized with no lawn or spray irrigation within 5- feet of curbs along public streets. CONAPRVL.104 PLANNING COMMISSION RESOLUTION 94- 36. Landscape and irrigation plans for landscaped lots, common retention basins and park facilities shall be prepared by a licensed landscape architect. 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. Landscape and irrigation plans shall meet the requirements of and be signed by the Planning Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 37. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. QUALITY ASSURANCE 38. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 39. 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. 40. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. MAINTENANCE 41. The applicant shall make provisions for continuous maintenance of landscaping and related improvements in landscaped setbacks, retention basins and other public or common areas until those areas have been accepted for maintenance by the City's Landscape and Lighting District. The applicant shall maintain all other improvements until final acceptance of improvements by the City Council. 42. Adequate provision shall be made for continuous maintenance of all landscaping and related features. CONAPRVL.104 8 PLANNING COMMISSION RESOLUTION 94- FEES AND DEPOSITS 43. 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. 44. In order to mitigate impacts on public schools, applicant shall comply with the following: Prior to the issuance of any building permits, the applicant shall provide the Community Development Department with written clearance from the DSUSD stating that the per -unit impact fees have been paid. 45. The California Fish and Game Environmental filing fees shall be paid. The fee is $1,250.00 plus $78.00 for the Riverside County document processing. The fee shall be paid within 24 hours after review by the City Council. MISCELLANEOUS 46. Except for water, sewer and electric transmission systems which are under the jurisdiction of other agencies, all improvement plans shall be prepared and submitted on 24" x 36" media. 47. Plans for grading, drainage, streets, pedestrian/bike facilities, gates, common parking areas, parks, lighting, landscaping & irrigation, and perimeter walls are not approved for construction until they have been signed by the City Engineer. 48. 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. TRACT DESIGN 49. Development of the project site shall comply with tentative tract map Exhibit A, as contained in the Community Development Department's file for Tentative Tract 28019, and the following conditions, which conditions shall take precedence in the event of any conflict with the provisions of the tentative tract map. 50. The minimum lot size shall be 5,000 square feet. 51. The minimum frontage of a lot shall be 50 feet, except that lots fronting on knuckles or cul-de-sacs may have a minimum frontage of 32 feet. CONAPRVL.104 PLANNING COMMISSION RESOLUTION 94- 52. Any minor changes in lot mix, sizes, lines, or shapes, or street alignments, shall be reviewed and approved by the Community Development Department prior to any final map approvals for recordation. 53. A minimum six -foot -high, solid, masonry wall shall be provided along the east project perimeters of the project and around each rear and side yard for the single family homes. The exact location, design, and materials shall be subject to review and approval by the Community Development Department. Applicant shall submit plans for street lighting along roads, if any, for review and approval by the Community Development Department. BUILDING AND SITE DESIGN 54. The development of single-family lots shall be governed by the following: A. Prior to issuance of an occupancy permit for any house within tentative Tract 28019, landscaping/groundcover shall be installed and appropriately maintained. Type of planting, method of installation, and maintenance techniques shall be subject to plan approval by the Community Development Department. B. All roof -mounted equipment shall be screened from view at all sides by design of the house. All ground -mounted mechanical equipment shall be screened from view by methods approved by the Community Development Department. C. All roofing material within the project shall be concrete tile barrel. The color of the roof tiles shall consist of desert hues. CONAPRVL.104 10 Attachment 1 4 '71 La Quinta A CASE No. CASE MAP SP 94-024 TT 28019 WILLIAMS DEVELOPMENT LOCATION MAP it 38 w�7 NORT SCALE: NTS 11 Attachment 2 �.KFoY- •:I:�s.yaAlfti� I i=:ITz,:"slsa � r 3 s I� to n A 0 w - WASHINGTON STREET i.' :s`i�t ,leizz i' '1 _ H[iSiiiifiliisSSiliSf4TSiSCifiiSiiiiTffi?r£ ar w a s �;ns, C <<t �" s r r=-::.::: = �' sa:sasof::afsasras-:::.:::::c:»•»-••-: s �� o F:j w { �ii'i5 c as•T• sa sac=s°ir.-T• :_ ,u� m i8 z .Y3 y � i�ip to E..'T_fi s::fir# i s A i Cl o pg•sr s • $ ; S ? i n 1.�tttt •4 y L:...... ::.�:��:::.�'..«:::::•.::i:�.:::�� . �•. f _ •'a iEi �.T.:ems �. ^ s :: a `t•t i = � • . = z #Fat; `:%`ems Ra, •`tea a tits tin 0113E =:pecn 'i `, ;� T! F z 6 y C riEr' •'.r .P.! ;• • `; jSfii£SfSSeereSggt4�etq v N 7 :►' i .n, • � �� • � 17 :taL:ifT:L:i:iLii:::.:i � > ! W C p�s! J .{ : � t �: Tad � � C. i �•f •s �. it f_:a?-siit:E-- ----:_ CAqq EF Attachment 3 s � tc•r f�51 •Tr=e. cc t I � WASHINGTON STREET _ /_ - - - ' z 14. f = t srt9II p s:• C lr:F'S 1� " ,� fit vt v I. Background Attachment Environmental Assessment No. 94-284 Case No. Sr 94-0 1'T"280!94 ENVIRONMENTAL CHECKLIST FORM 1. Name of Proponent E . G . Williams Development Corporation 2. Address & Phone Number of Proponent 42-600 Cook Street, Suite 135 Palm Desert, CA 92260 3. Date Checklist Prepared August 22, 1994 4. Agency Requiring ChecklistCity of La Quinta The Seasons/Seasons Villas 5. Name of Proposal, if applicable II. Environmental Impacts (Explanation of "yes" & "maybe" answers are required on attached sheets.) YES MAYBE NO 1. Earth. Will the proposal result in: X a. Unstable earth conditions or in changes in geologic substructures? b. Disruptions, displacements, compaction or X over covering of the soil? c. Change in topography or ground surface X relief features? d. The destruction, covering or modification X of any unique geologic or physical features. e. Any increase in wind or water erosion of X soils, either on or off the site? f. Changes in deposition or erosion of beach X sands or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? g. Exposure of people or property to geologic X hazards such as earthquakes, landslides, mudslides, ground failure or similar hazards? FORM.009/CS -1- 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of ambient air quality? b. The creation of objectionable odors? c. Alteration of air movement, moisture, or temperature or any change in climate, either locally or regionally? 3. Water. Will the proposal result in: a. Changes in currents or the course of direction of water movements, in either marine or fresh waters? b. Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? c. Alterations to the course or flow of flood waters? d. Change in the amount of surface water in any water body? e. Discharge into surface waters, or in any alteration of surface water quality including but not limited to temperature, dissolved oxygen or turbidity? f. Alteration of the direction or rate of flow of ground waters? g. Change in the quantity of ground waters, either through direct additions or with - drawls, or through interception of an aquifers by cuts or excavations? h. Substantial reduction in the amount of water otherwise available for public water supplies? i. Exposure of people or property to water related hazards such as flooding or tidal waves? YES MAYBE NO X X X X X X X X X X X X FORM.009/CS -2- YES MAYBE NO 4. Biological Resources. Will the proposal result in: a. Change in the diversity of species, or X number of any species of biological resources? b. Reduction of the numbers of any unique, X rare or endangered species of plants or animals? c. Introduction of new species of plants X into an area, or in a barrier to the normal replenishment or migration or movement of existing species? d. Reduction in acreage of agricultural crops? X e. Deterioration to existing fish or wildlife X habitat? 5. Noise. Will the proposal result in: a. Increases in existing noise levels? X b. Exposure of people to severe noise levels? X 6. Light and Glare. Will the proposal produce X new light or glare? ?. Land Use. Will the proposal result in a X substantial alteration of the present or planned land use of an area? 8. Natural Resources. Will the proposal result in: a. Increase in the rate of use of any X natural resources? 9. Risk of Upset. Will the proposal involve: a. A risk of an explosion or the release of X hazardous substances (including but not limited to oil, pesticides, chemical or radiation) in the event of an accident or upset conditions? 10. Population. Will the proposal alter the X location, distribution, density, or growth rate of the human population of an area? FORM.009/CS -3- YES MAYBE NO 11. Housing. Will the proposal affect existing X housing, or create a demand for additional housing? 12. Transportation/Circulation. Will the proposal result in: X a. Generation of substantial additional vehicular movement? b. Effects on existing parking facilities X or demand for new parking? c. Substantial impact upon existing X transportation systems? d. Alterations to present patterns of X circulation or movement of people and/or goods? e. Alterations to waterborne, rail or air X traffic? f. Increase in traffic hazards to motor X vehicles, bicyclists or pedestrians? 13. Public Services. Will the proposal have an effect upon, or result in a need for new or altered governmental services in any of the following areas: a. Fire protection? X b. Police protection? X c. Schools? X d. Parks or other recreational facilities? X e. Maintenance of public facilities & roads? X f. Other governmental services? X 14. Energy. Will the proposal result in: X a. Use of substantial amount of fuel or energy? X b. Substantial increase in demand upon existing sources or energy, or require the development of new sources of energy? FORM.009/CS -4- YES MAYBE NO 15. Utilities. Will the proposal result in a X need for new systems, or substantial alterations to the following utilities: a. Power or natural gas? X b. Communications systems? X X c. Water? X d. Sewer or septic tanks? X e. Storm water drainage? X f. Solid waste and disposal? 16. Human Health. Will the proposal result in: a. Creation of any health hazard or X potential health hazard (excluding mental health). 17. Aesthetics. Will the proposal result in X the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? 18. Recreation. Will the proposal result in an X impact upon the quality or quantity of existing recreational opportunities? 19. Cultural Resources X a. Will the proposal result in the alter- ation of or the destruction of a pre- historic or historic archaeological site? b. Will the proposal result in adverse X physical or aesthetic effects to a prehistoric or historic building, structure or object? c. Does the proposal have the potential to X cause a physical change which would affect unique ethnic cultural values? d. Will the proposal restrict existing X religious or sacred uses within the potential impact area? FORM.009/CS -5- YES MAYBE NO 20. Mandatory Findings of Significance. a. Does the project have the potential X to degrade the quality of the environment, 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? b. Does the project have the potential to X achieve short-term, to the disadvantage of long-term, environmental goals? (A short-term impact on the environment is one in which occurs in a relatively brief definitive period of time while long-term impacts will endure well in the future_). X c. Does the project have impacts which are individually limited, but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant). d. Does the project have environmental X effects which will cause substantial adverse effects on human beings, either directly or indirectly? FORM.009/CS -6- III. Discussion of Environmental Evaluation (Narrative description of environmental impacts.) IV. Determination (To be completed by the Lead Agency). On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. X A NEGATIVE DECLARATION WILL RE PREPARED. I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. august 22, 1994 Date S gnature of repar FORM.009/CS -7- CITY OF LA QUINTA ENVIRONMENTAL ASSESSMENT 94-284 ADDENDUM Specific Plan 94-024 Tentative Tract 28019 GENERAL DESCRIPTION: Specific '?':an 94-024 will envelope the 9.22 acre senior citizen apartment project previously approved on June 21, 1994, as Conditional Use Permit 94-014 (The Seasons), and an I 1 acre proposed tentative tract rn.,p to create 60 single family lots. Tlae development of the specific plan will be governed by a Disposilion and Development Agreement (DDA) that was approved by the City Coancil on September. 20, 1994. The apartment project ',vill provide housing for qualified low income senior citizens and single family homes will be available for purchase by qualified low income and moderate income farrAics or individuals. ]Funding for the projects will come from the La Quinta Redevelopment Agency and from tax credits al'ocated by the state Tax Credit Allocation Committee. The total specific plan project area is 25.22 acres. The apartment complex will provide 46 very low income units and 45 low income units in a garden setting. The subdivision tiNill provide 60 single family lots with a public street system. located adjacent to the north of the apartment project. A portion of the s ngl,,- family homes will be reserved for low income and moderate income buyers. Densities for the projects consist of 5.2 single family homes per acre and 10.2 apartment units per acre. A five acr.- flood water retention basinlpark will be located to the north of the proposed tract. A future pubic elementary school will be located to the west of the tract. To the east of the tract, a previously approved medium density single family project has been approved, and to the east of the senior apartments is the La Quinta Village shopping center currently under construction at the comer ofWashington Street and. Calle Tampico. The purpose of the specific plain is to permit the development of single family lots that are a minimum of 5,000 square feet in size., a lesser road width than required by the General Plan, and smaller square footage in two of the, proposed single family- unit plans. Currently, the subdivision ordinance requires single -family lots to be a mini ininirnum of 7,200 square feet in size. The City of La Quinta has a compatibility ordinance that sets a minirnrun Douse size of 1.400 square feet of livable space. These smaller sizes and requirements are permitted in low income and senior units. Architectural plans have been submitted for the single family tract which consist of three floor plans featuring 1,285, 1311, and 1532 square feet. The elevations are contemporary vtediterrar.ean style one story homes frith attached two -car garages. Exterior colors tivill be limited to desert colors. Roofs will be Spanish concrete tile. The exterior colors for the tract will match those for the apartments. Landscaping will include a variety of plant materials and a 6-foot block perimeter wall around the tract and around each single family home rear and side yards. This a&endurn serves as a supplemental docim-nent to the Initial Study Checklist that was prepared for the proposed amendments. Explanations are provided for each oFthe checklist items as far as known or documented environmental ill-esouxces, impacts, and available mitigation to lessen or negate adverse impacts that may result from the approval and implementation of the proposed amendi-rents. ENVIRONMENTAL IMPACTS: i-xplanation of responses to the Initial Study Checklist for Environmental Assessment 94-284 and recon-u-ne-n6ed mitigation rac,-,u, Laes are as follows: 1. EA RTF1 The senior apartment project and the single family trae. will] result in impacts to the earth Through disruption, displacement, compaction, and over -covering of the soil as residential units are constructed. Through the rion-nal environmental review process of any proposed residential or other project, issues concerning unstable earth conditions or &-ianges in geological substructures are considered. The buildable areas within the City of La Quinta do not have any known geological liazards, conditions or substructures that prevent development. Exposure cf people or property to geologic hazards such as earthquakes, landslides, mudslides - ground failure or similar hazards due to the development of these two projects is not anticipated to increase bcyond the present hazard. Normally, new residential units would not be pen-nitted to be developed if there were sipificant geologic hazards. Rccommerded Mitigation I All residential construction ,hall be meet the provisions of the Uniform Building Code Section 2312 (d) 2 in order tc comply with seismic safety requirements. 2) Al''I Structures shall be designed according to current Jnlfon-n Building Code requirements. 11. AIR Tie 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 Distict (SCAQMD). The climate is characterized by high temperatures, low annual rainfall, and low humidity. Prevailing northwesterly winds funnel from the Los Angeles area into the Coachella Valley often transporting oxidants, sulfates, and nitrates into the airshed o,.'the City. Although the local coiritributicn to air quality is net substantial, the Coachella Valley area does violate state and federal standards for ozone. -in addition, particulate standards are often exceeded because of Nvind-- transported desert soils. The primary air quality concerns in tine air basin are particulate matter(dust) and ozone. The PX1 I ,D standard is exceeded as a result of activities in the Coachella Valley which contributes to fugitive dust. The Coachella Valley has the potential for generating significant fugitive dust as the area consists of alluvia rnatenials and sand deposits. The air mass from the South Coast Air Basin contributes to the P)A10 violations. but the majority of the problem is caused locally by urban development and agricultural activities. Suspended particulates (P' l 0) are generated from either a pollution source or are formed in the atmosphere as a result of chemical reactions driven by sunlight. In 1990, SCAQN40 prepared a State Implementation Plan for PN410 to define control measures to reduce the local contributions to the P1vI10 violations and. to bring the Coachella Valley into compliance with federal and state ambient air quality standards. Control measuI-es are directed toward five categories of emissions: (1) open area wind erosion; (2) unpaved roads, including fang roads: (3) lipaved roads, including storage and movement of line 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 significantly iirpacted by the development of these residential units within the City of La Quinta. Standard mitigation measures will be required of any residential projects developed. Mitigation Measures: l) Grading and construction shall comply with all applicable City ordinances, including the P°vI10 Ordinance. 2) Project sites graded but not immediately constructed upon shall be planted with a temporary ground corer to reduce the amount of open space subject to wind erosion. 11L INATEIR The Coachella Valley Water District (CVWD) provides domestic water, irrigation and sewer service to the City of La Quinta. Irrigation water is provided to the City via the Coachella Canal. The canal, which loops through the Crty on the west side of Lake Cahuilla County Park and PA West, receives its supply of water from the Imperial Reservoir on the Colorado River north of Yurna, Arizona. Water is used to irrigate golf courses, agricultural fields, and to recharge the underground aquifer. Private wells are also found within the City than provide both domestic and irrigation viater. Drainage in may parts of the City has been altered by flood improvements, however, in the event of a. major storm some areas of the City could experience flooding conditions. For the most part, the nature of the soils in the City allow for rapid permeability. Tie proposed projects are not anticipated to result in any significant effect upon the surface or ground water quality in the City. T11e rate of absorption and drainage patterns in the areas are not expected to significantly change. There will be a five acre retention basin adjacent to the north of the projects that will contain on -site stonnwater. 11-he historic drainage patterns and directions iNill be maint.ai,ied. Recomrinended Mitigation Measures: F) 'These residential developments shall comply with the requirements of the Coachella Valley 'Water District and the City Engineer regarding storm water and nuisance water resulting from grading and construction activities and to accommodate post -construction run-off water. JIV. BIOLOGICAL R ESOURCES The Cit), of La Quinta is located withi-in a Sonoran Desert Scrub environment. This environment is generally noted as contain rig plants which have the ability to economy water, go dormant dl[Unng periods of drought, or both. Dominant plants in the city include: creosote b ush ocotillo jumping cholla mesquite agave -non-natives bur -sage barrel cactus smoketree four -wing saltbush desert lavender Continual development and agxicultunall activity has disrupted much of the natural plant cmdronment within La Quanta. Relic plant communities can occasionally be found along fence rows, betwoen fields- and in remaining dune areas. Manu-nallan species common to this area are small nocturnal animals, such as mice, kangaroo rats, desert cottontail, jack rabbits, and coyotes. Reptiles are nurnerous. including the Coachella Valley Fringe -toed Lizard. Mitigation for the disruption of this lizard's habitat is provided by payment of a set fee (&500. per acre) if the project "Is located within the Coachella Valley Fringe -toped Lizard Habitat Conservation Preserve Development Fee Area. This area lies mainly in the northern half of the City. It Is un] ikely that any new spez;,*ies of animals would be introduced into the City as a result of the development of these proposed residential projects. The project site is located in an area that has been undergoing urbanLiza:'..ion for fort} --plus Years. It is possible that there could be an impact upon native plant species resulting from the development of new residentidl units. New plant species could be inixoduced into the projects through landscaping requirements. However, all residential projects are required to install landscaping. The use of native plants in the landscaping could provide replacement nesting and foraging resources for local wilidlife. R.commended Mitigation. Measures: V Arty application for approval of new residential units shall have an environmental assessment prepared to determine any significant impacts upon biological resources. 2) This project was identified as having potential biological resources as identified on the General Plan. A biological study vvas prepared to assess the presence and nature of those resources. 1eco-inmendations presented in the report shall be made a part of the , conditions of approval of the project, as -feasible. 3) Project landscaping should include a variety of native species to provide nesting and foraging resources for local wildlife. N7. NOISE The significant noise sources in the City of La Quinta are generated primarily from auto mobile and truck traffic. The existing areas of the City which are subject to high noise exposure are located fundamentally along rnajor street corridors. Rural areas with low traffic volumes typicall} experience noise levels ranging from 35 to 55 dB(a), depending on the time of day. The development of residential projects at an increased density will add incrementally to traffic and the noise generated by such traffic. Project design can mitigate much of the traffic noise with the construction of block perimeter walls, landscape berms, increased setbacks from streets, appropriate construction materials, and other methods. A noise study should be prepared for this project to assess the impacts to the environment and to the project. Recommended Miti ag ti�on_ A noise study sho.rld be prepared to determine the noise levels between structures. 2. Compliance with design requirements and recommendations of a noise study. VI. LIGHT AND GLARE The tract and apartments v,rill result in increased light and glare from exterior lighting. The City of La Quinta has a dark sky ordinance in place that prohibits standard street lights. All exterior lighting is required to be clown -cast and shielded types of fixtures. Recommended Mitigation - Compliance with the ©ark Sky Ordinance. V II. LAND USE The proposed projects are not anticipated to result in any significant changes or impacts to the present or planned land use for the City of '.La Quinta. The projects are proposed at a slightly higher density than permitted by the General Plan. However, beeausz the projects are for vcry love. low, and moderate income occupants, higher densities are permitted. Recommended "Mitigation: None feasible. VIll. NATURAL RESOURCES The proposed projects may impact three categories of natural resources: 1) air, mineral, and water; 2) construction -related resources (e.. aggregate for concrete, metals, wood, and other in building materials; and 3) scenic vistas and views. The La Quinta General Plan identifies areas of known natural resources, such as mineral resources. Impacts upon construction -related resources will not be significant on a project -by -project basis, as impacts upon natural resources will be incremental. The applicant proposes to construct the senior apartments with a panel material for the exterior walls. This panel construction will reduce material waste. Recomlmoended. Mitigation: New and alternative building materials could be encouraged in the constriction of residential units, as well as the conservative use of building materials. IX, RISK OF UPSET mere is ,, ery little risk of upset with the development of the proposed residential projects. Natural hazards are always present. All units must comply with the Uniform Building Code and other requirements for stnictural integrity and seismic hazards. Recommended Mitigation: All residential units shall be required to comply with all local, state, and federal codes governing structural integrity and seismic hazards- X. POPULATION The proposed apartments and single family homes will not have a significant effect upon the current and planned population of the City of La Quinta. Careful planning of future lad uses and redevelopment must be considered periodically to provide the necessary level of services and amenities to centers of population within the City. Recommended Mitigation: Land use concerns should be considered with each specific project environmental assessment. 2. Compliance with :the 5.-ate reel uirement to update the �2ity's general plan every five y ears to allow for needed adjustme-nts in future land use. XI. HOUSING The proposed projects arc not anticipated to result in an adverse impact to the City's current stock of housing units. The City has not yet met its requirement for very low, low, and moderate income housing.. owever, these two projects will partially satisfy that requirement. Recommended Mitigation: 'gone required. X11. TRtNSPORT,,tll'ION/CIRCUL.i,7rION The proposed projects could result in impacts to transportation and circulation. As housing developments with higher densl6cs are constructed, there will be impacts to the environment from increased traffic. Streets will become more congested and there will be an increased need for public transportation. A traffic signal will be required at the intersection of Calle Tampico and Desert Club Drive. The projects will not result in any impacts to waterborne, rail, or air traffic, as these modes of transportation do not exist in the City of La Quinta. There are no rivers, railroads, or airports in the City. Tlien-nal Airport. located several miles to the east of the City. is not near enough to the City to cause concern about residential developments impacting the airport's influenced areas as defined in the Riverside Coon,}, Comprehensive General Plan. P,ecornmended Mitigation: I Require a traffic study on all new residential projects to ascertain the level of ad -verse impact on the environment. Applicant will contribute fair share of costs of a traffic signal at the intersection of Calle Tampico and Desert Club Drive. M. PUBLIC SERVICES -fl7 ie City of La Quinta contracts with 11!7ie Riverside County Fire Department for fire protection services. and the Riverside County Sheriffs Department for police protection services. The Proposed projects result in an adverse impact upon public services such as fire and police protection. However., increased fire and police protection have been planned for in the General Plan to meet the current and projected needs of the City. Fire and police agencies are given an opport-unit�/ to comment during the review period for all projects. Other public service agencies include the Desert Sands School District, the Coachella Valley Parks and RecreELtion District, and the City Parks and Recreation Department. The City of La Quinta maintains public streets within the City, except for State Hig1may 111, which is maintained by Caltrans. The local library is a part of the Riverside County Library system. It is possible that the proposed apartments and horries could impact the above agercies requiring an increase in services and other governmental senac,cs that are not identifiable at this time. When specific development projects are submitted to the Cip, for review and approval, the preparation of an envirormental assessment will examine in more detail any potential impacts to public services. Agencies that might be affected by a ' particular project are sent a project transmittal for review and comments. Comments from these agencies typically become a part of the project conditions of approval. Recommended Mitigation: The project application is to be transmitted to all responsible agencies for review and zominent. XIV. ENERGY The proposed projects will require the expenditure of energy or fuel. Any development will result in the use of energy and fuels in the construction phase as well as in the operational phase as residential units are occupied. It is not anticipated that there will be a significant demand upon existing sources of energy, or -that new sources of energy will need to be developed. :Recommended Mitigation. New residential construction shall utilize energy efficient materials and techniques in order to conserve oxisting sources of energy and to reduce energy costs to the consurner. XV. UTILITIES The proposed projects Could result in the need for expansion of existing utility systems if current systems are not capable of handling the pro -posed development. Any expansion costs for expanded utilities will be the responsibility of the developer, as required by the utility company. No significant adverse environmental impact is anticipated as a result of the adoption of the proposed specific plan and tentative tract. XV1. HUMAN HEALTH There a,,-e no known hazards tohuman health resulting from the development of residential units.. No other potential health hazards are recognized or anticipated to result with the proposed projects. Recommended Mitigation: None feasible. XVIL AESTHETICS Adverse ii-ripacts to existing viewsheds and aesthetic issues are not anticipated to be a significant concern as a result of these projects. Compliance with height restrictions. landscape and screening requirements, and site location is required by the General Plan and the Zoning Ordinance of the City of La Quinta. Recommended Mitigation: Compliance with zoning ordir ance development standards and policies of the General [plan concerning aesthetic issues and ,,project location and design to minimize any adverse impacts to view sheds and surrm hiding environment. XVIII. RECREATION The proposed projects could result in the need for additional recreational facilities to service residents in high density developments. The Parks Master Plan provides a long-range plan, for citywide parks and recreation .Facilities. A project with increased density units will often include recreation facilities for the corzmon use of residents. The proposed single family tract does propose a five acre retention basin adjacent to the north that mill be grassed over and maintained. This basin could be used for open space recreation and play area for children. The senior citizen apartments "rill have a clubhouse with outdoor swimgning pool for tenant's use. Adjacent to the west of the tract, will be a public elementan/ school with largeplayground that will be available for recreation to the residents of the tract and the apartments. Other public parks will be within reasonable walking or driving distance to the projects as well. Therefore, any potential adverse iirpacts to recreation by the projects will be easily mitigated by the above mentioned facilities. Recommended Mitigation: 'rho development arid maintenance of the retention basin as proposed. XTX. CULTURAL RESOURCES There are known prehistoric and historic resources within the City of La Quinta. The La Quinta area has a high potential for the discovery of additional cultural resources in undeveloped areas. It is possible that future high density developments could. impact cultural resources. These resources are required to be properly located, documented, assessed, and appropriate mitigation before and during the construction phases of the development. The La Quinta Master Environmental Assessment, General Plan, and General Plan EiR all document the kalown, recorded archaeological sites and historic structures in the city. Previous archaeological studies on projects in the city point to a high potential For the discovery of additional prehistoric sites. A Phase I field survey is recommended tc locate any cultural resources visible to the ground surface. R;com-nerided Mitigation: These projects shall be required to have a reconnaissance sw-vey conducted early in ilie planning review process. The recommendations cf the survey report shall be made part of the project conditions of approval. The requir,rments of the Califomia 1--nvironmental Quality Act {C'EQA) shall be complied with concerning archaeological resources and the] r mitigati or. All project applications shall be forwarded to the Coachella Valley Archaeological Society (CVAS) for review and comment. XX. MANDATORY 11"INDINGS OF SIGNIFICANCE The Initial Study/Environmental Assessment for Specific Plan 94-024 and Tentative Tract 25019 indicates that the proposal may have a potential for several issue areas. However, these issue areas can be rnit-,gated to a level L)f non -significance. Mitigation measures will be made a part of the conditions of approval for 'die projects. The Redevelopment Agency for the City of La Quinta- acting as Lead Agency, makes the following Findings regarding the mandatory findings of significance set forth in Section 15065 of the CEQA Guidelines based on the results of this preliminary environmental assessment: The proposed projects do not nave the potential to achieve short term environmental goals to the disadvantage of long tzn-n goals. T1-,e proposed prQl'ixts will not result in impacts which are individually limited but cumulatively considerable. The proposed project will not heave environmental effects that Could be harmful to humans., either directly or indirectly in the absence of mitigation. Based on the above findins, the Lead Agency has determined that the proposed projects could have a significant effect on the environment, there will not be a significant effect in this case 'because the mitigation measures described in this adderidui-ri have been added to the project conditions of approval. Attachment 5 edo— CSUNT Y'' RIVERSIDE COUNTY RIVERSIDE - - FIRE DEPARTMENT DL'�'� �� J. M. HARRIS 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92570 0 (909) 657-3183 FIRE CHIEF To: City of La Ouinta Plsr,-,inp P'�•,�sion Attr.: Leslie (lour lquand-Cher+ F•r:=r+ecif is Flan 94- 24 September c', 1>�4 �' tC� �'SI p�' ;•. rr ILy ip `,t tl $: SEP 07 1994 I I t I c Z-� ? t L f he i P. 1 E v+ aG G+ c a i c f t r+e- C.t, i , E ,- E-E r "+•_ EF _ duLu,7,e+,t , the r ;, r E-e Depa, ta,ent has the following comments: Tt+e G opG-3E•ci Fj GiE',=t will ha,e a=uinL,1 6t1ve act•/e, se lm[idLt o, 'hc Department's ability tc pcovide an acceptable level of service. These impacts are due to the increased number of emergency or public service calls generated by additional buildings and human population. The continuing costs necessary for an increased service level could be mitigated by an increase in the Fire Department's operating budget. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering Staff at f619)863-B886. JP/th Sincerely, RAY REGIS Chief Fire Departwepit Plarir,ei By._.._ / o)". Tom Hutchison Fire Safety Specialist ❑ RIVERSIDE OFFICE 3760 12th Street, Riverside, CA 92301 (909) 275-4777 9 FAX (909) 369-7451 FIRE PREVENTION DIVISION , / PLANNING SECTION l!! INDIO OFFICE 79-733 Country Club Drive, Suite F, Indio, CA 9' 201 (619) 863-9886 • FAX (619) 863-7072 .rn r UNT}'�i;::;:i RIVERSIDE —� J. INI. HARRIS o' FIRE CHIEF RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92570 • (909) 657-3183 + - . SEP 1 3 1994 _ 7 _ C' . y _ c t• _ L' - I t ct _, I 1 t . - 111tEI-1-ec.t1C' :paces not ITICre +t ail '390 lee trc t cili. -j11-CCt1GI-) Wltr I)o P 0 1- t10,-I Of alp. frontage ZI"e TtIa:I 16f feet frciT a fire h.dralt. Minimum fire flow sha=: be 11"100 or:- ;o, s ;ul at 1c lI at �1' �_i . 2. F.-1^1 tC' r eCCl'datlC:I cf the fi -,aI imaF,, apG _'CEtr,` "e/FIC:.= =II�'11 tlii I'1=^ Ole C;lu=illl LCP', 0f tI",e t•tatc- ,5te..I )_Ilai5 tt the F 1, t IIecta, tment for re_ ieal/apC royal , P:an= shall ccnf(.rr. to t!,E- t 11 II dr arlt tvFieS, 1_Catic,r, .E, J SP3CirG, o-j the =�=te- Sh3.1 meet the fa-e flow requirements. P ans shal be s,gned/aopro,ed L.., a I LU1=toed : 1v11 Enna *leei' a,-1d the Iuca Ovate, Co111Nac,v tjith the fC, IOviIIQ LEI t1ficotIrfI: ' 1 Ce1 t i f v tt i the deslgl-I Lf the vlatel- =_vsteIT1 15 In 8CC01-d8CILe H i t h tt-te req_.:I elllell+5 pi-esci-abed bv the RiverLlde County -ire Department." 3. The required water system including fire hrdrai:ts shall to installed and accepted by the appropriate water agency prior to any combustible ouilding material being placed on an individual lot. 4. A tellporary water supply for fi:e protectic- may be allowed for the Construction of tF,e model unitE or.: .. m arl= fc. a tCTpoi a viater _.,stem n,u=_t be submitted to the F1rE _epartimerlt fc- review pri-or to issuance of building permits. -1- TIRE PREVENTION' DIVISION RIVERSIDE OFFICE PLANNING SECTION Y INDIO OFFICE 3760 12th Street, Riverside, CA 92501 79-'33 Country CIub Drive, Suite F, Indio, CA 92201 (909) 275-4777 0 FAX (909) 369-7451 (619) 863-8886 0 FAX ,619) 863-7072 I . —1 t. ui ci �1U1 �,ti -l-J'- 1 �l �'C � r - . - 1 C�- T �r�• � 1 � C- _ ._ - i = t �•Iil _ _ - - liitt. ij�=t iT, IF = c �� -, l i t =t F1rc- �: ` =Gdi t'fE�t - T'_ H�jtr_r,1== oil 7 82-695 DR. CARREON BLVD. • INDIO, CA 92201 • (619) 6`_;-8990 City of La Quinta Planning & Development Division 78495 Calle Tampico La Quinta CA 92253 Atten: Leslie Mouricruand-Cherry Associate Planner August 26, 1994 AUG 3 Q 159,1 RE: SP #94-024, TT #28019, EA 94-284 Dear Ms. Cherry: We have the following comments concerning the above proposed project. Regarding Police Staffing: This project will not significantly impact on the Sheriff's Department's ability to provide police services. Regarding Project Design: All parking areas, entrances/exits and walkways should contain ample lighting which will deter crir.:inal activity and provide a safer environment for all residents. The project entrances should also be well lighted with street addresses highly visible to aid any responding emergency vehicles in locating the facility. Shrubbery and bushes should be trimmed low to the ground to eliminate hiding places for criminals and to allow better visibility from the street for patrolmen. Windows and doors should never be concealed by vegetation. Deadbol t locking systems with a minimum one inch case are suggested. For all exterior doors hardened steel bolts should be installed using 3" set screws. Exterior doors not equipped with windows should have a peephole installed in order to allow good visibility of the outside area without having to open the doors. The crime prevention measures outlined in this letter are merely suggestions and are not required as a prerequisite for plan approval. Page 2 EIR Letter SP#94024 August 26, 1994 We appreciate the opportunity to comment on the project from a law enforcement point of view. Sincerely, COLS BYRD, ERIFF Denver L . Pi t tman t, Lieutenant Indio Station CB: DP: gt BI #1 TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT DATE: SEPTEMBER 27, 1994 (CONTINUED FROM SEPTEMBER 13, 1994) SUBJECT: PRECISE PLAN 94-848 (LOUIS AND KATHLEEN OLSON) On September 13, 1994, the Planning Commission reviewed the house plans of Mr. & Mrs. Olson. Their plans are to build a two story home at 78-765 Lowe Drive in Phase II of the Acacia tract. After some debate, the Planning Commission advised the applicant to revise the roof plan of the home so that the roof pitches were the same for each section of the home. The Commission felt the 8:12 pitch on the west side of the home was out of character to the other existing homes in Tract 23268. The Planning Commission voted 6-1 (Commissioner Barrows voted no) to continue the applicants request to the September 27, 1994 meeting. On September 19, 1994, the applicant submitted new information to staff on their request to built a two-story home on Lowe Drive. A copy of the plan is attached. The applicant has eliminated the 8:12 roof pitch and revised the plans to conform with the recommendations of the Planning Commission at its last meeting. CONCLUSION: Staff has reviewed the proposed two-story home and has determined that it is compatible in design with the existing homes. RECOMMENDATION: By Minute Motion 94- , move to approve the architectural design of Precise Plan 94-848, subject to the attached Conditions of Approval. Attachments: 1. Tract map 2. Assessor's map 3. Revised plans dated September 19, 1994 (Commissioners only) MEMOGT.069 CONDITIONS OF APPROVAL - RECOMMENDED PRECISE PLAN 94-848 (OLSON) SEPTEMBER 27, 1994 1. All residences/dwellings are required to have illuminated building address numbers per the La Quinta Municipal Code. 2. The front yard of all lots, and in addition the street side of corner lots, shall be landscaped to property line, edge of curb, or edge of street pavement, whichever is furthest from the residence. 3. The landscaping shall include trees (minimum two 15-gallon trees on interior lots and five 15-gallon trees on corner lots), shrubs, and groundcover and/or hardscape of sufficient size, spacing and variety to create an attractive and unifying appearance. Landscaping shall be in substantial compliance with the standards set forth in the Manual on Architectural Standards and the Manual on Landscaping Standards as adopted by the Planning Commission. 4. Landscaping shall be continuously maintained in a healthy and viable condition by the property owner. 5. All landscape planting shall comply with the requirements of the State Agriculture Code and the directives of the Riverside County Agricultural Commissioner. 6. The permittee shall provide masonry block wall rear and side yard fencing and metal gates to match that used at the existing Acacia homes. 7. The roof overhangs shall be a minimum of eighteen (18) inches. 8. The garage doors shall match those on existing Acacia homes. 9. All flashings, gutters, downspouts, vents, meter boxes, etc. shall be painted to match the adjacent stucco surface. 10. The roof eave fascia shall be constructed of a 2" x 8" wood member with 1" x 4" cant strip. 11. Desert colors shall be used to stucco and paint the exterior of the single family home. 12. The roof tile design and color shall be compatible with the existing Acacia homes. MEMOOT.056 13. All ground -mounted mechanical equipment shall be screened from view by either fencing or walls and/or landscaping and not placed in required setback areas. 14. The horizontal pop -out along the front elevation shall be constructed with a 2" x 8" over 2" x 12" wood members. 15. All windows on the front elevation shall include 2" x 4" or larger trim and stucco detailing. MEMOOT.056 ATTACHMENT 1 Existing Homes (Las Vistas) 4 I- --- - " -- "- i i r° C A S E M A P 777 CASE Nm Acacia Tract - 23268 SCALE: NTS ATTACHMENT 2 This area of the tract has homes being built by LQRED Partership 0 —7Y'f'i►r,T �77TIIL� _ 4 � C � /5 t K2 � Ap I2 G7 GL GL ti GL u Ra I �itJb r /50 3/J/ t,dl /JJ 454 /JJ /56 /57 /56 ?® /59 I®a ® /Z ! Gt 73 M ib30 42 at 62 GL 62 1 G2 69 O/ ? Ht6 /69 at A6B s• 167 u /66 a /65 .1 /64 tt /65 •• /62 •• /6l ago& /60 a 1 ,NK @ ® /0V. Im— 4 A M 4 M N M FTts N Aft /�C 4*15 _ �t Ls/'C � O rr m /ss /rr nJ /nr /» /nr q wII•ts'OI'[ 4 uii NB NItL'�•r•� InI'•IrY4 t 7II[i.Lv�•I'�.71pC� CASE MAP CASE Nm Precise Plan 94-848 Mr. and Mrs. Olson Location Map 1; NORTH SCALE: nts t Ca, BI#2 PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 27, 1994 CASE NO. SIGN APPLICATION 94-257 REQUEST: DEVIATION FROM THE ONE ELEVEN LA QUINTA SHOPPING CENTER SIGN PROGRAM TO ALLOW CORPORATE SIGNAGE FOR DOMINO'S PIZZA BUSINESS APPLICANT: DOMINO'S PIZZA SIGN COMPANY: IMPERIAL SIGN COMPANY LOCATION: ONE ELEVEN LA QUINTA CENTER ON THE NORTH SIDE OF HIGHWAY 111 BETWEEN WASHINGTON STREET AND ADAMS STREET, EAST OF CARL' S JR. BACKGROUND: Domino's Pizza is opening a take-out and sit-down restaurant in the Stonington Properties building (PP 93-498) which was approved by the Planning Commission on July 13, 1993, and recently completed. The primary tenant of the building is Blockbuster Video, which recently opened. The 7,000 square foot building contains 100 feet of frontage along the north and south (Highway 111), sides of the building and 70 feet of frontage along the east and west sides of the building. Domino's Pizza is leasing 30 feet of space measured along the north and south sides of the building for a total of 2100 square feet. The restaurant will have frontage along the south side facing Highway 111 and north and east side facing the parking lot. Presently, tenant improvements are being installed in the building which was recently completed. This business, as well as being a take-out restaurant, will provide sit-down sitting for 48 people. SIGN PROPOSAL: As permitted by the sign program, the applicants are requesting approval to utilize corporate signage. The applicant has requested signage on the north, south, and east elevations of the building. The sign request is as follows: 1. North Side: 12" high by 12' long illuminated channel letters spelling "Domino's Pizza" with a 24" X 24" Domino's Pizza logo on the left side (16 square feet total). PCST.188 2. South Side (facing_ Highway 111): 5' X 5' illuminated logo (25 square feet). 3. East Side: 14" X 14' long illuminated letters spelling "Domino's Pizza" with a 24" X 24" logo on the left side (20.3 square feet total). The Domino's Pizza signs and logo on the east and north elevation would be centered on the stuccoed facia. The Domino's Pizza logo proposed on the south elevation facing Highway 111, is proposed to be mounted on the tower structure at the southeast corner of the building. The signs would have a plexi-glass face with the letters being their corporate blue and the logo blue, red, and white. The returns on the logos and letters are proposed to be matt black. ANALYSIS: As previously noted national or regional tenants are allowed to use their standard signage if approved by the Planning Commission. Other users such as Carl's Jr., Red Robin, McDonalds, Blockbuster Video have been permitted modifications to the sign program to allow corporate signage. With regards to the proposed signage, staff would offer the following comments: The proposed signage is significantly smaller than that approved for the adjacent Blockbuster Video. 2. The edges or returns on the adjacent Blockbuster Video signage is the same color as the sign face. As such, staff feels that this Domino's Pizza signage returns should match their adjacent plexi-face colors. That would mean that the Domino's Pizza lettering should be the same color blue as the signage face. For the logo, it appears that the adjacent plexi-color is the white border. White or the blue would be an acceptable return color. 3. Staff feels that the proposed signage with the modification recommended by staff is acceptable. RECOMMENDATION: Move to adopt Minute Motion 94- , approving Sign Application 94-257, subject to the attached conditions. Attachments: 1. Location map 2. Sign plans PCST.188 LOW 7W A1.Iz+-hsaw�°s r{s Z u LOCATION MAP I cAtIfOlr CASE No. _ DATE: CASE NO. APPLICANT: REQUEST: LOCATION: BACKGROUND: PLANNING COMMISSION STAFF REPORT SEPTEMBER 2.7, 1994 TRACT 23995 INCO HOMES - MR. FRED FARR APPROVAL OF A MODIFICATION TO CONDITION #18 REGARDING REAR YARD TRELLIS' FOR SINGLE FAMILY TRACT SOUTH SIDE OF MILES AVENUE, WEST OF ADAMS STREET The subject property is the northern one-half of tract 23995 which allows for a total of 300 single family lots. The applicants have purchased the northern 150 lots of the tract. This tract was approved by the City Council in September, 1989. The applicants have recorded the first phase of their 150 lots and on July 26, 1994, received approval of their architectural units to be built on this tract. On September 13, 1994, the Planning Commission reviewed a request to utilize one piece overhead metal doors in place of roll -up metal doors for use on the garage doors in this tract. This request was denied by the Planning Commission. The applicants are appealing this to the City Council. The applicant is now requesting approval of a modification of Condition #18 which reads as follows: "A trellis or patio cover is to be attached to each single family home where the rear of the unit faces west or south. The trellis or patio cover shall be a minimum depth of eight feet and be constructed over all sliding glass or french door openings and/or any glass area greater than 4' X 4'. A concrete porch shall be provided under the trellised or patio covered door. " REQUESTED MODIFICATION: The applicant has submitted an amendment request for Condition #18 asking that he be allowed to modify the eight foot depth to four feet. The applicant is basing his request on the action taken for Century Homes at the September 13, 1994, meeting. Century Homes requested and received approval to use a four foot deep trellis or patio cover over sliding or french doors and windows larger than 4' X 4' in place of the eight foot depth. The Century Homes modification does still require the concrete slab under trellises or patio covers at the doorways. PCST.187 ANALYSIS: Staff feels that the request is acceptable based on the action taken for Century Homes on September 13, 1994. RECOMMENDATION: By Minute Motion 94- , staff recommends that Condition #18 be amended as follows: "A trellis or patio cover is to be attached to each single family home where the rear of the unit faces west or south. The trellis or patio cover shall be a minimum depth of four feet and be constructed over all sliding glass or french door opening and/or any glass area greater than 4' X 4' . A concrete porch shall be provided under all doors and be the same size as the trellis or patio cover above. " Attachments: 1. Location map 2. Letter from applicant dated September 15, 1994, requesting modification PCST.187 ATTACHMENT September 15, 1994 Mr. Stan Sawa Principal Planner City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 S EP 19 1994 RE: Tract 23995-Appeal of our request to use 1 piece metal overhead doors instead of sectional garage doors Dear Stan: As you know, our request for a modification of the condition requiring sectional garage doors to allow 1 piece metal overhead garage doors was denied by the Planning Commission on September 13. We would like to appeal this decision to the City Council as soon as possible. What is the procedure that we must follow? In addition, we would like to go before the Planning Commission to request a modification of Condition #18 that currently requires an 8' trellis on the rear of units that face south or west. We would like this condition modified to require a 4' trellis and concrete slab at the sliding glass door only, in accordance with the Condition that was placed on the Century Homes project on September 13, 1994. Please advise me when these two requests can be heard, and if you need additional information. Sincerely, INCO HOMES CORPORATION Frederick W. Farr Land Development Manager 250 E. Rincon Avenue, Suite Corona, CA 91719.134 (W29)136Z,' FAX ON 736-, 1282 W. Arow H;ghw P.O. Box 97, Upland. CA �1 (9�yi gcl.tiq:. FAX (K9196.•97� CC MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, California September 13, 1994 I. CALL TO ORDER 7:00 P.M. A. The meeting was called to order at 7:01 P.M. by Chairman Adolph. Commissioner Barrows led the flag salute. II. ROLL CALL A. Chairman Adolph requested the roll call. Present: Commissioners Abels, Anderson, Barrows, Butler, Gardner, Newkirk, and Chairman Adolph. B. Staff Present: Planning Director Jerry Herman, Principal Planner Stan Sawa, City Attorney Dawn Honeywell, Associate Planner Greg Trousdell, and Department Secretary Betty Sawyer. III. PUBLIC COMMENT - None IV. PUBLIC HEARING A. PLOT PLAN 94-530; a request of Roger Snellenberger for approval of a two car garage in lieu of three car garages for future homes at Cactus Flower (Tract 24208). 1. Staff presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. There being no questions of staff, Chairman Adolph opened the public hearing. Mr. Snellenberger addressed the Commission and stated his reasons for his request. 3. Commissioner Butler asked Mr. Snellenberger how many homes had been converted to date. Mr. Snellenberger stated five had been converted after escrow had closed with three under construction. 4. Commissioner Barrows asked what percentage this was of the total homes. Mr. Snellenberger stated that there weren't very many left. At present 28 homes are under construction and nine left to start. Of the 28 homes only two homes want the bonus room. PC9-13 Planning Commission Minutes September 13, 1994 5. Commissioner Newkirk asked what happened to the driveway and front of the house architecturally when you build the bonus room instead of the garage. Mr Snellenberger stated a column is placed on both sides of where the garage was with a window. The driveway is cut out two feet across the ten foot section and a planter is placed in front of the bonus room. Mr. Snellenberger stated he felt the bonus room added value to the homes. 6. Commissioner Anderson asked if only two homes had been requested to have the bonus room. Mr. Snellenberger stated yes but did not want to be limited to that if future sales demanded it. Discussion followed regarding the bonus room. 7. Chairman Adolph asked if the Homeowners' Association for Cactus Flower had any comment regarding the three car garages. Mr. Snellenberger stated they had not responded to the conversion. 8. Chairman Adolph asked if the conversion is for the four bedroom homes only. Mr. Snellenberger stated that they were on the three bedroom homes and one four bedroom home. Chairman Adolph stated his concern that the four bedroom plan (Plan 4) needed to have the three car garage. Discussion followed regarding the different plans and which plans should have the conversion of a bonus room. 9. Commissioner Abels asked how many of the remaining homes to be built were Plan 3 and how many were Plan 4. Mr. Snellenberger stated there were about 35 % left. He further stated that Plans 1 and 2 were the bigger sellers and basically the Plan 4 had not been requested to have the bonus room. 10. Mr. Norris Bernard, Cactus Flower resident, stated his opposition to the request. His concern was there there would be a parking problem in the tract if two -car garages were permitted. 11. There being no further public comment, Chairman Adolph closed the public hearing. 12. Commissioner Butler asked for clarification as to which plans would be allowed to have the bonus room. It was stated that the conditions stated that no more than 50 % of the remaining houses would be allowed. 13. Commissioner Abels stated that Plans 2, 3, and 4 should keep the three car garage but, Plan 1 should be allowed to have the two car garage. Discussion followed regarding the different plans. PC9-13 2 Planning Commission Minutes September 13, 1994 14. There being no further discussion, it was moved and seconded by Commissioners Abels/Butler to adopt Minute Motion 94-025 approving Plot Plan 94-530 allowing Plan 1 tc have a two car garage and Plans 2 through 8 would remain with the three car garage. The motion passed on a 5-2 vote with Commissioners Anderson and Newkirk voting no. BUSINESS SESSION: A. Plot Plan 94-529; a request of Century/Crowell Communities for approval of circular driveways and other related matters for the Rancho Ocotillo project. 1. Commissioner Butler abstained due to a possible conflict of interest and left the dais. 2. Staff presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 3. There being no questions of staff, Chairman Adolph asked if the applicant wished to address the Commission. 4. Mr. Dennis Cunningham, representing the applicant, asked for clarification on Conditions #28 and #18. 5. Commissioner Anderson asked Mr. Cunningham to explain how the height of the loft plan compared to the height of the single story units. Mr. Cunningham stated the height was about 18-feet for the single story unit and 22-feet for the loft plan. Commissioner Anderson stated this still created a four foot difference in the ridge line and a problem to the neighboring La Quinta Palms homeowners. Mr. Cunningham stated that the line of sight would not be affected when the projection was out because of the difference in site grades between each development. Discussion followed. 6. Commissioner Anderson questioned Mr. Cunningham regarding the raised planter to be used with the circular driveways. Mr. Cunningham stated that the raised planter would draw emphasis on the driveways and he would rather have the driveway blend in with the landscaping. Discussion followed regarding the planter, setbacks, the driveway, landscaping, and setbacks. 7. Commissioners discussed changing the condition to clarify what should be planted in the planter. City Attorney Dawn Honeywell stated that since this was not advertised as a public hearing, the Planning Commission can not alter any of the conditions. They can only tell the applicant whether or not he has complied with the condition. PC9-13 3 Planning Commission Minutes September 13, 1994 8. Chairman Adolph asked for clarification as to which lots can have the circular driveway. Mr. Cunningham stated the condition allowed 50% as long as they are not on comer lots, nor in cul-de-sacs, not adjacent to each other, and not across the street from each other. 9. Commissioner Anderson asked legal counsel if the Commission could establish the number of circular driveways. City Attorney Dawn Honeywell stated that according to Condition #28(4) the Commission could determine the number of circular driveways. 10. Chairman Adolph asked if the wrought iron fence along the east tract boundary met the State requirements for fencing for pools. Mr. Cunningham stated it did (Condition #36). 11. There being no further discussion., it was moved and seconded by Commissioners Anderson/Barrows to adopt Minute Motion 94-026 approving Plot Plan 94-529 with the exception that the items of Conditions #28 would come back before the Commission for approval. The motion passed 6-0 with Commissioner Butler absent. Commissioner Butler rejoined the Commission. B. Precise Plan 94-848; a request of Louis and Kathleen Olson for compatibility review of a two story home in the Acacia subdivision (Phase II). 1. Staff presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. There being no questions of staff, Chairman Adolph asked if the applicant wished to address the Commission. 3. Mr. Louis Olson explained his house plans to the Commission. 4. Commissioner Butler questioned Mr. Olson as to why his garage was so large. Mr. Olson stated he would be storing his personal tools and equipment in the garage. 5. Commissioner Anderson questioned Mr. Olson on the roof pitch. Mr. Olson stated his reasons for the 8:12 pitch being designed as it was (i.e., vaulted living room). Discussion followed regarding alternatives to maintain the open living room yet changing the pitch to conform with the existing Acacia homes. 6. Commissioner Newkirk asked if the applicant had any problem with a condition requiring a masonry block wall. Mr. Olson stated he had no objection. PC9-13 4 Planning Conunission Minutes September 13, 1994 7. Chairman Adolph stated his objection to the various roof lines on the front building elevation. Mr. Olson again stated his reason for the 8:12 roof pitch. 8. Commissioner Anderson offered suggestions as to how the roof line could be altered to a 4:12 pitch. 9. Following discussion, it was moved and seconded by Commissioners Abels/Newkirk to continue Precise Plan 94-848 to September 27, 1994, to give the applicant an opportunity to redesign the roof pitch. Unanimously approved. C. Tract 26188; a request of Dennis Cunningham for Century/Crowell for approval of architectural plans. 1. Staff presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. There being no questions of staff, Chairman Adolph asked if the applicant wished to address the Commission. 3. Mr. Cunningham stated his concern for Condition #18 as it would add a financial burden to the project. He further stated he would like to have Condition #15 changed to allow a lift -up garage door. He stated his reasons for these changes. 4. Commissioner Butler stated his objection to the applicant using the existing "Del Rey" plans and the models from the La Quinta Highlands project. He felt the applicant should submit different elevations and not inundate the area with the same "Del Rey" units. Mr. Cunningham stated it was not directly across the street and it was not uncommon for developers to build upward of 100 to 150 of the same production homes. Discussion followed. 5. Commissioner Anderson stated his concern that the two story units that faced the street had small bedrooms with a continual roof pitch. He stated some suggestions that might slightly alter the elevation. 6. Commissioner Butler stated that Condition #18, objected to by the applicant, only applied to the units facing east and west and he did not think this was enough units to create an economic hardship. Mr. Cunningham stated he felt it was still a hardship. PC9-13 5 Planning Commission Minutes September 13, 1994 7. Commissioner Anderson felt the applicant misunderstood Condition #18, as it applied to the patio doors only. Discussion followed with the applicant regarding the trellis and patios. Following discussion, it was determined that the minimum depth of the trellis or patio cover would be four feet instead of eight feet. 8. Chairman Adolph asked if the City required a specimen tree be planted. Staff stated this was only a requirement for "compatibility" tracts and not a requirement for new tracts. 9. Chairman Adolph asked if the wood fencing requirement was being met. Staff stated it was. 10. Commissioner Newkirk stated he did not feel the 20-foot driveway clearance in front of the garage door was enough. The applicant stated the pivot door only needed 12-inches to swing open. Discussion followed regarding the garage door. 11. There being no further questions, it was moved and seconded by Commissioners Abels/Gardner to adopt Minute Motion 94-027 approving the architectural plans for Tract 26188, subject to conditions and with the change to Condition #18, the patio trellis would only be required to be a minimum of four feet versus eight feet and the last sentence of the conditionwould read "A concrete porch shall be provided under the door". 12. Commissioner Anderson asked for clarification on when the eight foot is reduced does this apply to everywhere on the house that it is required. He felt the patio door should remain at eight feet. 13. Following the discussion the motion passed on a 6-1 vote with Commissioner Butler voting no. D. Tract 23995; a request of Inco Homes for approval of modification to a condition requiring roll -up garage doors for single family tract. Staff presented the information contained in the staff report recommending denial of the modification, a copy of which is on file in the Planning and Development Department. 2. There being no questions of staff, Chairman Adolph asked if the applicant wished to address the Commission. Mr. Fred Farr, representing Inco Homes stated the reasons for their request. PC9-13 Planning Commission Minutes September 13, 1994 4. Commissioner Abels stated that as in the previous discussion for Tract 26188, the Commission strongly believes the one piece pivot garage doors take too much space when opening and the problems associated with them do not make them desirable. Therefore, the requirement for sectional roll -up doors should remain. 5. There being no further discussion, it was moved and seconded by Commissioners Abels/Barrows to adopt Minute Motion 94-028 to deny the request by Inco Homes for Tract 23995. The motion carried unanimously. VI. CONSENT CALENDAR: A. There being no corrections to the Minutes of July 26, 1994, it was moved and seconded by Commissioners Gardner/Abels to adopt the minutes as submitted. Unanimously approved. VII. OTHER - A. Commissioner Barrows reported on the Council meeting of September 2, 1994. VIII. ADJOURNMENT There being no further business, a motion was made and seconded by Commissioners Newkirk/Abels to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission on September 26, 1994, at 7:00 P.M. at the La Quinta City Hall Council Chamber. This meeting of the La Quinta Planning Commission was adjourned at 9:24 P.M., September 13, 1994. PC9-13 7 Norris S. Bernard September 14, 1994 44-550 Marguerite Ct. La Quinta, Ca 92253-4830 Subject: Planning Commission meeting on Cactus Flower, So. Mr. Don Adolph, Chairman / Planning Commission 515-195 Rivera La Quinta, Ca 92253 Dear Don, I appreciate being able to speak_ before the Planning Commission. Po answer a couple of questions that came -up after I spoke, I will provide the following information: 1. In our C.C.& R's we do not have a Home Owners Association, however, we do have an Archectural Review Committee that goes under the heading of 'La Quinta Associates II' with the same address as Williams Development Co. in Palm Desert. 2. I went through La Quinta Assoc.II for approval of our patio cover before I went after the city building permit. I doubt very much if others in Cactus Flower follow the same pro- cedure. 3. Jim Snellenberger who represented his father, Roger Sne;;en- berger last evening at the meeting, mentioned that he was planning to add the bonus room to the house he is building in Cactus Flower, What he did not mention was that it is a Plan 4 home. 1. I would like to have you and any other member of the Plann- ing Commission look at the models on Star Flower Trail. The Model # 4, with bonus room has a three car drive to a two car garage and there is no planter or grass in front of the bonus room. 5. In talking to our new neighbor who has just moved -in to a Snellenberger home, he has told me that they were not given CC&R's, however, many times new home owners have so many papers flung at them they don't know what they signed or what they have (to look at later). i. As I understand the action passed last evening ( 5 to 2) only the Plan 1 houses can be sold with the bonus room and a two car garage, am I correct ? Like I indicated, we can not stop conversions, let's only hope they obtain the pro- ?er building permits and archt. review by La Quinta Assoc.II. sincerely, '.E.S. INDUSTRIES, INC. September 14. 1994 City of !,a 6uinta U. 0. Bcx 1504 78--495 Cal l e Tampico La r,uinta, Calif. 92233 Community Development 'Je-nartment Mr. Jerry Lerman, Director Dear Mr. Herman: Y. E. S. Study Session La r'uinta "ar '.-ash "eptember 13, 1994 My Associates and I would like to thank you for the courtesy of hearing a vrocosal, on the subject development. at your study session. '"e are confident that we can develop our site in a manner that the City of La Quinta can and will be proud of for many years to come. A request was made dur=_ng the discussion for locations that are operating andthat can be viewed by your Commissioners. As explained By Mr. Younker, he has built numerous award winning units in major cities across the United States. Listed below are some of these units located in a small geographic area, and representing a large span of years, which should reflect not only the design but also the durability of these developments: 1. BONITA CAR'":'ASH, 555 Bonita Ave., San Dimas, Ca.. This unit is located offthe 210 Freeway (ArrowHighway off-ramp).This Car ';.ash is 7 years old. 2. Citrus Car `:'ash, Covina Ca. Thss unit is located approximately 1L miles North of IF 10 on the 'pest side of Citrus Ave. It is 30 years old. 3. Temple City Car :'lash, Temple City, Ca. This unit is located at the NEC of 'Rosemead Blvd. and Broadway. It is 20 years old. 4. Mission Car ;ash, Upland, Ca. This unit is located on Foothill Blvd. 1 mile East of Euclid on the North side of the street. It is 20 years old. :T "hen viewing these units we vtll not have J L. " i, " rnagi n 3 - 0 Orangecrest Rd. Bermuda Dunes. Ca. 922-03 remember that our proposal tix,ill be different gasoline at our location. cc: Duane Younker SO5 WEST ALOSTA AVENUE 0 GLENOORA, CALIFORNIA 91740 • [816] 914-5797 CITY OF LA QUINTA held by the La Quinta Historical Preservation Commission The following procedural rules shall be observed in the conduct of hearings relating to historic preservation matters: 1. The Chairman will introduce the case to be heard. 2. All those in the audience desiring to be heard on the announced case, either for or against, or those who think they may care to speak, are asked to fill out a form indicating which item they wish to address the Commissior: on and give it to the secretary. 3. The Chairman will then officially open the public hearing. 4. The Chairman will ask for applicable staff reports followed by Commission questions of staff. 5. Evidence shall be presented in the following order: A. The applicant and those in favor of the application will be heard. B. Those opposed to the application will be heard. C. The applicant, for the purpose of rebuttal, may be heard. (NOTE: After being recognized by the Chairman, an individual wishing to be heard should step to the podium, speak directly into the microphone, give his/her name and home address and present his views on the matter under consideration.) 6. The Chairman will then close the public hearing and invite the members of the Commission to express themselves on the case. 7. The Chairman will then call for action by the Commission. The La Quinta Municipal Code calls for the Commission to act by a minute motion or a resolution. FORM.026