Loading...
1991 09 10 PCPLANNING C0MU S,SXON AGENDA A Regular Meeting to be Held at the La Quinta City Hall, 78-105 Calle Estado La Quinta, California September 10, 1991 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 No. 91-025 Beginning Minute Motion No. 91-024 CALL TO ®RDE R — Flag Salute R®LL CALLL PRESENTATION OF RESOLUTION OF RECOGNITION - Sue Steding PUBLIC HEARINGS 1. Item ................ CONTINUED PUBLIC HEARING - GENERAL PLAN AMENDMENT 90-029, CHANGE OF ZONE 90-054, & SPECIFIC PLAN 90-015 Applicant ........... Landmark Land Company Location ............ Generally bounded by Airport Boulevard on the south, Madison Street on the west, 55th Avenue on the north, and Monroe Street on the east. Request ............. Request for approval of a 265 acre project, including golf course, and residential uses, incorporating 1060 residential units and consideration for certification of Final EIR . Action .............. Minute Motion 91- Resolutions 91- 91- 91- PC/AGENDA 1 0 3. IN 5. Item ................ CONTINUED PUBLIC HEARING - GENERAL PLAN AMENDMENT 90-031, CHANGE OF ZONE 90-056, SPECIFIC PLAN 90-016 Applicant ........... Landmark Land Company Location ............ Generally bounded by 52nd Avenue on the south, Jefferson Street on the west, 50th Avenue on the north and the All American Canal on the east. Request ............. Request for approval of a 327 acre project, including golf course, residential and commercial uses, incorporating a 21 acre commercial site and 1208 residential units and consideration for certification of Final EIR. Action .............. Minute Motion 91- Resolutions 91- , 91- , 91- , Item ................ CONTINUED GENERAL PLAN AMENDMENT 90-030, CHANGE OF ZONE 90-055, AND SPECIFIC PLAN 90- 017, Applicant ........... Landmark Land Company Location ............ Area generally bounded by 57th Avenue alignment on the north, 58th Avenue on the south and bisected by Madison Street. Request ......... • Request for approval of a 220 acre project including golf course and residential uses, incorporating 880 residential uses and consideration for certification of Final EIR . Action .............. Minute Motion 91- Resolutions 91- , 91- , 91- Item ................ TENTATIVE TRACT 26953 Applicant ........... Sunrise Desert Partners Location ............ Oak Hill, 800 feet south of Arnold Palmer (just west of PGA Boulevard) Request ............. To resubdivide 5.1 acres into three lots with other lots being used for landscaping and roadway purposes. Action .............. Resolution 91- Item ................ PLOT PLAN 91-464 & VARIANCE 91-016 Applicant ........... Louis Campagna (La Quinta Pharmacy) Location ............ Southwest corner of Calle Tampico & Navarro. Request ............. Approval to construct a 4,258 square foot commercial complex. Action .............. Resolution 91- 6. Item ................ TENTATIVE TRACT 26972 Applicant ........... Dr. Joseph Darr Location ............ West side of Madison Street +1 / 2 mile south of 50th Avenue. Request ............. Approval of a tentative tract map to subdivide 9.6 acres into 15 single family lots. Action .............. Resolution 91- PC/AGENDA 2 7. Item ................ Specific Plan 84-004, Amendment #1 Tentative Tract 25154, Amendment #1 Applicants .......... North Star Corporation & Valley Land Development Location ............ Northeast corner of Sagebrush Drive and Date Palm Drive intersection +1,320 feet east of Washington Street. Request ............. Amend the Specific Plan to add approximately 30 contiguous acres and subdivide into 75 lots with private streets and common area with access from the Pyramids project. Action .............. Continued to September 24, 1991 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. Persons wishing to address the Planning Commission should use the form provided. Please complete a form and submit the form to the Recording Secretary prior to the beginning of the meeting. Your name will be called at the appropriate time. When addressing the Planning Commission, please state your name and address. The proceedings of the Planning Commission meeting are recorded on tape and comments of each person shall be limited to three minutes. BUSINESS SESSION 1. Item ................ TENTATIVE TRACT 23935 Applicant ........... GWR Development Location ............ Southwest corner of Miles Avenue and Dune Palms Road. Request ............. Approval of additional unit Action .............. Minute Motion 91- 2. 3 Item............... Applicant ........... Location ............ Request............. Action .............. Item............... Applicant ........... Location ............ Request............. Action .............. PLOT PLAN 91-442, AMENDMENT #1 Wilma Pacific East of Washington Street, north of 48th Avenue, within Lake La Quinta project. Approval of new architectural units for Marquessa on Lake La Quinta . Minute Motion 91- TENTATIVE PARCEL MAP 26525 Chuck Strother South of 50th Avenue approximately half a mile west of Jefferson Street and a quarter mile east of Park Avenue. Approval of residential unit on one parcel of the Orchard Dunes. Minute Motion 91- PC/AGENDA 3 4. Item ................ Applicant ........... Location ............ Request............. Action .............. 5. Item ................ Applicant ........... Location ............ Request............. Action ............. 6. Item ................ Applicant ........... Location ............ Request............. Action .............. 7. Item ............... Applicant ........... Location ............ Request ............. Action .............. CONSENT CALENDAR STREET VACATION 91-016 FOR SP 90-015 Landmark Land Company 55th Avenue and 56th Avenue (Airport Boulevard) approximately midway between Monroe Street and Madison Avenue Determination of General Plan consistency to vacate Rancho La Quinta Road and Paseo Del Rancho Minute Motion 91- STREET VACATION 91-017 FOR SP 90-016 Landmark Land Company North of 52nd Avenue, 360 feet west of the All American Canal and 1270 feet east of Jefferson Street Determination of General Plan consistency to vacate Kaylon Street Minute Motion 91- TRACT 23269 - LA QUINTA HIGHLANDS Williams Development Company Southwest corner of Adams Street and Fred Waring Drive. Approval of architectural elevations for Unit #5. Minute Motion 91- TRACT 24517 & TRACT 25290 - RANCHO OCOTILLO Williams Development Company Southeast corner of Fred Waring Drive and Adams Street. Approval of architectural elevations for new unit. Minute Motion 91- Approval of the Minutes of the regular Planning Commission meeting held August 13, 1991. OTHER 1. Appointment of Design Review Board representative. 2. Discussion of joint City Council/Planning Commission meeting. ADJOURNMENT PC/AGENDA 4 STUDY SESSION SESSION MONDAY, SEPTEMBER 9, 1991 City Council Chambers DISCUSSION ONLY 3:00 P.M. 1. All Agenda items. ITEMS IDENTIFIED FOR FUTURE AGENDAS a. Height limits along Washington Street - Specific Plan Amendment b . Downtown Parking District - develop time line C. PGA West Specific Plan - review d . Commercial Noise Study - General Plan inclusion e. Guest houses, - draft regulations f . Satellite Dishes - Commercial & Residential zones PC/AGENDA PH-1 STAFF REPORT PLANNING COMMISSION MEETING DATE: SEPTEMBER 10, 1991 PROJECT: FINAL EIR GENERAL PLAN AMENDMENT 90-029 CHANGE OF ZONE 90-054 SPECIFIC PLAN 90-015 APPLICANT: LANDMARK LAND COMPANY OF CALIFORNIA EIR CONSULTANT: DOUGLAS WOOD & ASSOCIATES; NEWPORT BEACH ENDO ENGINEERING; EL TORO REQUEST: SPECIFIC PLAN AND LAND USE ENTITLEMENTS TO ALLOW DEVELOPMENT OF A 1060 UNIT RESIDENTIAL GOLF COURSE COMMUNITY ON 265 ACRES. LOCATION: GENERALLY BOUNDED BY MADISON STREET, AIRPORT BOULEVARD, MONROE STREET & THE 55TH AVENUE ALIGNMENT (SEE ATTACHMENT #1) GENERAL PLAN LAND USE DESIGNATION: CURRENT; RIVERSIDE COUNTY DESIGNATIONS RESIDENTIAL 3A (.2 - .4 UNITS/ACRE) ON 77 ACRES, RESIDENTIAL 3B (.4 - 2 UNITS/ACRE) ON 77 ACRES, AND AGRICULTURE ON 111 ACRES. PROPOSED; CITY OF LA QUINTA, LOW DENSITY RESIDENTIAL (2-4 UNITS/ACRE) ON 265 ACRES. GROSS DENSITY: 4 UNITS PER ACRE INCLUDING GOLF COURSE AREAS; 7.6 UNITS PER ACRE EXCLUDING GOLF COURSE EXISTING ZONING: R-1-10 (SINGLE FAMILY DWELLING, ONE UNIT/10 ACRES) PROPOSED ZONING: R-2 (MULTIPLE FAMILY DWELLINGS) ENVIRONMENTAL CONSIDERATIONS: A DRAFT EIR AND FINAL EIR HAVE BEEN PREPARED FOR THIS PROJECT. A NOTICE OF PREPARATION ON THE DRAFT EIR WAS CIRCULATED FOR COMMENTS ON ITS SCOPE DURING THE PERIOD OF JULY 17, 1990, TO AUGUST 22, 1990. THE DRAFT EIR ITSELF WAS SUBMITTED ON APRIL 231 1991, AND ROUTED FOR COMMENT WITH THE NOTICE OF COMPLETION. THE SUSPENSE DATE FOR COMMENTS DUE ON THE DRAFT EIR WAS JUNE 7, 1991, WITH THE FINAL EIR(RESPONSES TO DRAFT EIR COMMENTS) INITIALLY SUBMITTED FOR REVIEW ON JULY 15, 1991. STAFFRPT.044/CS -1- THE EIR PREPARED FOR SP 90-015 MUST BE CERTIFIED BY THE CITY COUNCIL PRIOR TO APPROVAL OF THE PROJECT, IN ACCORDANCE WITH C.E.Q.A. (A SECTION OF THE FINAL EIR FOR RECOMMENDATION TO CITY COUNCIL ON CERTIFICATION IS PROVIDED LATER IN THIS REPORT). PROJECT BACKGROUND: The subject project was submitted concurrently with Specific Plan 90-016 and Specific Plan 90-017, and their related cases. All three specific plans have been scheduled for tonight's agenda, after several continuances. Specific Plan 90-015 proposes a residential golf course community on approximately 265 acres. 1060 units are proposed on 140 acres (overall 4.0 units per acre, 7.6 units per acre net density). Approximately 125 acres will be utilized as golf course. The project golf course will "tie-in" to the approved PGA West, west of Madison Street. When this proposal was initially submitted, the subject property was still under County land use controls (see Attachment #2), but was located within the City of La Quinta sphere of influence, and had been additionally included into a City annexation proceeding (Annexation #5). This annexation was subsequently approved and became effective on January 30, 1991. The County land use designations have remained in effect, however, and are therefore inconsistent with the La Quinta General Plan. PROJECT DESCRIPTION: The proposed specific plan encompasses approximately 265 acres, of which 140 acres will be committed to establishment of 1060 residential units; 125 acres will be for golf course and related uses. The following applications are proposed to implement the project: 1. General Plan Amendment 90-029 - This application proposes a change from County land use designation of Residential 3A (.2 - .4 units/acre) 3B (.2 - 4 units/acre) and Agricultrue, to City designation of Low Density Residential (2-4 units/acre). (See Attachments #2 & 3). 2. Change of Zone 90-054 - The Applicant proposes a zone change from the preannexation (now current) City zoning designations of R-1-10 to R-2, in accordance with the proposed general plan amendment. STAFFRPT.044/CS -2- 3. Specific Plan 90-015 - As previously discussed, this specific plan proposes 1060 dwelling units on 140 acres with 125 acres of golf course and open space uses. The only golf -related structures will be two halfway houses (snack/beverage stop), as shown on Attachment #4. Access to the project is proposed off of Madison Street approximately 2200 feet north of its intersection with Airport Boulevard, and from Airport Boulevard approximately 1850 feet east of Madison Street. Two golf cart tunnels will link the project golf course with the existing Nicklaus Resort Course. ENVIRONMENTAL DOCUMENTATION REQUIREMENTS: Pursuant to provisions of the California Environmental Quality Act (CEQA Guidelines 15090) the lead agency is required to certify Final EIR's as being completed in compliance with CEQA, and that the decision making body of the lead agency did review and consider the information contained in the Final EIR, prior to approving the project. Because the Planning Commission as an advisory body is required to make a recommendation on the project itself, it is considered appropriate for the Commission to also make a recommendation (by Minute Motion) to the City Council on certification of the Final EIR. This section is intended to give a brief summary to the Planning Commission on the pertinent EIR information which should be considered. IMPACTS FOUND TO BE INSIGNIFICANT: The initial study prepared on this project identified general impacts which were not considered significantly adverse to the extent of requiring mitigation beyond applicable permitting requirements. Impacts to human health and risk of upset were considered insignificant based on the following: Human Health: There are no anticipated impacts to human health due to project implementation. Potential for impact is minimal to negligible, as no health threatening uses/activities are proposed with the project. Risk of Upset: Risk hazards in the event of potential future accidents are not anticipated, due to the general residential commercial and open space uses proposed for the project. SIGNIFICANT EFFECTS DETERMINED TO BE MITIGABLE TO A LEVEL OF NON -SIGNIFICANCE: When the City Council considers certifying the Final EIR, they must review and consider making specific findings of fact for each identified significant environmental effect (impact), along with a brief rationale for each finding. The following significant effects were identified in the EIR: STAFFRPT.044/CS -3- - Seismic Safety - Slopes and Erosion - Hydrology - Noise - Wildlife & Vegetation - Land Use - Population & Housing - Natural & Energy Resources - Aesthetics - Cultural & Scientific Resources - Circulation - Public Facilities & Services Findings of fact based on these impacts will be prepared for the City Councils consideration when the project is presented to them for approval. At this point, there is evidence in the record to show that the Planning Commission has considered the information in the EIR. There is no requirement in CEQA for the Commission to adopt these findings; they must be adopted by the decision making body upon certification of the Final EIR (CEQA Guidelines 15090). UNAVOIDABLE ADVERSE IMPACTS: In conjunction with making the findings discussed above, the lead agency can not approve a project, for which an EIR has been prepared unless it has been determined that any remaining significant adverse effects found to be unavoidable, as set forth in the findings required under CEQA 15091, are acceptable due to overriding concerns. For this project, the Final EIR indicates that impacts to air quality will remain significant even with proposed mitigation measures being implemented. CEQA Section 15093 allows a lead agency to balance the benefits of a proposed project against its unavoidable environmental risks in determining whether or not to approve the project. If the benefits outweigh the environmental risks, then the adverse effect may be deemed "acceptable". If the lead agency finds this to be the case, it must state, in writing, the specific reasons to support its position based upon the Final EIR and/or any other information in the record. This is called a Statement of Overriding Considerations for review by the City Council at the time the project is to be approved. Although the Planning Commission need not adopt such a statement, it is important the the Commission be aware of this necessity and acknowledge this to the City Council in their recommendation. One other important point Council can certify the project. Staff recommends regarding the Final EIR: should be made at his time. The City Final EIR without approving the that the following findings be made STAFFRPT.044/CS -4- 1. The Final EIR prepared for Specific Plan 90-015 and it's related applications has been completed in compliance with CEQA. 2. The Final EIR for Specific Plan 90-015 and its related applications was presented to the Planning Commission of the lead agency and that said Planning Commission reviewed and considered the information contained in the Final EIR prior to recommending approval of the project. 3. That there are significant environmental effects which can be reasonably mitigated if the proposed project is implemented and that findings as required under Section 21081 of the Public Resources Code can be and shall be made by the lead agency. 4. That impacts to air quality cannot be mitigated to a level of insignificance based upon information in the Final EIR, and a Statement of Overriding Considerations shall be adopted to that effect. PROJECT ANALYSIS: This section will provide brief analysis of each application relating to major concerns. Due to the non-specific level of detail on this project, the discussions are limited to the major concerns which would guide more specific development applications (e.g. parcel maps, tract maps, plot plan, etc.). 1. General Plan Amendment 90-029 A. The proposed amendment will increase permitted density from a range of 52 to 191 units, to a range of 530 to 1060 units. This is based upon the County land use designations of 3A (.2 - .4 units/acre), 3B (.4 - 2 units/acre) and Agriculture (assuming the prior A-1-20 Zoning effective under the County to be consistent with their General Plan). B. The prezoning designation of R-1-10 indicates that the City would have designated this site as Very Low Density Residential (0-2 units/acre). This would allow up to 530 units on the site under the implied land use designation. C. The EIR prepared for this project and the EIR prepared for the PGA West project both address their respective growth -inducing impact. It was recognized that the PGA West project would induce growth in this area through creation of a world class golf resort, and extension of utilities and other infrastructure improvements. STAFFRPT.044/CS -5- D. As this project will "tie-in" to the existing PGA West layout, the proposed land use is considered as consistent with the area development. Staff anticipates that remaining sphere of influence areas, south of 56th Avenue, will likely be designated Low Density Residential, consistent with the project proposal. Lower Density areas to the north & east will be buffered as a conditional requirement to project approval, consistent with perimeter height restriction methods and setbacks utilized on other project approvals. E. As part of this project, certain interior streets previously dedicated as public right-of-way are proposed for vacation (refer to Attachment #5 and Staff Report for Street Vacation 91-016). These roads are not identified on the General Plan Circulation Map and are not necessary given the project proposal. 55th Avenue right-of-way does not exist and, in light of the current parcel configurations, does not appear to be a necessary street unless the Planning Commission and City Council see otherwise. 2. Change of Zone 90-054 A. The proposed change of zone from R-1-10 to R-2 is consistent with the proposed General Plan Amendment. B. The Applicant is requesting R-2 zoning to allow design flexibility in the use of unit types. R-2 allows both attached and detached single family units, and is commonly employed by the City for residential specific plans in order to allow a variety of housing types and design flexibility. C. Approval of the change of zone in conjunction with the General Plan Amendment being approved would bring the zoning into consistency with the City Land Use Plan. 3. Specific Plan 90-015 A. As previously noted this project proposes 2 main access points, one each onto Airport Boulevard & Madison Street. Along Airport Boulevard, between Madison & Monroe Streets, there are no existing or proposed project access points. In consideration of the parcel configurations along the south side of Airport Boulevard, it appears that the General Plan intersection standard of 1200-foot spacing can be maintained. Along Madison Street, Between 54th Avenue and Airport Boulevard, there is an existing approved access to PGA West, approximately 1200-1300 feet north of this project's proposed access. STAFFRPT.044/CS -6- On the east side of Madison Street, between 54th Avenue and the northerly project boundary, exist two 40 acre parcels, one of which will be required to align its access with the PGA West access and provide access into the 40 acres at the southeast corner of 54th Avenue and Madison Street, thereby eliminating the need for an additional access point. A condition has been included to provide a minimum 1200 foot intersection spacing, to insure that the requirement is met during more detailed plan preparation. B. The Applicant/Developer will be required to design and permit use of the golf cart tunnels by project residents for pedestrian and other non -automotive means of transportation in order to serve as mitigation to air quality impacts. A condition to require this has been included in the project approval. C. The issue of parkland requirements has not been resolved by Staff relative to park sites in this area of the City. Although the Draft EIR does not identify impacts to recreational opportunities or availability, some minimal impact can be anticipated which will be mitigated by fee payment or provision of parkland. Staff recommends that a condition be adopted based on the following factors: 1. The project proposes significant recreational opportunity for a limited market of users (golfers). 2. The project is intended to primarily attract this type of market use; there will be many fewer families (and therefore children) living in this development, further reducing the need for typical park facilities. 3. Past experience has shown that vacancy rates for this type of project have been historically higher than in other primary growth areas of the City, such as the Cove and north La Quinta areas. 4. La Quinta General Plan Policy 5.1.1 sets forth the use of a variable standard of between one and five acres per 1,000 population. Based on this standard range, the City should have between 11 and 56 acres of parkland based upon current population. 5. Exclusive of Lake Cahuilla, the City currently has about 47 acres of parkland either existing or required to be provided (over 4 acres per 1,000 population). Based on this information, it would seem appropriate to require a parkland fee based on a standard of one acre per 1,000 projected population (3.10 acres). A condition has been prepared to provide for this. STAFFRPT.044/CS -7- DEVELOPMENT STANDARDS: A. The standards proposed generally meet those of the R-2 zoning district. Staff recommends that height limitations be amended to be measured from finished grade rather than top of slab. B. Similar height limits to those in effect for PGA West are recommended, primarily for continuity. However, due to requirements imposed on Tract 25500 within PGA West relative to two story Medalist units, and considering the lower density properties to the north and east, a perimeter height limit is recommended (one story not to exceed 20-feet in height for any unit within 200-feet of any perimeter property line or street frontage). C. A condition has been prepared to require that the Applicant/Developer set forth requirements for on -site maintenance employee restroom facilities and how they will be provided for by subcontractors, Homeowners Association maintenance workers and golf maintenance workers. D. All mitigation requirements as presented in the Final EIR shall be incorporated in the Conditions of Approval where appropriate along with General Plan Requirements for perimeter setbacks, acoustical mitigation, etc. FINDINGS: Findings for recommendation to City Council on General Plan Amendment 90-029, Change of Zone 90-054, and Specific Plan 90-015 can be found in the attached Planning Commission Resolutions 91- , 91- , and 91- respectively. RECOMMENDATION: 1. That the La Quinta Planning Commission, by Minute Motion recommend to the City Council certification of the Final EIR for Specific Plan 90-015, in accordance with the findings set forth in this Staff report. 2. That the La Quinta Planning Commission adopt Resolution 91- , recommending to the City Council approval of General Plan Amendment 90-029, as proposed. 3. That the La Quinta Planning Commission adopt Resolution 91- , recommending to the City Council approval of Change of Zone 90-054, as proposed. 4. That the La Quinta Planning Commission adopt Resolution 91- , recommending to the City Council approval of Specific Plan 90-015, as proposed. STAFFRPT.044/CS -8- Attachments: 1. Location map 2. County Land Use 3. Proposed land use 4. Proposed land use plan; SP 90-015 5. Interior road dedications; SP 90-015 site STAFFRPT.044/CS -9- T LO r- C C a: 0 c 0 w O C� C V a. W2 L C: u n v 49 0 0 0 El .79 Cl O V b 0 0 s w C Q ® h o � a PLANNING COMMISSION RESOLUTION 91- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT 90-029 CASE NO. GPA 90-029 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the loth day of September, 1991, hold a duly notice Public Hearing continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, to consider the request of Landmark Land Company of California for a General Plan Amendment from County land use designation of Residential 3A, Residential 3R and Agricultural to Low Density Residential on +265 acres generally described as bordered by 55th Avenue alignment on the north, 56th Avenue on the south, Monroe Street on the east, and Madison Street to the west, more particularly described as: BEING A PORTION OF SECTION 15, T.6.S., R.7.E., S.B.B.M. WHEREAS, said General Plan Amendment request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended) , and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. 1. The proposed General Plan Amendment, as requested, is consistent with the goals and policies of the La Quinta General Plan. 2. The proposed General Plan Amendment is consistent with the La Quinta General Plan and the Land Use Plan in that the proposed Low Density Residential designation will replace the inconsistent Riverside County land use designation on the site. 3. The proposed land use designations are consistent and compatible with surrounding land use and zoning designations along with approval of Change of Zone 90-054 as recommended by Staff. 4. Approval of this proposal will not result in a significant adverse impact on the environment, except where overriding considerations are recognized in conjunction with the Final EIR prepared as part of this proposal. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: REsopc.038 1 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 certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report on the project. 3. That it does hereby recommend to the City Council approval of General Plan Amendment 90-•029 for the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit "A", attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of September, 1991, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California REsopc.038 2 133N1S 30HNOW J I W- sotli L� I I 1 I / t I t I I 1 i I 1 1 133b1S NOS1avw -- 11 YA PLANNING COMMISSION RESOLUTION 91- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF CHANGE OF ZONE 90- 054 CASE NO. CZ 90-054 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 13th day of August, 1991, hold a duly notice Public Hearing continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, to consider the request of Landmark Land Company of California for a Change of Zone from R-1 to R-2 on +265 acres, generally described as bordered by 55th Avenue alignment on the north, 56th Avenue on the south, Monroe Street on the east and Madison Street to the west, more particularly described as: BEING A PORTION OF THE SOUTH 1/2 OF SECTION 15, T.6.S., R.7.E., S.B.B.M. WHEREAS, said Change of Zone request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended), and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. 1. The proposed Change of Zone, as requested, is consistent with the goals and policies of the La Quinta General Plan. 2. The proposed zoning is consistent with the La Quinta General Plan and the Land Use Plan in, accordance with the recommended amendment for GPA 90- 029. 3. The proposed R-2 zoning is consistent and compatible with surrounding land use and zoning designations. 4. Approval of this proposal will not result in a significant adverse impact on the environment, except where overriding considerations are recognized in conjunction with the Final EIR prepared as part of this proposal. 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; RESOPC.039 2. That it does hereby :recommend certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report at the project. 3. That it does hereby recommend to the City Council approval of Change of Zone 90-054 for the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit "A" , attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this loth day of September, 1991, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.039 2 Q Q 133a1S 30HNOW N� t I t 1 t t t M 0 133b1S NOSIawn m 0 w Q a a �1 I 11 PLANNING COMMISSION RESOLUTION 91- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL, WITH CONDITIONS, OF SPECIFIC PLAN 90- 015 FOR CERTAIN PROPERTY IN THE CITY OF LA QUINTA. CASE NO. SP 90-015 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did on the loth day of September, 1991, continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, hold a duly noticed Public Hearing to consider the request of Landmark Land Company of California for a 265 acre project, consisting of 1060 residential units and 125 acres of golf course/open space on a site generally bounded by 55th Avenue alignment on the north, 56th Avenue on the south, Madison Street on the west, and Monroe Street on the east, more specifically described as: BEING A PORTION OF THE SOUTH 1/2 OF SECTION 15, T.6.S., R.7.E., S.B.B.M. WHEREAS, said Specific Plan request has complied with the requirements of the California Environmental Quality Act of 1970, (as amended) , and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, mitigation of various physical impacts have been identified in the Final EIR prepared for the project and incorporated into the approval conditions for Specific Plan 90-015, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at: said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. 1. The proposed Specific Plan 90-015 in conjunction with, General Plan Amendment 90-029 and Change of Zone 90-054, is consistent with the goals and policies of the La Quinta General Plan. 2. The Specific Plan, as conditioned, shall be compatible with the existing and anticipated area development. 3. The project will be provided with adequate utilities and public services to ensure public health and safety. RESOPC.040 4. Adherence to the mitigation measures identified in the Final EIR, which have been incorporated :into the Conditions of Approval, will ensure that all identified significant impacts will be reduced to levels of non -significance, with the exception of impacts to air quality, for which Statements of Overriding Considerations will be adopted by the La Quinta City Council. 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 certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report on the project. 3. That it does hereby recommend to the City Council approval of the above - described Specific Plan request for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of September, 1991, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning; Director City of La Quinta, California RESOPC.040 2 PLANNING COMMISSION RESOLUTION 91- CONDITIONS OF APPROVAL - PROPOSED SPECIFIC PLAN 90-015 - LANDMARK LAND COMPANY SEPTEMBER 10, 1991 * Mitigation Measure of Final EIR for SP 90-015 GENERAL CONDITIONS 1. The development shall comply with Exhibit "A", the Specific Plan for Specific Plan 90-015, the Final EIR and the following conditions, which shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 2. Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans shall be approved by the Planning and Development Department prior to issuance of a building permit. 3. Prior to issuance of a. building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following agencies: - City Fire Marshal - City of La Quinta Public Works Department - Planning and Development Department • Building and Safety Department - Coachella Valley Water District - Coachella Valley Unified School District - Imperial Irrigation District - Riverside County Road Department of Transportation 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. 5. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. 6. Prior to any initial final tract map approval, the Applicant/Developer shall prepare an overall plan or program for the provision of comfort station locations for maintenance employees. This plan or program shall indicate station locations and design parameters and standards, and shall be subject to review by the Planning and Development Department. Said plan or program shall indicate methods of providing such facilities, the parties responsible for so doing, and means for enforcement of procedures set forth in the plan or program. CONAPRVL.030 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 7. The Planning Commission shall conduct annual reviews of this Specific Plan. During each annual review by the Commission, the Developer/Applicant shall be required to demonstrate good faith compliance with the terms of the Specific Plan. The Applicant/Developer of this project hereby agrees to furnish such evidence of compliance as the City, in the exercise of its reasonable discretion, may require. Evidence of good faith compliance may include, but shall not necessarily be limited to, good faith progress towards implementation of and compliance with the requirements of the Specific Plan. Upon conclusion of the annual review, the Commission may determine that the Applicant has made good faith compliance/progress and may set a future review date at their discretion. S. The Applicant/Developer shall submit an off -site improvements and on -site buildout phasing schedule and map at time of the first request to approve a final tract or parcel map. This schedule and map shall be subject to review and acceptance by the Public Works Department. 9. Applicant shall have recorded the Street Vacation 91-016 prior to proceeding with any development activity such as grading or subdivision map recordation. ENVIRONMENTAL *10. All adopted mitigation measures, as recommended in the Draft/Final EIR, shall be incorporated into all future project approvals relating to SP 90-015 where applicable and/or feasible. It is understood that certain measures will not be applicable to certain site specific proposals, however, all development within the Specific Plan area shall be verified as in conformance with said Specific Plan and the mitigation adopted within the Draft/Final EIR. The Specific Plan Draft and Final EIR shall be used in the review of all project proposals in the SP 90- 015 area. Said mitigation measures are hereby incorporated into these conditions by reference. *11. Prior to any site disturbance, the Applicant/Developer shall undertake a pre - development data recovery program, supervised by a qualified archaeologist, who shall also be required to monitor all future grading operations. Paleontological monitoring of grading shall be required for cuts made during construction activity. Full time monitoring is required, given the ubiquitous distribution of paleobiological remains on the project site. The mitigating shall be done under the supervision of a qualified vertebrate paleontologist knowledgeable in both paleontological and archaeological sampling techniques. If the program is undertaken in a manner which indicates that similar conditions exist in the general vicinity, the City may consider requiring a fee from other area developers to partially reimburse the Applicant for costs associated with the initial program The Developer may submit a proposed program for reimbursement along with the recovery program, demonstrating the areas which would have applicable recovery characteristics. If the Applicant/Developer initiates this program for either SP 90-016 or 90-017, then this condition becomes inapplicable, relative to reimbursement to this project. CONAPRVL.030 2 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 This program shall include a report identifying contact personnel who will be working on -site, the proposed time schedule for grading monitoring, the qualifications of the persons assigned to do such monitoring and the method to be used in reporting on compliance to the City. This report shall be approved by the City prior to the Developer authorizing any work on the program itself. *12. Applicant/Developer shall work with Waste Management of the Desert to implement provisions of AB 939 and AB 1462. The Applicant/Developer is required to work with Waste Management in setting up the following programs for this project: A . Developer shall prepare a plan to provide enlarged trash enclosures for inclusion of separate facilities for storage of recyclables such as glass, plastics, newsprint and aluminum cans. B . Developer shall provide proper on -site storage facilities within the project for green wastes associated with golf course and common area maintenance. Compostable materials shall be stored for pick-up by Waste Management, or an authorized hauler for transport to an appropriate facility . C . Curbside recycling service shall be provided in areas where no centralized trash/recycling bins are provided or utilized. PUBLIC SERVICES /UTILI'TIES/RESOURCES Citv Fire Marshal: 13. All water mains and fire hydrants providing the required fire flows shall be constructed in accordance with the City Fire Code in effect at the time of development. 14. The level of service required for this project should be aligned with the criteria for Category II -Urban as outlined in the Fire Protection Master Plan and as follows: A . Fire station located within three miles B . Receipt of full "first alarm" assignment within 15 minutes. Impacts to the Fire Department are generally due to the increased number of emergency and public service calls generated by additional buildings and human population. A fiscal analysis for this project shall be prepared to identify a funding source to mitigate any impacts associated with any capital costs and the annual operating costs necessary for an increased level of service. The analysis shall include consideration of the Applicants other proposals (SP 90-016 & SP 90-017) as well as existing and approved area projects. Said analysis shall be subject to review and approval by the Riverside County Fire Department and the City of La Quinta. CONAPRVL.030 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 Coachella Valley Water District 15. Specific Plan 90-015 is within Improvement District No. 1 of the Coachella Valley Water District (CVWD) for irrigation water service. Water from the Coachella Canal is available to the area. The Developer shall use this water for golf course and landscape irrigation. During project development all irrigation facilities shall be designed to utilize reclaimed water sources when such sources become available. *16. Applicant/Developer shall utilize alternative methods to use of water for dust control purposes, such as soil binders and ground covers (required in these conditions) in order to further conserve water resources. Electric Utilities 17. All existing and proposed electric power lines with 12,500 volts or less, which are adjacent to the proposed site or on -site, shall be installed in underground facilities. Schools *18. Impacts shall be mitigated in accordance with the provisions of AB 1600, Section 53080 and 65995 of the Government Code or the then existing legislation and/or local ordinances adopted pursuant thereto or any applicable Mitigation Agreement entered into by the Developer and the District. In addition, the City, Developer and the Coachella Valley Unified School District shall cooperate in exploring alternatives to provide lands or facilities to the District, through joint use agreements;, dedications, or Mello -Roos District formation. Recreation *19. Applicant/Developer shall pay a parkland mitigation fee based upon a requirement of 3.10 acres, as determined based upon the La Quinta General Plan standards and the analysis in the Staff report for SP 90-015. Determination of this fee shall be accomplished as set forth in Section 13.24.030 B. of the La Quinta Subdivision Ordinance. Traffic/Circulation Improvements *20. Applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, and as required by the City Engineer, as follows: A. Madison Street - Primary Arterial, 55-foot half width; B . Monroe Street - Primary Arterial, 55-foot half width; C. Airport Boulevard - Primary Arterial, 55-foot half width; CONAPRVL.030 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 The public right of way shall be dedicated by grant deed within 180 days following City Council approval of the Specific Plan. 21. The on -site private streets shall be constructed in 37-foot wide access easements granted to the homeowner's association. 22. Improved landscaped setback lots of noted width adjacent to the following street right of ways shall be constructed with the adjacent street improvements as follows: A . Madison Street, 20-feet wide; B . Monroe Street, 25-feet wide. C. Airport Boulevard, 20-feet wide. 23. Vehicle access rights to Madison Street, Airport Boulevard and Monroe Street shall be vacated except for the two residential access streets on the Circulation Plan in the Specific Plan. 24. Turning movements of traffic accessing the residential Specific Plan areas from adjoining public streets shall be as follows: A . Madison Street 1. Residential Area Main Gate - Full turning movement permitted. B. Airport Boulevard 1. Residential. Secondary Gate - Full turning movement permitted. 25. In the C . C . & R's for the land division within the specific plan area, the Applicant shall place responsibility on the homeowner's association to pay its fair share of the cost to design and construct traffic signals at the following locations when they are warranted: A. Airport Boulevard at Secondary Gate: Up to 100% fair share responsibility; B. Madison Street at main gate: Up to 50% fair share responsibility 26. The access location into the residential area on Madison Street shall be not less than 1200 feet from the Airport Boulevard centerline and no less than 1200 feet from the centerline of the existing approved northerly entry into PGA West from Madison Street. The access location into the residential secondary gate on Airport Boulevard shall be not less than 1200 feet from the Madison Street centerline. CONAPRVL.030 5 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 *27. Bus turnouts and bus waiting shelters shall be provided on Madison Street, Monroe Street, and Airport Boulevard as requested by Sunline Transit when street improvements are installed. Street improvement plans shall be reviewed by Sunline Transit Agency prior to final City approval. *28. All street improvements shall be installed in accordance with the General Plan, the La Quinta Municipal Code, adopted Standard Drawings, City Engineer's requirements and shall include all appurtenant components required by same . Miscellaneous incidental improvements and enhancements to existing improvements where joined by the new improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with city standards and practices. This includes tapered off -site street transitions than extend beyond specific plan area boundaries and join the widened and existing street sections. The off -site street improvements shall be installed in conjunction with the first land division final map that begins implementation of the Specific Plan. The on - site street improvements shall be phased in a manner that is consistent with on - site subdivision maps and internal circulation needs of the specific plan area. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: A. ON -SITE STREETS 1. All private local streets - full width Local Street, 36 feet wide between curb faces; 2. Entry streets - divided street, 20 feet wide between curb faces for each roadway. B . OFF -SITE STREETS - The City is contemplating adoption of a major thoroughfare improvement ordinance which is intended to distribute the improvement cost of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is developed for beneficial use. If the ordinance is adopted, all land division maps within this project shall be subject to exaction by said ordinance, provided the ordinance is adopted 60 days prior to recordation of the map. If in the event, the major thoroughfare improvement ordinance is not adopted, the off -site street improvements for this project shall be as follows: 1. Madison Street (portion contiguous to specific plan boundary) - Half - width Primary Arterial street improvements, 110-foot option. CONAPRVL.030 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 2. Monroe Street (portion contiguous to specific plan boundary) - Half - width Primary Arterial street improvements, 110-foot right of way option. 3. Airport Boulevard (portion contiguous to specific plan boundary) - Half -width Primary Arterial street improvements, 110-foot right of way option. *29. Applicant is responsible for the cost to design and construct traffic signals at the following locations. A. Madison Street; 1. Airport Boulevard: 25 o fair share responsibility; B . Airport Boulevard 1. Monroe Street: 25 o fair share responsibility 30. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. *31. The golf cart tunnels at Madison Street and Airport Boulevard shall be designed to allow multiple modes of travel (i.e., pedestrian, bicycle, golf cart traffic) in order to provide alternative means of transportation. The Applicant shall also provide an overall plan showing provisions to allow these modes of travel for the entire Specific; Plan area. This plan may utilize combinations of golf cart paths, pedestrian walks, bikeways, etc., to achieve this. The plan must be submitted at time of initial tract map submittal, for review by the Planning Commission. HYDROLOGY/GRADING/DUST CONTROL 32. All project grading shall be done in a manner that permits storm flow in excess of the retention basin capacity to flow out of the project through designated emergency overflow outlets and into the historic drainage relief route. Similarly, the project shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. *33. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basins or other approved retention areas on the golf course. The maximum water depth for any retention area shall not exceed six feet; basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless Applicant provides site -specific data that indicates otherwise. Other requirements include, but are not limited to permanent irrigation improvements, landscape plants and materials, and appurtenant structural drainage amenities all of which shall be designed and CONAPRVL.030 7 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 constructed in accordance with requirements deemed necessary by the City Engineer. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of any public street contiguous to the site. *34. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with any rough grading plan in the specific plan area. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. *35. Prior to the issuance of grading permits, the Applicant shall submit a comprehensive blowing dust and sand mitigation plan on the entire site to the Planning and Development Department for review and approval. This plan shall include, but not to be limited to, consideration of the following means to minimize blowing sand and dust: implementation of Uniform Building Code requirements, development phasing, retention of existing trees, cultivation of interim groundcover or crops, the conservative use of water trucks and sprinkler systems and use of soil binders. *36. Applicant is encouraged to maintain all land within the project boundaries in agricultural status until such land is graded for development, provided that such agricultural production is economically feasible. In the event said undeveloped land is not continued or placed in agricultural production, Applicant shall plan and maintain said land in appropriate ground cover to prevent dust and erosion and to provide an aesthetically pleasing environment. 37. Applicant shall retain a California registered civil engineer, or designate one who is on Applicant's staff, to exercise sufficient supervision and quality control during construction of the project grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: A. The engineer shall sign and seal a statement placed on the "as built" plans that says "all (grading and grades) (improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". B . Prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each lot in the tract, state the pad elevation approved on the grading plan, the as CONAPRVL.030 8 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 built elevation, and 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. C . Provide to the City Engineer a signed set of "as built" reproducible drawings of the site grading and all improvements installed by the Applicant. *38. The Applicant shall be required, through grading permit approvals, to adhere to all requirements, as applicable, which are set forth in the 1990 SIP for PM 10 in the Coachella Valley. All grading plan submittals shall be shown to be in compliance with said ;plan . LAND USE 39. Street dedications, bikeways, easements, improvements, landscaping with permanent irrigation system and screening, etc., to satisfaction of City, shall be provided by Applicant/Developer for any site(s) where dedication of land for public utilities and/or facilities is required. 40. Any proposed entry gates shall be subject to separate plot plan reviews to insure adequate stacking/queuing space, fire access, etc. Plans including guard houses or similar structures will also be subject to Design Review Board approval. 41. Separate Plot Plan review of any maintenance facility site (s) shall be required before the Design Review Board and Planning Commission, with a report of action to be sent to the City Council. 42. Building heights for residential uses shall be subject to height limits specified in the Specific Plan, except that no building or structure, regardless of use, exceeding one story (20 feet in height) , shall be allowed within 200 feet of any perimeter property lane/public street frontage. All building heights shall be measured from finished grade elevation. All other residential structures shall be limited to two stories, not to exceed 35 feet. 43. Perimeter security walls shall be subject to the following standards: A. Setback from right-of-way lines along Madison Street, Monroe Street and Airport Boulevard shall average 20 feet. B . All wall designs, including location and materials, shall be subject to review by the Planning and Development Department. *C. Perimeter wall designs shall incorporate noise abatement requirements as set forth in the ]Final EIR for SP 90-015. CONAPRVL.030 9 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 44. A 6--foot wide meandering sidewalk shall be constructed in the northerly, easterly, and westerly parkways and landscape setback lots of Airport Boulevard, Madison Street, and Monroe Street respectively. 45. Applicant shall provide a blanket easement that covers the entire landscaped setback lots for the purpose of a meandering public sidewalk. Landscaping Requirements_ 46. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped lots. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 47. The Applicant/Developer shall prepare detailed irrigation and landscaping plans for required perimeter landscaped setbacks along arterial roadways. These plans shall be coordinated with the street improvement plans for the corresponding arterials, and shall be subject to review by the Planning and Development Department, Public Works Department, Design Review Board, and Planning Commission prior to review by Coachella Valley Water District. *48. Prior to issuance of any grading permit, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during grading and site development. These shall include but not be limited to: A. The use of soil binders during any construction activities and paving of construction access roads; B . Planting of cover crop or vegetation upon graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirement of the Director of Public Work and Planning and Development. All construction and graded areas shall be watered at least twice daily during construction to prevent the emission of dust and blowsand . *49. Prior to the approval of building permits, the Applicant shall prepare a water conservation plan which shall include consideration of: A. Methods to minimize the consumption of water, including water saving features incorporated into the design of the structures, the use of drought tolerant and low-water usage landscaping materials, and programs to increase the effectiveness of landscape and golf course CONAPRVL.030 10 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 irrigation, as recommended by Coachella Valley Water District and the State Department of Water Resources. B . Methods for maximizing groundwater recharge, including the construction of groundwater recharge facilities. C . Methods for minimizing the amount of water used for on -site irrigation, including the use of reclaimed water from sewage treatment facilities. The water energy plan shall be subject to review and acceptance by CVWD prior to final approval by the City Engineer. Maintenance 50. Applicant shall provide an Executive Summary Maintenance Booklet for the street, landscape irrigation, perimeter wall, and drainage facilities installed in the Specific Plan area.. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the homeowner's association in planning for routine and long term maintenance. CONAPRVL.030 11 PLANNING COMMISSION RESOLUTION 91-030 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA 9 CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF CHANGE OF ZONE 90- 054 CASE NO. CZ 90-054 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, ,the Planning Commission of the City of La Quinta, California, did, on the 13th day of August, 1991, hold a duly notice Public Hearing continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, to consider the request of Landmark CompanyLand descrilifornia for a Chanbed bordered by 55tgh of Zone from R-1 to R-2 on +265 acres, generally desc Avenue alignment on the north, 56th Avenue on the south, Monroe Street on the east and Madison Street to the west, more particularly described as: BEING A PORTION OF THE SOUTH 1/2 OF SECTION 15, T.6.S., R.7.E., S.B.B.M. WHEREAS, said Change of Zone request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended) , and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. 1. The proposed Change of Zone, as requested, is consistent with the goals and policies of the La Quinta General Plan. 2. The proposed zoning is consistent with the La Quinta General Plan and the Land Use Plan in, accordance with the recommended amendment for GPA 90- 029. 3. The proposed R-2 zoning is consistent and compatible with surrounding Hand use and zoning designations. 4. Approval of this proposal will not result in a significant adverse impact on the environment, except where overriding considerations are recognized in conjunction with the Final EIR prepared as part of this proposal. 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; RESOPC.039 2. That it does hereby recommend certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report at the project. 3. That it does hereby recommend to the City Council approval of Change of Zone 90-054 for the reason:, set forth in this Resolution and as illustrated in the map labeled Exhibit "A", attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this loth day of September, 1991, by the following vote, to wit: AYES: Commissioners Mosher, Ladner, Ellson, Marrs, Chairwoman Barrows NOES: None ABSENT: None ABSTAIN: None KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California REsopc.039 2 PLANNING COMMISSION RESOLUTION 91-029 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTAL CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT 90-029 CASE NO. GPA 90-02!3 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 10th day of September, 1991, hold a duly notice Public Hearing continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, to consider the request of Landmark Land Company of California for a General Plan Amendment from County land use designation of Residential 3A, Residential 3R and Agricultural to Low Density Residential on +265 acres generally described as bordered by 55th Avenue alignment on the north, 56th Avenue on the south, Monroe Street on the east, and Madison Street to the west, more particularly described as: BEING A PORTION OF SECTION 15, T.6.S., R.7.E., S.B.B.M. WHEREAS, said General Plan Amendment request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended), and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. 1. The proposed General Plan Amendment, as requested, is consistent with the goals and policies of the La Quinta General Plan. 2. The proposed General Plan Amendment is consistent with the La Quinta General Plan and I'he Land Use Plan in that the proposed Low Density Residential designation will replace the inconsistent Riverside County land use designation on the site. 3. The proposed land use designations are consistent and compatible with surrounding land use and zoning designations along with approval of Change of Zone 90-054 as recommended by Staff. 4. Approval of this proposal will not result in a significant adverse impact on the environment, excerpt where overriding considerations are recognized in conjunction with the Final EIR prepared as part of this proposal. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: REsopc.038 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 certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report on the project. 3. That it does hereby recommend to the City Council approval of General Plan Amendment 90-029 for the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit "A", attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this loth day of September, 1991, by the following vote, to wit: AYES: Commissioners Mosher, Ladner, Ellson, Marrs, Chairwoman Barrows NOES: None ABSENT: None ABSTAIN: None KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning; Director City of La Quinta, California REsoPc.038 2 PLANNING COMMISSION RESOLUTION 91-031 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL, WITH CONDITIONS, OF SPECIFIC PLAN 90- 015 FOR CERTAIN PROPERTY IN THE CITY OF LA QUINTA. CASE NO. SP 90-015 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did on the loth day of September, 1991, continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, hold a duly noticed Public Hearing to consider the request of Landmark Land Company of California for a 265 acre project, consisting of 1060 residential units and 125 acres of golf course/open space on a site generally bounded by 55th Avenue alignment on the north, 56th Avenue on the south, Madison Street on the west, and Monroe Street on the east, more specifically described. as: BEING A PORTION OF THE SOUTH 1/2 OF SECTION 15, T.6.S., R.7.E., S.B.B.M. WHEREAS, said Specific Plan request has complied with the requirements of the California Environmental Quality Act of 1970, (as amended) , and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning; Commission of the City of La Quinta. WHEREAS, mitigation of various physical impacts have been identified in the Final EIR prepared for the project and incorporated into the approval conditions for Specific Plan 90-015, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. 1. The proposed Specific Plan 90-015 in conjunction with, General Plan Amendment 90-029 and Change of Zone 90-054, is consistent with the goals and policies of the La Quinta General Plan. 2. The Specific Plan, as conditioned, shall be compatible with the existing and anticipated area development. 3. The project will be provided with adequate utilities and public services to ensure public health and safety. REsopc.040 4. Adherence to the mitigation measures identified in the Final EIR, which have been incorporated into the Conditions of Approval, will ensure that all identified significant impacts will be reduced to levels of non -significance, with the exception of impacts to air quality, for which Statements of Overriding Considerations will be adopted by the La Quinta City Council. 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 certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report on the project:. 3. That it does hereby recommend to the City Council approval of the above - described Specific Plan request for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this loth day of September, 1991, by the following vote, to wit: AYES: Commissioners Mosher, Ladner, ELlson, Marrs, Chairwoman Barrows NOES: None ABSENT: None ABSTAIN: None KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California REsoPc.040 PLANNING COMMISSION RESOLUTION 91-031 CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 90-015 - LANDMARK LAND COMPANY SEPTEMBER 10, 1991 * Mitigation Measure of Final EIR for SP 90-015 + Condition modified by Planning Commission GENERAL CONDITIONS 1. The development shall comply with Exhibit "A", the Specific Plan for Specific Plan 90-015, the Final EIR and the following conditions, which shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 2. Exterior lighting for the project shall comply with the "Dark Sky" Lighting ordinance. Plans shall be approved by the Planning and Development Department prior to issuance of a building permit. 3. Prior to issuance of a building permit for construction of any building or use permits and/or contemplated by this approval, the Applicant shall obtain clearances from the following agencies: - City Fire Marshal - City of La Quinta Public Works Department - Planning and Development Department - Building and Safety Department - Coachella Valley Water District - Coachella Valley Unified School District - Imperial Irrigation District - Riverside County Road Department of Transportation 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. 5. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. +6. Prior to any initial final tract map approval, the Applicant/Developer shall prepare an overall plan or program for the provision of comfort station locations for all maintenance employees. This plan/program shall set forth requirements for on -site maintenance employee restroom facilities and how they will be provided for by the homeowner associations' subcontractors, for all contracted landscaping and other maintenance workers. Said plan/program shall indicate methods of providing; such facilities, the parties responsible for so doing, and means for enforcement of procedures set forth in the plan/ program. CONAPRVL.030 1 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 7. The Planning Commission shall conduct annual reviews of this Specific Plan. During each annual review by the Commission, the Developer/Applicant shall be required to demonstrate good faith compliance with the terms of the Specific Plan. The Applicant/Developer of this project hereby agrees to furnish such evidence of compliance as the City, in the exercise of its reasonable discretion, may require. Evidence of good faith compliance may include, but shall not necessarily be limited to, good faith progress towards implementation of and compliance with the requirements of the Specific Plan. Upon conclusion of the annual review, the Commission may determine that the Applicant has made good faith compliance/progress and may set a future review date at their discretion. 8. The Applicant/Developer shall submit an off -site improvements and on -site buildout phasing schedule and map at time of the first request to approve a final tract or parcel map. This schedule and map shall be subject to review and acceptance by the Public Works Department. 9. Applicant shall have recorded the Street Vacation 91-016 prior to proceeding with any development activity such as grading or subdivision map recordation. ENVIRONMENTAL *10. All adopted mitigation measures, as recommended in the Draft/Final EIR, shall be incorporated into all future project approvals relating to SP 90-015 where applicable and/or feasible. It is understood that certain measures will not be applicable to certain site specific proposals, however, all development within the Specific Plan area shall be verified as in conformance with said Specific Plan and the mitigation adopted within the Draft/ Final EIR. The Specific Plan Draft and Final EIR shall be used in the review of all project proposals in the SP 90- 015 area. Said mitigation measures are hereby incorporated into these conditions by reference. +*11. Prior to any site disturbance, the Applicant/Developer shall initiate a lake bed delineation study, to be based upon the paleontological survey contained in the DEIR as Appendix "G 11. The study shall determine the extent of the ancient lakebed for purposes of implementing a pre -development data recovery program within the limits of the delineated lakebed. This delineation study shall be submitted to the City for monitoring approved and future area projects. If the Developer of this project initiates development activity, then the pre - development data recovery program shall be undertaken prior to any site disturbance. The Applicant/Developer may be reimbursed by other area developers within the area defined by the lakebed study. The Applicant/Developer shall propose a method of reimbursement (such as cost per impacted acre in the lakebed area, etc.) to the City for review/acceptance. Conversely, if other area developer(s) initiate development activity, and are similarly conditioned, this project will be required to reimburse said developer(s) in accordance with the provisions of a reimbursement program. CONAPRVL.030 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 If the program is undertaken by this project, then paleontological monitoring of grading shall be required for cuts made during construction activity. Full time monitoring shall be required, given the ubiquitous distribution of paleobiological remains, on the project site. The mitigating shall be done under the supervision of a qualified vertebrate paleontologist knowledgeable in both paleontological and archaeological sampling techniques. This program shall include a report identifying contact personnel who will be working on -site, the proposed time schedule for grading monitoring, the qualifications of the persons assigned to do such monitoring and the method to be used in reporting on compliance to the City. This report shall be approved by the City prior to the Developer authorizing any work on the program itself. *12. Applicant/Developer shall work with Waste Management of the Desert to implement provisions of AB 939 and AB 1462. The Applicant/Developer is required to work with Waste Management in setting up the following programs for this project: A. Developer shall prepare a plan to provide enlarged trash enclosures for inclusion of separate facilities for storage of recyclables such as glass, plastics, newsprint and aluminum cans. B . Developer shall provide proper on -site storage facilities within the project for green wastes associated with golf course and common area maintenance. Compostable materials shall be stored for pick-up by Waste Management, or an authorized hauler for transport to an appropriate facility . C . Curbside recycling service shall be provided in areas where no centralized trash/recycling bins are provided or utilized. PUBLIC SERVICES/UTILITIES/RESOURCES City Fire Marshal: 13. All water mains and fire hydrants providing the required fire flows shall be constructed in accordance with the City Fire Code in effect at the time of development. 14. The level of service required for this project should be aligned with the criteria for Category H-Urban as outlined in the Fire Protection Master Plan and as follows: A . Fire station located within three miles B . Receipt of full "first alarm" assignment within 15 minutes. Impacts to the Fire Department are generally due to the increased number of emergency and public service calls generated by additional buildings and human population. A fiscal analysis for this project shall be prepared to identify CONAPRVL.030 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 a funding source to mitigate any impacts associated with any capital costs and the annual operating costs necessary for an increased level of service. The analysis shall include consideration of the Applicants other proposals (SP 90-•016 & SP 90-017) as well as existing and approved area projects . Said analysis shall be subject to review and approval by the Riverside County Fire Department and the City of La Quinta. Coachella Valley Water District 15. Specific Plan 90-015 is within Improvement District No. 1 of the Coachella Valley Water District (CVWD) for irrigation water service. Water from the Coachella Canal is available to i:he area. The Developer shall use this water for golf course and landscape irrigation. During project development all irrigation facilities shall be designed to utilize reclaimed water sources when such sources become available. *16. Applicant/Developer shall utilize alternative methods to use of water for dust control purposes, such as soil binders and ground covers (required in these conditions) in order to further conserve water resources. Electric Utilities 17. All existing and proposed electric power lines with 12,500 volts or less, which are adjacent to the proposed site or on -site, shall be installed in underground facilities. Schools *18. Impacts shall be mitigated in accordance with the provisions of AB 1600, Section 53080 and 65995 of the Government Code or the then existing legislation and/or local ordinances adopted pursuant thereto or any applicable Mitigation Agreement entered into by the Developer and the District. In addition, the City, Developer and the Coachella Valley Unified School District shall cooperate in exploring alternatives to provide lands or facilities to the District, through joint use agreements, dedications, or Mello• -Roos District formation. Recreation *19. Applicant/Developer shall pay a parkland mitigation fee based upon a requirement of 3.10 acres, as determined based upon the La Quinta General Plan standards and the analysis in the Staff report for SP 90-015. Determination of this fee shall be accomplished as set forth in Section 13.24.030 B . of the La Quinta Subdivision Ordinance. CONAPRVL.030 4 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 Traffic/Circulation Improvements *20. Applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, and as required by the City Engineer, as follows: A. Madison Street - Primary Arterial, 55-foot half width; B. Monroe Street - Primary Arterial, 55-foot half width; C. Airport Boulevard - Primary Arterial, 55-foot half width; The public right of way shall be dedicated by grant deed within 180 days following City Council approval of the Specific Plan. 21. The on -site private streets shall be constructed in 37-foot wide access easements granted to the homeowner's association. 22. Improved landscaped setback lots of noted width adjacent to the following street right of ways shall be constructed with the adjacent street improvements as follows: A. Madison Street, 20-feet wide; B . Monroe Street, 25-feet wide. C. Airport Boulevard, 20-feet wide. 23. Vehicle access rights to Madison Street, Airport Boulevard and Monroe Street shall be vacated except for the two residential access streets on the Circulation Plan in the Specific Plan. 24. Turning movements of traffic accessing the residential Specific Plan areas from adjoining public streets shall be as follows: A. Madison Street 1. Residential Area Main Gate - Full turning movement permitted. B. Airport Boulevard 1. Residential. Secondary Gate - Full turning movement permitted. 25. In the C. C. & R's for the land division within the specific plan area, the Applicant shall place responsibility on the homeowner's association to pay its fair share of the cost to design and construct traffic signals at the following locations when they are warranted: A. Airport Boulevard at Secondary Gate: Up to 100% fair share responsibility; B. Madison Street at main gate: Up to 50% fair share responsibility CONAPRVL.030 5 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 26. The access location into the residential area on Madison Street shall be not less than 1200 feet from the Airport Boulevard centerline and no less than 1200 feet from the centerline of the existing approved northerly entry into PGA West from Madison Street. The access location into the residential secondary gate on Airport Boulevard shall be not less than 1200 feet from the Madison Street centerline. *27. Bus turnouts and bus waiting shelters shall be provided on Madison Street, Monroe Street, and Airport Boulevard as requested by Sunline Transit when street improvements are installed. Street improvement plans shall be reviewed by Sunline Transit Agency prior to final City approval. +*28 . All street improvements shall be installed in accordance with the General Plan, the La Quinta Municipal Code, adopted Standard Drawings, City Engineer's requirements and shall include all appurtenant components required by same. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the new improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with city standards and practices. This includes tapered off -site street transitions that extend beyond specific plan area boundaries and join the widened and existing street sections. The on- and off -site street improvements shall be phased in a manner that is consistent with on -site subdivision maps and internal circulation needs of the specific plan area. The following specific: street widths shall be constructed to conform with the General Plan street type noted therewith: A. ON -SITE STREETS 1. All private local streets - full width Local Street, 36 feet wide between curb faces; 2. Entry streets - divided street, 20 feet wide between curb faces for each roadway. B. OFF -SITE STREETS - The City is contemplating adoption of a major thoroughfare improvement ordinance which is intended to distribute the improvement cost of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is subdivided or otherwise developed for beneficial use. If the ordinance is adopted, all land division maps within this project shall be subject to exaction by said ordinance, provided the ordinance is adopted 60 days prior to recordation of the map. CONAPRVL.030 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 If in the event, the major thoroughfare improvement ordinance is not adopted, the off --site street improvements for this project shall be as follows: 1. Madison Street (portion contiguous to specific plan boundary) - Half - width Primary Arterial street improvements, 110-foot option. 2. Monroe Street (portion contiguous to specific plan boundary) - Half - width Primary Arterial street improvements, 110-foot right of way option. 3. Airport Boulevard (portion contiguous to specific plan boundary) - Half -width Primary Arterial street improvements, 110-foot right of way option. *29. Applicant is responsible for the cost to design and construct traffic signals at the following locations . A. Madison Street; 1. Airport Boulevard: 25 o fair share responsibility; B . Airport Boulevard 1. Monroe Street: 25% fair share responsibility 30. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. +*31. The Applicant shall provide an overall plan illustrating or describing provisions to allow multiple modes of non -motor vehicle travel throughout the entire specific plan area. This plan may utilize combinations of golf cart paths and tunnels, pedestrian walks, bikeways, etc., to achieve this. These systems shall be designed to provide overall project access. This plan shall be submitted at the time of the initial tract map submittal, for review by the Planning Commission. HYDROLOGY/GRADING/DUST CONTROL 32. All project grading shall be done in a manner that permits storm flow in excess of the retention basin capacity to flow out of the project through designated emergency overflow outlets and into the historic drainage relief route. Similarly, the project: shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. CONAPRVL.030 7 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 *33. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basins or other approved retention areas on the golf course. The maximum water depth for any retention area shall not exceed six feet; basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero pinches per hour unless Applicant provides site -specific data that indicates otherwise. Other requirements include, but are not limited to permanent irrigation improvements, landscape plants and materials, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of any public street contiguous to the site. *34. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with any rough grading plan in the specific plan area. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. *35. Prior to the issuance of grading permits, the Applicant shall submit a comprehensive blowing dust and sand mitigation plan on the entire site to the Planning and Development Department for review and approval. This plan shall include, but not to be limited to, consideration of the following means to minimize blowing sand and dust: implementation of Uniform Building Code requirements, development phasing, retention of existing trees, cultivation of interim groundcover or crops, the conservative use of water trucks and sprinkler systems and use of soil binders. *36. Applicant is encouraged to maintain all land within the project boundaries in agricultural status until such land is graded for development, provided that such agricultural production is economically feasible. In the event said undeveloped land is not continued or placed in agricultural production, Applicant shall plan and maintain said land in appropriate ground cover to prevent dust and erosion and to provide an aesthetically pleasing environment. 37. Applicant shall retain. a California registered civil engineer, or designate one who is on Applicant's staff, to exercise sufficient supervision and quality control during construction of the project grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: A. The engineer shall sign and seal a statement placed on the "as built" plans that says "all (grading and grades) (improvements) on these plans were properly monitored by qualified personnel under my supervision during CONAPRVL.030 8 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer" . B . Prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each lot in the tract, state the pad elevation approved on the grading plan, the as built elevation, and 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. C . Provide to the City Engineer a signed set of "as built" reproducible drawings of the site grading and all improvements installed by the Applicant. *38. The Applicant shall be required, through grading permit approvals, to adhere to all requirements, as applicable, which are set forth in the 1990 SIP for PM 10 in the Coachella Valley. All grading plan submittals shall be shown to be in compliance with said plan. LAND USE 39. Street dedications, bikeways, easements, improvements, landscaping with permanent irrigation system and screening, etc., to satisfaction of City, shall be provided by Applicant/Developer for any site(s) where dedication of land for public utilities and/or facilities is required. 40. Any proposed entry gates shall be subject to separate plot plan reviews to insure adequate stacking/queuing space, fire access, etc. Plans including guard houses or similar structures will also be subject to Design Review Board approval. 41. Separate Plot Plan review of any maintenance facility site (s) shall be required before the Design Review Board and Planning Commission, with a report of action to be sent to the City Council. +42. Building heights for residential uses shall be subject to height limits specified in the Specific Plan, except that no building or structure, regardless of use, exceeding one story (20 feet in height) , shall be allowed within 200 feet of any perimeter property line/public street frontage. All building heights shall be measured from finished grade elevation. All other residential structures shall be limited to two stories, not to exceed 30 feet. CONAPRVL.030 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 43. Perimeter security walls shall be subject to the following standards: +A. Setback from right-of-way lines along Madison Street, Monroe Street and Airport Boulevard shall average 20 feet, except where right-of-way needs along Monroe Street shall dictate the required average width of the setback for that street. B . All wall designs, including location and materials, shall be subject to review by the Planning and Development Department. *C. Perimeter wall designs shall incorporate noise abatement requirements as set forth in the Final EIR for SP 90-015. 44. A 6-foot wide meandering sidewalk shall be constructed in the northerly, easterly, and westerly parkways and landscape setback lots of Airport Boulevard, Madison Street, and Monroe Street respectively. 45. Applicant shall provide a blanket easement that covers the entire landscaped setback lots for the purpose of a meandering public sidewalk. Landscaping Requirements 46. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped lots. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 47. The Applicant/Developer shall prepare detailed irrigation and landscaping plans for required perimeter landscaped setbacks along arterial roadways. These plans shall be coordinated with the street improvement plans for the corresponding arterials, and shall be subject to review by the Planning and Development Department, Public Works Department, Design Review Board, and Planning Commission prior to review by Coachella Valley Water District. *48. Prior to issuance of any grading permit, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during grading and site development. These shall include but not be limited to: A. The use of soil binders during any construction activities and paving of construction access roads; B . Planting of cover crop or vegetation upon graded but undeveloped portions of the site; and CONAPRVL.030 10 CONDITIONS OF APPROVAL Specific Plan 90-015 September 10, 1991 C. Provision of wind. breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirement of the Director of Public Work and Planning and Development. All construction and graded areas shall be watered at least twice daily during construction to prevent the emission of dust and blowsand . *49. Prior to the approval of building permits, the Applicant shall prepare a water conservation plan which shall include consideration of: A . Methods to minimize the consumption of water, including water saving features incorporated into the design of the structures, the use of drought tolerant and low-water usage landscaping materials, and programs to increase the effectiveness of landscape and golf course irrigation, as recommended by Coachella Valley Water District and the State Department: of Water Resources. B . Methods for maximizing groundwater recharge, including the construction of groundwater recharge facilities. C . Methods for minimizing the amount of water used for on -site irrigation, including the use of reclaimed water from sewage treatment facilities. The water energy plan shall be subject to review and acceptance by CVWD prior to final approval by the City Engineer. +50. Applicant/Developer shall submit a typical landscape plan for all golf course landscaping, which shall be designated to feature drought tolerant plant species, and the latest water conserving irrigation technology. The plan(s) shall be subject to initial review by the Design Review Board and Planning Commission, with a subsequent final review and acceptance by Coachella Valley Water district prior to landscape construction. Evidence of CVWD acceptance shall be submitted to the Planning and Development Department. Maintenance 51. Applicant shall provide an Executive Summary Maintenance Booklet for the street, landscape irrigation, perimeter wall, and drainage facilities installed in the Specific Plan area.. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the homeowner's association in planning for routine and long term maintenance. CONAPRVL.030 11 PLEASE NOTE THE STUDY SESSION BEGINS AT 3:00P.M. / 4 4a" w � x r EER MEMORANDUM OF PH-2 TO: HONORABLE CHAIRWOMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: PLANNING & DEVELOPMENT DEPARTMENT DATE: SEPTEMBER 10, 1991 SUBJECT: CONSIDERATION OF FINAL EIR AND GPA 90-031, CZ 90-056, AND SP 90-016 BACKGROUND: On August 13, 1991, this proposal was continued at the request of both the Applicant and Staff. As a result of a meeting held that same afternoon between Staff and the Applicant, there are some items which Staff would recommend to be modified from the original recommendation. As this proposal was never considered at the public hearing level, the original report has been provided as an attachment for reference. 1. Commercial Area: Staff, still recommends that there be an "even exchange" of commercial, i.e., 15 acres for 15 acres. Former evaluation of the Staff proposed commercial/residential acreage split indicates difficulty with land use compatibility and viability of the 6 acre residential site. Staffs concern is that, in designating the 21 acre site as commercial and limiting the acreage developed as such to 15 acres (through a condition of the Specific Plan), the Specific Plan may eventually become void (for whatever reason) leaving a 21 acre site developable entirely as commercial. To address this, Staff proposes the following: A. Allow the 21 acre commercial parcel by amending the land use plan on 21 acres as requested by the Applicant. B . Limit the 21 acre parcel to a net of 15 acres by amending the text of the General Plan as follows: 1.) On page VI-11 insert the following paragraph above Implementation Policy: "Subsequent to the development of this General Plan approvals of annexations and numerous development projects in the southeasterly areas of La Quinta have occurred. Some of the Special Commercial designations along Jefferson Street may be PCST.015 outdated in consideration of the market potential in the area. The mixed use category appears to be more suitable, in some instances, for the commercial needs of this area due to the large scale, higher end, master planned projects proposed. 2.) Insert new Policy 6.3.20: Policy 6.3. 20 - The 21 acres at the northwest corner of Jefferson Street and 52nd Avenue shall be limited to 15 acres of net commercial use, consistent with the intent and policies of the Mixed Commercial category. As a significant intersection heading west into La Quinta, this corner needs special design flexibility and standards. Project approvals for this site shall incorporate passive and active open spaces, housing, or various combinations to achieve the intent of this and other policies of the Mixed Commercial category. C . Amend the Applicant's land use requirement from General Commercial to Mixed Use Commercial. This category allows more design flexibility for the Applicant and City. It also allows a housing component as an element of flexibility, yet does not require such a component to be part of the project. D . Condition the Specific Plan to a minimum of 15 acres of commercial, with six acres of the site to be in useable open space (visual, passive or active), housing or other means which will accomplish the intent and purpose of the Mixed Use Commercial category. The General Plan will allow any housing component a density bonus based upon design or affordability. This solution addresses the "even exchange" issue, while providing more flexible options for development of the commercial site. It also provides potential for affordable and/or higher density housing, which in either case, will create an incremental positive effect on the jobs/housing balance and/or affordable housing issues. Although this does not require the Applicant to provide housing on -site, it is intended to encourage that end with incentives such as density and/or design bonuses. 2. Paleontology: The Applicant had some concerns relating to the required data recovery program and reimbursements from other area projects. The report provided in the EIR Appendix (as well as 90-015 and 90-017) indicates that Paleontologic conditions on this site may be similar to the overall "basin" of the ancient Lake Cahuilla Lakebed. If this is the case, other area projects will rely on this project's completed program to establish those mitigation requirements which are necessary, and this project should be reimbursed by other developments on a fair share basis for the work originally performed, which would form a technical background for the mitigation required of those developments. Staff has added some wording to allow for this, but has left it to the Applicant to propose an appropriate and acceptable method in which to accomplish reimbursement once the recovery program is initiated. PCST.015 2 3 . Access Control: An alternative condition has been prepared in the event that the Planning Commission finds it acceptable to allow turning movements other than the scenario recommended by Staff. The recommendation on this issue from Staff remains as outlined in the August 13th Staff report and in the conditions. 4. Fair -Share off -sites : Original Condition #28. B . has been revised to eliminate the fair -share improvement requirements in favor of the more "traditional" off -site requirements. However, the condition advises that a major thoroughfare improvement ordinance is being considered and that this project will be subject to exaction by filing of any subdivision map under the ordinance, if it is adopted within 60 days prior to recordation of a subdivision map. These are the major concerns discussed with the Applicant. Other minor items were addressed and changed to the satisfaction of both Staff and Landmark Land Company. Also, all items resolved and/or recommended by Staff, which are applicable, have been incorporated into the Staff reports and conditions for Specific Plan 90-015 and Specific Plan 90-017. RECOMMENDATION: 1. That the La Quinta Planning Commission, by Minute Motion recommend to the City Council certification of the Final EIR for Specific Plan 90-016, in accordance with the findings set forth in this Staff report. 2. That the La Quinta Planning Commission adopt Resolution 91- recommending to the City Council approval of General Plan Amendment 90-031, as modified by Staff'. 3. That the La Quinta Planning Commission adopt Resolution 91- , recommending to the City Council approval of Change of Zone 90-056, as modified by Staff. 4. That the La Quinta Planning Commission adopt Resolution 91- recommending to the City Council approval of Specific Plan 90-016, subject to the Conditions of Approval as recommended by Staff. Attachments: 1. Body of Staff report dated August 13, 1991 2. Revised Planning Commission Resolution 91- for General Plan Amendment 90-031 3. Revised Planning Commission Resolution 91- for Change of Zone 90-056 4. Revised Planning Commission Resolution 91- for Specific Plan 90-016, with revised Conditions of Approval PCST.015 PH-3 FILE COPY STAFF REPORT PLANNING COMMISSION MEETING T7-AGGi,t4t�,,,�7-_ DATE: AUGUST 13, 1991 PROJECT: FINAL EIR GENERAL PLAN AMENDMENT 90-031 CHANGE OF ZONE 90-056 SPECIFIC PLAN 90-016 APPLICANT: LANDMARK LAND COMPANY OF CALIFORNIA EIR CONSULTANTS: DOUGLAS WOOD & ASSOCIATES; NEWPORT BEACH ENDO ENGINEERING; EL TORO REQUEST: SPECIFIC PLAN AND LAND USE ENTITLEMENTS TO ALLOW DEVELOPMENT OF A 1208 UNIT RESIDENTIAL GOLF COURSE COMMUNITY ON 327 ACRES, TO INCLUDE A 21 ACRE COMMERCIAL SITE WITH +320, 000 SQUARE FEET OF COMMERCIAL SPACE. LOCATION: GENERALLY BOUNDED BY JEFFERSON STREET, 50TH AVENUE AND '.rHE ALL AMERICAN CANAL AND 52ND AVENUE. (SEE ATTACHMENT #1) . GENERAL PLAN LAND USE DESIGNATION: CURRENT; CITY OF LA QUINTA, LOW DENSITY RESIDENTIAL (2-4 UNITS PER ACRE) ON 312 ACRES, AND SPECIAL COMMERCIAL ON 15 ACRES. PROPOSED; CITY OF LA QUINTA, LOW DENSITY RESIDENTIAL (2-4 UNITS PER ACRE) ON 306 ACRES AND GENERAL COMMERCIAL ON 21 ACRES. GROSS DENSITY: 3.69 UNITS PER ACRE INCLUDING GOLF COURSE AND COMMERCIAL ACREAGE; 3.95 UNITS PER ACRE EXCLUDING COMMERCIAL ACREAGE EXISTING ZONING: A-1-10, R-1 C-P-S PROPOSED ZONING: R-2 & C-P-S ENVIRONMENTAL CONSIDERATIONS: A DRAFT EIR AND FINAL EIR HAVE BEEN PREPARED FOR THIS PROJECT. A NOTICE OF PREPARATION ON THE DRAFT EIR WAS CIRCULATED FOR COMMENTS ON ITS SCOPE DURING THE PERIOD OF JULY 17, 1990, TO AUGUST 22, 1990. THE DEIR ITSELF WAS SUBMITTED ON APRIL 23, 1991, AND ROUTED FOR COMMENT WITH THE NOTICE OF COMPLETION. THE SUSPENSE DATE FOR COMMENTS DUE ON THE DEIR WAS JUNE 7, 1991, PCST.005 1 WITH THE FINAL EIR (RESPONSES TO DEIR COMMENTS) INITIALLY SUBMITTED FOR REVIEW ON JULY 15, 1991. THE EIR PREPARED FOR SP 90-016 MUST BE CERTIFIED BY THE CITY COUNCIL PRIOR TO APPROVAL OF THE PROJECT, IN ACCORDANCE WITH C.E.Q.A. (A SECTION ON THE FINAL EIR FOR RECOMMENDATION TO CITY COUNCIL ON CERTIFICATION IS PROVIDED LATER IN THIS REPORT.) PROJECT BACKGROUND: The subject project was, submitted concurrently with Specific Plan 90-015 and Specific Plan 90-017, and their related cases. All three specific plans have been scheduled for tonight's agenda. Specific Plan 90-016 proposes a residential golf course community and approximately 21 acres of general commercial uses. 1208 units are proposed on 151 acres (overall 3.69 units per acre, 8.0 units per acre net density) . The commercial square footage projection from the EIR indicates 320,166 square feet of commercial space. The project golf course will "tie-in" to the approved Oak Tree West Citrus Course, west of Jefferson Street (refer to Attachment #2) . When this proposal was initially submitted, the subject property was still under County land use controls (see Attachment #3), but was located within the City of La Quinta sphere of influence, and had been additionally included into a City annexation proceeding (Annexation #5) . This annexation was subsequently approved and became effective on January 30, 1991. As a result, the County land use designations were superseded by the previously approved City land use designations, which are currently in effect. PROJECT DESCRIPTION: The proposed specific plan encompasses approximately 327 acres, of which 151 acres will be committed to establishment of 1208 residential units, 155 acres will be for golf course and related uses, and 21 acres will be commercial uses. The following applications are proposed to implement the project: 1. General Plan Amendment 90-031 - Initially, this application proposed a change from County land use designations of Residential 3A (4-2 units/acre), 3B (2-5 units/acre) and Commercial to City designations of Low Density Residential (2-4 units/acre) over 306 acres, and General Commercial on 21 acres (see Attachments #3 & W . However annexation of this property into the City of La Quinta, effective January 30, 1991, superseded the County designations in favor of the City's pre -annexation General Plan land use designations ( see Attachment #5) . As a result, Staff has amended the General Plan Amendment request to reflect these changes. The revised request is now to amend the Land Use Plan from Special Commercial to Low Density Residential on approximately 15 acres, and from Low Density Residential to General Commercial on approximately 21 acres. 2. Change of Zone 90-056 - The Applicant proposes a zone change from pre - annexation (now current) City zoning designations of R - 1 (291 acres), A-1-10 (21 acres) and C-P-S (15 acres) to R-2 (306 acres) and C-P-S (21 acres), in accordance with the proposed general plan amendment. PCST.005 2 3. Specific Plan 90-016 - As previously discussed, this specific plan proposes 1208 dwelling units on 151 acres, 155 acres of golf course and open space uses and a 21 acre commercial site with 320,166 square feet of retail and office space. The golf course will play from the existing Citrus Course Golf Clubhouse as golf holes 2-18, the initial hole being part of the Citrus Course. The only golf -related structures will be a halfway house (snack/beverage stop), two comfort stations and a maintenance facility immediately east of the existing Imperial Irrigation District substation on the north side of 52nd Avenue (see Attachment #6) . Access to the project is proposed off of Jefferson Street approximately 600 feet north of its intersection with 52nd Avenue, and from 50th Avenue approximately 2950 feet east of Jefferson Street. The Jefferson Street access is proposed to line up the 21 acre commercial site on the northwest corner of Jefferson Street and 52nd Avenue with the easterly residential portion, as shown on Attachment #6. ENVIRONMENTAL DOCUMENTATION REQUIREMENTS: Pursuant to provisions of the California Environmental Quality Act (CEQA Guidelines 15090) the lead agency is required to certify Final EIR's as being completed in compliance with CEQA, and that the decision making body of the lead agency did review and consider the information contained in the Final EIR, prior to approving the project. Because the Planning Commission as an advisory body is required to make a recommendation on the project itself, it is considered appropriate for the Commission to also make a recommendation (by Minute Motion) to the City Council on certification of the Final EIR. This section is intended to give a brief summary to the Planning Commission on the pertinent EIR information which should be considered. IMPACTS FOUND TO BE INSIGNIFICANT: The initial study prepared on this project identified general impacts which were not considered significantly adverse to the extent of requiring mitigation beyond applicable permitting requirements. Impacts to human health and risk of upset were considered insignificant based on the following: Human Health: ';l here are no anticipated impacts to human health due to project implementation. Potential for impact is minimal to negligible, as no health threatening uses/activities are proposed with the project. Risk of Upset: Risk hazards in the event of potential future accidents are not anticipated, due to the general residential commercial and open space uses proposed for the ;project. SIGNIFICANT EFFECTS DETERMINED TO BE MITIGATABLE TO A LEVEL OF NON - SIGNIFICANCE: When the City Council considers certifying the FEIR, they must review and consider making specific findings; of fact for each identified significant environmental effect (impact) , along with a brief rationale for each finding. The following significant effects were identified in the EIR: PCST.005 3 -Seismic Safety -Slopes and Erosion -Hydrology -Noise -Wildlife and Vegetation -Land Use -Population and Housing -Natural and Energy Resources -Aesthetics -Cultural and Scientific Resources -Circulation -Public Facilities and Services Findings of fact based on these impacts will be prepared for the City Council's consideration when the project is presented to them for approval. At this point, there is evidence in the record to show that the Planning Commission has considered the information in the EIR. There is no requirement in CEQA for the Commission to adopt these findings; they must be adopted by the decision making body upon certification of the Final EIR (CEQA Guidelines 15090) . UNAVOIDABLE ADVERSE IMPACTS: In conjunction with making the findings discussed above, the lead agency can not approve a project, for which an EIR has been prepared unless it has been determined that any remaining significant adverse effects found to be unavoidable, as set forth in the findings required under CEQA 15091, are acceptable due to overriding concerns. For this project, the Final EIR indicates that impacts to air quality will remain significant even with proposed mitigation measures being implemented. CEQA Section 15093 allows a lead agency to balance the benefits of a proposed project against its unavoidable environmental risks in determining whether or not to approve the project. If the benefits outweigh the environmental risks, then the adverse effect may be deemed "acceptable". If the lead agency finds this to be the case, it must state, in writing, the specific reasons to support its position based upon the Final EIR and/or any other information in the record. This is called a Statement of Overriding Considerations. Regarding this project„ such a statement will be necessary in order to allow approval. Staff will be preparing a Statement of Overriding Considerations for review by the City Council at the time the project is to be approved. Although the Planning Commission need not adopt such a statement, it is important that the Commission be aware of this necessity and acknowledge this to the City Council in their recommendation. One other important point should be made at this time. The City Council can certify the Final EIR without approving the project. Staff recommends that the following findings be made regarding the Final EIR: 1. The FEIR prepared for Specific Plan 90-016 and it's related applications has been completed in compliance with CEQA. PCST.005 4 2. The FEIR for Specific Plan 90-016 and it's related applications was presented to the Planning Commission of the lead agency and that said Planning Commission reviewed and considered the information contained in the Final EIR prior to recommending approval of the project. 3. That there are significant environmental effects which can be reasonably mitigated if the proposed project is implemented and that findings as required under Section 21081 of the Public Resources Code can and shall be made by the lead agency. 4. That impacts to air quality cannot be mitigated to a level of insignificance based upon information in the Final EIR. PROJECT ANALYSIS: This section will provide brief analysis of each application relating to major concerns. Due to the non-specific level of detail on this project, the discussions are limited to the major concerns which would guide more specific development applications (e.g. parcel maps, tract maps, plot plan, etc.) . 1. General Plan Amendment 90-031 A. Because the effective date of Annexation #5 assigned previously designated City land uses to the site, the General Plan Amendment is currently necessary to switch the current commercial designation of Special Commercial on 15 acres at the northeast corner of 52nd Avenue and Jefferson Street, to General Commercial on 21 acres at the northwest corner of that intersection. B . The General Plan describes Special Commercial as a land use category which would ultimately develop with generalized retail/office uses. The intent of this category was to allow tourist -oriented support uses during the interim development period for residential along the Jefferson Street corridor (uses such as temporary lodging, hotels, restaurants and accessory tourist) . C . The Applicant's proposed commercial site, by its specific plan definition would more commonly be associated with a general commercial center, as described in the General Commercial land use category of the La Quinta General Plan. D. Residential development pressure has created a "spillover" effect into the continuing buildout of PGA and Oak Tree West, and existing and pending approvals (including this proposal) which could result in the construction of 5,060 units in the Annexation #5 area alone, indicate that special commercial uses (as defined) may not be as appropriate as when the La Quinta General Plan was adopted. This number does not include units in PGA West or Oak Tree West. E. Regarding existing General Plan designated commercial land uses, the following breakdowns in the immediate service area exist: PCST.005 5 General Commercial - 67.5 acres Special Commercial - 110.0 acres Tourist Commercial - 65.0 acres (PGA West) Based upon population service factors in the La Quinta General Plan and square footage per acre ratios illustrated by the Applicant, the General Commercial land use along Jefferson (excluding the Applicant's request) could provide between approximately 803,580 and 1,028,700 square feet of retail/office space as commercial centers. According to the La Quints General Plan, commercial centers of 100-300,000 square feet can serve between 15-20, 000 population. Assuming this, the available general commercial land use, exclusive of other commercial categories and north La Quinta general commercial properties, could theoretically serve between 40,000 to just over 51,000. This range assumes the low acre per square feet ratio of one acre per 11,905 and assumes a commercial center site of 300,000 square feet using the more intense factors, a service population range of about 160,700 to 205,740 persons results. Although these are very rough numbers, it is clear that additional commercial acreages are not warranted under the existing General Plan at this time, given the actual market activity in La Quinta, the land uses available, and the La Quinta General Plan update which is currently in process. Additionally, although the City's maximum buildout, based on the La Quinta General Plan Housing Element has been placed at 99, 000, most of the larger projects that this number was based upon will build out at lower densities. For example, although PGA West has been approved for 5,000 units, and through tract approvals has granted 2,661 of those units, the original project area is conservatively better than half completed with only 1536 permits issued, anticipating a buildout of between 3,000 and 3,500 units. This results in a population loss of between 4,000 to 6,000 with no corresponding reduction in the original 20 acre commercial area. We should expect this trend to continue with this type of project. F. It does appear, however, that the Special Commercial category is outdated and, based on development trends along the Jefferson corridor, does not lend itself well to its original concept. As a result of this analysis, it is felt that the commercial request should be granted for 15 acres of general commercial and not 21 acres, so as not to increase the amount of current commercial acreage. G. The remaining six acres needs to be addressed regarding land use. Initially, Staff considered using the acreage, 1) as a buffer area between the commercial site and the surrounding residential properties to the north and west; 2) for parkland requirements, or; 3) retaining the existing land use of Low Density Residential for a specific six -acre area, separate from the 15-acre commercial site. In looking at the buffer concept, it was determined that a strip of land about 140 feet wide along the north and west property boundaries would provide approximately six acres. However, this brings up a number of concerns: PCST.005 6 1. As a landscaped buffer, this strip would be maintained by the Applicant/Developer unless the City required public access rights to it as a greenbelt. This could be an expensive proposition. 2. There could be public safety, liability, crime and vandalism problems involved with such a long strip (+1, 700 feet) of vacant land between the rear of a commercial use and a walled community. 3. There is currently a concern with proximity of the commercial site's Jefferson Street access (about 600 feet from the intersection); this might further reduce that spacing by at least 140 feet, (though spacing might still be retained) . 4. It would be more appropriate to institute buffered setbacks at time of precise development plans, when more specific impacts in that area come to light. On the other hand, if the City is willing to maintain such a design, it could serve as a segment for a recreational biking, hiking, and/or equestrian trails. This would serve a dual purpose in providing additional recreational opportunity and buffering land uses. The main concern with the acreage as parkland would be that the city has not studied parkland needs in this area of the City. The rural nature of the area and vicinity to the southeast, along with PGA West and Oak Tree West, and the availability of equestrian activity all lend themselves to the consideration that there may be a lesser need for parkland in this area of the City. Additionally, requiring a park of any kind in this location would not appear to be appropriate due to the lack of demand in the immediate vicinity and the given circulation and land use patterns. The remaining alternative seems the simplest and most appropriate at present; that is, to retain a six acre portion in the westerly area of the site. This would be consistent with the land use plan, and an appropriate zoning designation could be applied. This would also allow a more useable configuration for a park site if the City were to pursue land procurement in this area due to this project and others by the Applicant. 2. Change of Zone 90-056 A. The proposed change of zone from A-1-10, R-1 and C-P-S is consistent with the proposed General Plan Amendment and, to an extent, with the existing Land Use Plan. B. The current A-1-10 zoning, at the northwest corner of Jefferson Street and 52nd .Avenue is inconsistent with the underlying land use designation of Low Density Residential, while the proposed R-2 zoning, on the easterly 306 acres of the project, is inconsistent only with the Special Commercial designation on 15 acres at the northeast corner of Jefferson Street and 52nd Avenue. PCST.005 7 C. Approval of the change of zone in conjunction with the General Plan Amendment being approved would bring the zoning into consistency with the City Land Use Plan. D. As with the General Plan Amendment the commercial zoning component of 21 acres as requested by the Applicant would also be reduced to 15 acres. This would leave a six acre portion of that site in the Low Density Residential land use category. Staff feels that in order to allow consistency with other area zoning and to allow more design flexibility should this site be developed, that a zoning designation of R-2 be applied to this six acres (see Attachment #7). 3. Specific Plan 90-016 Access A. The most significant concerns with regards to the Specific Plan itself involve access, primarily at the proposed commercial site/ area intersection on Jefferson Street. This intersection is proposed at a location approximately 600 feet north of the Jefferson Street/52nd Avenue intersection. This spacing is inconsistent with the spacing requirement of 1 / 2 mile (2,600 feet) for Major Arterial intersections, as Identified in the La Quinta General Plan. B . Policy 7.5.10 of the Infrastructure Element of the La Quinta General Plan requires circulation system improvements to conform to Table VII-3 (shown at Attachment 8) . This policy was amended by General Plan Amendment 90-032 (A.G. Spanos, La Quinta Shores project) to add language allowing the City Council to modify the spacing requirements for projects meeting certain requirements which do not endanger public health and safety (see Attachment #9) . C . Although the proposed intersection could be designed to work safely, the spacing of the intersection will compromise the intent of limiting intersection access points along Jefferson Street. The viability of Washington Street as a rapid access corridor has been somewhat compromised over the past few years, even though the Washington Street Specific Plan was adopted and in effect. This leaves Jefferson Street as the last remaining north/south corridor proposed which could carry high traffic volumes in a fairly efficient manner. D. Although Policy 7.5.3 indicates a study on Jefferson Street access was to be undertaken and completed, it has not been done to date. Policy 6.5.3 also designates Jefferson Street as a Secondary Image Corridor, which would imply that certain additional considerations should be looked at, such as aesthetic impacts, traffic flow characteristics, land use, and other factors, which may serve to convey a certain image or identity for the City. E. Another concern with access is presented with the six acre remainder parcel created by reducing the 21 acre commercial site to 15 acres. This new parcel would require an access point onto 52nd Avenue when it is developed in the future. The current proposal shows a full movement access on the north side of 52nd Avenue approximately 1000 PCST.005 8 feet from the Jefferson Street/52nd Avenue intersection. The 15 acre commercial parcel and six acre residential parcel should be required to have a common access road along these boundaries, at a point approximately 360 feet east of the west property boundary of the 21 acre commercial site as proposed. This would reduce the intersection spacing to about 870 feet. Although Staff also would not recommend a full access at this point, there are a few less limiting factors along 52nd Avenue: 1. The resulting 870 feet spacing for this access is a less severe reduction in required spacing, as the General Plan minimum standard for Primary Arterials is 1200 feet. 2. Along 52nd Avenue between Jefferson Street and Washington Street (a distance of about 1.5 miles) , there will only be one other intersection (4-way to connect north and south portions of The Oak Tree West project) . This intersection is well beyond the 1200 foot spacing limit in both directions along 52nd Avenue. F . A similar joint access arrangement could be utilized for the commercial and residential land uses at the southeast corner of 52nd and Jefferson Street. These properties will undoubtedly want full access points as they are isolated at the corner by the All American Canal. G . Staff feels that the golf course access tunnel shown at Jefferson Street should be designed to accommodate pedestrian, bicycle, and cart traffic to allow non -automotive trip alternatives. This needs to be tied in to the commercial area to allow access to all project residents, with the access and design to be reviewed and approved by the Planning and Development Department at it's discretion. H. Access to the proposed maintenance facility is shown off 52nd Avenue. This access will be limited to right turn movements only (no median break) . PARKLAND A. As previously discussed, the parkland issue has not been resolved by Staff relative to park sites in this area of the City. Although the DEIR does not identify impacts to recreational opportunities or availability, some minimal impact can be anticipated which will be mitigated by fee payment or provision of parkland. Staff recommends that a condition be adopted based on the following factors: 1. The project proposes significant recreational opportunity for a limited market of users (golfers) . 2. The project is intended to primarily attract this type of market user; there will be many fewer families (and therefore children) living in this development, further reducing the need for typical park facilities. PCST.005 9 3. Past experience has shown that vacancy rates for this type of project have been historically higher than in other primary growth areas of the City, such as the Cove and north La Quints, areas. 4. La Quinta General Plan Policy 5.1.1 sets forth the use of a variable standard of between one and five acres per 1,000 population. Based on this standard range, the City should have between 11 and 56 acres of parkland based upon current population. 5. Exclusive of Lake Cahuilla, the City currently has about 47 acres of parkland, either existing or required to be provided (over 4 acres per 1,000 population) . Based on this information, it would seem appropriate to require a parkland fee based on a standard of one acre per 1,000 projected population (3.53 acres) . A condition has been prepared to provide for this. DEVELOPMENT STANDARDS: A. The standards proposed generally meet those of the R-2 zoning district. Staff recommends that height limitations be amended to be measured from finished grade rather than top of slab . B . A similar perimeter height limit to that in effect for SP 85-006 (Oak Tree West) should be employed. That limit was for no buildings exceeding one story (20 feet in height) to 'be allowed within 200 feet of any perimeter property line or public street frontage. This type of condition has been included. C . A condition has been drafted to require the Applicant to prepare a satellite employee restroom facility plan, to be reviewed by the Planning Commission as a Business Item. D . The easterly project boundary is shared by the Green Valley Ranches development, which was zoned for Equestrian Overlay in July, 1990. A condition has been recommended that will require a 20 foot buffer between the project wall and the interior street right-of-way with landscaping to be reviewed and approved by the Planning and Development Department and Design Review Board. E. All mitigation requirements as presented in the Final EIR shall be incorporated in the Conditions of Approval where appropriate along with General Plan Requirements for perimeter setbacks, acoustical mitigation, etc. FINDINGS: Findings for recommendation to City Change of Zone 90-056, and Specifi c PCST.005 10 RECOMMENDATION: 1. That the La Quinta Planning Commission, by Minute Motion recommend to the City Council certification of the Final EIR for Specific Plan 90-016, in accordance with the findings set forth in this Staff report. 2. That the La Quinta Planning Commission adopt Resolution 91- , recommending to the City Council approval of General Plan Amendment 90-031, as modified by Staff. 3. That the La Quinta Planning Commission adopt Resolution 91- , recommending to the City Council approval of Change of Zone 90-056, as modified by Staff. 4. That the La Quinta Planning Commission adopt Resolution 91- , recommending to the City Council approval of Specific Plan 90-016, as modified by Staff. Attachments: 1. Location map 2. Citrus and Grove Course layout 3. County Land Use (superseded) 4. Proposed land use 5. Existing land use (City) 6. Proposed land use plan; SP 90-016 7. Staff recommended zoning S. Excerpt from La Quinta General Plan: minimum street design standards 9. Text of Amendment to Policy 7.5 A of the La Quina General Plan PCST.005 11 TOURNAMENT 419 670 224 467 378 454 182 581 377 3652 386 418 375 1163 567 427 136 538 473 3483 7135 CHAMPIONSHIP 379 495 189 440 359 392 166 540 353 3313 372 379 351 145 517 358 107 613 422 3164 6477 REGULAR 340 456 155 355 351 376 142 517 340 3032 350 354 335 114 506 308 87 481 366 2900 5932 WOMEN'S 287 418 104 315 326 319 99 450 288 2606 314 280 290194 435 277 74 4141322 25M 5106 HOLE NUMBER 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 PAR a 5 3 4 4 4 3 5 a 36 a 1 4 a 3 5 a 3 5 4 36 72 HANDICAP 9 11 7 i 15 1 3 113 1 5 17 1161 4 14 12 10 8 18 v 2 estrus G'ourse A 000e bourse %6 CITRUS COURSE AhT^cH1,1am- 42 Proposed TOURNAMENT 1360 428 144 427 580 200 446 495 343 3423 467 535 215 360 447 405 525 175 454 3583 7006 CHAMPIONSHIP 343 400 120 410 5M 170 420 453 327 3173 442 500 183 336 423 382 495 150 423 3334 6507 REGULAR 1327 377 110 387 493 160 403 427 307 2981 415,480 163.320 405 357 472 133'393 3138 6119 WOMEN'S 303 352 92 363 468 128 380 400 287 2773 3901463 123 293 383 330 445 11W373 2910 5683 HOLE NUMBER 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 PAR 4 4 3 4 5 3 4 5 4 36 4 5 3 4 4 4 5 3 4[!� HANDICAP GROVE COURSE Ism M rvmw. a Tw na. s rwr a " d �' W %ems as c�Oeov v v aw►.t wo at iw rt�wuarrawe.no L)0tgla$ VIKXX] OL r»xadWb.� RESIDEWIAL 25 CCTY OF LA OUINTA LOW DEtaSiTY RESDEN'TU1L RESIDENTIAL 28 10 RESIDENTIAL 3A R SSE.-?n L 3A. CITY OF LA OUINTA COMMERCIAL I' FLOW DENSITY RESIDENTIAL I IM I swam vE NUE S? 1K0U6 tJiQ umri ra nCJrt la000 Mars G'TY OF LA C-"_ETA CO!J.�:;+CUI1 RE£JL_''ti'TIf: 23 1193CO IL s nsaoo Arts SFEi.L:L CC,HKER A I • I DaCs+/�I wTr 010 Aim i ILM Acqu ow man sesco ft 1302C33 ?MAL ■7D71 Acm SOUiCEL NDI M M LAND 00 OF C/LLJFOFt " W- existing General Plan rLT7 Designations - Amoa 7' ����- /991 FEl .SPECIFIC PLAN 90-016 = ,4TTi9GHmr1vr 3 II - 6 Douglas Wood & Associates.. SOURML u DMAM LAW co of CALo W, Proposed General Plan 7L77 10 Designations FIGURE 3 SPECIFIC PLAN 90-016 - - Douglas Wood & Associates, Existing General Plan �""��"'� Designations - E'Fr9cw7v,C 1/�VEj q1 SPECIFIC PLAN 90-016 ArrAumgvr 5 Douglas mood & Associates.,, I Maer WADI �I � IIIIII awcaml ?- 0 ' I a w KOO(M 0 ocsar'w 1 �� ► otsmtw++r 0 .+t LEGEND weert vuw der ._._ LOC&.W,ATJSTKV aroos onan. n r oven al Rs/o•rn,. •oa•t� Ian OOrs/� rw.ar a inaov e/ orsw •ua� an ?Mr wo s awa -COLD" nw oa.acr. ra !/A wal POCK KM YOWDYn •Cowm SOL ROE LANDMAM LAND GD OF CAUFORHUk W.. Proposed Land Use Plan ri �1U) SPECIFIC PLAN! 90-016 /�7r,i0*M9/W— *j�, I I-12 L)ouOas Wood & Associates W.fML NDU" LAND oo CF GAL"M . W STAFF RECOMMENDED I m = • Proposed Zoning 7L77 SPECIFIC FLAN 90-016 -- -- ,ArT��N i EXHIBIT "Bn r GENERAL PLAN AMENDMENT 90-032 CIRCULATION POLICIES Amendment to policy 7.5.10 under Street Standards, -by adding the following sentences: "Provided however, the City Council may modify the median breaks/intersection spacing requirements set forth in Table VII-3 in connection with large scale projects (including mixed use projects) consisting of (a) 100 or more acres and (b) containing at least (1) 100 or more single-family detached dwellings or (11) 250 or more multi -family dwelling units if such modification does not endanger the public health and safety." ,QnACWr9 PLANNING COMMISSION RESOLUTION 91- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT 90-031 CASE NO. GPA 90-031 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the loth day of September, 1991, hold a duly notice Public Hearing continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, to consider the request of Landmark Land Company of California for a General Plan Amendment from Special Commercial to Low Density Residential on +15 acres, and from Low Density Residential to General Commercial on +21 acres generally described as bordered by 50th Avenue on the north, 52nd Avenue on the south, the All American Canal on the east and Jefferson Street to the west, more particularly described as: BEING A PORTION OF SECTION 4, T.6.S., R.7.E., AND A PORTION OF THE SOUTHEAST 1 /4 OF THE SOUTHEAST 1/4 OF SECTION 5, T.6.S., R.7.3., S.B.B.M. WHEREAS, said General Plan Amendment request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended), and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify- the recommendation for approval of said General Plan Amendment. 1. The proposed General Plan Amendment, as requested, is inconsistent with the goals and policies of the La Quinta General Plan in that a designation of General Commercial does not effect the intent of commercial land uses in the La Quinta General Plan. 2. The Staff recommended General Plan Amendment is consistent with the La Quinta General Plan and the Land Use Plan. 3. The proposed Staff' recommended land use designations and text amendments are consistent and compatible with surrounding land use and zoning designations along with approval of Change of Zone 90-056 as recommended by Staff . RESOPC.032 1 4. Approval of this proposal will not result in a significant adverse impact on the environment, due to mitigation measures contained in the EIR which will be incorporated into the approval conditions for Specific Plan 90-016, except where overriding considerations are recognized in conjunction with the Final EIR prepared as part of this proposal. 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 certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report at the project. 3. That it does hereby recommend to the City Council denial of General Plan Amendment 90-031 as submitted and approval of General Plan Amendment 90- 031 (Staff recommendation) for the reasons set forth in this Resolution as illustrated in the map labeled Exhibit "A", and text amendment ( Exhibit "B" attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this loth day of September, 1991, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.032 EXHIBIT A STAFF RECOMMENDATION GENERAL PLAN AMENDMENT #90-031 APPLICANT: LANDMARK LAND CO. PLANNING COMMISSION RESOLUTION #91- 1�xgta i r *4e ,i C7 p0A 0 9©- 03 l ]..) On page Vl-•11 insert the following paragraph above Implementation Policy: "Subsequent to the development of this General Plan approvals of annexations, and numerous development projects in the southeasterly areas of La. Quinta have occurred. Some of the Special Commercial designations along Jefferson Street may be outdated in consideration of the market potential in the area. The mixed use category appears to be more suitable, in some instances, for the commercial needs of this area due to the large scale, higher end, master planned projects proposed. 2.) Insert new Policy 6.3. 20: Policy 6.3.20 - The 21 acres at the northwest corner of Jefferson Street and 52nd Avenue shall be limited to 15 acres of net commercial use, consistent with the intent and policies of the Mixed Commercial category. As a significant intersection heading west into La Quinta, this corner needs special design flexibility and standards. Project approvals for this site shall incorporate pa:asive and active open spaces, housing, or various combinations to achieve the intent of this and other policies of the Mixed Commercial category. PLANNING COMMISSION RESOLUTION 91- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF CHANGE OF ZONE 90- 056 CASE NO. CZ 90-056 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the loth day of September, 1991, hold a duly notice Public Hearing continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, to consider the request of Landmark Land Company of California for a Change of Zone from R-1 to R-2 on +291 acres, from C-P-S to R-2 on +15 acres and from A-1- 10 to C-P-S on +21 acres generally described as bordered by 50th Avenue on the north, 52nd Avenue on the south, the All American Canal on the east and Jefferson Street to the west, more particularly described as: BEING A PORTION OF SECTION 4, T.6. S. , R. 7. E. , AND A PORTION OF THE SOUTHEAST 1 /4 OF THE SOUTHEAST 1/4 OF SECTION 5, T.6.S., R.7.3., S.B.B.M. WHEREAS, said Change of Zone request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended) , and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. 1. The proposed Change of Zone is consistent with the La Quinta General Plan and the Land Use Plan, in accordance with the Staff recommended amendment for GPA 90-031. 2. The proposed Staff recommended zoning is consistent and compatible with surrounding land use and zoning designations. 3. Approval of this proposal will not result in a significant adverse impact on the environment, due to mitigation measures contained in the EIR which will be incorporated into the approval conditions for Specific Plan 90-016, except where overriding considerations are recognized in conjunction with the Final EIR prepared as part of this proposal. 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; nsoPC.031 1 2. That it does hereby recommend certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report at the project. 3. That it does hereby recommend to the City Council approval of Change of Zone 90-056 for the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit "Aft, attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this loth day of September, 1991, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPc.031 EXHIBIT A STAFF RECOMMENDATION CHANGE OF ZONE #90-056 APPLICANT: LANDMARK LAND CO. PLANNING COMMISSION RESOLUTION #91- PLANNING COMMISSION RESOLUTION 91- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL, WITH CONDITIONS, OF SPECIFIC PLAN 90- 016 FOR CERTAIN PROPERTY IN THE CITY OF LA QUINTA. CASE NO. SP 90-016 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did on the loth day of September, 1991, continued from regular meetings of June 25, 1991, July 9, 1991, July 213, 1991, and August 13, 1991, hold a duly noticed Public Hearing to consider the request of Landmark Land Company of California for a 327 acre mixed use project, consisting of 1208 residential units, 155 acres of golf course/open space, and 21 acres of general retail commercial space on a site generally bounded by 50th Avenue on the north, 52nd Avenue on the south, Jefferson Street on the west, and the All American Canal on the east, more specifically described. as: BEING A PORTION OF SECTION 4, T.6.S., R.7.E. AND A PORTION OF THE SOUTHEAST 1 /4 OF THE SOUTHEAST 1/4 OF SECTION 5, T.6.S., R.7.E., S.B.B.M. WHEREAS, said Specific Plan request has complied with the requirements of the California Environmental Quality Act of 1970, (as amended) , and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed. a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, mitigation of various physical impacts have been identified in the Final EIR prepared for the project and incorporated into the approval conditions for Specific Plan 90-016, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at: said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. 1. The proposed Specific Plan, as amended by the Staff recommendation for General Plan Amendment 90-031 and Change of Zone 90-056, is consistent with the goals and policies of the La Quinta General Plan and adopted Specific Plan. 2. The Specific Plan, as amended, is compatible with the existing and anticipated area development as conditioned. 3. The project will be provided with adequate utilities and public services to ensure public health and safety. RESOPC.030 4. Adherence to the mitigation measures identified in the Final EIR, which have been incorporated into the Conditions of Approval, will ensure that all identified significant impacts will be reduced to levels of non -significance, with the exception of impacts to the quality, for which Statements of Overriding Considerations will be adopted by the La Quinta City Council. 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 certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report on the project. 3. That it does hereby recommend to the City Council approval of the above - described Specific Plan request for the reasons set forth in this Resolution, and subject to the Conditions of Approval attached as Exhibit "A" . PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this loth day of September, 1991, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.030 PLANNING COMMISSION RESOLUTION 91- EXHIBIT 'A' CONDITIONS OF APPROVAL - PROPOSED SPECIFIC PLAN 90-0116 - LANDMARK LAND COMPANY SEPTEMBER 10, 1991 * Mitigation Measure of Final EIR for SP 90-016 GENERAL CONDITIONS The development shall comply with Exhibit "A", the Specific Plan for Specific Plan 90-016, the Final EIR and the following conditions, which shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 2. Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans shall be approved by the Planning and Development Department prior to issuance of a building permit. 3. Prior to issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following agencies: - City Fire Marshal - City of La Quint.a Public Works Department - Planning and Development Department - Building and Safety Department - Coachella Valley Water District - Desert Sands Unified School District - Coachella Valley Unified School District - Imperial Irrigation District - Riverside County Department of Transportation 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. 5. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. 6. Prior to any initial :final tract map approval, the Applicant/Developer shall prepare a overall plan for the provision of comfort station locations for maintenance employees. This plan shall indicate station locations and design parameters and standards, and shall be subject to review by the Planning and Development Department. Said plan or program shall indicate methods of providing such facilities, the parties responsible for so doing, and means for enforcement of procedures set forth in the plan or program. CONAPRVL.024 1 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 7. The Planning Commission shall conduct annual reviews of this Specific Plan. During each annual review by the Commission, the Developer/Applicant shall be required to demonstrate good faith compliance with the terms of the Specific Plan. The Applicant/Developer of this project hereby agrees to furnish such evidence of compliance as the City, in the exercise of its reasonable discretion, may require. Evidence of good faith compliance may include, but shall not necessarily be limited to, good faith progress towards implementation of and compliance with the requirements of the Specific Plan. Upon conclusion of the annual review, the Commission and may set a future review date at their discretion. 8. Applicant/Developer. shall submit a revised Specific Plan document showing the following: A. Change of land use designation for commercial acreage. B . Revisions to appropriate text and exhibits for general plan and zoning designations, acreage figures, restrictions on commercial site, etc. C . Change building heights from top of slab to finish grade. D . The revised document shall be submitted prior to any permit approvals for the project. 9. The Applicant/Developer shall submit an off -site improvements and on -site buildout phasing schedule and map at time of the first request to approve a final tract or parcel map. This schedule and map shall be subject to review and acceptance by the Public Works Department. 10. Applicant shall have recorded the Kaylon Street vacation (SV 91-017) prior to proceeding with any development activity such as grading or subdivision mapping. ENVIRONMENTAL *11. All adopted mitigation measures, as recommended in the Draft/Final EIR, shall be incorporated into all future project approvals relating to SP 90-016 where applicable and/or feasible. It is understood that certain measures will not be applicable to certain site specific proposals, however, all development within the Specific Plan area shall be verified as in conformance with said Specific Plan and the mitigation adopted within the Draft/Final EIR. The Specific Plan Draft and Final EIR shall be used in the review of all project proposals in the SP 90- 016 area. Said mitigation measures are hereby incorporated into these conditions by reference. *12. Prior to any site disturbance, the Applicant/Developer shall undertake a pre - development data recovery program, supervised by a qualified archaeologist, who shall also be required to monitor all future grading operations. CONAPRVL.024 2 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 Paleontological monitoring of grading shall be required for cuts made during construction activity. Full time monitoring is required, given the ubiquitous distribution of paleoniological remains on the project site. The mitigating shall be done under the supervision of a qualified vertebrate paleontologist knowledgeable in both paleontological and archaeological sampling techniques . If the program is undertaken in a manner which indicates that similar conditions exist in the general vicinity, the City may consider requiring a fee from other area developers to partially reimburse the Applicant for costs associated with the initial program The Developer may submit a proposed program for reimbursement along with the recovery program, demonstrating the areas which would have applicable recovery characteristics. If the Applicant / Developer initiates this program for either SP 90-015 or 90-017, then this condition becomes inapplicable, relative to reimbursement to this project. This program shall include a report identifying contact personnel who will be working on -site, the proposed time schedule for grading monitoring, the qualifications of the persons assigned to do such monitoring and the method to be used in reporting on compliance to the City. This report shall be approved by the City prior to the Developer authorizing any work on the program itself. *13. Applicant/Developer shall work with Waste Management of the Desert to implement provisions of AB 939 and AB 1462. The Applicant/Developer is required to work with Waste Management in setting up the following programs for this project: A. Developer shall prepare a plan to provide enlarged trash enclosures for inclusion of separate facilities for storage of recyclables such as glass, plastics, newsprint and aluminum cans. B . Developer shall provide proper on -site storage facilities within the project for green wastes associated with golf course and common area maintenance. Compostable materials shall be stored for pick-up by Waste Management, or an authorized hauler for transport to an appropriate facility . C . The Developer shall work with Waste Management towards establishment of a recycling center within the acres commercial site. D . Curbside recyc'.sng service shall be provided in areas where no centralized trash/recycling, bins are provided or utilized. CONAPRVL.024 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 PUBLIC SERVICES/UTILITIES/RESOURCES City Fire Marshal: 14. All water mains and fire hydrants providing the required fire flows shall be constructed in accordance with the City Fire Code in effect at the time of development. 15. The level of service required for this project should be aligned with the criteria for Category II -Urban as outlined in the Fire Protection Master Plan and as follows: A. Fire station located within three miles B. Receipt of full "first alarm" assignment within 15 minutes. Impacts to the Fire Department are generally due to the increased number of emergency and public service calls generated by additional buildings and human population. A fiscal analysis for this project shall be prepared to identify a funding source to mitigate any impacts associated with any capital costs and the annual operating costs necessary for an increased level of service. The analysis shall include consideration of the applicant's other proposals (SP 90-015 & SP 90-017) as well as existing and approved area projects. Said analysis shall be subject to review and approval by the Riverside County Fire Department and the City of La quinta. Coachella Valley Water District 16. Specific Plan 90-016 is within Improvement District No. 1 of the Coachella Valley Water District (CVW:D) for irrigation water service. Water from the Coachella Canal is available to the area. The Developer shall use this water for golf course and landscape irrigation. During project development all irrigation facilities shall be designated to utilize reclaimed water sources when such sources become available. *17. Applicant/Developer shall utilize alternative methods to use of water for dust control purposes, such as soil binders and ground covers (required in these conditions) in order to further conserve water resources. Electric Utilities 18. All existing and proposed electric power lines with 12,500 volts or less, which are adjacent to the proposed site or on -site, shall be installed in underground facilities. CONAPRV1.024 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 Schools *19. Impacts shall be mitigated in accordance with the provisions of AB 1600, Section 53080 and 65995 of the Government Code or the then existing legislation and/or local ordinances adopted pursuant thereto or any applicable Mitigation Agreement entered into by the Developer and the District. In addition, the City, Developer and the Coachella Valley Unified School District shall cooperate in exploring alternatives to provide lands or facilities to the District, through joint use agreements, dedications, or Mello -Roos District formation. 7R pe-reation *20. Applicant/Developer shall pay a parkland mitigation fee based upon a requirement of 3.53 acres, as determined based upon the La Quinta General Plan standards and the analysis in the Staff report for SP 90-016. Determination of this fee shall be accomplished as set forth in Section 13.24.030. B. of the La Quinta Subdivision Ordinance. Traffic / Circulation Improvements *21. Applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, and as required by the City Engineer, as follows: A. Jefferson Street - Major Arterial, 60-foot half width except near the Avenue 52 intersection where the half width shall vary from 60 to 71 feet for a transition distance up to 500 feet in length to accommodate congruent width at the intersection for the north -to -west bound dual left turn lanes and through -lane alignment; B . Avenue 50 - Primary Arterial, 50-foot half width; C . Avenue 52 - Primary Arterial, 55-foot half width; The public right of way shall be dedicated by grant deed within 180 days following City Council approval of the Specific Plan. 22. The on -site private streets shall be constructed in 37-foot wide access easements granted to the homeowner's association. 23. Improved landscaped setback lots of noted width adjacent to the following street right of ways shall be constructed with the adjusted street improvements as follows: A. Jefferson Street, 20-feet wide; B. Avenue 50, 20•-feet wide. C. Avenue 52, 20-feet wide. CONAPRVL.024 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 24. Vehicle access rights to Jefferson Street, Avenue 50 and 52 shall be vacated except for the two residential access streets and the two commercial access driveways into the commercial area and the maintenance facility shown on the Circulation Plan in the Specific Plan. 25. Turning movements of traffic accessing the residential and commercial Specific Plan areas from adjoining public streets shall be as follows: A. Jefferson Street 1. Residential Area Main Gate - right turn in and out only. 2. Commercial Area Driveway - right turn in and out only. B . 50th Avenue 1. Residential Secondary Gate - full turning movements. C. 52nd Avenue 1. Commercial Area Driveway - right turn in and out only. D . Maintenance ]Facility Location 1. Entry drive - right turn in and out only. 26. The median island on Jefferson Street shall have no opening in it to permit vehicular left turn movements into or out of the Specific Plan areas where the residential main gate and the commercial area driveway intersect Jefferson Street. The access location into the commercial area on Avenue 52 shall be not less than 870 feet from the Jefferson Street centerline. The access location into the commercial area on Jefferson Street shall be not less than 640 feet from the Avenue 52 centerline. The access location into the residential secondary gate on Avenue 50 shall be not less than 2600 feet from the Jefferson Street centerline. *27. Bus turnouts and bus waiting shelters shall be provided on Jefferson Street, 52nd Avenue, and 50th Avenue as requested by Sunline Transit when street improvements are installed. Street improvement plans shall be reviewed by Sunline Transit Agency prior to final City approval. *28. All street improvements shall be installed in accordance with the General Plan, the La Quinta Municipal Code, adopted Standard Drawings, City Engineer's requirements and shall include all appurtenant components required by same. CONAPRVL.024 6 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 Miscellaneous incidental improvements and enhancements to existing improvements where joined by the new improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with city standards and practices. This includes tapered off -site street transitions that extend beyond specific plan area boundaries and join the widened and existing; street sections. The on -site street improvements shall be phased in a manner that is consistent with on -site and off -site subdivision maps and internal circulation needs of the specific plan area. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: A. ON -SITE STREETS 1. All private local streets - full width Local Street, 36 feet wide between curb faces; 2. Entry streets - divided street, 20 feet wide between curb faces for each roadway. B . OFF -SITE STREETS - The City is contemplating adoption of a major thoroughfare improvement ordinance which is intended to distribute the improvement cost of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is subdivided or developed for beneficial use. If the ordinance is adopted, all land division maps within this project shall be subject to exaction by said ordinance, provided the ordinance is adopted 60 days prior to recordation of the map. If in the event, the major thoroughfare improvement ordinance is not adopted, the off -site street improvements for this project shall be as follows: 1. Jefferson 'Street (portion contiguous to specific plan boundary) - Half -width Major Arterial street improvements, plus extra width at Avenue 52 intersection. 2. Avenue 50 (portion contiguous to specific plan boundary) - Half - width Primary Arterial street improvements, 100-foot right of way option. 3. Avenue 52 (portion contiguous to specific plan boundary) - Half - width Primary Arterial street improvements, 110-foot right of way option. CONAPRVL.024 7 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 29. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. *30. The golf cart tunnel at Jefferson Street shall allow multiple modes of travel (i.e., pedestrian, bicycle, golf cart traffic) in order to provide alternative means of transportation. The Applicant shall also provide an overall plan showing provisions to allow these modes of travel for the entire Specific Plan area. This plan may utilize combinations of golf cart paths, pedestrian walks, bikeways, etc., to achieve this. These systems shall also be designed to provide access to the commercial site via the golf cart tunnel under Jefferson Street. These systems shall not be designed to cross Jefferson Street at grade. The plan must be submitted at time of the initial tract map submittal, for review by the Planning Commission. HYDROLOGY/GRADING/DUST CONTROL *31. All project grading shall be done in a manner that permits storm flow in excess of the retention basin capacity to flow out of the project through designated emergency overflow outlets and into the historic drainage relief route. Similarly, the project shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. *32. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basins or other approved retention areas on the golf course. The maximum water depth for any retention area shall not exceed six feet; basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless Applicant provides site -specific data that indicates otherwise. Other requirements include, but are not limited to permanent irrigation improvements, landscape plants and materials, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of any public street contiguous to the site. *33. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with any rough grading plan in the specific plan area. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. *34. Prior to the issuance of grading permits, the Applicant shall submit a comprehensive blowing dust and sand mitigation plan on the entire site to the Planning and Development Department for review and approval. This plan shall include, but not to be limited to, consideration of the following means to CONAPRVL.024 8 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 minimize blowing sand and dust: implementation of Uniform Building Code requirements, development phasing, retention of existing trees, cultivation of interim groundcover or crops, the conservative use of water trucks and sprinkler systems and use of soil binders. *35. Applicant is encouraged to maintain all land within the project boundaries in agricultural status until such land is graded for development, provided that such agricultural production is economically feasible. In the event said undeveloped land is not continued or placed in agricultural production, Applicant shall plan and maintain said land in appropriate ground cover to prevent dust and erosion and to provide an aesthetically pleasing environment. 36. Applicant shall retain a California registered civil engineer, or designate one who is on Applicant's staff, to exercise sufficient supervision and quality control during construction of the project grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: A . The engineer shall sign and seal a statement placed on the "as built" plans that says "all (grading and grades) (improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". B . Prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each lot in the tract, state the pad elevation approved on the grading plan, the as built elevation, and 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. C . Provide to the City Engineer a signed set of "as built" reproducible drawings of the site grading and all improvements installed by the Applicant. *37. The Applicant shall be required, through grading permit approvals, to adhere to all requirements, as applicable, which are set forth in the 1990 SIP for PM 10 in the Coachella Malley. All grading plan submittals shall be shown to be in compliance with said plan. CONAPRVL.024 9 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 LAND USE 38. The commercial site, as proposed by the Specific Plan, shall be limited to 15 acres of net commercial development. The remaining six acres of this site shall be developed as passive, visual or active open space, housing, or a combination of these and other non-commercial uses. Plot plan approvals submitted for this site shall detail these proposals and adequately depict the plans compliance with the intent of this condition. 39. No drive -through facilities (except for medical uses) shall be permitted within the 15 acre commercial site for SP 90-016. 40. Plot Plan or Conditional Use Permit applications, as deemed necessary by C-P-S Zone requirements, shall be processed for the commercial site as deemed necessary by the Planning and Development Department at time of submittal for site plan review ( see also 39 above) . 41. Street dedications, bikeways, easements, improvements, landscaping with permanent irrigation system and screening, etc., to satisfaction of City, shall be provided by Applicant/Developer for any site(s) where dedication of land for public utilities and/or facilities is required. 42. Any proposed entry gates shall be subject to separate plot plan reviews to insure adequate stacking/queuing space, fire access, etc. Plans including guard houses or similar structures will also be subject to Design Review Board approval. 43. Separate Plot Plan review of the maintenance facility site shall be required before the Design Review Board and Planning Commission, with a report of action to be sent to the City Council. 44. Building heights for residential uses shall be subject to height limits specified in the Specific Plan, except that no building or structure, regardless of use, exceeding one story (20 feet in height), shall be allowed within 200 feet of any perimeter property line/public street frontage. All building heights shall be measured from finished grade elevation. 45. Perimeter security walls shall be subject to the following standards: A. Setback from right-of-way lines along Jefferson Street, 52nd Avenue and 50th Avenue shall average 20 feet. B. All wall designs, including location and materials, shall be subject t0 review by the Planning and Development Department. *C. Perimeter wall designs shall incorporate noise abatement requirements as set forth in the Final EIR for SP 90-016. CONAPRVL.024 10 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 46. Applicant shall construct an eight -foot wide meandering bike path in the easterly parkway of .Jefferson Street and landscaped setback lot in lieu of the standard six-foot wide sidewalk. A 6-foot wide meandering sidewalk shall be constructed in the southerly and northerly parkways and landscape setback lots of Avenues 50 and 52 respectively. 47. Applicant shall provide a blanket easement that covers the entire landscaped setback lots for the purpose of a meandering public sidewalk. 48. A minimum 10 foot minimum average landscaped setback shall be required along the 2604 foot easterly boundary of the site, adjacent to Green Valley Ranches, to buffer potential impacts due to the existing Equestrian Overlay zoning in that project. Landscape design and overall layout of this buffer area shall be subject to review by -the Design Review Board. Future tract maps in this area shall be required to prepare disclosure statements to homeowners regarding the proximity of equestrian uses to their property. Landscaping Requirements 49. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped lots. The plans and proposed landscaping improvements shall "be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 50. The Applicant/Developer shall prepare detailed irrigation and landscaping plans for required perimeter landscaped setbacks along arterial roadways. These plans shall be coordinated with the street improvement plans for the corresponding arterials, and shall be subject to review by the Planning and Development Department, Public Works Department, Design Review Board, and Planning Commission prior to review by Coachella Valley Water District. *51. Prior to issuance of any grading permit, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during grading and site development. These shall include but not be limited to: A. The use of soil binders during any construction activities and paving of construction access roads; B . Planting of cover crop or vegetation upon graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirement of the Director of Public Work and Planning and Development. All construction and graded areas shall CONAPRVL.024 11 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 be watered at least twice daily during construction to prevent the emission of dust and blowsand. 52. Prior to the approval of building permits, the Applicant shall prepare a water conservation plan which shall include consideration of: A . Methods to minimize the consumption of water, including water saving features incorporated into the design of the structures, the use of drought tolerant and low-water usage landscaping materials, and programs to increase the effectiveness of landscape and golf course irrigation, as recommended by Coachella Valley Water District and the State Department of Water Resources. B . Methods for maximizing groundwater recharge, including the construction of groundwater recharge facilities. C . Methods for minimizing the amount of water used for on -site irrigation, including the use of reclaimed water from sewage treatment facilities. The water energy plan shall be subject to review and acceptance by CVWD prior to final approval by the City Engineer. Maintenance 53. In the C . C . & R's for the land division within the specific plan area, the Applicant shall place responsibility on the homeowner's association to pay its fair share of the cost to design and construct traffic signals at the following locations when they are warranted: A. Avenue 50 at Secondary Gate: up to 100% fair share responsibility; 54. Applicant shall provide an Executive Summary Maintenance Booklet for the street, landscape irrigation, perimeter wall, and drainage facilities installed in the Specific Plan area. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the homeowner's association in planning for routine and long term maintenance. CONAPRVL.024 12 PLANNING COMMISSION RESOLUTION 91-026 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT 90-031 CASE NO. GPA 90-031 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 10th day of September, 1991, hold a duly notice Public Hearing continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, to consider the request of Landmark Land Company of California for a General Plan Amendment from Special Commercial to Low Density Residential on +15 acres, and from Low Density Residential to General Commercial on +21 acres generally described as bordered by 50th Avenue on the north, 52nd Avenue on the south, the All American Canal on the east and Jefferson Street to the west, more particularly described as: BEING A PORTION OF SECTION 4, T . 6. S . , R . 7. E . , AND A PORTION OF THE SOUTHEAST 1 /4 OF THE SOUTHEAST 1/4 OF SECTION 5, T.6.S., R.7.3., S.B.B.M. WHEREAS, said General Plan Amendment request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended), and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said General Plan Amendment. 1. The proposed General Plan Amendment, as requested, is inconsistent with the goals and policies of the La Quinta General Plan in that a designation of General Commercial does not effect the intent of commercial land uses in the La Quinta General Plan. 2. The Staff recommended General Plan Amendment is consistent with the La Quinta General Plan and the Land Use Plan. 3. The proposed Staff :recommended land use designations and text amendments are consistent and. compatible with surrounding land use and zoning designations along with approval of Change of Zone 90-056 as recommended by Staff. RESOPC.03a 4. Approval of this proposal will not result in a significant adverse impact on the environment, due to mitigation measures contained in the EIR which will be incorporated into the approval conditions for Specific Plan 90-016, except where overriding considerations are recognized in conjunction with the Final EIR prepared as part of this proposal. 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 certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report at the project.. 3. That it does hereby recommend to the City Council denial of General Plan Amendment 90-031 as submitted and approval of General Plan Amendment 90- 031 (Staff recommendation) for the reasons set forth in this Resolution as illustrated in the map labeled Exhibit "A", and text amendment ( Exhibit "B" attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of September, 1991, by the following vote, to wit: AYES: Commissioners Mosher, ]Ladner, Ellson, Marrs, Chairwoman Barrows NOES: None ABSENT: None ABSTAIN: None KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning; Director City of La Quinta, California RESOPC.032 PLANNING COMMISSION RESOLUTION 91-027 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF CHANGE OF ZONE 90- 056 CASE NO. CZ 90-056 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the loth day of September, 1991, hold a duly notice Public Hearing continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, to consider the request of Landmark Land Company of California for a Change of Zone from R-1 to R-2 on +291 acres, from C-P-S to R-2 on +15 acres and from A-1- 10 to C-P-S on +21 acres generally described as bordered by 50th Avenue on the north, 52nd Avenue on the south, the All American Canal on the east and Jefferson Street to the west, more particularly described as: BEING A PORTION OF SECTION 4, T. 6. S . , R. 7. E. , AND A PORTION OF THE SOUTHEAST 1 /4 OF THE SOUTHEAST 1/4 OF SECTION 5, T.6.S., R.7.3., S.B.B.M. WHEREAS, said Change of Zone request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended), and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. 1. The proposed Change of Zone is consistent with the La Quinta General Plan and the Land Use Plan, in accordance with the Staff recommended amendment for GPA 90-031. 2. The proposed Staff recommended zoning is consistent and compatible with surrounding land use and zoning designations. 3. Approval of this proposal will not result in a significant adverse impact on the environment, due to mitigation measures contained in the EIR which will be incorporated into the approval conditions for Specific Plan 90-016, except where overriding considerations are recognized in conjunction with the Final EIR prepared as part of this proposal. 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; RESOPC.031 2. That it does hereby recommend certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report at the project. 3. That it does hereby recommend to the City Council approval of Change of Zone 90-056 for the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit "A", attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this loth day of September, 1991, by the following vote, to wit: AYES: Commissioners Mosher, Ladner, Ellson, Marrs, Chairwoman Barrows NOES: None ABSENT: None ABSTAIN: None KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning; Director City of La Quinta, California REsopc.031 2 PLANNING COMMISSION RESOLUTION 91-028 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL, WITH CONDITIONS, OF SPECIFIC PLAN 90- 016 FOR CERTAIN PROPERTY IN THE CITY OF LA QUINTA . CASE NO. SP 90-016 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did on the loth day of September, 1991, continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, hold a duly noticed Public Hearing to consider the request of Landmark Land Company of California for a 327 acre mixed use project, consisting of 1208 residential units, 155 acres of golf course/open space, and 2:1 acres of general retail commercial space on a site generally bounded by 50th Avenue on the north, 52nd Avenue on the south, Jefferson Street on the west, and the All American Canal on the east, more specifically described as: BEING A PORTION OF SECTION 4, T.6.S., R.7.E. AND A PORTION OF THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 5, T.6.S., R.7.E., S.B.B.M. WHEREAS, said Specific Plan request has complied with the requirements of the California Environmental Quality Act of 1970, (as amended) , and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, mitigation of various physical impacts have been identified in the Final EIR prepared for the project and incorporated into the approval conditions for Specific Plan 90-016, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. 1. The proposed Specific Plan, as amended by the Staff recommendation for General Plan Amendment 90-031 and Change of Zone 90-056, is consistent with the goals and policies of the La Quinta General Plan and adopted Specific Plan. 2. The Specific Plan, as amended, is compatible with the existing and anticipated area development as conditioned. 3. The project will be provided with adequate utilities and public services to ensure public health and safety. RESOPC.030 4. Adherence to the mitigation measures identified in the Final EIR, which have been incorporated into the Conditions of Approval, will ensure that all identified significant impacts will be reduced to levels of non -significance, with the exception of impacts to the quality, for which Statements of Overriding Considerations will be adopted by the La Quinta City Council. 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 certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report on the project. 3. That it does hereby recommend to the City Council approval of the above - described Specific Plan request for the reasons set forth in this Resolution, and subject to the Conditions of Approval attached as Exhibit "A". PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of September, 1991, by the following vote, to wit: AYES: Commissioners, Mosher, Ladner, Ellson, Marrs, Chairwoman Barrows NOES: None ABSENT: None ABSTAIN: None KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning; Director City of La Quinta, California REsoPc.030 PLANNING COMMISSION RESOLUTION 91-028 EXHIBIT 'A' CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 90-016 - LANDMARK LAND COMPANY SEPTEMBER 10, 1991 * Mitigation Measure of :Final EIR for SP 90-016 + Condition modified by Planning Commission GENERAL CONDITIONS 1. The development shall. comply with Exhibit "A", the Specific Plan for Specific Plan 90-016, the Final EIR and the following conditions, which shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 2. Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans shall be approved by the Planning and Development Department prior to issuance of a building permit. 3. Prior to issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following agencies: - City Fire Marshal - City of La Quinta Public Works Department - Planning and Development Department - Building and Safety Department - Coachella Valley Water District - Desert Sands Unified School District - Coachella Valley Unified School District - Imperial Irrigation District - Riverside County Department of Transportation 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. 5. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. +6. Prior to any initial final tract map approval, the Applicant/Developer shall prepare an overall plan, or program, for the provision of comfort station locations for all maintenance employees. This plan/program shall set forth requirements for on -site maintenance employee restroom facilities and how they will be provided for by the homeowner associations' subcontractors, for all contracted landscaping and other maintenance workers. Said plan/program CONAPRVL.024 1 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 shall indicate methods of providing such facilities, the parties responsible for so doing, and means for enforcement of procedures set forth in the plan/ program. 7. The Planning Commission shall conduct annual reviews of this Specific Plan. During each annual review by the Commission, the Developer/Applicant shall be required to demonstrate good faith compliance with the terms of the Specific Plan. The Applicant/Developer of this project hereby agrees to furnish such evidence of compliance as the City, in the exercise of its reasonable discretion, may require. Evidence of good faith compliance may include, but shall not necessarily be limited to, good faith progress towards implementation of and compliance with the requirements of the Specific Plan. Upon conclusion of the annual review, the Commission and may set a future review date at their discretion. 8. Applicant/Developer shall submit a revised Specific Plan document showing the following: A. Change of land use designation for commercial acreage. B . Revisions to appropriate text and exhibits for general plan and zoning designations, acreage figures, restrictions on commercial site, etc. C . Change building heights from top of slab to finish grade. D . The revised document shall be submitted prior to any permit approvals for the project. 9. The Applicant/Developer shall submit an off -site improvements and on -site buildout phasing schedule and map at time of the first request to approve a final tract or parcel map. This schedule and map shall be subject to review and acceptance by the Public Works Department. 10. Applicant shall have recorded the Kaylon Street vacation (SV 91-017) prior to proceeding with any development activity such as grading or subdivision mapping. ENVIRONMENTAL *11. All adopted mitigation measures, as recommended in the Draft/Final EIR, shall be incorporated into all future project approvals relating to SP 90-016 where applicable and/or feasible. It is understood that certain measures will not be applicable to certain site specific proposals, however, all development within the Specific Plan area shall be verified as in conformance with said Specific Plan and the mitigation adopted within the Draft/Final EIR. The Specific Plan Draft and Final EIR shall be used in the review of all project proposals in the SP 90- 016 area. Said mitigation measures are hereby incorporated into these conditions by reference. CONAPRVL.024 2 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 +*12. Prior to any site disturbance, the Applicant/Developer shall initiate a lake bed delineation study, to be based upon the paleontological survey contained in the DEIR as Appendix "G" . The study shall determine the extent of the ancient lakebed for purposes of implementing a pre -development data recovery program within the limits of the delineated lakebed. This delineation study shall be submitted to the City for monitoring approved and future area projects. If the Developer of this project initiates development activity, then the pre - development data recovery program shall be undertaken prior to any site disturbance. The Applicant/Developer may be reimbursed by other area developers within the area defined by the lakebed study. The Applicant/Developer shall propose a method of reimbursement (such as cost per impacted acre in the lakebed area, etc.) to the City for review/acceptance. Conversely, if other area developer(s) initiate development activity, and are similarly conditioned, this project will be required to reimburse said developer(s) in accordance with the provisions of a reimbursement program. If the program is undertaken by this project, then paleontological monitoring of grading shall be required for cuts made during construction activity. Full time monitoring shall be required, given the ubiquitous distribution of paleobiological remains on the project site. The mitigating shall be done under the supervision of a qualified vertebrate paleontologist knowledgeable in both paleontological and archaeological sampling techniques. This program shall include a report identifying contact personnel who will be working on -site, the proposed time schedule for grading monitoring, the qualifications of the persons assigned to do such monitoring and the method to be used in reporting on compliance to the City. This report shall be approved by the City prior to the Developer authorizing any work on the program itself. *13. Applicant/Developer shall work with Waste Management of the Desert to implement provisions of AB 939 and AB 1462. The Applicant/Developer is required to work with Waste Management in setting up the following programs for this project: A. Developer shall :prepare a plan to provide enlarged trash enclosures for inclusion of separate facilities for storage of recyclables such as glass, plastics, newsprint and aluminum cans. B . Developer shall provide proper on -site storage facilities within the project for green wastes associated with golf course and common area maintenance. Compostable materials shall be stored for pick-up by Waste Management, or an authorized hauler for transport to an appropriate facility. C. The Developer shall work with Waste Management towards establishment of a recycling center within the acres commercial site. D . Curbside recycling service shall be provided in areas where no centralized trash/recycling bins are provided or utilized. CONAPRVL.024 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 PUBLIC SERVICES/UTILITIES/RESOURCES City Fire Marshal: 14. All water mains and fire hydrants providing the required fire flows shall be constructed in accordance with the City Fire Code in effect at the time of development . 15. The level of service required for this project should be aligned with the criteria for Category II -Urban as outlined in the Fire Protection Master Plan and as follows: A . Fire station located within three miles B . Receipt of full "first alarm" assignment within 15 minutes. Impacts to the Fire Department are generally due to the increased number of emergency and public service calls generated by additional buildings and human population. A fiscal analysis for this project shall be prepared to identify a funding source to mitigate any impacts associated with any capital costs and the annual operating costs necessary for an increased level of service. The analysis shall include consideration of the applicant's other proposals (SP 90-015 & SP 90-017) as well as existing and approved area projects. Said analysis shall be subject to review and approval by the Riverside County Fire Department and the City of La quinta. Coachella Valley Water District 16. Specific Plan 90-016 is within Improvement District No. 1 of the Coachella Valley Water District (CVWD) for irrigation water service. Water from the Coachella Canal is available to the area. The Developer shall use this water for golf course and landscape irrigation. During project development all irrigation facilities shall be designated to utilize reclaimed water sources when such sources become available. *17. Applicant/Developer shall utilize alternative methods to use of water for dust control purposes, such as soil binders and ground covers (required in these conditions) in order to further conserve water resources. Electric Utilities 18. All existing and proposed electric power lines with 12,500 volts or less, which are adjacent to the proposed site or on -site, shall be installed in underground facilities. Schools *19 . Impacts shall be mitigated in accordance with the provisions of AB 1600, Section 53080 and 65995 of the Government Code or the then existing legislation and/or CONAPRVL.024 4 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 local ordinances adopted pursuant thereto or any applicable Mitigation Agreement entered into by the Developer and the District. In addition, the City, Developer and the Coachella Valley Unified School District shall cooperate in exploring alternatives to provide lands or facilities to the District, through joint use agreements, dedications, or Mello -Roos District formation. Recreation *20. Applicant/Developer shall pay a parkland mitigation fee based upon a requirement of 3.53 acres, as determined based upon the La Quinta General Plan standards and the analysis in the Staff report for SP 90-016. Determination of this fee shall be accomplished as set forth in Section 13.24.030.B. of the La Quinta Subdivision Ordinance. Traffic/Circulation Improvements *21. Applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, and as required by the City Engineer, as follows: A. Jefferson Street - Major Arterial, 60-foot half width except near the Avenue 52 intersection where the half width shall vary from 60 to 71 feet for a transition distance up to 500 feet in length to accommodate congruent width at the intersection for the north -to -west bound dual left turn lanes and through -lane alignment; B . Avenue 50 -• Primary Arterial, 50-foot half width; C. Avenue 52 -- Primary Arterial, 55-foot half width; The public right of way shall be dedicated by grant deed within 180 days following City Council approval of the Specific Plan. 22. The on -site private streets shall be constructed in 37-foot wide access easements granted to the homeowner's association. 23. Improved landscaped setback lots of noted width adjacent to the following street right of ways shall be constructed with the adjusted street improvements as follows: A. Jefferson Street, 20-feet wide; B. Avenue 50, 20-feet wide. C. Avenue 52, 20-feet wide. 24. Vehicle access rights to Jefferson Street, Avenue 50 and 52 shall be vacated except for the two residential access streets and the two commercial access driveways into the commercial area and the maintenance facility shown on the Circulation Plan in the Specific Plan. CONAPRVL.024 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 +25 . Turning movements of traffic accessing the residential and commercial Specific Plan areas from adjoining public streets shall be as follows: A . Jefferson Street 1. Residential Area Main Gate - full turn movement. 2. Commercial Area Driveway - full turn movement. B . 50th Avenue 1. Residential Secondary Gate - full turning movements. C. 52nd Avenue 1. Commercial Area Driveway - full turn movements D . Maintenance Facility Location 1. Entry drive - right turn in and out only +26. The access location into the commercial area on Avenue 52 shall be not less than 1000 feet from the Jefferson Street centerline. The access location into the commercial area on Jefferson Street shall be not less than 600 feet from the Avenue 52 centerline. The access location into the residential secondary gate on Avenue 50 shall be not less than 2600 feet from the Jefferson Street centerline. *27. Bus turnouts and bus waiting shelters shall be provided on Jefferson Street, 52nd Avenue, and 50-th Avenue as requested by Sunline Transit when street improvements are installed. Street improvement plans shall be reviewed by Sunline Transit Agency prior to final City approval. *28. All street improvements shall be installed in accordance with the General Plan, the La Quinta Municipal Code, adopted Standard Drawings, City Engineer's requirements and shall include all appurtenant components required by same. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the new improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with city standards and practices. This includes tapered off -site street transitions that extend beyond specific plan area boundaries and join the widened and existing street sections. The on- and off• -site street improvements shall be phased in a manner that is consistent with on -site subdivision maps and internal circulation needs of the specific plan area. CONAPRVL.024 6 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: A. ON -SITE STREETS 1. All private local streets - full width Local Street, 36 feet wide between curb faces; 2. Entry streets - divided street, 20 feet wide between curb faces for each roadway. H . OFF -SITE STREETS - The City is contemplating adoption of a major thoroughfare improvement ordinance which is intended to distribute the improvement cost of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is subdivided or developed for beneficial use. If the ordinance is adopted, all land division maps within this project shall. be subject to exaction by said ordinance, provided the ordinance is adopted 60 days prior to recordation of the map. If in the event, the major thoroughfare improvement ordinance is not adopted, the off' -site street improvements for this project shall be as follows: 1. Jefferson Street (portion contiguous to specific plan boundary) - Half -width Major Arterial street improvements, plus extra width at Avenue 52 intersection. 2. Avenue 50 (portion contiguous to specific plan boundary) - Half - width Primary Arterial street improvements, 100-foot right of way option. 3. Avenue 52 (portion contiguous to specific plan boundary) - Half - width Primary Arterial street improvements, 110-foot right of way option. 29. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. +*30. The Applicant shall provide an overall plan illustrating or describing provisions to allow multiple modes of non -motor vehicle travel throughout the entire specific plan area. This plan may utilize combinations of golf cart paths and tunnels, pedestrian walks, bikeways, etc. , to achieve this. These systems shall also be designed to provide overall project access to the commercial site, and may cross Jefferson Street at grade if properly designed. This plan shall be submitted at the time of the initial tract map submittal, for review by the Planning Commission. CONAPRVL.024 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 HYDROLOGY/GRADING/DUST CONTROL *31. All project grading shall be done in a manner that permits storm flow in excess of the retention basin capacity to flow out of the project through designated emergency overflow outlets and into the historic drainage relief route. Similarly, the project shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. *32. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basins or other approved retention areas on the golf course. The maximum water depth for any retention area shall not exceed six feet; basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless Applicant provides site -specific data that indicates Otherwise. Other requirements include, but are not limited to permanent irrigation improvements, landscape plants and materials, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of any public street contiguous to the site. *33. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with any rough grading plan in the specific plan area. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. *34. Prior to the issuance of grading permits, the Applicant shall submit a comprehensive blowing dust and sand mitigation plan on the entire site to the Planning and Development Department for review and approval. This plan shall include, but not to be limited to, consideration of the following means to minimize blowing sand and dust: implementation of Uniform Building Code requirements, development phasing, retention of existing trees, cultivation of interim groundcover or crops, the conservative use of water trucks and sprinkler systems and use of soil binders. *35. Applicant is encouraged to maintain all land within the project boundaries in agricultural status until such land is graded for development, provided that such agricultural production is economically feasible. In the event said undeveloped land is not continued or placed in agricultural production, Applicant shall plan and maintain said land in appropriate ground cover to prevent dust and erosion and to provide an aesthetically pleasing environment. CONAPRVL.024 8 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 36. Applicant shall retain a California registered civil engineer, or designate one who is on Applicant's staff, to exercise sufficient supervision and quality control during construction of the project grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: A. The engineer shall sign and seal a statement placed on the "as built" plans that says "all ( grading and grades) ( improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". B . Prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each lot in the tract, state the pad elevation approved on the grading plan, the as built elevation, and 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. C . Provide to the City Engineer a signed set of "as built" reproducible drawings of the site grading and all improvements installed by the Applicant. *37. The Applicant shall be required, through grading permit approvals, to adhere to all requirements, as applicable, which are set forth in the 1990 SIP for PM 10 in the Coachella Valley. All grading plan submittals shall be shown to be in compliance with said plan. LAND USE +38. The commercial site, as proposed by the Specific Plan, shall be limited to 15 acres of net commercial development. The remaining six acres of this site shall be developed as passive, visual or active open space, housing, or a combination of these and other non-commercial uses. Plot plan approvals submitted for this site shall detail these! proposals and adequately depict the plan's compliance with the intent of this condition. If the Applicant/Developer restricts a portion of this site for day-care facilities, this will also be considered as a credit toward the six acre non-commercial use requirement. 39. No drive -through facilities (except for medical uses) shall be permitted within the 15 acre commercial site for SP 90--016. CONAPRVL.024 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 40. Plot Plan or Conditional Use Permit applications, as deemed necessary by C-P-S Zone requirements, shall be processed for the commercial site as deemed necessary by the Planning and Development Department at time of submittal for site plan review (see also 38 above) . 41. Street dedications, bikeways, easements, improvements, landscaping with permanent irrigation system and screening, etc., to satisfaction of City, shall be provided by Applicant / Developer for any site (s) where dedication of land for public utilities and/or facilities is required. 42. Any proposed entry gates shall be subject to separate plot plan reviews to insure adequate stacking/queuing space, fire access, etc. Plans including guard houses or similar structures will also be subject to Design Review Board approval. 43. Separate Plot Plan review of the maintenance facility site shall be required before the Design Review Board and Planning Commission, with a report of action to be sent to the City Council. +44. Building heights for residential uses shall be subject to height limits specified in the Specific Plan, except that no building or structure, regardless of use, exceeding one story (20 feet in height) , shall be allowed within 200 feet of any perimeter property line/public street frontage. All building heights shall be measured from finished grade elevation. All other residential structures shall be limited to two stories, not to exceed 30 feet. 45. Perimeter security walls shall be subject to the following standards: A. Setback from right-of-way lines along Jefferson Street, 52nd Avenue and 50th Avenue shall average 20 feet. B . All wall designs, including location and materials, shall be subject to review by the Planning and Development Department. *C. Perimeter wall designs shall incorporate noise abatement requirements as set forth in the Final EIR for SP 90-016. 46. Applicant shall construct an eight -foot wide meandering bike path in the easterly parkway of Jefferson Street and landscaped setback lot in lieu of the standard six-foot wide sidewalk. A 6-foot wide meandering sidewalk shall be constructed in the southerly and northerly parkways and landscape setback lots of Avenues 50 and 52 respectively. 47. Applicant shall provide a blanket easement that covers the entire landscaped setback lots for the purpose of a meandering public sidewalk. CONAPRVL.024 10 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 48. A minimum 10 foot minimum average landscaped setback shall be required along the 2604 foot easterly 'boundary of the site, adjacent to Green Valley Ranches, to buffer potential impacts due to the existing Equestrian Overlay zoning in that project. Landscape design and overall layout of this buffer area shall be subject to review by the Design Review Board. Future tract maps in this area shall be required to prepare disclosure statements to homeowners regarding the proximity of equestrian uses to their property. Landscaping Requirements 49. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped lots. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 50. The Applicant/Developer shall prepare detailed irrigation and landscaping plans for required perimeter landscaped setbacks along arterial roadways. These plans shall be coordinated with the street improvement plans for the corresponding arterials, and shall be subject to review by the Planning and Development Department, Public Works Department, Design Review Board, and Planning Commission ;prior to review by Coachella Valley Water District. *51. Prior to issuance of any grading permit, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind erosion and dust control. The land owner shall. institute blowsand and dust control measures during grading and site development. These shall include but not be limited to: A. The use of soil binders during any construction activities and paving of construction access roads; B . Planting of cover crop or vegetation upon graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirement of the Director of Public Work and Planning and Development. All construction and graded areas shall be watered at least twice daily during construction to prevent the emission of dust and blowsand. 52. Prior to the approval of building permits, the Applicant shall prepare a water conservation plan which shall include consideration of: A. Methods to minimize the consumption of water, including water saving features incorporated into the design of the structures, the use of drought tolerant and low-water usage landscaping materials, and CONAPRVL.024 11 CONDITIONS OF APPROVAL Specific Plan 90-016 August 13, 1991 programs to increase the effectiveness of landscape and golf course irrigation, as recommended by Coachella Valley Water District and the State Department: of Water Resources. B . Methods for maximizing groundwater recharge, including the construction of groundwater recharge facilities. C. Methods for minimizing the amount of water used for on -site irrigation, including the use of reclaimed water from sewage treatment facilities. The water energy plan shall be subject to review and acceptance by CVWD prior to final approval by the City Engineer. +53. Applicant/Developer shall submit a typical landscape plan for all golf course landscaping, which shall be designated to feature drought tolerant plant species, and the latest water conserving irrigation technology. The plan(s) shall be subject to initial review by the Design Review Board and Planning Commission, with a subsequent final review and acceptance by Coachella Valley Water district prior to landscape construction. Evidence of CVWD acceptance shall be submitted to the Planning and Development Department. Maintenance 54. In the C. C. & R's for the land division within the specific plan area, the Applicant shall place responsibility on the homeowner's association to pay its fair share of the cost to design and construct traffic signals at the following locations when they are warranted: A . Avenue 50 at Secondary Gate: up to 100 o fair share responsibility; 55. Applicant shall provide an Executive Summary Maintenance Booklet for the street, landscape irrigation, perimeter wall, and drainage facilities installed in the Specific Plan area. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the homeowner's association in planning for routine and long term maintenance. CONAPRVL.024 12 UNIFlFo JPy18Cti 00 r r = O = a V COACHELLA VALLEY UNIFIED SCHOOL DISTRICT POST OFFICE BOX 847 THERMAL, CALIFORNIA 92274 (619) 399-5137 September 10, 1991 City of La Quinta Planning Commission 78-105 Calle Estado La Quinta, CA 92253 RE: GPA 90-029, CZ 90-0.54, and SP 90-015 GPA 90-031, CZ 90-0:56, and SP 90-016 GPA 90-030, CZ 90-0:55, and SP 90-017 Dear Members of the Planning Commission: As we are sure you are aware, school districts statewide face an unpre- cedented fiscal crisis. State and local funding of education has been cut at the same time as school enrollments are dramatically increasing. The quality of education in the state as a whole, and in this community in particular, is immediately threatened. Coachella Valley Unified School District (CVUSD) has had to drastically curtail educational programs, lay off classified employees and reduce school busing services. CVUSD recently began a new school year. CVUSD currently has physical capacity for 7,704 students. However, the current enrollment exceeds 9,100. Enrollment exceeds capacity by 18 percent. Consequently, class size is at an average of thirty five students, considerably more than the recommended. You have before you the approval of three specific plans which include the following numbers of residential units: SP 90-015 1,060 single family units SP 90-016 1,208 single family units SP 90-017 880 single family units 3,148 single family units According to CVUSD`s student generation averages, each of those units can be expected to generate 1 student in grades K through 6th, .4 students in junior high grades and .6 students in high school, for a combined average to two students per residential unit. Those figures are conservative and do not include additional impacts generated by employment in the construction of those projects and in domestic services and landscape maintenance of the individual homes. Unfortunately, the EIR used a student generation factor of 0.1 for grades K-12. Page 2 CVUSD simply does not have access to funds to build school facilities. State aid to local school construction has dwindled and CVUSD can expect that the state will fund less than 25% of the needed construction costs. While developers are statutorily required to pay $1.58 per square foot of residential construction to mitigate school impacts, that amount is insufficient. Assuming that the average residential unit has 1,500 square feet, each unit will generate $2,370.00 in school fees, less than one-third of its cumulative school impact. CVUSD does not have funding sources to make up for the shortfall in classroom construction. The La Quinta General Plan, at Policy 5.5.2, requires that the City "continue to support use of school mitigation fees and other methods to fund construction of schools for La Quinta residents." The Environ- mental Impact Reports prepared for these proposed projects note that the school district is overcrowded and that the projects should be required to insure adequate accommodations for future students generated by the projects. The EIR's envision that the impacts be mitigated by statutory school fees and/or applicable mitigation agreements entered into by the developer and the district. The proposed conditions of approval for each project include a condition that each project mitigate its school impact by payment of the statutory required fee and that "the City, the Developer and Coachella Valley Unified School District shall cooperate in exploring alternatives to provide 'lands or facilities to the District through joint use agreements, dedications, or Mello -Roos District formation." That proposed condition is insufficient as it does require full mitigation of school impacts. As discussed above, the statutory fees alone will not mitigate the impacts generated by the projects. The additional requirement that the city, the Developer and CVUSD explore alternatives does not commit the developer to provide the necessary additional mitigation. As you may be aware, there has been considerable controversy in the last several years as to whether a city may legally require school impact mitigation in excess of $1.58 per square foot statutory fees. Several recent appellate decisions have confirmed that, when (as here) general plan amendments and zoning changes are involved, the City is not limited to the statutorily required fees. Under current law, the city must either require that developers fully mitigate their school impacts, or declare that there are "overriding concerns" that justify their failure to do so. CVUSD does not believe that these proposed projects will produce benefits to the community that override the interest of this community in providing quality education to its children. Page 3 Therefore, CVUSD respectfully requests that the City of La Quinta recognize the importance of quality education by not approving additional residential ;projects in the City unless those projects are required to fully mitigate all school impacts that they generate. Specifically, CVUSD requests that a condition of approval be attached to these proposed developments requiring that the developer enter into school mitigation agreements with CVUSD that provide for joint use agreements, dedications„ Mello -Roos Districts and/or additional school fees such that each development fully mitigate its school impacts. Because of the adverse impact to schools, CVUSD would have no choice but to protest the approval of any development projects which do not provide for full mitigation of the impact on schools and will pursue such avenues as may be most appropriate under the circumstances. CVUSD thanks you for your thoughtful consideration of this urgent request. Sincerely, t_ �\ rge .Gutierrez cutive Director cilities and Operations JBG/ee c: Al Mijares, Superintendent Timothy M. Connor, Esq. Greg Arnim, Asst. Supt., Bus. Serv. PH-3 STAFF REPORT PLANNING COMMISSION MEETING DATE: SEPTEMBER 10, 1991 PROJECT: FINAL EIR GENERAL PLAN AMENDMENT 90-030 CHANGE OF ZONE 90-055 SPECIFIC PLAN 90-017 APPLICANT: LANDMARK LAND COMPANY OF CALIFORNIA EIR CONSULTANT: DOUGLAS WOOD & ASSOCIATES; NEWPORT BEACH ENDO ENGINEERING; EL TORO REQUEST: SPECIFIC PLAN AND LAND USE ENTITLEMENTS TO ALLOW DEVELOPMENT OF A 880 UNIT RESIDENTIAL GOLF COURSE COMMUNITY ON 220 ACRES. LOCATION: GENERALLY BOUNDED BY THE 57TH AVENUE ALIGNMENT, 58TH AVENUE AND BISECTED BY MADISON STREET (SEE ATTACHMENT #1) GENERAL PLAN LAND USE DESIGNATION: CURRENT; RIVERSIDE COUNTY DESIGNATIONS PLANNED RESIDENTIAL RESERVE (0-5 UNITS/ACRE) ON 60 ACRES, AND AGRICULTURE ON 160 ACRES. PROPOSED; CITY OF LA QUINTA, LOW DENSITY RESIDENTIAL (2-4 UNITS/ACRE) ON 220 ACRES. GROSS DENSITY: 4.0 UNITS PER ACRE INCLUDING GOLF COURSE AREA; 7.4 UNITS PER ACRE EXCLUDING GOLF COURSE EXISTING ZONING: R-1-10 (SINGLE FAMILY DWELLING, ONE UNIT/10 ACRES) PROPOSED ZONING: R-2 (MULTIPLE FAMILY DWELLINGS) ENVIRONMENTAL CONSIDERATIONS: A DRAFT EIR AND FINAL EIR HAVE BEEN PREPARED FOR THIS PROJECT. A NOTICE OF PREPARATION ON THE DRAFT EIR WAS CIRCULATED FOR COMMENTS ON ITS SCOPE DURING THE PERIOD OF JULY 17, 1990, TO AUGUST 22, 1990. THE DRAFT EIR ITSELF WAS SUBMITTED ON APRIL 23, 1991, AND ROUTED FOR COMMENT WITH THE NOTICE OF COMPLETION. THE SUSPENSE DATE FOR COMMENTS DUE: ON THE DRAFT EIR WAS JUNE 7, 1991, WITH THE FINAL EIR(RESPONSES TO DRAFT EIR COMMENTS) INITIALLY SUBMITTED FOR REVIEW ON JULY 15, 1991. THE EIR PREPARED FOR SP 90-017 MUST BE CERTIFIED BY THE CITY COUNCIL PRIOR TO APPROVAL OF THE PROJECT, IN ACCORDANCE WITH C.E.Q.A. (A SECTION OF THE FINAL EIR FOR RECOMMENDATION TO CITY COUNCIL ON CERTIFICATION IS PROVIDED LATER IN THIS REPORT). STAFFRPT.048/CS -1- PROJECT BACKGROUND: The subject project was submitted concurrently with Specific Plan 90-015 and Specific Plan 90-016, and their related cases. All three specific plans have been scheduled for tonight's agenda, after several continuances. Specific Plan 90-017 proposes a residential golf course community on approximately 220 acres. 880 units are proposed on 119 acres (overall 4.0 units per acre, 7.4 units per acre net density). Approximately 101 acres will be utilized as golf course. The project golf course will "tie-in" to the approved PGA West project, west and east of Madison Street. When this proposal was initially submitted, the subject property was still under County land use controls (see Attachment #2), but was located within the City of La Quinta sphere of influence, and had been additionally included into a City annexation proceeding (Annexation #5). This annexation was subsequently approved and became effective on January 30, 1991. The County land use designations have remained on the site, however, and are therefore inconsistent with the La Quinta General Plan. PROJECT DESCRIPTION: The proposed specific plan encompasses approximately 220 acres, of which 119 acres will be committed to establishment of 880 residential units; 101 acres will be for golf course and related uses. The following applications are proposed to implement the project: 1. General Plan Amendment 90-030 - This application proposes a change from County land use designations of Planned Residential Reserve (0-5 units/acre) on 60 acres and Agriculture, to City designation of Low Density Residential (2-4 units/acre) over 220 acres. (See Attachments #2 & 3). 2. Change of Zone 90-055 - The Applicant proposes a zone change from the preannexation (now current) City zoning designation of R-1-10 to R-2, in accordance with the proposed general plan amendment. 3. Specific Plan 90-017 - As previously discussed, this specific plan proposes 880 dwelling units on 119 acres with 101 acres of golf course and open space uses. (See Attachment 4:4) The golf course will play as part of PGA West's fifth course. Access to the project is proposed off of Madison Street approximately 2600 feet north of its intersection with 58th Avenue. One golf cart tunnel will link the project golf course with the westerly course areas.. The access on Madison is proposed to line up with PGA Boulevard access at it's termination at Madison Street. This creates approximately 1/2 mile intersection spacing interval between 56th Avenue (Airport Boulevard) and 58th Avenue. STAFFRPT.048/CS -2- ENVIRONMENTAL DOCUMENTATION REQUIREMENTS: Pursuant to provisions of the California Environmental Quality Act (CEQA Guidelines 15090) the lead agency is required to certify Final EIR's as being completed in compliance with CEQA, and that the decision making body of the lead agency did review and consider the information contained in the Final EIR, prior to approving the project. Because the Planning Commission as an advisory body is required to make a recommendation on the project itself, it is considered appropriate for the Commission to also make a recommendation (by Minute Motion) to the City Council on certification of the Final EIR. This section is intended to give a brief summary to the Planning Commission on the pertinent EIR information which should be considered. IMPACTS FOUND TO BE INSIGNIFICANT: The initial study prepared on this project identified general impacts which were not considered significantly adverse to the extent of requiring mitigation beyond applicable permitting requirements. Impacts to human health and risk of upset were considered insignificant based on the following: Human Health_: There are no anticipated impacts to human health due to project implementation. Potential for impact is minimal to negligible, as no health threatening uses/activities are proposed with the project. Risk of Upset: Risk hazards in the event of potential future accidents are not anticipated, due to the general residential commercial and open space uses proposed for the project. SIGNIFICANT EFFECTS DETERMINED TO BE MITIGABLE TO A LEVEL OF NON -SIGNIFICANCE: When the City Council considers certifying the Final EIR, they must review and consider making specific findings of fact for each identified significant environmental effect (impact), along with a brief rationale for each finding. The following significant effects were identified in the EIR: - Seismic Safety - Slopes and Erosion - Hydrology - Noise - Wildlife & Vegetation - Land Use - Population & Housing - Natural & Energy Resources - Aesthetics - Cultural & Scientific Resources - Circulation - Public Facilities & Services STAFFRPT.048/CS -3- Findings of fact based on these impacts will be prepared for the City Council's consideration when the project is presented to them for approval. At this point, there is evidence in the record to show that the Planning Commission has considered the information in the EIR. There is no requirement in CEQA for the Commission to adopt these findings; they must be adopted by the decision making body upon certification of the Final EIR (CEQA Guidelines 15090). UNAVOIDABLE ADVERSE IMPACTS: In conjunction with making the findings discussed above, the lead agency can not approve a project, for which an EIR has been prepared unless it has been determined that any remaining significant adverse effects found to be unavoidable, as set forth in the findings required under CEQA 15091, are acceptable due to overriding concerns. For this project, the Final EIR indicates that impacts to air quality will remain significant even with proposed mitigation measures being implemented. CEQA Section 15093 allows a lead agency to balance the benefits of a proposed project against its unavoidable environmental risks in determining whether or not to approve the project. If the benefits outweigh the environmental risks, then the adverse effect may be deemed "acceptable". If the lead agency finds this to be the case, it must state, in writing, the specific reasons to support its position based upon the Final EIR and/or any other information in the record. This is called a Statement of Overriding Considerations for review by the City Council at the time the project is to be approved. Although the Planning Commission need not adopt such a statement, it is important the the Commission be aware of this necessity and acknowledge this to the City Council in their recommendation. One other important point should be made at his time. The City Council can certify the Final EIR without approving the project. Staff recommends that the following findings be made regarding the Final EIR: 1. The Final EIR prepared for Specific Plan 90-017 and it's related applications has been completed in compliance with CEQA. 2. The Final EIR for Specific Plan 90-017 and its related applications, was presented to the Planning Commission of the lead agency and that said Planning Commission reviewed and considered the information contained in the Final EIR prior to recommending approval of the project. STAFFRPT.048/CS -4- 3. That there are significant environmental effects which can be reasonably mitigated if the proposed project is implemented and that findings as required under Section 21081 of the Public Resources Code can be and shall be made by the lead agency. 4. That impacts to air quality cannot be mitigated to a level of insignificance based upon information in the Final EIR, and a Statement of Overriding Considerations shall be adopted to that effect. PROJECT ANALYSIS: This section will provide brief analysis of each application relating to major concerns. Due to the nonspecific level of detail on this project, the discussions are limited to the major concerns which would guide more specific development applications (e.g. parcel maps, tract maps, plot plan, etc.). 1. General Plan Amendment 90-030 A. The proposed amendment will increase permitted density from a range of 0 to 71 units, to a range of 440 to 880 units. This is based upon the County land use designations of Planned Residential Reserve (0-5 units/acre) and Agriculture (assuming the prior A-1-20 Zoning effective under the County to be consistent with their General Plan). B. The prezoning designation of R-1-10 indicates that the City would have designated this site as Very Low Density Residential (0-2 units/acre). This would allow up to 530 units on the site under the implied land use designation. C. The EIR prepared for this project and the EIR prepared for the PGA West project both address their respective growth -inducing impact. It was recognized that the PGA West project, would induce growth in this area through creation of a world class golf resort, and extension of utilities and other infrastructure improvements. D. As this project will "tie-in" to the existing PGA West layout, the proposed land use is considered as consistent with the area development. Staff anticipates that remaining sphere of influence areas, south of 56th Avenue, will likely be designated Low Density Residential, consistent with the project proposal. Lower Density areas to the south & east will be buffered as a conditional requirement to project approval, consistent with perimeter height restriction methods and setbacks utilized on other project approvals, and consistent with PGA West. STAFFRPT.048/CS -5- 1. Require Landmark Land to dedicate a 60-foot public (or acceptable width private road easement by conveyance) right-of-way along their easterly boundary, from 58th Avenue to the Lusardi property. The problem with this is that it does not provide access to the 4 ten -acre parcels directly north of the Lusardi property. This easement/right-of-way could not easily be extended north of their property because Tract 21643 is recorded immediately above the SP 90-017 site, with no provision for right-of-way. 2. Require Landmark Land to dedicate a 30-foot (or other acceptable width) 1/2 width segment. Obtain a similar right-of-way/easement from Imperial Irrigation District's 40 acre facility to the immediate east. This alternative poses the same problems previously alluded to and, as the Imperial Irrigation District facility is in place, it may be difficult to get any kind of easement or right-of-way from that agency. 3. Access can be provided from Monroe Street, west along the 1/2 section line that would be 57th Avenue, terminating at midpoint of the Lusardi property and running north to serve the other subject properties (see Attachment V ). This would be the Staff recommended alternative, mainly because it would not affect current existing or proposed projects already planned or established. As previously discussed, any of these options can be implemented as part of the General Plan Amendment for this project, thereby, ensuring that the accesses have been locally designated and provided for. This issue of providing consideration for access to various properties in the General Plan rather than on project by project basis will be looked at during the La Quinta General Plans update's goals, polices and programs phase, which is upcoming. At present, this would appear to be a policy decision; also Staff does not see any indication that these properties cannot be assured access during other area project development reviews, and that amendment of the General Plan relative to this is neither timely or necessary. STAFFRPT.048/CS -7- B. The Applicant/Developer will be required to permit use of the existing golf cart tunnel by project residents for pedestrian and other non -automotive means of transportation in order to serve as mitigation to air quality impacts. A condition to require this has been included in the project approval. Future tract maps shall be required to show that this requirement is being complied with. C. The issue of parkland requirements has not been resolved by Staff relative to park sites in this area of the City. Although the Draft EIR does not identify impacts to recreational opportunities or availability, some minimal impact can be anticipated which will be mitigated by fee payment or provision of parkland. Staff recommends that a condition be adopted based on the following factors: 1. The project proposes significant recreational opportunity for a limited market of users (golfers). 2. The project is intended to primarily attract this type of market use; there will be many fewer families (and therefore children) living in this development, further reducing the need for typical park facilities. 3. Past experience has shown that vacancy rates for this type of project have been historically higher than in other primary growth areas of the City, such as the Cove and north La Quinta areas. 4. La Quinta General Plan Policy 5.1.1 sets forth the use of a variable standard of between one and five acres per 1,000 population. Based on this standard range, the City should have between 11 and 56 acres of parkland based upon current population. 5. Exclusive of Lake Cahuilla, the City currently has about 47 acres of parkland either existing or required to be provided (over 4 acres per 1,000 population). Based on this information, it would seem appropriate to require a parkland fee based on a standard of one acre per 1,000 projected population (2.57 acres). A condition has been prepared to provide for this. DEVELOPMENT STANDARDS: A. The standards proposed generally meet those of the R-2 zoning district. Staff recommends that height limitations be amended to be measured from finished grade rather than top of slab. STAFFRPT.048/CS -8- B. Similar height limits to those in effect for PGA West are recommended, primarily for continuity. However, considering the lower density properties to the south and east, a perimeter height limit is recommended (one story not to exceed 20-feet in height for any unit within 200-feet of any perimeter property line or street frontage) for those areas. C. A condition has been prepared to require that the Applicant/Developer set forth requirements for on -site maintenance employee restroom facilities and how they will be provided for by subcontractors, Homeowners Association maintenance workers and golf maintenance workers. D. All mitigation requirements as presented in the Final EIR shall be incorporated in the Conditions of Approval where appropriate along with General Plan Requirements for perimeter setbacks, acoustical mitigation, etc. FINDINGS: Findings for recommendation to City Council on General Plan Amendment 90-030, Change of Zone 90-055, and Specific Plan 90�-017 can be found in the attached Planning Commission Resolutions 91- , 91- , and 91- respectively. RECOMMENDATION: 1. That the La Quinta Planning Commission, by Minute Motion recommend to the City Council certification of the Final EIR for Specific Plan 90-017, in accordance with the findings set forth in this Staff report. 2. That the La Quinta Planning Commission adopt Resolution 91- , recommending to the City Council approval of General Plan. Amendment 90-030, as proposed. 3. That the La Quinta Planning Commission adopt Resolution 91- , recommending to the City Council approval of Change of Zone 90-055, as proposed. 4. That the La Quinta Planning Commission adopt Resolution 91- , recommending to the City Council approval of Specific Plan 90-017, as proposed. Attachments: 1. Location map 2. County Land Use 3. Proposed land use 4. Proposed land use plan; SP 90-017 5. Letter from Lusardi Land Co. 6. Interior parcel configurations & 7. Staff recommended access scenario general access scenarios STAFFRPT.048/CS -9- a z It � a z LL 0 J Q U O g r a i O U 0 z Q J Y. Wo 9W< Q Wpb qN� S Z�b 'ug U Wxt cn Olt „ia SSA ;( Ass WTso T O i 0) � a. � c k: y W U LL U w a CI: II — 6 ii - W U Q D O N r ' c a � N z � J cca LL. .jv dLL N O O. LL O a a. Cr. LUSARDI LAND COMPANY July 31, 1991 La Quinta Planning Commission City of La Quinta. 78-105 Calle Esta.do P. O. Box 1504 La Quinta, CA 92253 RE: GPA 90-030 SP 90-017 CZ 90-055 Dear Planning Commissioners: 9LA 1ANNING & 0217- 7 `• ` We are the owners of 40 acres of property (APN 761-170- 05) adjacent to Landmark Land Company's project. Our property is presently landlocked and we would like to have access from Madison Street or Avenue 58. It is our understanding per a discussion with Riverside County Road Department, that it is proper planning to have arterials established on section and half -section lines. On July 30, 1991, we met with Steve Walser of Landmark Land Company and we requested their assistance on obtaining our right-of-way. Landmark's PGA West has been a great asset to the City of La Quinta and we are very supportive of the Landmark request. We hope the project is approved with our access easement included in their planning. Sincerely, Z Ro rt Napoli // aj San Marcos Office • 1570 Linda Vista Drive • San Marcos, California 92069 • (619) 744-9382 / FAX 471-4892 Coachella Valley Office • 86.705 Avenue 54, Suite A • Coachella, California 92236 • (619) 399-3006 / FAX 399-1544 AIRPnRT RI Nn f-Rth Avpi Fj 58th AVE AIRPORT Ri Vn [5Bth AM 58th AVE ATTAc,HmAFN-ro' /M f.5!5 PLANNING COMMISSION RESOLUTION 91- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT 90-030 CASE NO. GPA 90-030 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 10th day of September, 1991, hold a duly notice Public Hearing continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, to consider the request of Landmark Land Company of California for a General Plan Amendment from County land use designation of Planned Residential Reserve and Agricultural to Low Density Residential on +220 acres generally described as bordered by 57th Avenue alignment on the north, 58th Avenue on the south and bisected by Madison Street, more particularly described as: BEING A PORTION OF THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF SECTION 21 T.6.S., R.7.E., AND THE SOUTHWEST 1/4 OF SECTION 22, T.6.S., R.7.E., S.B.B.M. WHEREAS, said General Plan Amendment request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended), and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed. a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. 1. The proposed General Plan Amendment, as requested, is consistent with the goals and policies of the La Quinta General Plan. 2. The proposed General Plan Amendment is consistent with the La Quinta General Plan and -the Land Use Plan in that the proposed Low Density Residential designation will replace the inconsistent Riverside County land use designation on the site. 3. The proposed land use designations are consistent and compatible with surrounding land use and zoning designations along with approval of Change of Zone 90-055 as recommended by Staff. 4. Approval of this proposal will not result in a significant adverse impact on the environment due to mitigation measures contained in the EIR which will be incorporated into the approval conditions for Specific Plan 90-017, except where overriding considerations are recognized in conjunction with the Final EIR prepared as part of this proposal. RESOPC.042 1 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 certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report on the project. 3. That it does hereby recommend to the City Council approval of General Plan Amendment 90-030 for the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit "A", attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of September, 1991, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.042 PLANNING COMMISSION RESOLUTION 91- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF CHANGE OF ZONE 90- 055 CASE NO. CZ 90-055 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 13th day of August, 1991, hold a duly notice Public Hearing continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, to consider the request of Landmark Land Company of California for a Change of Zone from R-1-10 to R-2 on +220 acres, generally described as bordered by 57th Avenue alignment on the north, 58nd Avenue on the south, and bisected by Madison Street, more particularly described as: BEING A PORTION OF THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF SECTION 21, T.6.S., R.7.E., AND THE SOUTHWEST 1 /4 OF SECTION 22, T . 6. S . , R . 7. E. , S.B.B.M. WHEREAS, said Change of Zone request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended), and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed. a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. 1. The proposed Change of Zone, as requested, is consistent with the goals and policies of the La Quinta General Plan. 2. The proposed zoning is consistent with the La Quinta General Plan and the Land Use Plan in, accordance with the recommended amendment for GPA 90- 030. 3. The proposed R-2 zoning is consistent and compatible with surrounding land use and zoning designations. 4. Approval of this proposal will not result in a significant adverse impact on the environment due to mitigation measures contained in the EIR which will be incorporated in the approval conditions for Specific Plan 90-017, except where overriding considerations are recognized in conjunction with the Final EIR prepared as part of this proposal. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: REsopc.043 1 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 certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report at the project:. 3. That it does hereby recommend to the City Council approval of Change of Zone 90-055 for the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit "All, attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of September, 1991, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.043 Inv PLANNING COMMISSION RESOLUTION 91- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL, WITH CONDITIONS, OF SPECIFIC PLAN 90- 017 FOR CERTAIN PROPERTY IN THE CITY OF LA QUINTA. CASE NO. SP 90-017 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 10th day of September, 1991, continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, hold a duly noticed Public Hearing to consider the request of Landmark Land Company of California for a 220 acre project, consisting of 880 residential units and 101 acres of golf course/open space on a site generally bounded by 57th Avenue alignment on the north, 58th Avenue on the south, and bisected by Madison Street, more specifically described as: BEING A PORTION OF THE NORTH 1/2 OF THE SOUTHEAST 1 /4 OF SECTION 22, T . 6 . S . , R .7.E . , AND THE SOUTHWEST 1 /4 OF SECTION 22, T.6.7., R . 7 . E. , S.B.B.M. WHEREAS, said Specific Plan request has complied with the requirements of the California Environmental Quality Act of 1970, (as amended), and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, mitigation of various physical impacts have been identified in the Final EIR prepared for the project and incorporated into the approval conditions for Specific Plan 90-017, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. 1. The proposed Specific Plan 90-015, in conjunction with General Plan Amendment 90-030 and Change of Zone 90-055, is consistent with the goals and policies of the La Quinta General Plan. 2. The Specific Plan, as conditioned, shall be compatible with the existing and anticipated area development. 3. The project will be provided with adequate utilities and public services to ensure public health and safety. RESOPC.044 4. Adherence to the mitigation measures identified in the Final EIR, which have been incorporated :into the Conditions of Approval, will ensure that all identified significant impacts will be reduced to levels of non -significance, with the exception of impacts to air quality, for which Statements of Overriding Considerations will be adopted by the La Quinta City Council. 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 certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report on the project. 3. That it does hereby recommend to the City Council approval of the above - described Specific Plan request for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this loth day of September, 1991, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning; Director City of La Quinta, California RESOPC.044 2 PLANNING COMMISSION RESOLUTION 91- CONDITIONS OF APPROVAL - PROPOSED SPECIFIC PLAN 90-017 - LANDMARK LAND COMPANY SEPTEMBER 10, 1991 * Mitigation Measure of Final EIR for SP 90-017 GENERAL CONDITIONS 1. The development shall comply with Exhibit "A", the Specific Plan for Specific Plan 90-017, the Final EIR and the following conditions, which shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 2. Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans shall be approved by the Planning and Development Department prior to issuance of a building permit. 3. Prior to issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following agencies: - City Fire Marshal - City of La Quinta Public Works Department - Planning and Development Department - Building and Safety Department - Coachella Valley Water District - Coachella Valley Unified School District - Imperial Irrigation District 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. 5. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. 6. Prior to any initial final tract map approval, the Applicant/Developer shall prepare an overall plan or program for the provision of comfort station locations for maintenance employees. This plan or program shall indicate station locations and design :parameters and standards, and shall be subject to review by the Planning and Development Department. Said plan or program shall indicate methods of providing such facilities, the parties responsible for so doing, and means for enforcement of procedures set forth in the plan or program. CONAPRVL.034 1 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 7. The Planning Commission shall conduct annual reviews of this Specific Plan. During each annual review by the Commission, the Developer/Applicant shall be required to demonstrate good faith compliance with the terms of the Specific Plan. The Applicant % Developer of this project hereby agrees to furnish such evidence of compliance as the City, in the exercise of its reasonable discretion, may require. Evidence of good faith compliance may include, but shall not necessarily be limited to, good faith progress towards implementation of and compliance with the requirements of the Specific Plan. Upon conclusion of the annual review, the Commission may determine that the Applicant has made good faith compliance/progress and may set a future review date at their discretion. 8. The Applicant/Developer shall submit an off -site improvements and on -site buildout phasing schedule and map at time of the first request to approve a final tract or parcel map. This schedule and map shall be subject to review and acceptance by the Public Works Department. ENVIRONMENTAL *9. All adopted mitigation measures, as recommended in the Draft/Final EIR, shall be incorporated into all future project approvals relating to SP 90-015 where applicable and/or feasible. It is understood that certain measures will not be applicable to certain site specific proposals, however, all development within the Specific Plan area shall be verified as in conformance with said Specific Plan and the mitigation adopted within the Draft/Final EIR. The Specific Plan Draft and Final EIR shall be used in the review of all project proposals in the SP 90- 017 area. Said mitigation measures are hereby incorporated into these conditions by reference. *10. Prior to any site disturbance, the Applicant/Developer shall undertake a pre - development data recovery program, supervised by a qualified archaeologist, who shall also be required to monitor all future grading operations. Paleontological monitoring of grading shall be required for cuts made during construction activity. Full time monitoring is required, given the ubiquitous distribution of paleobiological remains on the project site. The mitigating shall be done under the supervision of a qualified vertebrate paleontologist knowledgeable in both paleontological and archaeological sampling techniques. If the program is undertaken in a manner which indicates that similar conditions exist in the general vicinity, the City may consider requiring a fee from other area developers to partially reimburse the Applicant for costs associated with the initial program The Developer may submit a proposed program for reimbursement along with the recovery program, demonstrating the areas which would have applicable recovery characteristics . If the Applicant / Developer initiates this program for either SP 90-015 or 90-016, then this condition becomes inapplicable, relative to reimbursement to this project. CONAPRVL.034 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 This program shall include a report identifying contact personnel who will be working on -site, the proposed time schedule for grading monitoring, the qualifications of the persons assigned to do such monitoring and the method to be used in reporting on compliance to the City. This report shall be approved by the City prior to the Developer authorizing any work on the program itself. *11. Applicant/Developer shall work with Waste Management of the Desert to implement provisions of AB 939 and AB 1462. The Applicant/Developer is required to work with Waste Management in setting up the following programs for this project: A. Developer shall prepare a plan to provide enlarged trash enclosures for inclusion of separate facilities for storage of recyclables such as glass, plastics, newsprint and aluminum cans. B . Developer shall provide proper on -site storage facilities within the project for green wastes associated with golf course and common area maintenance. Compostable materials shall be stored for pick-up by Waste Management, or an authorized hauler for transport to an appropriate facility. C . Curbside recycling service shall be provided in areas where no centralized trash/recycling bins are provided or utilized. PUBLIC SERVICES/UTILITIES/RESOURCES City Fire Marshal: 12. All water mains and fire hydrants providing the required fire flows shall be constructed in accordance with the City Fire Code in effect at the time of development. 13. The level of service required for this project should be aligned with the criteria for Category II -•Urban as outlined in the Fire Protection Master Plan and as follows: A. Fire station located within three miles B . Receipt of full "first alarm" assignment within 15 minutes. Impacts to the Fire Department are generally due to the increased number of emergency and public service calls generated by additional buildings and human population. A fiscal analysis for this project shall be prepared to identify a funding source to mitigate any impacts associated with any capital costs and the annual operating costs necessary for an increased level of service. The analysis shall include consideration of the Applicants other proposals (SP 90-015 & SP 90-016) as well as existing and approved area projects. Said analysis shall be subject to review and approval by the Riverside County Fire Department and the City of La Quinta. CONAPRVL.034 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 Coachella Vallev Water District 14. Specific Plan 90-017 is within Improvement District No. 1 of the Coachella Valley Water District (CVWD) for irrigation water service. Water from the Coachella Canal is available to the area. The Developer shall use this water for golf course and landscape irrigation. During project development all irrigation facilities shall be designed to utilize reclaimed water sources when such sources become available. *15. Applicant/Developer shall utilize alternative methods to use of water for dust control purposes, such as soil binders and ground covers (required in these conditions) in order to further conserve water resources. Electric Utilities 16. All existing and proposed electric power lines with 12,500 volts or less, which are adjacent to the proposed site or on -site, shall be installed in underground facilities. Schools *17. Impacts shall be mitigated in accordance with the provisions of AB 1600, Section 53080 and 65995 of the Government Code or the then existing legislation and/or local ordinances adopted pursuant thereto or any applicable Mitigation Agreement entered into by the Developer and the District. In addition, the City, Developer and the Coachella Valley Unified School District shall cooperate in exploring alternatives to provide lands or facilities to the District, through joint use agreements,, dedications, or Mello -Roos District formation. Recreation *18. Applicant/Developer shall pay a parkland mitigation fee based upon a requirement of 2.57 acres, as determined based upon the La Quinta General Plan standards and the analysis in the Staff report for SP 90-015. Determination of this fee shall be accomplished as set forth in Section 13.24.030 B . of the La Quinta Subdivision Ordinance. Traffic/Circulation Improvements *19. Applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, and as required by the City Engineer, as follows: A. Madison Street - Primary Arterial, 110-foot full width; 55 feet on each side of centerline between 58th Avenue and project boundary. B . 58th Avenue - Primary Arterial, 55-foot half width; CONAPRVL.034 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 The public right of way shall be dedicated by grant deed within 180 days following City Council approval of the Specific Plan. 20. The on -site private streets shall be constructed in 37-foot wide access easements granted to the homeowner's association. 21. Improved landscaped setback lots of noted width adjacent to the following street right of ways shall be constructed when the adjacent street improvements as follows: A. Madison Street, 20-feet wide as per 19A above; B. 58th Avenue, 20-feet wide. 22. Vehicle access rights -to Madison Street and 58th Avenue shall be vacated except for the residential access shown on the Circulation Plan in the Specific Plan. 23. In the C . C . & R's for the land division within the specific plan area, the Applicant shall place responsibility on the homeowner's association to pay its fair share of the cost to design and construct traffic signals at the following locations when they are warranted: A. Madison Street at Main Gate: 50% fair share responsibility; B. Avenue 58 at Secondary Gate: up to 100o fair share responsibility. 24. Turning movements of traffic accessing the residential Specific Plan areas from adjoining public streets shall be as follows: A. Madison Street 1. Residential Area Main Gate - Full turning movement permitted. 2. Residential Secondary Gate - Full turning movement permitted. *25. Bus turnouts and bus waiting shelters shall be provided on Madison Street, 58th Avenue as may be requested by Sunline Transit when street improvements are installed. Street improvement plans shall be reviewed by Sunline Transit Agency prior to final City approval. *26. All street improvements shall be installed in accordance with the General Plan, the La Quinta Municipal Code, adopted Standard Drawings, City Engineer's requirements and shall include all appurtenant components required by same. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the new improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with city standards and practices. This includes tapered off -site street transitions that extend beyond specific plan area boundaries and join the widened and existing street sections. C0NAPRVL.034 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 The off -site street improvements shall be installed in conjunction with the first land division final map that begins implementation of the Specific Plan. The on - site street improvements shall be phased in a manner that is consistent with on - site subdivision maps and internal circulation needs of the specific plan area. The following specific: street widths shall be constructed to conform with the General Plan street type noted therewith: A. ON -SITE STREETS 1. All private local streets - full width Local Street, 36 feet wide between curb faces; 2. Entry streets - divided street, 20 feet wide between curb faces for each roadway. B . OFF -SITE STREETS - The City is contemplating adoption of a major thoroughfare improvement ordinance which is intended to distribute the improvement cost of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is developed for beneficial use. If the ordinance is adopted, all land division maps within this project shall be subject to exaction by said ordinance, provided the ordinance is adopted 60 days prior to recordation of the map. If in the event, the major thoroughfare improvement ordinance is not adopted, the off -site street improvements for this project shall be as follows: 1. Madison Street (portion contiguous to specific plan boundary) - Half - width Primary Arterial street improvements, 110-foot option. 2. Avenue 58 (portion contiguous to specific plan boundary) Half -width Primary Arterial street improvements, 110-foot right of way option. *27. Applicant is responsible for the cost to design and construct traffic signals at the following locations. A. Madison Street at project entries; 25% responsibility 28. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. *29. The golf cart tunnel at Madison Street allows multiple modes of travel (i.e., pedestrian, bicycle, golf cart traffic) in order to provide alternative means of transportation. The Applicant shall also provide an overall plan showing provisions to allow these modes of travel for the entire Specific Plan area. This plan may utilize combinations of golf cart paths, pedestrian walks, bikeways, etc. , to achieve this. The plan must be submitted at time of the initial tract map submittal, for review by the Planning Commission. CONAPRVL.034 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 HYDROLOGY/GRADING/DUST CONTROL 30. All project grading shall be done in a manner that permits storm flow in excess of the retention basin capacity to flow out of the project through designated emergency overflow outlets and into the historic drainage relief route. Similarly, the project shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. *31. Storm water run --off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basins or other approved retention areas on the golf course. The maximum water depth for any retention area shall not exceed six feet; basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless Applicant provides site -specific data that indicates otherwise. Other requirements include, but are not limited to permanent irrigation improvements, landscape plants and materials, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of any public street contiguous to the site. *32. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with any rough grading plan in the specific plan area. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. *33. Prior to the issuance of grading permits, the Applicant shall submit a comprehensive blowing dust and sand mitigation plan on the entire site to the Planning and Development Department for review and approval. This plan shall include, but not to be limited to, consideration of the following means to minimize blowing sand and dust: implementation of Uniform Building Code requirements, development phasing, retention of existing trees, cultivation of interim groundcover or crops, the conservative use of water trucks and sprinkler systems and use of soil binders. *34. Applicant is encouraged to maintain all land within the project boundaries in agricultural status until such land is graded for development, provided that such agricultural production is economically feasible. In the event said undeveloped land is not continued or placed in agricultural production, Applicant shall plan and maintain said land in appropriate ground cover to prevent dust and erosion and to provide an aesthetically pleasing environment. CONAPRVL.034 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 35. Applicant shall retain a California registered civil engineer, or designate one who is on Applicant's staff, to exercise sufficient supervision and quality control during construction of the project grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: A. The engineer shall sign and seal a statement placed on the "as built" plans that says "all (grading and grades) (improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". B . Prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each lot in the tract, stake the pad elevation approved on the grading plan, the as built elevation, and 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. C . Provide to the City Engineer a signed set of "as built" reproducible drawings of the site grading and all improvements installed by the Applicant. *36. The Applicant shall be required, through grading permit approvals, to adhere to all requirements, as applicable, which are set forth in the 1990 SIP for PM 10 in the Coachella Valley. All grading plan submittals shall be shown to be in compliance with said :plan. LAND USE 37. Street dedications, bikeways, easements, improvements, landscaping with permanent irrigation system and screening, etc. , to satisfaction of City, shall be provided by Applicant/Developer for any site(s) where dedication of land for public utilities anal/or facilities is required. 38. Any proposed entry gates shall be subject to separate plot plan reviews to insure adequate stacking/queuing space, fire access, etc. Plans including guard houses or similar structures will also be subject to Design Review Board approval. 39. Separate Plot Plan review of any maintenance facility site (s) shall be required before the Design Review Board and Planning Commission, with a report of action to be sent to the City Council. CONAPRVL.034 8 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 40. Building heights for residential uses shall be subject to height limits specified in the Specific Plan, except that no building or structure, regardless of use, exceeding one story (20 feet in height), shall be allowed within 200 feet of any perimeter property line/public street frontage. However, this requirement shall not apply to property lines contiguous with the existing limits of Specific Plan 83-002 (PGA West) . All building heights shall be measured from finished grade elevation. All other residential structures shall be limited to two stories, not to exceed 35 feet. 41. Perimeter security walls shall be subject to the following standards: A. Setback from right-of-way lines along Madison Street, and 58th Avenue shall average 20 feet. B. All wall designs, including location and materials, shall be subject to review by the Planning and Development Department. *C. Perimeter wall designs shall incorporate noise abatement requirements as set forth in the :Final EIR for SP 90-017. 42. A 6-foot wide meandering sidewalk shall be constructed in the northerly, easterly and westerly parkways and landscape setback lots of 58th Avenue and Madison Street respectively. 43. Applicant shall provide a blanket easement that covers the entire landscaped setback lots for the purpose of a meandering public sidewalk. Landscaping Requirements 44. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped lots. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 45. The Applicant/Developer shall prepare detailed irrigation and landscaping plans for required perimeter landscaped setbacks along arterial roadways. These plans shall be coordinated with the street improvement plans for the corresponding arterials, and shall be subject to review by the Planning and Development Department, Public Works Department, Design Review Board, and Planning Commission prior to review by Coachella Valley Water District. *46. Prior to issuance of any grading permit, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during grading and site development. These shall include but not be limited to: CONAPRVL.034 9 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 A. The use of soil binders during any construction activities and paving of construction access roads; B . Planting of cover crop or vegetation upon graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirement of the Director of Public Work and Planning and Development. All construction and graded areas shall be watered at least twice daily during construction to prevent the emission of dust and blowsand. *47. Prior to the approval of building permits, the Applicant shall prepare a water conservation plan which shall include consideration of: A. Methods to minimize the consumption of 1 features incorporated into the design o drought tolerant and low-water usage programs to increase the effectiveness irrigation, as recommended by Coachella State Department of Water Resources. Hater, including water saving f the structures, the use of landscaping materials, and of landscape and golf course Valley Water District and the B . Methods for maximizing groundwater recharge, including the construction of groundwater recharge facilities. C . Methods for minimizing the amount of water used for on -site irrigation, including the use of reclaimed water from sewage treatment facilities. The water energy plan shall be subject to review and acceptance by CVWD prior to final approval by the City Engineer. Maintenance 48. Applicant shall provide an Executive Summary Maintenance Booklet for the street, landscape irrigation, perimeter wall, and drainage facilities installed in the Specific Plan area. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the homeowner's association in planning for routine and long term maintenance. CONAPRVL.034 10 PLANNING COMMISSION RESOLUTION 91-032 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA 2 CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT 90-030 CASE NO. GPA 90-030 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 10th day of September, 1991, hold a duly notice Public Hearing continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, to consider the request of Landmark Land Company of California for a General Plan Amendment from County land use designation of Planned Residential Reserve and Agricultural to Low Density Residential on +220 acres generally described as bordered by 57th Avenue alignment on the north, 58th Avenue on the south and bisected by Madison Street, more particularly described as: BEING A PORTION OF THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF SECTION 21 T.6.S., R.7.E., AND THE SOUTHWEST 1/4 OF SECTION 22, T.6.S., R.7.E., S.B.B.M. WHEREAS, said General Plan Amendment request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended) , and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, :if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. 1. The proposed General Plan Amendment, as requested, is consistent with the goals and policies of the La Quinta General Plan. 2. The proposed General Plan Amendment is consistent with the La Quinta General Plan and the Land Use Plan in that the proposed Low Density Residential designation will replace the inconsistent Riverside County land use designation on the site. 3. The proposed land. use designations are consistent and compatible with surrounding land use and zoning designations along with approval of Change of Zone 90-055 as recommended by Staff. 4. Approval of this proposal will not result in a significant adverse impact on the environment due to mitigation measures contained in the EIR which will be incorporated into the approval conditions for Specific Plan 90-017, except where overriding considerations are recognized in conjunction with the Final EIR prepared as part of this proposal. REsopc.042 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 certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report on the project. 3. That it does hereby recommend to the City Council approval of General Plan Amendment 90-030 for the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit "A", attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of September, 1991, by the following vote, to wit: AYES: Commissioners, Mosher, Ladner, Ellson, Marrs NOES: None ABSENT: None ABSTAIN: None KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.042 2 PLANNING COMMISSION RESOLUTION 91-033 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF CHANGE OF ZONE 90- 055 CASE NO. CZ 90-055 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 13th day of August, 1991, hold a duly notice Public Hearing continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, to consider the request of Landmark Land Company of California for a Change of Zone from R-1-10 to R-2 on +220 acres, generally described as bordered by 57th Avenue alignment on the north, 58nd Avenue on the south, and bisected by Madison Street, more particularly described as: BEING A PORTION OF THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF SECTION 21, T.6.S., R.7.E., AND THE SOUTHWEST 1 /4 OF SECTION 22, T . 6. S . , R . 7. E. , S.B.B.M. WHEREAS, said Change of Zone request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended), and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. 1. The proposed Change of Zone, as requested, is consistent with the goals and policies of the La QLLinta General Plan. 2. The proposed zoning is consistent with the La Quinta General Plan and the Land Use Plan in, accordance with the recommended amendment for GPA 90- 030. 3. The proposed R-2 zoning is consistent and compatible with surrounding land use and zoning designations. 4. Approval of this proposal will not result in a significant adverse impact on the environment due to mitigation measures contained in the EIR which will be incorporated in the approval conditions for Specific Plan 90-017, except where overriding considerations are recognized in conjunction with the Final EIR prepared as part of this proposal. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: RESOPC.043 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 certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report at the project. 3. That it does hereby recommend to the City Council approval of Change of Zone 90-055 for the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit "A", attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of September, 1991, by the following vote, to wit: AYES: Commissioners Mosher, Ladner, Ellson, Marrs, Chairwoman Barrows NOES: None ABSENT: None ABSTAIN: None KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning; Director City of La Quinta, California REsopc.043 2 PLANNING COMMISSION RESOLUTION 91-034 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL, WITH CONDITIONS, OF SPECIFIC PLAN 90- 017 FOR CERTAIN PROPERTY IN THE CITY OF LA QUINTA. CASE NO. SP 90-017 - LANDMARK LAND COMPANY OF CALIFORNIA WHEREAS, the Planning Commission of the City of La Quinta, California, did on the loth day of September, 1991, continued from regular meetings of June 25, 1991, July 9, 1991, July 23, 1991, and August 13, 1991, hold a duly noticed Public Hearing to consider the request of Landmark Land Company of California for a 220 acre project, consisting of 880 residential units and 101 acres of golf course/open space on a site generally bounded by 57th Avenue alignment on the north, 58th Avenue on the south, and bisected by Madison Street, more specifically described as: BEING A PORTION OF THE NORTH 1/2 OF THE SOUTHEAST 1 /4 OF SECTION 22, T . 6. S. , R . 7. E. , AND THE SOUTHWEST 1 /4 OF SECTION 22, T.6.7., R .7.E . , S.B.B.M. WHEREAS, said Specific Plan request has complied with the requirements of the California Environmental Quality Act of 1970, (as amended) , and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed a Draft and Final EIR, which have been reviewed and considered by the Planning; Commission of the City of La Quinta. WHEREAS, mitigation of various physical impacts have been identified in the Final EIR prepared for the project and incorporated into the approval conditions for Specific Plan 90-017, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Specific Plan. The proposed Specific Plan 90-015, in conjunction with General Plan Amendment 90-030 and Change of Zone 90-055, is consistent with the goals and policies of the La Quinta General Plan. 2. The Specific Plan, as conditioned, shall be compatible with the existing and anticipated area development. 3. The project will be provided with adequate utilities and public services to ensure public health and safety. RESOPC.044 4. Adherence to the mitigation measures identified in the Final EIR, which have been incorporated into the Conditions of Approval, will ensure that all identified significant impacts will be reduced to levels of non -significance, with the exception of impacts to air quality, for which Statements of Overriding Considerations will be adopted by the La Quinta City Council. 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 certification of the Final EIR by the La Quinta City Council pursuant to finding #4 above and findings made in the Staff report on the project.. 3. That it does hereby recommend to the City Council approval of the above - described Specific Plan request for the reasons set forth in this Resolution, and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of September, 1991, by the following vote, to wit: AYES: Commissioners Mosher, Ladner, Ellson, Marrs, Chairwoman Barrows NOES: None ABSENT: None ABSTAIN: None KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning; Director City of La Quinta, California RESOPC.044 2 PLANNING COMMISSION RESOLUTION 91-034 CONDITIONS OF APPROVAL - ADOPTED SPECIFIC PLAN 90-017 - LANDMARK LAND COMPANY SEPTEMBER 10, 1991 * Mitigation Measure of Final EIR for SP 90-017 + Condition modified by Planning Commission GENERAL CONDITIONS 1. The development shall comply with Exhibit "A", the Specific Plan for Specific Plan 90-017, the Final EIR and the following conditions, which shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 2. Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans shall be approved by the Planning and Development Department prior to issuance of a building permit. 3. Prior to issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following agencies: - City Fire Marshal - City of La Quinta Public Works Department - Planning and Development Department - Building and Safety Department - Coachella Valley Water District - Coachella Valley Unified School District - Imperial Irrigation District 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. 5. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. +6. Prior to any initial final tract map approval, the Applicant/Developer shall prepare an overall plan or program for the provision of comfort station locations for all maintenance employees. This plan or program shall indicate station locations and design parameters and standards, and shall be subject to review by the Planning and Development Department. Said plan or program shall indicate methods of providing such facilities, the parties responsible for so doing, and means for enforcement of procedures set forth in the plan or program. CONAPRVL.034 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 7. The Planning Commission shall conduct annual reviews of this Specific Plan. During each annual review by the Commission, the Developer/Applicant shall be required to demonstrate good faith compliance with the terms of the Specific Plan. The Applicant/Developer of this project hereby agrees to furnish such evidence of compliance as the City, in the exercise of its reasonable discretion, may require. Evidence of good faith compliance may include, but shall not necessarily be limited to, good faith progress towards implementation of and compliance with the requirements of the Specific Plan. Upon conclusion of the annual review, the Commission may determine that the Applicant has made good faith compliance/progress and may set a future review date at their discretion. 8. The Applicant/Developer shall submit an off -site improvements and on -site buildout phasing schedule and map at time of the first request to approve a final tract or parcel map. This schedule and map shall be subject to review and acceptance by the Public Works Department. ENVIRONMENTAL *9. All adopted mitigation measures, as recommended in the Draft/Final EIR, shall be incorporated into all future project approvals relating to SP 90-017 where applicable and/or feasible. It is understood that certain measures will not be applicable to certain site specific proposals, however, all development within the Specific Plan area shall be verified as in conformance with said Specific Plan and the mitigation adopted within the Draft/Final EIR. The Specific Plan Draft and Final EIR shall be used in the review of all project proposals in the SP 90- 017 area. Said mitigation measures are hereby incorporated into these conditions by reference. +*10. Prior to any site, disturbance, the Applicant/Developer shall initiate a lake bed delineation study, to be based upon the paleontological survey contained in the DEIR as Appendix "G" . The study shall determine the extent of the ancient lakebed for purposes of implementing a pre -development data recovery program within the limits of the delineated lakebed. This delineation study shall be submitted to the City for monitoring approved and future area projects . If the Developer of this project initiates development activity, then the pre -development data recovery program shall be undertaken prior to any site disturbance. The Applicant / Developer may be reimbursed by other area developers within the area defined by the lakebed study. The Applicant/Developer shall propose a method of reimbursement (such as cost per impacted acre in the lakebed area, etc.) to the City for review/acceptance. Conversely, if other area developer(s) initiate development activity, and are similarly conditioned, this project will be required to reimburse said developer(s) in accordance with the provisions of a reimbursement program. If the program is undertaken by this project, then paleontological monitoring of grading shall be required for cuts made during construction activity. Full time monitoring shall be required, given the ubiquitous distribution of paleoniological remains on the project site. The mitigating shall be done under CONAPRVL.034 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 the supervision of a qualified vertebrate paleontologist knowledgeable in both paleontological and archaeological sampling techniques. This program shall include a report identifying contact personnel who will be working on -site, the proposed time schedule for grading monitoring, the qualifications of the persons assigned to do, such monitoring and the method to be used in reporting on compliance to the City. This report shall be approved by the City prior to the Developer authorizing any work on the program itself. *11. Applicant/Developer shall work with Waste Management of the Desert to implement provisions of AB 939 and AB 1462. The Applicant/Developer is required to work with Waste Management in setting up the following programs for this project: A. Developer shall prepare a plan to provide enlarged trash enclosures for inclusion of separate facilities for storage of recyclables such as glass, plastics, newsprint and aluminum cans. B . Developer shall provide proper on -site storage facilities within the project for green wastes associated with golf course and common area maintenance. Compostable materials shall be stored for pick-up by Waste Management, or an authorized hauler for transport to an appropriate facility. C . Curbside recycling service shall be provided in areas where no centralized trash/recycling bins are provided or utilized. PUBLIC SERVICES/UTILITIES/RESOURCES City Fire Marshal: 12. All water mains and fire hydrants providing the required fire flows shall be constructed in accordance with the City Fire Code in effect at the time of development. 13. The level of service required for this project should be aligned with the criteria for Category II -Urban as outlined in the Fire Protection Master Plan and as follows: A . Fire station located within three miles B . Receipt of full "first alarm" assignment within 15 minutes. Impacts to the Fire Department are generally due to the increased number of emergency and public service calls generated by additional buildings and human population. A fiscal analysis for this project shall be prepared to identify a funding source to mitigate any impacts associated with any capital costs and the annual operating costs necessary for an increased level of service. The analysis shall include consideration of the Applicants other proposals (Sp 9()-015 & SP 90-016) as well as existing and approved area CONAPRVL.034 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 projects. Said analysis shall be subject to review and approval by the Riverside County Fire Department and the City of La Quinta. Coachella Valley Water District 14. Specific Plan 90-017 is within Improvement District No. 1 of the Coachella Valley Water District (CVWD) for irrigation water service. Water from the Coachella Canal is available to t:he area. The Developer shall use this water for golf course and landscape irrigation. During project development all irrigation facilities shall be designed to utilize reclaimed water sources when such sources become available. *15. Applicant/Developer shall utilize alternative methods to use of water for dust control purposes, such as soil binders and ground covers (required in these conditions) in order to further conserve water resources. Electric Utilities 16. All existing and proposed electric power lines with 12,500 volts or less, which are adjacent to the proposed site or on -site, shall be installed in underground facilities. Schools *17. Impacts shall be mitigated in accordance with the provisions of AB 1600, Section 53080 and 65995 of the Government Code or the then existing legislation and/or local ordinances adopted pursuant thereto or any applicable Mitigation Agreement entered into by the Developer and the District. In addition, the City, Developer and the Coachella Valley Unified School District shall cooperate in exploring alternatives to provide lands or facilities to the District, through joint use agreements, dedications, or Mello -Roos District formation. Recreation *18. Applicant/Developer shall pay a parkland mitigation fee based upon a requirement of 2.57 acres, as determined based upon the La Quinta General Plan standards and the analysis in the Staff report for SP 90-017. Determination of this fee shall be accomplished as set forth in Section 13.24.030 B . of the La Quinta Subdivision Ordinance. Traffic/Circulation Improvements *19. Applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, and as required by the City Engineer, as follows: A. Madison Street -Primary Arterial, 110-foot full width; 55 feet on each side of centerline between 58th Avenue and project boundary. CONAPRVL.034 4 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 B. 58th Avenue - Primary Arterial, 55-foot half width; The public right of way shall be dedicated by grant deed within 180 days following City Council approval of the Specific Plan. 20. The on -site private streets shall be constructed in 37-foot wide access easements granted to the homeowner's association. 21. Improved landscaped setback lots of noted width adjacent to the following street right of ways shall be constructed when the adjacent street improvements as follows: A. Madison Street, 20-feet wide as per 19A above; B. 58th Avenue, 20--feet wide. 22. Vehicle access rights to Madison Street and 58th Avenue shall be vacated except for the residential access shown on the Circulation Plan in the Specific Plan. 23. In the C . C . & R's for the land division within the specific plan area, the Applicant shall place responsibility on the homeowner's association to pay its fair share of the cost to design and construct traffic signals at the following locations when they are warranted: A. Madison Street at Main Gate: 50% fair share responsibility; B. Avenue 58 at Secondary Gate: up to 100% fair share responsibility. 24. Turning movements of traffic accessing the residential Specific Plan areas from adjoining public streets shall be as follows: A. Madison Street 1. Residential Area Main Gate - Full turning movement permitted. 2. Residential Secondary Gate - Full turning movement permitted. *25. Bus turnouts and bus waiting shelters shall be provided on Madison Street, 58th Avenue as may be requested by Sunline Transit when street improvements are installed. Street improvement plans shall be reviewed by Sunline Transit Agency prior to final City approval. +*26. All street improvements shall be installed in accordance with the General Plan, the La Qu.inta Municipal Code, adopted Standard Drawings, City Engineer's requirements and shall include all appurtenant components required by same. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the new improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that CONAPRVL.034 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 conforms with city standards and practices. This includes tapered off -site street transitions that extend beyond specific plan area boundaries and join the widened and existing street sections. The on- and off -site street improvements shall be phased in a manner that is consistent with on -site subdivision maps and internal circulation needs of the specific plan area. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: A. ON -SITE STREETS 1. All private local streets - full width Local Street, 36 feet wide between curb faces; 2. Entry streets - divided street, 20 feet wide between curb faces for each roadway. B . OFF -SITE STREETS - The City is contemplating adoption of a major thoroughfare improvement ordinance which is intended to distribute the improvement cost: of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is subdivided or otherwise developed for beneficial use . If the ordinance is adopted, all land division maps within this project shall be subject to exaction by said ordinance, provided the ordinance is adopted 60 days prior to recordation of the map. If in the event, the major thoroughfare improvement ordinance is not adopted, the oft.' -site street improvements for this project shall be as follows: 1. Madison Street (portion contiguous to specific plan boundary) - Full - width Primary Arterial street improvements, 110-foot option. 2. Avenue 58 (portion contiguous to specific plan boundary) Half -width Primary Arterial street improvements, 110-foot right of way option. 27. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. +*28. The Applicant shall provide an overall plan illustrating or describing provisions to allow multiple modes of non -motor vehicle travel throughout the entire specific plan area. This plan may utilize combinations of golf cart paths and tunnels, pedestrian walks, bikeways, etc. , to achieve this. These systems shall be designed to provide overall project access. This plan shall be submitted at the time of the initial tract map submittal, for review by the Planning Commission,. CONAPRVL.034 6 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 +*29. The Applicant/Developer shall provide a secondary/emergency access to the easterly adjacent north forty acres (APN 761-170-005) . Proposed location of this access shall be shown at the time of the initial tract/parcel map submittal, with the access design to be reviewed and approved with the first adjacent tract map. This access shall be subject to review and approval by the City Fire Marshal, the City Engineer, and the Planning and Development Department. HYDROLOGY/GRADING/DUST CONTROL 30. All project grading shall be done in a manner that permits storm flow in excess of the retention basin capacity to flow out of the project through designated emergency overflow outlets and into the historic drainage relief route. Similarly, the project shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. *31. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basins or other approved retention areas on the golf course. The maximum water depth for any retention area shall not exceed six feet; basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless Applicant provides site -specific data that indicates otherwise. Other requirements include, but are not limited to permanent irrigation improvements, landscape plants and materials, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of any public street contiguous to the site. *32. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with any rough grading plan in the specific plan area. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. *33. Prior to the issuance of grading permits, the Applicant shall submit a comprehensive blowing dust and sand mitigation plan on the entire site to the Planning and Development Department for review and approval. This plan shall include, but not to be limited to, consideration of the following means to minimize blowing sand and dust: implementation of Uniform Building Code requirements, development phasing, retention of existing trees, cultivation of interim groundcover or crops, the conservative use of water trucks and sprinkler systems and use of soil binders. CONAPRVL.034 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 *34. Applicant is encouraged to maintain all land within the project boundaries in agricultural status until such land is graded for development, provided that such agricultural production is economically feasible. In the event said undeveloped land is not continued or placed in agricultural production, Applicant shall plan and maintain said land in appropriate ground cover to prevent dust and erosion and to provide an aesthetically pleasing environment. 35. Applicant shall retain a California registered civil engineer, or designate one who is on Applicant's staff, to exercise sufficient supervision and quality control during construction of the project grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: A . The engineer shall sign and seal a statement placed on the "as built" plans that says "all (grading and grades) (improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". B . Prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each lot in the tract, state the pad elevation approved on the grading plan, the as built elevation, and 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. C . Provide to the City Engineer a signed set of "as built" reproducible drawings of the site grading and all improvements installed by the Applicant. *36. The Applicant shall be required, through grading permit approvals, to adhere to all requirements, as applicable, which are set forth in the 1990 SIP for PM 10 in the Coachella Valley. All grading plan submittals shall be shown to be in compliance with said ;plan. LAND USE 37. . Street dedications, bikeways, easements, improvements, landscaping with permanent irrigation system and screening, etc., to satisfaction of City, shall be provided by Applicant/Developer for any site(s) where dedication of land for public utilities anal/or facilities is required. CONAPRVL.034 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 38. Any proposed entry gates shall be subject to separate plot plan reviews to insure adequate stacking/queuing space, fire access, etc. Plans including guard houses or similar structures will also be subject to Design Review Board approval. 39. Separate Plot Plan review of any maintenance facility site (s) shall be required before the Design Review Board and Planning Commission, with a report of action to be sent to the City Council. +40. Building heights for residential uses shall be subject to height limits specified in the Specific Plan, except that no building or structure, regardless of use, exceeding one story (20 feet in height), shall be allowed within 200 feet of any perimeter property line/public street frontage. However, this requirement shall not apply to property lines contiguous with the existing limits of Specific Plan 83-002 (PGA West). All building heights shall be measured from finished grade elevation. All other residential structures shall be limited to two stories, not to exceed 30 feet. 41. Perimeter security walls shall be subject to the following standards: A. Setback from right-of-way lines along Madison Street, and 58th Avenue shall average 20 feet. B. All wall designs, including location and materials, shall be subject to review by the Planning and Development Department. *C. Perimeter wall designs shall incorporate noise abatement requirements as set forth in the Final EIR for SP 90-017. 42. A 6-foot wide meandering sidewalk shall be constructed in the northerly, easterly and westerly parkways and landscape setback lots of 58th Avenue and Madison Street respectively. 43. Applicant shall provide a blanket easement that covers the entire landscaped setback lots for the purpose of a meandering public sidewalk. Landscaping Requirements 44. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped lots. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 45. The Applicant/Developer shall prepare detailed irrigation and landscaping plans for required perimeter landscaped setbacks along arterial roadways. These plans shall be coordinated with the street improvement plans for the corresponding arterials, and shall be subject to review by the Planning and CONAPRVL.034 9 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 Development Department, Public Works Department, Design Review Board, and Planning Commission prior to review by Coachella Valley Water District. *46. Prior to issuance of any grading permit, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during grading and site development. These shall include but not be limited to: A. The use of soil binders during any construction activities and paving of construction access roads; B . Planting of cover crop or vegetation upon graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirement of the Director of Public Work and Planning and Development. All construction and graded areas shall be watered at least twice daily during construction to prevent the emission of dust and blowsand. *47. Prior to the approval of building permits, the Applicant shall prepare a water conservation plan which shall include consideration of: A . Methods to minimize the consumption of water, including water saving features incorporated into the design of the structures, the use of drought tolerant and low-water usage landscaping materials, and programs to increase the effectiveness of landscape and golf course irrigation, as recommended by Coachella Valley Water District and the State Department of Water Resources. B . Methods for maximizing groundwater recharge, including the construction of groundwater :recharge facilities . C . Methods for minimizing the amount of water used for on -site irrigation, including the use of reclaimed water from sewage treatment facilities. The water energy plan shall be subject to review and acceptance by CVWD prior to final approval by the City Engineer. +48. Applicant/Developer shall submit a typical landscape plan for all golf course landscaping, which shall be designated to feature drought tolerant plant species, and the latest water conserving irrigation technology. The plan(s) shall be subject to initial review by the Design Review Board and Planning Commission, with a subsequent final review and acceptance by Coachella Valley Water district prior to landscape construction. Evidence of CVWD acceptance shall be submitted to the Planning and Development Department. CONAPRVL.034 10 CONDITIONS OF APPROVAL Specific Plan 90-017 September 10, 1991 Maintenance 49. Applicant shall provide an Executive Summary Maintenance Booklet for the street, landscape irrigation, perimeter wall, and drainage facilities installed in the Specific Plan area. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the homeowner's association in planning for routine and long term maintenance. CONAPRVL.034 11 PH-4 STAFF REPORT PLANNING COMMISSION MEETING DATE: SEPTEMBER 10, 1991 ITEM: TENTATIVE TRACT 26953 APPLICANT / OWNER: SUNRISE DESERT PARTNERS LOCATION: OAK HILL, 800 FEET SOUTH OF ARNOLD PALMER (JUST WEST OF PGA, BOULEVARD) GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL EXISTING ZONING: R-2 MULTIPLE FAMILY RESIDENTIAL ENVIRONMENTAL CONSIDERATIONS: PURSUANT TO THE STATE OF CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES, AN ENVIRONMENTAL IMPACT REPORT (EIR 83-009) WAS PREPARED ON THE OVERALL SPECIFIC PLAN AND WAS CERTIFIED ON MAY 15, 1984. THIS EIR ADEQUATELY ADDRESSES THE PROPOSED PROJECT. MITIGATION MEASURES ADDED TO THE ENTIRE PROJECT, IN ADDITION TO THOSE ADDED TO THIS PROJECT, RESPOND TO ALL POTENTIALLY SIGNIFICANT IMPACTS, INCLUDING TRAFFIC AND CIRCULATION, AIR QUALITY, WATER RESOURCES, AND PUBLIC SERVICES AND UTILITIES, REDUCING THEIR IMPACTS TO A LEVEL OF INSIGNIFICANCE. THEREFORE, THE PREVIOUS EIR APPLIES TO THE PROPOSED PROJECT SINCE THE CIRCUMSTANCES OF THE PROJECT ARE ESSENTIALLY THE SAME AS THOSE ADDRESSED IN THE EIR. THIS EIR REVIEWED IMPACTS ASSOCIATED WITH PGA WEST AND ITS SUBSEQUENT DEVELOPMENT PHASES. ASSESSOR'S PARCEL #: '769-350-001 THROUGH 007 PROJECT DESCRIPTION: THE APPLICANT PROPOSES TO RESUBDIVIDE 5.1 ACRES INTO THREE LOTS WITH OTHER LOTS BEING USED FOR .LANDSCAPING AND ROADWAY PURPOSES. THE :FINISHED DEVELOPMENT WILL COMPRISE 21 AIR SPACE CONDOMINIUMS. EIGHTEEN UNITS PRESENTLY EXIST (MODEL COMPLEX) AND THREE NEW UNITS WILL BE BUILT WHERE THE TEMPORARY SALES OFFICE IS :LOCATED. PCST.008 1 CIRCULATION: PGA BOULEVARD -• PRIVATE MAJOR ARTERIAL, 130 FOOT RIGHT-OF-WAY. OAK HILL - LOCAL PRIVATE STREET 33 FOOT RIGHT- OF-WAY RELATED PAST ACTIONS: 1. Specific Plan 83-002/PGA West - approval of a 1665 acre project oriented around 4-18 hole golf courses with 5,000 residential units, 20 acre retail/office commercial complex, and 65 acre resort village with 400 hotel and 250 apartment units. The project was approved in 1984. 2. General Plan Amendment 84-002, Change of Zone 84-007, and Environmental Impact Report were approved concurrently with Specific Plan 83-002. 3. Plot Plan 85-203 approved the temporary sales trailer and open guest/customer parking area. 4. The Plot Plan approved the construction of the model home design package for the development in 1985. The homes range in size from 2,000 square feet to 3,500 square feet. 'The structures range in height from 20 feet to 32 feet in overall height. 5. Parcel Map 20426 - subdivided 452 acres into eight lots. This area was a portion of Parcel No. 1, and the map was approved in 1984 and finaled in 1985. 6. Tract Map 20717-1 was created by the approval of this Map in 1985. The Final Map was recorded in 1985. PROJECT DESCRIPTION: The existing site is fully developed with off -site improvements which were made to the site in the mid-1980's as required by the above cited development applications. The site is presently developed with the existing model home complex and the sales office for the PGA sales group. The Map was submitted in anticipation that the model home complex will be sold and the sales trailer/design center will be removed from the site so that the area can be developed with three new single family homes. The product type will be the Highland prototype and range in size from 3,000 to 3,500 square feet (excluding the garages) . The site presently has temporary access to PGA Boulevard at the intersection of Pete Dye and PGA Boulevard. However, this accessway will be removed as part of the proposal based upon original requirements of the Specific Plan. The street improvements on Oak Hill road are presently in place but minor reconstruction work will be necessary to connect this area with the existing homes to the north. The developer will be required to remove the existing temporary open guest parking spaces on the east side of the model complex to conform with City standards and past plot plan approvals. No parking should be permitted on Oak Avenue, a private local street. PCST.008 ANALYSIS: 1. The Tract complies with applicable requirements of the R-2 zone. 2. The Tract as proposed and conditioned complies with the adopted Specific Plan 83-002. 3. The past plot plan approval and on -site construction drawings should not be modified unless approved by the Director of Planning and Development. FINDINGS: 1. The proposed Tract Map is consistent with the goals and policies of the La Quinta General Plan and the standards of the Municipal Zoning and Land Division Ordinances, subject to conditions. 2. The proposed Tract Map is consistent with Specific Plan 83-002 and past Plot Plan 85-203. 3. The subject site is currently developed with existing off -site improvements, therefore no known impacts are anticipated by the requested land division application. The division of the property will not effect the continued use of the property or affect the future sale of the existing model homes and new homes which will be built as part of this action and this action will not affect the existing residential homes which abut this facility. 4. The design of the land division will not cause public health problems and will not conflict with existing public easements. 5. The site is physically suitable for the proposed project density of four units per acre. RECOMMENDATION: Staff recommends that the Planning Commission adopt Resolution 91- recommending to the City Council concurrence with the Environmental Analysis and approval of Tentative Tract 26953, subject to the attached conditions. Attachments: 1. Location map 2. Tentative Tract Map 3. Letters from Mr. William L. Walter dated August 23, 1991 4. Draft Planning Commission Resolution PCST.008 CASE No. 58TH AVENUE CASE MAP TENTATIVE TRACT MAP 26953 SUNRISE DESERT PARTNERS r, . SCALE: 1" = 4,200 feet m wt s •- , Existing Model Homes 2 Story ExrsriN6 601F COURSE Sales/Design Temporary Building , ffi = a Lffiio W O WW Wp ,1 ,1 L ` of - R Temporary F W Te Existing 'Model �r I Homes - I Story -^-�� LOT TABULATIONS up go L" as .ao a • UNITS am �aw,Ia m : « a, P.aaw.w ... ►i LS IM000 UPo n ••-• VICINITY MAP Acce Driveway mporary Parking x1srIN6 tf COURSE P M 249 PW 195/.! P M 249M PW IM/49-55 TYPICAL SECTION a+ n mint •• II tom_ �•. . p p•r a iSn1 rr Sw,ew arrw TENTATIVE TRACT MAP NO. 26959 OUNER UTILITIES GENERAL_ NOTES NOR r0 VAT", •-•-•-. 4:100aw, "Um ln.T 3111"ICr I pie" WAt 'rW Ntt' ntsrt,o no - ita %WIN tosar Pali m as -am Coax lnpr loin la raw alas. Calsa s f� eixriiic, ....-._.._.._. ivtala i.no•rla, r ancr oil... .. lainew utim l•s co iff, l lmurns Lro ua: aetlarii•L•Laow coma■ • uoraao Lao uN, tollam.+ta•�cse esrta■ SUBD I Y I DER rnar,oa,-------- ----- - o.r l CAM rmLM9I011, _.._. /ALMO tWAVNIan / iota Samoa of PFAMT, a " AV" l MaL Iut. W tEmta.riantm L67/: l -------- ¢PAIN NMI rmlr.eio rota aaoa Q anar Lon' L do-amcoa lnomr role� a rota SAO" W L•r09Upl LOTS, r ►aa planet, ca." A W o yen "SAV 9WA casar To avian "'• 0asm a e1vE1S101•'a'ea"m am LEGAL DESCRIPTION manta ao as a" No.'s •_ _- iilw • a�eoinila or Loin• n•ow e PARCEL NO S' we Lan a. c rC o a reotr ar.►•. . _ — -- .. let r•Nl " ran a _ASSESSORS : L L0' 10 h" TENTATIVE TRACT MAP NO. 26953 s tes s oa`pr — ` — — to it* tit. cs U muifrti. tA — - l tans lso•ow ass sw WS ils sio•ma ,... ►� .... a res lm•os6M-340 m 000 .,► �. ir�� o �as•lsp•om ta•aIp•am ruin - �� 55-435 Oak Hill La Quinta, Ca. 92253 August 22, 1991 City Of La Quinta Planning Commission CE111hu AUG 21 ior- Dear Commission Members: CITY tit- LIA YUINTA In response to your Notice Of Public Hearing in referen?IANNiNG&DEVELQPAAFNTREf to tentative Tract 26953 at PGA West; applicant Sunrise Desert Partners I as a homeowner on Oak Hill have many serious concerns. This request by Sunrise is very similiar to a larger request made by Sunrise approximately two years ago which the planning Commission rejected. This proposal varys only in size of magnitude but has the same effect on exi.5ting homeowners. Please read the minutes of these meetings if you weren't vresent. These minutes must be part of the September meeting to ensure a continuance of City Planning. Issues raised at the last meeting and still pertinent are: 1. Sunrise sales brochures advertised single story dtgellirigs. Homeowners were never aware of condominiums until we returned after one summer to find the Greens. This was brought up at the last meeting and several commissioners were very concerned about Sunrises failure to commuicate with the Homeowners. 2. I have enclosed a copy of our purchase agreement dated April 10, 1987; I certainly wouldn't have purchased a home for $810,000 if I felt our neighbors would be occupants of 21 air space condominiums with a purchase price in the $200,000 area. 3. I have enclosed an addendum to the purchase agreement which outlines the additional Classic models which would be added at the vacant area nearest Arnold Palmer on Oak Hill; we were led to believe when the sales office was removed Classics would be built. 4. Sunrise references a Master Plan; we as Homeowners have never seen it; :if we knew of condominiums and their effect on property values we would have bought elsewhere.. Please refer to the last meeting minutes about discussions of the Master :Plan. 5. Twenty days notice of an impotant meeting taking place when over 95 percent of the homeowners are gone other places to cool off raises questions about the Commissions desire to be fair with PGA Homeowners.. Page 2 6. We question Sunrise's long term involvement at PGA due to Landmark's current sales agreement. Do not let Sunrise make short term bad decisions to maximize profits. I also believe the new owners wouls be unhappy with this proposal if approved. 7. I urge the PlanrLing Commission to visit PGA West before the meeting. Walk Oak Hill Blvd. from Arnold Palmer to the suggested condominiums location. This walk might save the time of a September meeting. This is a lengthy letter because the notice states that issues may only be raised at: the meeting or in writing. I have talked to other homeowners who have not received a notice as yet... I hope the mailing was not restricted. My wife and I would be happy to talk to the Commission before the September meeting; we also feel the meeting should be delayed until October so sufficient homeowners can be present. Sincerely, William L. Walter ADDENDUM TO THE PURCHASE AGREEMENT PGA WEST Buyer understands access to their home will be modified until Oak Hill from the Sales Office south is returned to a normal cul-de-sac street within the residential commu- nity. Buyer acknowledges that construction will commence on two Classic buildings north of the Model Complex on or about May 1, 1987. During that time period of construction, which is approximately eight months, entry to Buyer's home will be through the Sales Complex entrance in order to minimize the inconvenience of construction traffic. UNIT NO. C38 SUNRISE DESERT PARTNERS By: (SELLER) 0409871s DWI 1101. A�A PLANNING COMMISSION RESOLUTION 91- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA RECOMMENDING TO THE CITY COUNCIL CONCURRING WITH THE ENVIRONMENTAL ANALYSIS AND GRANTING APPROVAL OF TENTATIVE TRACT MAP 26953 TO CREATE 3 DEVELOPMENT LOTS AND 2 LOTS FOR ROADWAY/ LANDSCAPING PURPOSES THUS ALLOWING 21 AIR SPACE CONDOMINIUM UNITS ON A 5.1+ ACRE SITE. CASE NO. TT 26953 - SUNRISE DESERT PARTNERS WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 10th day of September, hold a duly noticed Public Hearing to consider the resubdivision of 5.1 acres into 3 lots, and other miscellaneous lots, generally located on the west side of Oak Hill approximately 800 feet south of Arnold Palmer, more particularly described as: PORTION OF THE SOUTHWEST ONE -QUARTER OF SECTION 16, T.6.S., R.7.E., S.B.B.M. WHEREAS, said tentative map has complied with the requirements of the "The Rules to Implement the California Environmental Quality Act of 1970" ( County of Riverside No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5) , in that the Planning Director conducted an initial study, and has determined that the proposed tentative tract will not have a significant adverse impact on the environment; and, WHEREAS, mitigation of various physical impacts have been identified and will be incorporated into the approval conditions for Tentative Tract 26953 in conjunction with this tentative tract, thereby retaining that monitoring of those mitigation measures be undertaken to assure compliance with them; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the approval of said tentative tract map: 1. That Tentative Tract 26953, as conditionally approved, is generally consistent with the goals, policies, and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-2 zoning district development standards, and design requirements of the Subdivision Ordinance. 2. That the subject site is primarily developed at this time with a model home complex and appropriate off -site improvements. The proposed circulation design and single family lot layouts are consistent with previously approved Tract Map 20717-1 and the project has been conditioned, therefore, suitable for the proposed land division. REsopc.036 3. That the design of Tentative Tract 26953 will not cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard.. 4. That the design of the subdivision, as conditionally approved, will not impact the existing public sewers and water improvements, and therefore, is not likely to cause serious public health problems. 5. That the design of Tentative Tract 26953 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Tract 26953, as conditioned, provides for adequate maintenance of the landscape buffer areas and provides storm water retention. 7. That the proposed Tentative Tract 26953, as conditioned, is consistent with Specific Plan 83-002. 8. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in, the review of this Tentative Tract Map, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment 91- 217 relative to the environmental concerns of this tentative tract; 3. That it does hereby approve the subject Tentative Tract 26953 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED AND ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of September, 1991, by the following vote, to wit: REsopc.036 2 AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Planning; Director City of La Quinta, California RESOPC.036 PLANNING COMMISSION RESOLUTION 91- CONDITIONS OF APPROVAL - PROPOSED TENTATIVE TRACT 26953 SEPTEMBER 10, 1991 GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map 26953, marked Exhibit "A", 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. This Tentative Tract Map approval shall expire two years after the approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the grading and site development. These shall include, but not be limited to: a. The use of irrigation during any construction activities. b . Planting of cover crop or vegetation upon previously graded but undeveloped ;portions of the site. c. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. 4. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. 5. Owner shall execute and record a "Declaration of Dedication" in a form acceptable to the City and offering the dedication of drainage retention basin(s) and landscape buffer areas to the City for future acceptance and maintenance. In the interim, the owners shall maintain the basin(s) and perimeter landscaping and provide bond assurance accordingly prior to final map approval. 6. The subdivider shall make provisions for maintenance of all landscape buffer and storm water retention areas via one of the following methods prior to final map approval: REsoPC.036 4 Planning Commission Resolution 91-_ Conditions of Approval September 10, 1991 a. Subdivider shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 ( Streets and Highways Code, Section. 5820, et seq.) or the Lighting and Landscaping Act of 1972 (Streets and Highways Code 22600, et seq.) to implement maintenance of all improved landscape buffer and storm water retention areas. It is understood and agreed that the Developer/Applicant shall pay all costs of maintenance for said improved areas until such time as tax revenues are received from assessment of the real property. b . The Applicant shall submit to the Planning and Development Department a Management and Maintenance Agreement, to be entered into with the unit/lot owners of this land division, in order to insure common areas and facilities will be maintained, with an unqualified right to assess the owners of the individual units for reasonable maintenance costs. The association shall have the right to lien the property of any owners who default in the payment of their assessments. The common facilities to be maintained are as follows: (1) Storm water retention system. (2) Perimeter parkway lot along PGA Boulevard. (3) All common area landscaping. (4) All private streets, including all street medians. 7. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning & Development Department O Coachella Valley Water District O Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above -mentioned agencies shall be presented 'to the Building Division at the time of the application for a building permit for the use contemplated herewith. 8. 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. 9. The appropriate Planning approval shall be secured prior to establishing any of the following uses: RESOPC.036 5 Planning Commission Resolution 91-_ Conditions of Approval September 10, 1991 a. Temporary construction facilities. b. Sales facilities, including their appurtenant signage. c . On -site advertising/ construction signs . 10. If buried remains or artifacts are encountered during development (including grading) , work shall be stopped and a qualified archaeologist shall be contacted immediately at Applicant's expense and appropriate mitigation measures shall be taken. 11. Development of property shall comply with provisions of Specific Plan 83-002, as approved. 12. All exterior lighting including that for signage & landscaping shall comply with "Dark Sky" ordinance. ENGINEERING DEPARTMENT: 13. Applicant shall private street right of way and utility easements in conformance with the city's General Plan, Municipal Code, applicable Specific Plans if any, and as required by the City Engineer and purveyors of utility services, as follows: a. 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. The cul-de-sac curb radius shall be 45 feet. b. Lot A-l. - Local Street, 33-foot full width; C. 10-foot wide public utility easement behind curbline. 14. Applicant shall provide a fully improved landscaped lot, lot B-1, as shown on the tentative map . 15. Applicant shall vacate vehicle access rights to PGA Boulevard from all abutting lots. Access to PGA Boulevard from this land division shall be restricted to Arnold Palmer. 16. Applicant shall have street improvement plans prepared by a registered civil engineer. Street improvements shall be designed and constructed for all streets within the proposed subdivision and for off -site streets as required by these conditions of approval. All street improvements shall be designed and constructed in accordance with the LQMC and adopted Standard Drawings, and City Engineer and shall include all appurtenant components required by same, except mid -block street lighting, such as but not limited to traffic signs and channelization markings, street name signs, sidewalks, and raised medians where required by city General Plan. Street design shall RESOPC.036 6 Planning Commission Resolution 91- Conditions of Approval September 10, 1991 take into account the soil strength, anticipated traffic loading, and design life. The minimum structural section for residential streets shall be 3" AC over 4" Class 2 Base. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the newly required improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with city standards and practices. This includes tapered off -site street transitions that extend beyond tract boundaries and join the widened and existing street sections. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: a. ON -SITE STREETS 1. Lot A-1 - full width Local Street, 32 feet wide, refer to Std Dwg #106; 17. Applicant shall construct, or enter into agreement to construct, the site grading, off -site public improvements and utilities, and on -site common area improvements before the final map is recorded. Applicant shall pay cash, in lieu of and equivalent to the respective fair -share construction cost, for those improvements that the Applicant has partial cost responsibility and construction must be deferred until the full complement of funding is available. Payment of cash may be deferred to a future date mutually agreed by Applicant and City, provided security for said future payment is posted by Applicant. 18. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with grading plan. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. A statement shall appear on the final subdivision map that a soils report has been prepared for the tract pursuant to Section 17953 of the Health and Safety Code. 19. The tract grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to final map approval. 20. The tract shall be designed and graded in a manner so the difference in building pad elevations between contiguous lots that share a common street frontage or join lots with adjoining existing tracts or approved tentative tracts does not exceed three (3.0) feet. The pad elevations of contiguous lots within the subject tract that do not share a common street shall not exceed five (5.0) feet. RESOPC.036 Planning Commission Resolution 91-_ Conditions of Approval September 10, 1991 If Applicant is unable to comply with the pad elevation differential requirement, the city will consider and may approve other alternatives that satisfy the city's intent to promote and ensure community acceptance and buyer satisfaction with the proposed development. 21. The tract shall be graded in a manner that permits storm flow in excess of the retention basin capacity to flow out of the tract through a designated emergency overflow outlet and into the historic drainage relief route. Similarly, the tract shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. 22. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basin designed for a maximum water depth not to exceed six feet or directed to an approved water retention area. If a retention basin is constructed, the basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless Applicant provides site -specific data that indicates otherwise. Other requirements include, but are not limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of any public street contiguous to the site. 23. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped lots. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 24. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. 25 . ' Applicant shall maintain the landscaped areas of the subdivision such as the landscaped lot and retention basin until accepted by the City Engineer for maintenance by the homeowner's association of the subdivision. 26. All existing and proposed electric power lines with 12,500 volts or less, and are adjacent to the proposed site or on -site, shall be installed in underground facilities. 27. All underground utilities shall be installed, with trenches compacted to city standards, prior to construction of any street improvements. A soils engineer retained by Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. RESOPC.036 $ Planning Commission Resolution 91-_ Conditions of Approval September 10, 1991 28. 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 the final map without the approval of the City Engineer. 29. Applicant shall pay all fees charged by the city as required for processing, plan checking and construction inspection. The fee amount(s) shall be those which are in effect at: the time the work is undertaken and accomplished by the city. 30. Applicant shall retain a California registered civil engineer, or designate one who is on Applicant's staff, to exercise sufficient supervision and quality control during construction of the tract grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: a. the engineer shall sign and seal a statement placed on the "as built" plans that says "all ( grading and grades) (improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". b . prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each lot in the tract, state the pad elevation approved on the grading plan, the as built elevation, and 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. c. provide to the City Engineer a signed set of "as built" reproducible drawings of the site grading and all improvements installed by the Applicant. 31. All existing structures that are to be removed from the property shall be removed, or an agreement secured with a performance bond has been executed between Applicant and the city to assure said removal, prior to transmitting the final map to the City Council for approval. GENERAL 32. All newly constructed single family condominium units shall be single story and no higher than 20 feet as measured from the abutting average building pad elevation. REsopc.036 9 Planning Commission Resolution 91-_ Conditions of Approval September 10, 1991 33. All existing open guest parking spaces along Oak Hill shall be removed from the property. 34. The existing model homes shall be converted so that they meet all the requirements of the City of La Quinta (e.g., paved parking areas, landscaping, fencing, etc.) prior to issuance of a final Certificate of Occupancy permit. RESOPC.036 10 PLANNING COMMISSION RESOLUTION 91-035 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA RECOMMENDING TO THE CITY COUNCIL CONCURRING WITH THE ENVIRONMENTAL ANALYSIS AND GRANTING APPROVAL OF TENTATIVE TRACT MAP 26953 TO CREATE 3 DEVELOPMENT LOTS AND 2 LOTS FOR ROADWAY/ LANDSCAPING PURPOSES THUS ALLOWING 21 AIR SPACE CONDOMINIUM UNITS ON A 5.1± ACRE SITE. CASE NO. TT 26953 - SUNRISE DESERT PARTNERS WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 10th day of SeptElmber, hold a duly noticed Public Hearing to consider the resubdivision of 5.1 acres into 3 lots, and other miscellaneous lots, generally located on the west side of Oak Hill approximately 800 feet south of Arnold Palmer, more particularly described as: PORTIOni OF THE SOUTHWEST ONE -QUARTER OF SECTION 16, T.6.S., R.7.E., S.B.B.M. WHEREAS, said tentative map has complied with the requirements of the "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5) , in that the Planning Director conducted an initial study, and has determined that the proposed tentative tract will not have a significant adverse impact on the environment; and, WHEREAS, mitigation of various physical impacts have been identified and will be incorporated into the approval conditions for Tentative Tract 26953 in conjunction with this tentative tract, thereby retaining that monitoring of those mitigation measures be undertaken to assure compliance with them; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the approval of said tentative tract map: 1. That Tentative Tract 26953, as conditionally approved, is generally consistent with the goals, policies, and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R - 2 zoning district development standards, and design requirements of the Subdivision Ordinance. 2. That the subject site is primarily developed at this time with a model home complex and appropriate off -site improvements. The proposed circulation design and single family lot layouts are consistent with previously approved Tract Map 20717-1 and the project has been conditioned, therefore, suitable for the proposed land division. REsopc.036 3. That the design of Tentative Tract 26953 will not cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard. 4. That the design of the subdivision, as conditionally approved, will not impact the existing public sewers and water improvements, and therefore, is not likely to cause serious public health problems. 5. That the design of Tentative Tract 26953 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Tract 26953, as conditioned, provides for adequate maintenance of the landscape buffer areas and provides storm water retention. 7. That the proposed Tentative Tract 26953, as conditioned, is consistent with Specific Plan 83-002. 8. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment 91- 217 relative to the environmental concerns of this tentative tract; 3. That it does hereby approve the subject Tentative Tract 26953 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED AND ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of September, 1991, by the following vote, to wit: RESOPC.036 AYES: Commissioners Mosher, Ladner, Ellson, Marrs, Chairwoman Barrows NOES: None ABSENT: None ABSTAIN: None KATIE BARROWS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California REsopc.036 PLANNING COMMISSION RI'SOLUTION 91-035 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 26953 SEPTEMBER 10, 1991 GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map 26953, marked Exhibit "A", 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. This Tentative Tract. Map approval shall expire two years after the approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the grading and site development. These shall include, but not be limited to: a. The use of irrigation during any construction activities. b . Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site. c. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. 4. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. 5. Owner shall execute and record a "Declaration of Dedication" in a form acceptable to the City and offering the dedication of drainage retention basin(s) and landscape buffer areas to the City for future acceptance and maintenance. In the interim, the owners shall maintain the basin (s) and perimeter landscaping and provide bond assurance accordingly prior to final map approval. 6. The subdivider shall make provisions for maintenance of all landscape buffer and storm water retention areas via one of the following methods prior to final map approval: REsopc.036 4 Planning Commission Resolution 91-_ Conditions of Approval September 10, 1991 a. Subdivider shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 (Streets and Highways Code, Section 5820, et seq.) or the Lighting and Landscaping Act of 1972 (Streets and highways Code 22600, et seq.) to implement maintenance of all improved landscape buffer and storm water retention areas. It is understood and agreed that the Developer/Applicant shall pay all costs of maintenance for said improved areas until such time as tax revenues are received from assessment of the real property. b . The Applicant shall submit to the Planning and Development Department a Management and Maintenance Agreement, to be entered into with the unit/lot owners of this land division, in order to insure common areas and facilities will be maintained, with an unqualified right to assess the owners of the individual units for reasonable maintenance costs. The association shall have the right to lien the property of any owners who default in the payment of their assessments. The common facilities to be maintained are as follows: (1) Storm water retention system. (2) Perimeter parkway lot along PGA Boulevard . (3) All common area landscaping. (4) All private streets, including all street medians. 7. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Qui.nta Public Works Department o Planning & Development Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 8. 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. 9. The appropriate Planning approval shall be secured prior to establishing any of the following uses: RESOPC.036 Planning Commission Resolution 91-_ Conditions of Approval September 10, 1991 a. Temporary construction facilities. b . Sales facilities, including their appurtenant signage . c . On -site advertising/ construction signs. 10. If buried remains or artifacts are encountered during development (including grading) , work shall be stopped and a qualified archaeologist shall be contacted immediately at Applicant's expense and appropriate mitigation measures shall be taken. 11. Development of property shall comply with provisions of Specific Plan 83-002, as approved. 12. All exterior lighting including that for signage & landscaping shall comply with "Dark Sky" ordinance. ENGINEERING DEPARTMENT: 13. Applicant shall private street right of way and utility easements in conformance with the city's General Plan, Municipal Code, applicable Specific Plans if any, and as required by the City Engineer and purveyors of utility services, as follows: a. 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. The cul-de-sac curb radius shall be! 45 feet. b. Lot A-1 - Local Street, 33-foot full width; c . 10--foot wide public utility easement behind curbline . 14. Applicant shall provide a fully improved landscaped lot, lot B-1, as shown on the tentative map . 15. Applicant shall vacate vehicle access rights to PGA Boulevard from all abutting lots. Access to PGA Boulevard from this land division shall be restricted to Arnold. Palmer. 16. Applicant shall have street improvement plans prepared by a registered civil engineer. Street improvements shall be designed and constructed for all streets within the proposed subdivision and for off -site streets as required by these conditions of approval. All street improvements shall be designed and constructed in accordance with the LQMC and adopted Standard Drawings, and City Engineer and shall include all appurtenant components required by same, except mid -block street lighting, such as but not limited to traffic signs and channelization markings, street name signs, sidewalks, and raised medians where required by city General Plan. Street design shall RESOPC.036 6 Planning Commission Resolution 91-_ Conditions of Approval September 10, 1991 take into account the soil strength, anticipated traffic loading, and design life. The minimum structural section for residential streets shall be 3" AC over 4" Class 2 Base. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the newly required improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with city standards and practices. This includes tapered off -site street transitions that extend beyond tract boundaries and join the widened and existing street sections. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: a. ON -SITE STREETS 1. Lot A-1 - full width Local Street, 32 feet wide, refer to Std Dwg #106; 17. Applicant shall construct, or enter into agreement to construct, the site grading, off -site public improvements and utilities, and on -site common area improvements before the final map is recorded. Applicant shall pay cash, in lieu of and equivalent to the respective fair -share construction cost, for those improvements that the Applicant has partial cost responsibility and construction must 'be deferred until the full complement of funding is available. Payment of cash may be deferred to a future date mutually agreed by Applicant and City, provided security for said future payment is posted by Applicant. 18. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with grading plan. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. A statement shall appear on the final subdivision map that a soils report has been prepared for the tract pursuant to Section 17953 of the Health and Safety Code. 19. The tract grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to final map approval. 20. The tract shall be designed and graded in a manner so the difference in building pad elevations between contiguous lots that share a common street frontage or join lots with adjoining existing tracts or approved tentative tracts does not exceed three (3.0) feet. The pad elevations of contiguous lots within the subject tract that do not share a common street shall not exceed five (5.0) feet. RESOPC.036 Planning Commission Resolution 91-_ Conditions of Approval September 10, 1991 If Applicant is unable to comply with the pad elevation differential requirement, the city will consider and may approve other alternatives that satisfy the city's intent to promote and ensure community acceptance and buyer satisfaction with the proposed development. 21. The tract shall be graded in a manner that permits storm flow in excess of the retention basin capacity to flow out of the tract through a designated emergency overflow outlet and into the historic drainage relief route. Similarly, the tract shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. 22. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basin designed for a maximum water depth not to exceed six feet or directed to an approved water retention area. If a retention basin is constructed, the basin slopes shall not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless Applicant provides site -specific data that indicates otherwise. Other requirements include, but are not limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of any public street contiguous to the site. 23. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped lots. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 24. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. 25. Applicant shall maintain the landscaped areas of the subdivision such as the landscaped lot and retention basin until accepted by the City Engineer for maintenance by the homeowner's association of the subdivision. 26. All existing and proposed electric power lines with 12,500 volts or less, and are adjacent to the proposed site or on -site, shall be installed in underground facilities. 27. All underground utilities shall be installed, with trenches compacted to city standards, prior to construction of any street improvements. A soils engineer retained by Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. RESOPC.036 8 Planning Commission Resolution 91-_ Conditions of Approval September 10, 1991 28. 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 the final map without the approval of the City Engineer. 29. Applicant shall pay all fees charged by the city as required for processing, plan checking and construction inspection. The fee amounts) shall be those which are in effect at the time the work is undertaken and accomplished by the city. 30. Applicant shall retain a California registered civil engineer, or designate one who is on Applicant"s staff, to exercise sufficient supervision and quality control during construction of the tract grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: a . the engineer shall sign and seal a statement placed on the "as built" plans that sa;�s "all ( grading and grades) (improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". b . prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each lot in the tract, state the pad elevation approved on the grading plan, the as built elevation, and 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. c . provide to the City Engineer a signed set of "as built" reproducible drawings of -the site grading and all improvements installed by the Applicant. 31. All existing structures that are to be removed from the property shall be removed, or an agreement secured with a performance bond has been executed between Applicant and the city to assure said removal, prior to transmitting the final map to the City Council for approval. GENERAL 32. All newly constructed and no higher than 20 pad elevation. single family condominium units shall be single story feet as measured from the abutting average building REsopc.036 9 Planning Commission Resolution 91-_ Conditions of Approval September 10, 1991 33. All existing open guest parking spaces along Oak Hill shall be removed from the property. 34. The existing model homes shall be converted so that they meet all the requirements of the City of La Quinta (e.g., paved parking areas, landscaping, fencing, etc.) prior to issuance of a final Certificate of Occupancy permit. REsoPc.036 10 ca"4 .C'! �iie. • o� u raj • 2 MEMORANDUM OF TO: HONORABLE CHAIRWOMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: PLANNING & DEVELOPMENT DEPARTMENT DATE: SEPTEMBER .9, 1991 SUBJECT: MODIFIED CONDITIONS OF APPROVAL The Engineering Department has requested that the following changes be made to the Staff report which was distributed on September 6, 1991. Delete conditions: #3, 4, 5, 6, 10, and 21 Modify Condition #15: Add to the end of the condition, "...with the exception of emergency access". Modify Condition #16: "... , 32 feet wide to face of curb, ..." Modify Condition #33 : Add to the end of the condition "... prior to occupancy" . MEMOGT.004 PH-5 STAFF REPORT PLANNING COMMISSION MEETING DATE: SEPTEMBER 10, 1991 PROJECT PLOT PLAN 91-464 & VARIANCE 91-016; APPROVAL TO CONSTRUCT A 4,258 SQUARE FOOT COMMERCIAL COMPLEX APPLICANT: LOUIS CAMPAGNA (LA QUINTA PHARMACY) PROJECT DESIGN: TEAM JORGE E. SEPTIEN & CHUCK GARLAND LOCATION: SOUTHWEST CORNER OF CALLE TAMPICO & AVENIDA NAVARRO PROPOSAL: The Applicant is proposing a 4,258 square foot commercial building complex on 0.3 acres. The new building is designed to accommodate a new pharmacy as well as other speculative office/commercial uses. The proposed building is primarily one story but it also has a second story level which will be used for an office. The property is presently in the Village Specific Plan Area and is governed by the C-V-T (Commercial Village Tampico) Zone District provisions of the La Quinta Municipal Code. A variance application is being requested by the Applicant who has applied for a reduced building setback line (20 feet rather than 35 feet) along the Calle Tampico frontage of the site. He has also proposed rear yard parking versus parking adjacent Calle Tampico as required by the C-V-T Zone District. SURROUNDING LAND USE: Site: Vacant North: Date Grove South: Vacant East: Commercial West: Vacant SITE INFORMATION: The parcels are undeveloped at this time, and low voltage utility lines run along the northerly side of the property. Presently, both streets are partially paved at this time to allow two-way traffic movement. However, curb, gutter and sidewalk improvements are lacking. STAFFRPT.040/CS -1- The site is also affected by the realignment of Calle Tampico. It has been determined that the existing centerline of the street will be shifted to the north of its present location and property dedication for street widening will come from the property owner to the north. The reason for the realignment is to correct and reduce traffic problems created by the present street transition between Avenida Bermudas (on the east) and Avenida Mendoza (on the west). Mr. Campagna's property will benefit from this realignment in that he will be reconveyed public right-of-way land for private usage (the plans reflect this change) because some of the existing right-of-way on the north side of this property is no longer needed for roadway purposes. ARCHITECTURAL: The two story project is reminiscent of the southwest architectural motif and the materials which are used appropriate for the Village area (stucco, exposed wood beams, tile roofing, etc.). The design is appropriate of this area. ON -SITE PARKING: The developer's plan. does not meet the City's on -site parking requirements. His plan is three spaces short of the required minimum. 'This topic has been discussed and the applicant would like to contribute funds to an off -site City owned facility in this area. A cash bond is acceptable and a condition has been included which requires the applicant to post cash monies to provide his additional parking spaces in this area for use by his patrons/employees or other business uses. VARIANCE APPLICATION: The Commercial Village Tampico Zone requires that all first floor buildings be :setback a minimum distance of 35 feet from Calle Tampico. However, necessary on -site parking can be proposed within this front yard area. The applicant's request is to place the building within 20 feet from the front property line and to have the on -site parking behind the building (to the south). The applicant's contention is that if he places the building to the rear of the lot he will not be able to maximize the use of his property. The 35 foot setback penalizes his parcel because his lot is only 123 feet deep following Calle Tampico's 50 foot half street dedication requirement. The building to the east is located to the front of the lot and Mr. Campagna feels this existing building would block the exposure of his facility if he had to put his building at the back of the lot versus the front. STAFFRPT.040/CS -2- The justification for a variance must take into consideration lot size irregularities, topographic, and other property problems. Generally, lots which are 100 feet by 120 feet are difficult to build on because all the amenities of a property commercial development (e.g. landscaping, parking, trash enclosures, service areas, buildings, etc.) must be provided. This lot is only twice the size of a standard single family lot, but it is zoned Commercial Village. One major advantage of this zone district is that the code allows the second story feature to proceed to the front yard property line but requires a 35 foot setback on Calle Tampico for first floor building uses. DESIGN REVIEW BOARD RECOMMENDATIONS: The Design Review Board met on August 7, 1991 and they felt the project was consistent with the City's design standards and with the Village Specific Plan. The Board discussed the developer's desire to shift the building to within 20-feet of the front property line and, after lengthy discussion, they stated that they would prefer to see buildings placed along the street frontages similar to E1 Paseo in Palm Desert and they could not remember placing a condition in the C-V-T Zone District requiring this standard. The group thought that since Calle Tampico is designated as a primary arterial street its buildings should be placed along the street frontage with parking facilities in the rear. The rear parking area would be used for service loading and unloading and trash receptacle servicing. Another noted problem they saw was the problem of the on -site driveways exiting onto the abutting local streets. If the parking facilities were in front on those small lots, the driveways would be very close to Calle Tampico. However, if the driveways were located at the southerly portion of the site, it would relieve traffic congestion on Calle Tampico. Lastly, the Design Review Board conditioned the project as follows: 1. The roof beams on the upper story can be either glu-lams or heavy timber rough -sawn members. 2. The roof tile for the project should be masonry tile (S-shaped) and be complimentary to the Downtown area. 3. A sign program should be prepared which is in keeping with the Village Specific Plan requirements. The Design Review Board directed Staff to prepare a program which could be presented to the Planning Commission in the future and the signs should not be internally illuminated. STAFFRPT.040/CS -3- ANALYSIS: Staff has analyzed the request by the applicant to have his building located to the front of his property on Calle Tampico as well as the statements of the Design Review Board. However, the applicant does not meet the justification requirements for lot size irregularities, topographic, or other problems associated with normal site plan development problems. The existing commercial structure which would block the approac�i to Mr. Campagna's building was built prior to the City's incorporation and it. is located along the frontage of Calle Tampico within 1 foot of the existing property line. However, with the realignment of Calle Tampico northerly from its present location the existing building will be 70 feet from the property line which will allow possibly additional parking or commercial leasable square footage for this commercial office complex. In summary, the view blockage issue that Mr. Campagna raises is not valid based on the City's intent to realign Calle Tampico northerly of its present location. (The Engineering Department has stated that they hope the improvements will be installed by next summer). Staff does not feel the Planning Commission should approve the variance request as submitted, primarily because the Applicant has other design solutions which have not been explored nor presented. If the City did not allow two story development of the property, allow off -site parking provisions, required parking ratios which were not attainable, or other site restrictive design standards Staff could understand the applicant's need to deviate from the prescribed minimum standards, but this application has not shown justification for a variance allowance. The Village designation is extensive in terms of permitted or conditional land uses, and the applicant has the option of either pursuing residential, residential with limited commercial, or office/commercial without residential. The applicant has chosen the highest possible use for the property which would be the office/commercial category. In choosing this category, the owner also accepts the outlined Zoning parameters. It should be noted that no other variance applications for deviations of this nature have been filed for the Village Specific Plan area. Staff's preference is to amend the Zoning Code versus considering approving a variance request because this type of approval only sets a precedence which is hard for the City to change as other applications come in and they too might pursue this type of site design. The Planning Commission could direct Staff to review the Commercial Village Tampico Zoning Code and thus allow flexibility to the setback standards along Calle Tampico or other design features the Commission feels should be allowed in this area. STAFFRPT.040/CS -4- STAFF RECOMMENDATION:: Staff recommends that the Planning Commission deny Variance 91-016, subject to the findings contained herein. Staff also recommends that the Planning Commission deny Plot Plan 91-464, subject to the findings contained herein. If the Planning Commission concurs with the Applicant, Staff would recommend the following: That the Planning Commission approve Variance 91-016, subject to the findings contained herein. Staff also recommends that the Planning Commission approve Plot Plan 91-464, subject to the attached conditions. Attachments: 1. Location Map 2. Environmental Assessment 91-209 3. Agency comments 4. Plan Exhibits 5. Draft Conditions of Approval for PP 6. Draft Resolution for Variance 91-016 7. Draft Resolution for Variance 91-016 91-464 (Denial) (Approval) STAFFRPT.040/CS -5- Calle T t_ �IC CASE No. 'R.T' ' it— j4bL4 i l I I 1 I 1 I 1 i i r— t 1 t� GALE. TAMMCO c AVIENNIDA � 1 i� AVLADA LA Lj c _ ? c a C-D ('--�C- ®RTH SCALE: N.-r. S. •�- CM of L QMRI aF d� ENVIRONMENTAL CHECKLIST FORM I. BACKGROUND 1. Name of Proponent: / 2. Address sand Phone Number of_Proponent: 3. Date of Checklist: 4. Agency Requiring Checklist: i- S. Name of Proposal, if applicable: OdA II. ENVIRONMENTAL IMPACTS AO 9/� (Explanation of all "Yes" and "Maybe" answers Is rBgbired o- n at(ached sheets.) 1. Earth. Will the proposal result in: Yes Maybe No a. Unstable earth conditions or in changes in geologic substructures? b. Disruptions, displacements, compaction or - / overcovering of the soil? JC — c. Change in topography or ground surface relief features? _. Wool' d. The destruction, covering or modification of / any unique geologic or physical features? e. Any increases in wind or water erosion of soils, either on or off the site? ✓ _ f. Changes in deposition or erosion of beach, 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? WOO g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mud- . / slides, ground failure, or similar hazards? _ AC 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 or direction of water movements, in either marine or fresh _ 000, waters? — — b. Changes in absorption rates, drainage patterns, or the rate and amount of surface water runoff. _ c. Alterations to the course of 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, in- cluding 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- drawals, or through interception of an aquifer by cuts or excavations? (3) Yes "a NO 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? 4. Plant Life. Will the proposal result in: a. Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, microflora and aquatic plants)? b. Reduction of the numbers of any unique, rare or endangered species of plants? c. Introduction of new species of plants into an area, or result in a barrier to the normal replenishment of existing species? d. Reduction in acreage of any agricultural crop? S. Animal Life. Will the proposal result in: a. Change in the diversity of species, or numbers of any species of animals (birds, land animals, including reptiles, fish and shellfish, benthic organisms, insects or microfauna)? b. Reduction of the numbers of any unique, rare, or endangered species of animals? c. Introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals? d. Deterioration to existing fish or wildlife habitat? 6. Noise. Will the proposal result in: a. Increases in existing noise levels? b. Exposure of people to severe noise levels? 7. Light ar.d Glare. Will the proposal produce new light or glare? 8. Land Use. Will the proposal result in a substantial alteration of the present or planned land use of an area? 9. Natural Resources. Will the proposal result in: a. Increase in the rate of any use of any natural resources? b. Substantial depletion of any renewable natural resource? 10. Risk of Upset. Does the proposal involve a risk o an explosion or the release of hazardous sub- stances (including, but not limited to, oil, pesticides, chemicals or radiation) in the event of an accident or upset conditions? 11. Population. Will the proposal alter the location, istri ution, density, or growth rate of the human population of an area? 12. Housing. Will the proposal affect existing housing, or create a demand for additional housing? 13. Transportation/Circulation. Will the proposal result in: a. Generation of substantial additional vehicular movement? b. Effects on existing parking facilities, or demand for new parking? WOO — _Le (4) Yes Maybe He c. Substantial impact upon existing transportatio.. systems? Wool d. Alterations to present patterns of circulation or movement of people and/or goods? ,r _ e. Alterations to waterborne, rail or air traffic? f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? 14. Public Services. Will the proposal have an effect upon, or result in a need for new or altered govern- mental services in any of the following areas: a. Fire protection? _ V0000, _ b. Police protection? c. Schools? d. Parks or other recreational facilities? _ _Je0000' e. Maintenance of public facilities, including roads? f. Other governmental services? _ / _ A/ 15. Energy Will the proposal result in: a. Use of substantial amounts of fuel or energy? b. Substantial increase in demand upon existing sources of energy, or require the development of new sources of energy? _ _ 16. Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: a. Power or natural gas? b. Communications systems? _ _,&- c. Water? _ _*000" d. Sewer or septic tanks? —k/ e. Storm water drainage? f. Solid waste and disposal? _Ato 17. Human Health. Will the proposal result in: a. Creation of any health hazard or potential health hazard (excluding mental health)? _ b. Exposure of people to potential health hazards? _ 18. Aesthetics. Will the proposal result in 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? _ 19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recrea- tional opportunities? 20. Archeological/Historical. Will the proposal result in an alteration of a significant archeological or historical site, structure, object or building? _ 3 21. Mandatory Finding of Significance. a. Does the project have the potential to degrade the quality of the environment, substantially re- duce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plan 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? _ _ _�/ (S) Yes L4aAe No b. Does the project have the potential to achieve short-term, to the disadvantage of long-term, en- vironmental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the future.) c. Does the project have impacts which are indi- vidually 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 effects which will cause substantial adverse effects on human beings, either directly or indirectly? III. DISCUSSION OF ENVIRONMENTAL EVALUATION IV. DETERMINATION (To be completed by the Lead Agency) On the basis of this initial evaluation; I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. :P<find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION WILL BE PREPARED. t I find the proposed project MAY have a significant effect on the environment, and an ENVIRO;4TtENTAL IMPACT REPORT is required. Date: *fzJ00:_ Signature rp CITY OF LA QUINTA INITIAL ENVIRONMENTAL STUDY CASE NO. PP91-464; VARIANCE 91-016 (EA91-209) DESCRIPTION: Request to develop a 4,300 square foot office/retail complex at the southwest corner of Calle Tampico and Avenida Navarro on two lots designated Commercial Village Tourist (CVT). ENVIRONMENTAL IMPACTS ------------------------- EXPLANATION OF "YES" AND "MAYBE" QUESTIONS AND MITIGATION MEASURES 1. EARTH: The site is located in the downtown area of the City in the Village Corridor area. The General Plan documents of the City defines this area Indio Fine Sand, which consists of well - drained and moderately permeable soils formed in alluvium. Elevations range from 230 feet below sea level to 230 feet above sea level. This site is approximately 40 feet above sea level. This type of soil is good for agriculture but this property has not pursued this type of development in the past. The property to the north of this site is a Date Grove. The site is vacant at this time and graded to a finished height level with the existing street improvements (flat). The developer will have to bring in clean fill to the site to elevate the building pad to a sufficient height to meet the City 's (Engineering and Building Department) requirement for positive drainage. MITIGATION MEASURES: 1). Grading of the site shall occur pursuant to the approval of the future grading plan as specified by the City's Engineering Department. All work shall be conducted in a manner so as to not disturb other abutting properties unless off -site agreements have been made and/or approved. Since the grading quantities have not been submitted, it is assumed that most of the earth moving at the site (contouring) will occur on the premises and limited importation will occur. Infill dirt is needed to raise the height of the building pad to conform to City standards. 2). The site has been rough graded but staff were unable to determine when the work was completed. However, additional site preparation work will be warranted in order to prepare the site for construction in the future. 2. AIR: The project site is located within the Southeast Desert Air Basin (SEDAB) and is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). With the proposed construction, there may be air pollutant sources which may deteriorate ambient air quality. These sources are stationary and mobile sources. Stationary source considerations include emission from on -site construction activities and natural gas combustion. Mobile source consideration include exhaust emissions resulting from short term construction activities and long term generation associated with the project. With the construction of the proposed project there may be a reduction in the overall mobile emission releases since the pharmacy and offices would provide a convenient service to local residents of this area. MITIGATION MEASURES: 1). Adequate watering techniques shall be employed to partially mitigate the impact of the construction generated dust.. 2). Areas graded but not immediately under constructed shall be planted with a temporary ground cover to reduce the amount of open space subject to wind erosion. 3). Grading and construction shall comply with all applicable City Ordinances and the requirements of the Air Quality Management Plan. 3. WATER: With the proposed construction there may be a change in the absorption rate, drainage patterns and amount and rate of surface water run-off. The project proponent will provide an on - site retention basin for collection of storm water and nuisance water run-off or the developer can choose to contribute to the City's Storm Water collection fund. The fund will be used to build a 5 acre detention facility for this area which will store rain water on a temporary basis during flooding periods. The site is in a AO zone as shown on the Federal Flood Insurance Maps. This area is subject to periodic flooding and, therefore, mitigation measures will need to be taken to ensure flooding does not occur at this property once it is developed. A grading plan is warranted because building pad heights will need to be one foot above the flood plain to prevent building damage. MITIGATION MEASURES: 1. The project shall comply with all applicable City and Coachella Valley Water District requirements regarding storm water and nuisance water. The developer shall complete a hydrology study and grading plan, prepared by a licensed Civil Engineer, which identifies the increased water run-off quantities which will be generated at the site by analyzing the assumed quantities in an undeveloped state and factoring this against a development request. Based on this study the project engineer shall design the necessary on -site drainage basins which will maintain storm water run-off the property and allow gradual dissipation of the water into the earth on the project site or in -lieu of on -site construction the developer shall contribute money toward the development of a regional detention basin in this immediate area. 4. PLANT LIFE: The subject site is presently vacant and void of any significant plant life. As noted previously, the site has been graded and no vegetation exists. When the County of Riverside developed the street circulation system in this area they may have eliminated the native vegetation on this property during construction of the existing off -site infrastructure. MITIGATION MEASURES: None required. 5. ANIMAL LIFE: The subject. site is not located in an area defined as a Fringed -Toed Lizard Habitat area (a Federally protected species). Therefore, this applicant does not have to contribute toward money to the Nature Conservancy. MITIGATION MEASURES: None proposed. 6. NOISE: Because of the proposed construction and subsequent operation of the commercial center, it can be expected that there will be some increase in the existing noise levels on the site. Most of the noise generated will be from motorized traffic coming to the site for goods and services, and it is assumed that no noise will be generated by the primary users of the site because the office use's and pharmacy are inside the building envelope. MITIGATION MEASURES: 1). As required by the General Plan, this project shall prepare a noise analysis to minimize noise impacts on surrounding land uses and the study shall be reviewed prior to issuance of construction permits by the Building Department. 7. LIGHT AND GLARE: It is anticipated that the building(s) and parking lot as well as landscaping will be installed as part of the project. However, at this time, much of the material has not been submitted to staff. It is assumed that during the plan check process of this case, the applicant will be required to gain approval of the material from the City's Design Review Board and the Planning and Building Department prior to construction permit issuance. MITIGATION MEASURES: 1). All lighting will have to comply with the City's "Dark Sky Ordinance". Additionally, light sources shall be shielded to eliminate light glare and off -site spillage onto abutting vacant or developed properties. 2). A lighting plan shall be submitted for the on -site parking lot, and shall include a photometric study of the lighting which analyzes the necessary footcandle light intensity. The study will also identify the height of the light poles, spaces of the poles, type of lighting fixtures, and other pertinent information necessary to assure compliance with the City's Off-street Parking Ordinance and the Dark Sky Ordinance. Parking lot lighting is not high priority for this site due to the limited number of parking lot spaces being proposed. Should the applicant desire on --site parking lot lighting he will have to meet the requirements as noted above. 3. Recessed canopy lighting will be encouraged for this development. S. LAND USES: Presently the General Plan shows the subject property as Commercial. Therefore, the intended land use plan (office/retail) is compatible with the General Plan and with the Commercial Village Tourist Zone standards. MITIGATION MEASURES: None is required. 9. NATURAL RESOURCES: No major adverse impacts are anticipated with by the construction of this project. MITIGATION MEASURES: None required. However, the applicant shall meet all necessary requirements of the local serving agencies as outlined in the attached agency comments or as mandated during construction plan implementation. 10. RISK OF UPSET: No adverse impact is anticipated due to explosion or release of hazardous substances. MITIGATION MEASURES: None required. However, all construction activities whether or not they are permanent or temporary shall meet all necessary safety standards of the Federal, State and local government requirements. 11. POPULATION: It is not anticipated that the proposed project will have an adverse or significant impact on population distribution, density or growth rate in the area. MITIGATION MEASURES: None required. 12. HOUSING: With the proposed project there may be an incremental demand for additional housing for employees of the development. However, due to the size of the center, any demand would be insignificant because the City presently has an overabundance of land either vacant at this time but slated for residential development or developed at this time with housing units. Single family housing is the primary type of housing at this time. However, multiple family housing projects will be forthcoming in the City's high density areas in the future. MITIGATION MEASURES: None are proposed. 13. TRANSPORTATION: With the proposed project it can be anticipated that there will be a generation of additional vehicular traffic movement in the immediate area. The project is fronting on an existing partially developed secondary arterial (Calle Tampico) which is planned to have divided east to west traffic on it which provides internal access to the downtown area and access to the Cove (south of this area). It is anticipated that this small project will generate 15 trips per day per 1,000 sq. ft. to the site or roughtly 60 trips. The site is affected by the realignment of Calle Tampico. Tampico is proposed to have its centerline moved northerly from its present location in order to fix the traffic problem which exists at Tampico and Avenida Bermudas. At the present time, Tampico abruptly transitions south at the intersection creating a traffic hazard to east/west vehicular movement. By adjusting the street northerly, west of Bermudas, the City will be able to straighten the street out so that the bend in the street is not as pronounced as it is today. The City Engineering Department has designed the street improvement plans for this area, and they are available for viewing at City Hall. The owner of this property is aware of the widening plan, and his project has been designed to compensate for the Tampico Street Realignment. Calle Tampico is also serviced by the Sunline Transit bus system and there are no impacts anticipated to their system by the approval of this project. A bus stop is not proposed at the project intersection. MITIGATION MEASURES: 1). Compliance with all applicable City requirements regarding street improvements of adjacent street(s) will be required. However, other methods of improvement will be permitted if they are allowed by the City Engineer (e.g. Assessment District Program, Capital Improvement Program, etc.). 2). The project shall provide adequate on -site parking to accommodate the proposed use of the property or the developer shall contribute to the City's Downtown Off -site Parking Trust Account. This fund was established to help developers pay an in -lieu fee for parking spaces they could not design to their projects except by pursuing a variance application or reducing the size of the building. The applicant has indicated his desire to contribute to the off --site parking fund since he cannot meet his on -site parking demands. 3). Sidewalk and bikeway paths shall be provided on both street frontages (Calle Tampico and Avenida Navarro). However, if the City Engineer deems it necessary, an 8 foot wide meandering sidewalk shall be built on Calle Tampico if bikeway design standards are required by the City Engineer. 4. The developer shall offer reciprocal access rights to the abutting neighbors so that in the future cross traffic vehicular access can occur between properties if the City determines that shared parking arrangements will benefit this area. 5. If determined by the Sunline Transit Agency that a bus stop and/or passenger shelter is needed at this site, one shall be provided by the developer. However, staff has anticipated that a bus stop will not be required at this site because the City is currently considering a transit stop on the east side of Avenida Navarro or at the intersection of Call Tampico and Avenida Bermudas. 16. UTILITIES: Except for storm water drainage facilities, no significant impacts is anticipated in the area of utilities which include natural gas, communication systems, water, sewer, and solid waste. No negative or adverse comments have been received from any public agency as of the writing of this report. MITIGATION MEASURES: All necessary infrastructure improvements have mandated by the City or any other public agency shall be met as part of the development of this site. As previousely mentioned, the site will be required to install appropriate drainage facilities which will house storm water run- off during seasonal rain storms or to contain nuisance water from both irrigation and surfaced areas (i.e. parking lots, buildings, etc.) or the developer shall contribute his fair share to the ultimate development. of an off -site 5 acre detention basin for usage by this property and/or his abutting neighbors. 14. PUBLIC SERVICES: The project may create a need for additional fire protection, police protection and maintenance of public roads in the area. However, it is anticipated that any increases in this area will be incremental, and should only have minor impacts on existing personnel or services. All affected public agencies were mailed copies of the proposal during the City's review period, but no negative comments were received. Copies of the transmittals are attached. MITIGATION MEASURES: 1). Prior to the issuance of a building permit the applicant will be required to pay an infrastructure fee of $6, 000.00 per acre. This fee will help mitigate impacts as noted above. 2). The project shall comply with all requirements of the Fire and Riverside County Sheriffs Department. 21. MANDATORY FINDINGS: It is not anticipated that there will be any adverse impacts by the project in the areas of plant and animal life, long term environmental goals, cumulative impacts, or impacts on human beings. Attachments SunLine Transit MEMBER AGENCIES Cathedral City Coachella Desert Hot Springs Indian WCls Indio La Quinta Palm Desert Palm Springs Rancho Mirage Riverside County August 2, 1991 Mr. Greg Trousdell Associate Planner CITY OF LA QUINTA P.O. Box 1504 La Quinta, CA 92253 RE: 91-464 LA QUINTA PHARMACY Dear Mr. Trousdell: Ktu v It AUG 6 10 CI11r Ut' LA QUIRTA )IANNiNr & OEVEL09"FmT nEP1 Thank you for allowing SunLine Transit Agency to review the plans for the La Quinta Pharmacy. This letter will serve as a reminder that SunLine Transit Agency, in responding to the Village Specific plan did request transit stops to be included. Some time has elapsed since we have reviewed the Village Specific's plans and therefore, we rely on the City to determine if the plans for the La Quinta Pharmacy is an appropriate place for the amenities to be included. We do need, at least, one bus stop complete with passenger waiting shelter to be included for passengers wishing to use the Village Complex. Please feel free to give me a call to discuss these coments. Very truly yours, SU .INE TRANSIT AGENCY Debra Astin Director of Planning DA/dy cc: File 32.505 Harry Oliver Trail . Thousand Palms, CA 92276 • (619) 343-3456 • FAX (619) 343-3645 A Public Agency Ali I ATEqESTA@LISHED IN 191@ AS A PUBIIC AGENCY $T RICH COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX me • COACHELLA, CALIFORNIA 92238 • TELEPHONE (619) 398-2651 DIRECTORS OFFICERS DIRECTELLIS OODEW�S, PRESIDENT THOMAS E LEVY. GENERAL MANAGER -CHIEF ENGINEER RAYMOND R. RUMMONDS, VICE PRESIDENT BERNARDINE SUTTON, SECRETARY JOHN W. WADDEN July 23, 1991 OWEN MtCOM ASSISTANT GENERAL MANAGER DOROTHY M. NICHOLS REDWINE AND SHERRILL. ATTORNEYS THEODORE J. FISH File: 0163.1 Planning Commission City of La Quints, Post Office Box 1504 La Quinta, California Gentlemen: 92253 �,�-� ��- LA Q010TA 'LApNi"2: R �J�VEt�Ja�FNT nFQ1. Subject: Plot Plan 91-464, Portion of Southeast Quarter, Section 1, Township 6 South, Range 6 East, San Bernardino Meridian This area is shown to be subject to shallow flooding and is designated Zone AO, depth one foot, on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, Tom Levy General Manager -Chief Engineer RF:kb/e7 cc: Don Park Riverside County Department of Public Health 79-733 Country Club Drive, Suite D Bermuda Dunes, California 92201 TRUE CONSERVATION USE WATER WISELY GLEN J. NEWMAN FIRE CHIEF To: City of La Quinta Planning Division Attention: Greg Trousdell RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92370 (714) 657-3183 July 19, 1991 RECE!"YI`U Re: Plot Plan 91-464 C11 V Ur Lti QUINTA La Quinta Pharmacy PLANNING & DEVELOPMENT DEPT. With respect to the condition of approval regarding the above referenced Plot Plan, the Fire Department requires the following fire protection measures be provided in accordance with La Quinta Municipal Code and/or recognized fire protection standards: 1. Provide or show there exists a water system capable of delivering 3000 gpm for a 3 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 2. The required fire flow shall be available from a Super hydrants) (6" x 4 " x 2}" x 2}") located not less than 25' nor more than 165' from any portion of the building(s) as measured along approved vehicular travelways. 3. Applicant/developer shall be responsible to submit written certification from the water company noting the location of the existing fire hydrant and that the existing water system is capable of delivering 3000 gpm fire flow for a 3 hour duration at 20 psi residual operating pressure. If a water system currently does not exist, the applicant/developer shall be responsible to provide written certification that financial arrangements have been made to provide them. 4. Install portable fire extinguishers per NFPA, Pamphlet 810, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 5. Certain designated areas will be required to be maintained as fire lanes. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering Staff at (619) 342-8886. Sincerely, RAY REGIS Chief Fire Department Planner By t3-? Tom Hutchison Fire Safety Specialist PLANNING DIVISION INDIO OFFICE ❑ TEMECULA OFFICE 79.733 Country Club Drive, Suite F, Indio, CA 92201 41002 County Center Drive, Suitr 225, Ti mecula, CA 92390 (619) 342MM • FAX (619) 775.2072 El RIVERSIDE OFFICE (714) 694.5070 • FAX (714) 694.5076 3760 12th Stmrt, Riverside, CA 92501 atvlf a, f } r�uvoowo� Stnc� •AJN : aanrJ =mot hot1vjr" t erimme roan w U � - C 0 J nn LI, L !U 4J 4) a w e��6nalwc� s!ro1 aW : b31�W�0 1 � 1 It I 1INI 1 SZi W Q 2 y� l ■[ JOSIPH KICAK No ?1775 1xD- 1!— 9.30 93 ( 0/11 INGINFf RING 4L OF U130 45.74 z H� 2' - w > PARCEL"C (VACATION) 405.4 S.F/ 0.01AC. L J 17 /00.00 'XIST./ R/W M. EXISTING LOT LINES 11 1 BkRCEL-�V ) (VACATION) CASE MAP CAM No. RIGHT OF WAY MAP CALLE TAMPICO SCALE: f Cr z I PLANNING COMMISSION RESOLUTION 91- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND DENYING WITHOUT PREJUDICE A VARIANCE FROM THE FRONT YARD SETBACK REQUIREMENT CASE NO. VAR 91-016 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 10th day of September, 1991, hold a duly -noticed Public Hearing to consider the request of Louis Campagna for a Variance to Section 9.90.080 La Quinta Municipal Code (LQMC), to permit his proposed building 20 feet from the front property line instead of 35 feet for property located at the southwest corner of Calle Tampico and Avenida Navarro, more particularly described as: :LOTS 1 & 2, SANTA CARMELITA AT VALE IN LA QUINTA, PAGE 14 IN MAP BOOK 18/82-83 WHEREAS, said Variance request has complied with the requirements of "The Rules to Implement. the California Environmental Quality Act of 1970" ( County of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance 5) , in that the Planning Director conducted an initial study, and has determined that the proposed project will not have a significant adverse impact on the environment; 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 and reasons to justify the denying of said Variance: 1. The strict application of the building setback requirements to the subject property did not deprive it of privileges enjoyed by other properties in the area. The purpose and intent of the setback standard is to provide design guidance, therefore, the minimum requirements shall be met. 2. Denial of the Variance will guarantee that no special privileges are granted to the Applicant which would be contrary to the Zone District provisions in the Commercial Village 'Tampico District. 3. The denial will assure that the integrity of the Village Specific Plan will be upheld. 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. RESOPC.037 2. That it does hereby confirm the conclusion of the Environmental Assessment 91-209 which indicated that denial of the Variance would not constitute a significant impact on the environment and hereby approves a Negative Declaration of environmental impact. 3. That it does hereby deny said Variance 91-016 for the reasons set forth in the attached Staff report. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of September, 1991, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.037 PLANNING COMMISSION RESOLUTION 91- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND GRANTING A VARIANCE FROM THE FRONT YARD SETBACK REQUIREMENT CASE NO. VAR 91-016 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 10th day of September, 1991, hold a duly -noticed Public Hearing to consider the request of Louis Campagna for a Variance to Section 9.90.080 La Quinta Municipal Code (LQMC), to permit his proposed building 20 feet from the front property line instead of 35 feet for property located at the southwest corner of Calle Tampico and Avenida Navarro, more particularly described as: :LOTS 1 & 2, SANTA CARMELITA AT VALE IN LA QUINTA, :PAGE 14 IN MAP BOOK 18/82-83 WHEREAS, said Variance request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" ( County of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance 5) , in that the Planning Director conducted an initial study, and has determined that the proposed project will not have a significant adverse impact on the environment; 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 and reasons to justify the granting of said Variance: 1. The strict application of the building setback requirements to the subject property will deprive it of privileges enjoyed by other previously built Riverside County structures in the area. Since the purpose and intent of the setback standard is to provide design guidelines, requirements may be reasonably attained by special conditions of approval. 2. Approval of the Variance as conditioned will not constitute the granting of any special privileges inconsistent with limitations on other similarly zoned property in the area. 3. The Conditions of Approval will assure that the integrity of the Village Specific Plan will be upheld and this action will not negatively affect adjacent parcels. 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. RESOPC.033 2. That it does hereby confirm the conclusion of the Environmental Assessment 91-209 which indicated that approval of the Variance would not constitute a significant impact on the environment and hereby approves a Negative Declaration of environmental impact. 3. That it does hereby grant said Variance 91-016 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of September, 1991, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.033 2 PLANNING COMMISSION RESOLUTION 91- VARIANCE 91-016 - PROPOSED SEPTEMBER 10, 1991 1. The front yard setback for Plot Plan 91-464 shall be 20 feet. 2. The approved plot plan shall be used within one year of the final approval date; otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun with the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted the by Municipal Code. CONAPRVL.032 CONDITIONS OF APPROVAL PLOT PLAN 91-464 - RECOMMENDED September 10, 1991 GENERAL 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 91-464, unless amended otherwise by the following conditions. 2. The approved plot plan shall be used within one year of the final approval date; otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. There shall be no outdoor storage or sales displays on the premises. 4. All exterior lighting; shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. Light standard type with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and off-street parking requirements. Light poles shall be limited to ten feet in height. 5. Adequate trash enclosures shall be opaque metal doors. Plans for trash enclosures to be reviewed and approved by the Planning Director prior to issuance of a building permit. Applicant shall contact local waste management company to insure that enclosure size is adequate. 6. Handicapped parking spaces and facilities shall be provided per Municipal Code and State requirements. 7. As required by the General Plan, Applicant shall provide noise study by qualified engineer to determine impacts on surrounding residential zones and uses. Noise study shall suggest mitigation measures which City can require. 8. The project shall comply with all existing off street parking requirements including but not limited to shading of parking lot areas, and bicycle parking spaces. 9. Landscaping planters along the south and west property lines shall be provided at maximum width possible with all unusable areas adjacent to property lines provided in landscaping. 10. The project shall comply with applicable Arts in Public Places Ordinance. 11. Prior to issuance of grading or building permits, a parcel merger shall be approved and recorded to merge the properties. CONAPRVL.026 Conditions of Approval Plot Plan 91-464 September 10, 1991 12. Prior to issuance of a building permit for construction of any building or use contemplated by this use, the Applicant shall obtain permits or clearances from the following agencies: o City Fire Marshal o City of La Quinta Public Works Department o City of La Quinta Planning & Development Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Department at the time of application for a building permit for the proposed project. 13. Provisions shall be made to comply with the terms and requirements of the City adopted infrastructure fee program in affect at the time of issuance of building permits. 14. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners office and Coachella Valley Water District. 15. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind and erosion and dust control. The land owner shall institute blow sand and dust control measures during grading and site development. These shall include but not be limited to: a. ) use of irrigation during construction and grading activities; b. ) areas not constructed on during first phase shall be planted in temporary ground cover or wildflowers and provided with temporary irrigation system; and c.) provision of wind breaks or wind rolls, fencing, and or landscaping to reduce the effects upon adjacent properties and property owners. The landowner shall comply with requirements of the Directors of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent emission of dust and blow sand. 16. Construction shall comply with all local and State Building Code requirements in affect at time of issuance of building permit as determined by the Building Official. 17. Prior to issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval which must be satisfied prior to issuance of a building permit. Prior to a final building inspection approval, the Applicant shall prepare and submit a written report demonstrating compliance with all remaining conditions of approval and mitigation measures. CONAPRVL.026 Conditions of Approval Plot Plan 91-464 September 10, 1991 The Planning and Development Director may require inspection or other monitoring to assure such compliance. 18. A parking lot striping plan including directional arrows, stop signs, no parking areas, and parking spaces shall be approved by Planning and Development and Engineering Departments prior to issuance of a building permit. All roof equipment shall be screened from view by parapet walls of building or other architecturally matching materials. 19. That all conditions of the Design Review Board shall be complied with as follows: A. A detailed complete sign program shall be approved by the Director of Planning prior to issuance of first sign permit . B . The architecture materials and colors of the pad building shall be architecturally compatible (i.e., identical architecture, colors, and/or materials) with the Village Specific Plan. C . Cement plaster texture used on building shall be of a decorative nature and approved by the Planning Department prior to issuance of a building permit. D . Additional architectural treatment to the rear of the main building shall be provided in those areas that would be most exposed to adjacent properties and approved by the Planning and Development Department. E. Along the street perimeters, the amount of turf utilized shall be reduced (i.e. , eliminate on back sides of slopes, and between sidewalk and curb areas) . F. A final landscaping plan indicating specific trees, shrubs, and ground covers, and irrigation system type shall be reviewed and approved by the Design Review Board prior to preparation of final working drawings. H . Water efficient irrigation system including bubblers and emitters shall be utilized wherever possible. I. Landscaping adjacent to south and west property lines shall be heavily planted to provide screening and buffering with adjacent properties. J . All planting materials shall be water efficient to maximum extend feasible. K. The two. -way on -site aisleway shall be 26-feet wide. L. Masonry S-tile shall be use for the roofing material for this proposal. CONAPRVL.026 3 Conditions of Approval Plot Plan 91-464 September 10, 1991 M. The exposed roof beams shall be either glu-lams or heavy timber rough - sawn members and include decorative end cut treatments (e.g., rounded and jagged end, etc.) . N. Decorative concrete paving shall be used to accent the two-way driveway entryway on Avenida Navarro. The textured paving should be concrete and colored to add attention to this area. The texturing should be the width of the driveway and 15-feet in length (on -site only) . O. Barrier wheel stops shall be installed along the southerly portion of the parking lot to insure that vehicles will not damage the landscaping in the small planter nor damage the proposed 6-inch raised curbing. P. The accent street tree for this project which will complement the Palm tree program will be: Jacaranda, Willow, Olive or another similar species. The parking lot shade tree should be: Fruit Fig, Bottlebrush, California Pepper, Bottle Tree, etc. Q. The building shall be sited so that it is located on the westerly property line (zero setback) as requested by the Village Specific Plan standards and commercial Village Tampico zone requirements. The property line building wall shall be reviewed by the Design Review Board prior to submittal of the construction drawings to the Building and Safety Department for plan check consideration. R. The Developer shall be obligated to provide adequate on -site parking space on the :property as required by La Quinta Municipal Code or the Applicants shall either post cash monies with the City to develop off - site parking spaces in the Downtown area or construct an off -site parking lot for the project which meets all the minimum requirements of the City. If the Developer chooses to post cash money for this obligation, the amount shall be reviewed and approved by the Director of Planning and Development and the City Engineer. 20. The plaza areas as shown on the approved site plan shall be developed into shaded lounging areas with permanent seating provided. Said plans to be approved by the City at the time of landscaping plan review. CITY FIRE MARSHAL 21. Provide or show there exists a water system capable of delivering 3000 gpm for a 3 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 22. The required fire flow shall be available from a Super hydrant(s) (6" X 4" X 2-1/2 X 2-1 / 2") located not less than 25 feet nor more than 165 feet from any portion of the building(s) as measured along approved vehicular travelways . CONAPRVL.026 Conditions of Approval Plot Plan 91-464 September 10, 1991 23. Applicant/Developer shall be responsible to submit written certification from the water company noting the location of the existing fire hydrant and that the existing water system is capable of delivering 3000 gpm fire flow for a 3 hour duration at 20 psi residual operating pressure. If a water system currently does not exist, the Applicant/Developer shall be responsible to provide written certification that financial arrangements have been made to provide them. 24. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 25. Certain designated areas will be required to be maintained as fire lanes. ENGINEERING DEPARTMENT: 26. The Applicant shall dedicate public street right-of-way and utility easements in conformance with the City's General Plan, Municipal Code, applicable Specific Plans if any, and as required by the City Engineer, as follows: A. Calle Tampico - Primary Arterial, 50 foot half width; the Calle Tampico Specific Alignment applies; 27. The Applicant shall provide a fully improved landscaped setback area of noted width adjacent to the following street right-of-way(s) : A. Calle Tampico, 20 feet wide; B . Avenida Navarro, 10 feet wide 28. Applicant shall landscape and maintain the right-of-way area between the curb and property line. Landscape and irrigation plans for the landscaped areas shall be prepared in conformance with the requirements of the Planning Director, and City Engineer, and approved by same officials prior to construction. 29. Applicant shall construct, or enter into agreement to construct, the street/alley improvements, site grading, on -site parking lot and other improvements before the building permit is issued. Applicant shall pay cash, in lieu of and equivalent to the respective fair -share construction cost, for those improvements that the Applicant has partial cost responsibility and construction must be deferred until the full complement of funding is available. Payment of cash may be deferred to a future date mutually agreed by Applicant and City, provided security for said future payment is posted by Applicant. 30. The on -site grading plan shall be prepared by a register civil engineer and approved by the City Engineer prior to issuance of the grading permit. CQNAPRVL.026 5 Conditions of Approval Plot Plan 91-464 September 10, 1991 31. The Applicant shall retain a California registered civil engineer, or designate one who is on the Applicant's staff, to exercise sufficient supervision and quality control during grading of the site and construction of the improvements to insure compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant and charged with the compliance responsibility shall make the following certifications upon completion of construction: A. All grading and improvements were properly monitored by qualified personnel during construction for compliance with the plans, specifications, applicable codes, and ordinances and thereby certify the grading to be in full compliance with those documents. B . The finished building pad elevations conform with the approved grading plans. 32. Applicant shall construct on -site parking lot in accordance with LQMC . The parking lot shall be graded in a manner that keeps all nuisance water on site, but permits storm water to flow into the alley. A nuisance water percolation facility shall be installed and sized to handle 32 gallons per day per 1000 square feet of landscaped area. 33. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with grading plan. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. 34. Applicant shall pay a cash fee equivalent to the cost to design and construct the west half of Avenida Navarro (18-foot half width) and Calle Tampico (38- foot half width including raised median) where said street segments are contiguous to the site. The City will install the improvements at a later date in conjunction with the improvement of the entire street.' 35. The Applicant shall construct meandering or non -meandering sidewalk to be determined by the City, in the parkway and landscaped setback lot along Calle Tampico and Avenida Navarro (6 feet wide) . 1 The requirement to build half of the street is a standard condition placed on developments in La Quinta and from a precedent point of view it is appropriate to continue the tradition of that requirement. However, because the property size is small relative to the scope of off -site improvements and since this development is commercial in nature, it is a candidate for public assistance. The applicant has the opportunity to claim a hardship caused by off -site improvement responsibilities and apply for assistance from the Redevelopment Agency. CONAPRVL.026 Conditions of Approval Plot Plan 91-464 September 10, 1991 36. The Applicant shall provide a blanket easement that covers the entire landscaped setback areas for the purpose of a meandering public sidewalk. 37. The Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and comment with respect to the District's Water Management Program. 38. All existing and proposed telecommunications, television cable, and electric power lines with 12,500 volts or less, that are adjacent to the proposed site or on -site, shall be installed in underground facilities. 39. All underground utilities shall be installed, with trenches compacted to City standards, prior to construction of any street improvements. A soils engineer retained by the Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. 40. The Applicant shall pay all fees charged by the City as required for processing, plan checking and construction inspection. The fee amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the City. 41. The California Fish and Game Environmental filing fees shall be paid. The fee is $1250 plus $25 for the Riverside County document processing. The fee shall be paid within 24 hours after review by the City Council. 42. The vacation of the excess right-of-way on Calle Tampico shall be completed prior to the issuance of a building permit to the project proponent. CONAPRVL.026 PLANNING COMMISSION RESOLUTION 91-036 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND GRANTING A VARIANCE FROM THE FRONT YARD SETBACK REQUIREMENT CASE NO. VAR 91-016 WHEREAS, the Planning Commission of the City of La Quinta, California, did on the loth day of September, 1991, hold a duly -noticed Public Hearing to consider the request of Louis Campagna for a Variance to Section 9.90.080 La Quinta Municipal Code (LQMC), to permit his proposed building 20 feet from the front property line instead of 35 feet for property located at the southwest corner of Calle Tampico and Avenida Navarro, more particularly described as: LOTS 1 & 2, SANTA CARMELITA AT VALE IN LA QUINTA, PAGE 14 IN MAP BOOK 18/82-83 WHEREAS, said Variance request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" ( County of Riverside, Resolution 82-213) adopted by reference in City of La Quinta Ordinance 5) , in that the Planning Director conducted an initial study, and has determined that the proposed project will not have a significant adverse impact on the environment; 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 and reasons to justify the granting of said Variance: 1. The strict application of the building setback requirements to the subject property will deprive it of privileges enjoyed by other previously built Riverside County structures in the area. Since the purpose and intent of the setback standard is to provide design guidelines, requirements may be reasonably attained by special conditions of approval. 2. Approval of the Variance as conditioned will not constitute the granting of any special privileges inconsistent with limitations on other similarly zoned property in the area. 3. The Conditions of Approval will assure that the integrity of the Village Specific Plan will be upheld and this action will not negatively affect adjacent parcels. 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. RESOPC.033 2. That it does hereby confirm the conclusion of the Environmental Assessment 91-209 which indicated that approval of the Variance would not constitute a significant impact on the environment and hereby approves a Negative Declaration of environmental impact . 3. That it does hereby grant said Variance 91-016 for the reasons set forth in this Resolution and :subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of September, 1991, by the following vote, to wit: AYES: Commissioners Mosher, Ladner, Ellson, Marrs, Chairwoman Barrows NOES: None ABSENT: None ABSTAIN: None KATIE BARROWS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.033 2 PLANNING COMMISSION RESOLUTION 91-036 VARIANCE 91-016 - APPROVED SEPTEMBER 10, 1991 1. The front yard setback for Plot Plan 91-464 shall be 20 feet. 2. The approved plot plan shall be used within one year of the final approval date; otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun with the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted the by Municipal Code. CONAPRVL.032 CONDITIONS OF APPROVAL PLOT PLAN 91-464 - APPROVED September 10, 1991 GENERAL 1. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 91-464, unless amended otherwise by the following conditions. 2. The approved plot plan shall be used within one year of the final approval date; otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. A one year time extension may be requested as permitted by Municipal Code. 3. There shall be no outdoor storage or sales displays on the premises. 4. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. Light standard type with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and off-street parking requirements. Light poles shall be ]limited to ten feet in height. 5. Adequate trash enclosures shall be opaque metal doors. Plans for trash enclosures to be reviewed and approved by the Planning Director prior to issuance of a building permit. Applicant shall contact local waste management company to insure that enclosure size is adequate. 6. Handicapped parking spaces and facilities shall be provided per Municipal Code and State requirements. 7. As required by the General Plan, Applicant shall provide noise study by qualified engineer to determine impacts on surrounding residential zones and uses. Noise study shall suggest mitigation measures which City can require. 8. The project shall comply with all existing off street parking requirements including but not limited to shading of parking lot areas, and bicycle parking spaces. 9. Landscaping planters along the south and west property lines shall be provided at maximum width possible with all unusable areas adjacent to property lines provided in landscaping. 10. The project shall comply with applicable Arts in Public Places Ordinance. 11. Prior to issuance of grading or building permits, a parcel merger shall be approved and recorded to merge the properties. CONAPRVL.026 Conditions of Approval Plot Plan 91-464 September 10, 1991 12. Prior to issuance of a building permit for construction of any building or use contemplated by this use, the Applicant shall obtain permits or clearances from the following agencies: o City Fire Marshal o City of La Quinta Public Works Department o City of La Quinta Planning & Development Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Department at the time of application for a building permit for the proposed project. 13. Provisions shall be made to comply with the terms and requirements of the City adopted infrastructure fee program in affect at the time of issuance of building permits. 14. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners office and Coachella Valley Water District. 15. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind and erosion and dust control. The land owner shall institute blow sand and dust control measures during grading and site development. These shall include but not be limited to: a.) use of irrigation during construction and grading activities; b. ) areas not constructed on during first phase shall be planted in temporary ground cover or wildflowers and provided with temporary irrigation system; and c.) provision of wind breaks or wind rolls, fencing, and or landscaping to reduce the effects upon adjacent properties and property owners. The landowner shall comply with requirements of the Directors of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent emission of dust and blow sand. 16. Construction shall comply with all local and State Building Code requirements in affect at time of issuance of building permit as determined by the Building Official. 17. Prior to issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval which must be satisfied prior to issuance of a building permit. Prior to a final building inspection approval, the Applicant shall prepare and submit a written report demonstrating compliance with all remaining conditions of approval and mitigation measures. CONAPRVL.026 Conditions of Approval Plot Plan 91-464 September 10, 1991 The Planning and Development Director may require inspection or other monitoring to assure such compliance. 19. A parking lot striping plan including directional arrows, stop signs, no parking areas, and parking spaces shall be approved by Planning and Development and Engineering Departments prior to issuance of a building permit. All roof equipment shall be screened from view by parapet walls of building or other architecturally matching materials. 19. That all conditions of the Design Review Board shall be complied with as follows: A. A detailed complete sign program shall be approved by the Director of Planning prior to issuance of first sign permit. B . The architecture materials and colors of the pad building shall be architecturally compatible (i.e., identical architecture, colors, and/or materials) with the Village Specific Plan. C . Cement plaster texture used on building shall be of a decorative nature and approved by the Planning Department prior to issuance of a building permit. D . Additional architectural treatment to the rear of the main building shall be provided in those areas that would be most exposed to adjacent properties and approved by the Planning and Development Department. E. Along the street perimeters, the amount of turf utilized shall be reduced (i.e., eliminate on back sides of slopes, and between sidewalk and curb areas) . F. A final landscaping plan indicating specific trees, shrubs, and ground covers, and irrigation system type shall be reviewed and approved by the Design Review Board prior to preparation of final working drawings. H . Water efficient irrigation system including bubblers and emitters shall be utilized wherever possible. I . Landscaping adjacent to south and west property lines shall be heavily planted to provide screening and buffering with adjacent properties. J. All planting materials shall be water efficient to maximum extend feasible. K. The two -.way on -site aisleway shall be 26-feet wide. L. Masonry S-tile shall be use for the roofing material for this proposal. CONAPRVL.026 Conditions of Approval Plot Plan 91-464 September 10, 1991 M. The exposed roof beams shall be either glu-lams or heavy timber rough - sawn members and include decorative end cut treatments (e. g. , rounded and jagged end, etc.) . N . Decorative concrete paving shall be used to accent the two-way driveway entryway on Avenida Navarro. The textured paving should be concrete and colored to add attention to this area. The texturing should be the width of the driveway and 15-feet in length (on -site only) . O. Barrier wheel stops shall be installed along the southerly portion of the parking lot to insure that vehicles will not damage the landscaping in the small planter nor damage the proposed 6-inch raised curbing. P. The accent street tree for this project which will complement the Palm tree program will be: Jacaranda, Willow, Olive or another similar species. The parking lot shade tree should be: Fruit Fig, Bottlebrush, California Pepper, Bottle Tree, etc. Q. The building shall be sited so that it is located on the westerly property line ( zero setback) as requested by the Village Specific Plan standards and commercial Village Tampico zone requirements. The property line building wall shall be reviewed by the Design Review Board prior to submittal of the construction drawings to the Building and Safety Department for plan check consideration. R . The Developer shall be obligated to provide adequate on -site parking space on the property as required by La Quinta Municipal Code or the Applicants shall either post cash monies with the City to develop off - site parking spaces in the Downtown area or construct an off -site parking lot for the project which meets all the minimum requirements of the City. If the Developer chooses to post cash money for this obligation, the amount shall be reviewed and approved by the Director of Planning and Development and the City Engineer. 20. The plaza areas as shown on the approved site plan shall be developed into shaded lounging areas with permanent seating provided. Said plans to be approved by the City at the time of landscaping plan review. CITY FIRE MARSHAL 21. Provide or show there exists a water system capable of delivering 3000 gpm for a 3 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 22. The required fire flow shall be available from a Super hydrant(s) (6" X 4" X 2-1/2 X 2-1 / 2") located not less than 25 feet nor more than 165 feet from any portion of the building (s) as measured along approved vehicular travelways . CONAPRVL.026 Conditions of Approval Plot Plan 91-464 September 10, 1991 23. Applicant/Developer shall be responsible to submit written certification from the water company noting the location of the existing fire hydrant and that the existing water system is capable of delivering 3000 gpm fire flow for a 3 hour duration at 20 psi residual operating pressure. If a water system currently does not exist, the Applicant/Developer shall be responsible to provide written certification that financial arrangements have been made to provide them. 24. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 25. Certain designated areas will be required to be maintained as fire lanes. ENGINEERING DEPARTMENT: 26. The Applicant shall dedicate public street right-of-way and utility easements in conformance with the City's General Plan, Municipal Code, applicable Specific Plans if any, and as required by the City Engineer, as follows: A. Calle Tampico - Primary Arterial, 50 foot half width; the Calle Tampico Specific Alignment applies; 27. The Applicant shall provide a fully improved landscaped setback area of noted width adjacent to the following street right-of-way(s) : A. Calle Tampico, 20 feet wide; B . Avenida Navarro, 10 feet wide 28. Applicant shall landscape and maintain the right-of-way area between the curb and property line. Landscape and irrigation plans for the landscaped areas shall be prepared in conformance with the requirements of the Planning Director, and City Engineer, and approved by same officials prior to construction. 29. Applicant shall construct, or enter into agreement to construct, the street/alley improvements, site grading, on -site parking lot and other improvements before the building permit is issued. Applicant shall pay cash, in lieu of and equivalent to the respective fair -share construction cost, for those improvements that the Applicant has partial cost responsibility and construction must be deferred until the full complement of funding is available. Payment of cash may be deferred to a future date mutually agreed by Applicant and City, provided security for said future payment is posted by Applicant. 30. The on -site grading plan shall be prepared by a register civil engineer and approved by the City Engineer prior to issuance of the grading permit. CONAPRVL.026 Conditions of Approval Plot Plan 91-464 September 10, 1991 31. The Applicant shall retain a California registered civil engineer, or designate one who is on the Applicant's staff, to exercise sufficient supervision and quality control during grading of the site and construction of the improvements to insure compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant and charged with the compliance responsibility shall make the following certifications upon completion of construction: A. All grading and improvements were properly monitored by qualified personnel during construction for compliance with the plans, specifications, applicable codes, and ordinances and thereby certify the grading to be in full compliance with those documents. B . The finished building pad elevations conform with the approved grading plans. 32. Applicant shall construct on -site parking lot in accordance with LQMC . The parking lot shall be graded in a manner that keeps all nuisance water on site, but permits storm water to flow into the alley. A nuisance water percolation facility shall be installed and sized to handle 32 gallons per day per 1000 square feet of landscaped area. 33. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with grading plan. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. 34. Applicant shall pay a cash fee equivalent to the cost to design and construct the west half of Avenida Navarro (18-foot half width) and Calle Tampico (38- foot half width including raised median) where said street segments are contiguous to the site. The City will install the improvements at a later date in conjunction with the improvement of the entire street.' 35. The Applicant shall construct meandering or non -meandering sidewalk to be determined by the City, in the parkway and landscaped setback lot along Calle Tampico and Avenida Navarro (6 feet wide) . 1 The requirement to build half of the street is a standard condition placed on developments in La Quinta and from a precedent point of view it is appropriate to continue the tradition of that requirement. However, because the property size is small relative to the scope of off -site improvements and since this development is commercial in nature, it is a candidate for public assistance. The applicant has the opportunity to claim a hardship caused by off -site improvement responsibilities and apply for assistance from the Redevelopment Agency. CONAPRVL.026 6 Conditions of Approval Plot Plan 91-464 September 10, 1991 36. The Applicant shall provide a blanket easement that covers the entire landscaped setback areas for the purpose of a meandering public sidewalk. 37. The Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and comment with respect to the District's Water Management Program. 38. All existing and proposed telecommunications, television cable, and electric power lines with 12,500 volts or less, that are adjacent to the proposed site or on -site, shall be installed in underground facilities. 39. All underground utilities shall be installed, with trenches compacted to City standards, prior to construction of any street improvements. A soils engineer retained by the Applicant shall provide certified reports of soil compaction tests for review by ithe City Engineer. 40. The Applicant shall pay all fees charged by the City as required for processing, plan checking and construction inspection. The fee amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the City. 41. The California Fish and Game Environmental filing fees shall be paid. The fee is $1250 plus $25 for the Riverside County document processing. The fee shall be paid within 24 hours after review by the City Council. 42. The vacation of the excess right-of-way on Calle Tampico shall be completed prior to the issuance of a building permit to the project proponent. 43. If the developer begins construction of the project prior to the City installation of the C:alle Tampico Street improvements, the developer shall prepare a traffic safety plan for review by all Public Safety Departments prior to the issuance of a building permit. The plan can include concrete barriers, temporary street closures, or other measures deemed acceptable by City personnel. CONAPRVL.026 PH-6 STAFF REPORT PLANNING COMMISSION MEETING DATE: SEPTEMBER 10, 1991 CASE NO: TENTATIVE TRACT 26972 APPLICANT: DR. JOSEPH DARR ENGINEER: KEITH COMPANIES REQUEST: APPROVAL OF A TENTATIVE TRACT MAP TO SUBDIVIDE 9.6 ACRES :INTO 15 SINGLE FAMILY LOTS. LOCATION: WEST SIDE OF MADISON STREET +1/2 MILE SOUTH OF 50TH AVENUE (ATTACHMENT #1) DENSITY: 1.57 UNITS PER ACRE EXISTING ZONING: R-1-20,000 WITH EQUESTRIAN OVERLAY LOT SIZES: MINIMUM LOT SIZE: 20,000 SQUARE FEET PROPOSED MAXIMUM LOT SIZE: 23,400 SQUARE FEET ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT 91-208 HAS BEEN PREPARED IN CONJUNCTION WITH THIS APPLICATION. THE INITIAL STUDY INDICATED THAT NO SIGNIFICANT ENVIRONMENTAL IMPACTS 'RILL OCCUR THAT CANNOT BE MITIGATED BY IMPOSITION OF MITIGATION MEASURES. THEREFORE, A NEGATIVE DECLARATION HAS BEEN :PREPARED FOR THIS PROJECT. SURROUNDING ZONING AND LAND USES: NORTH & WEST: R-1-20,000 WITH EQUESTRIAN OVERLAY; RESIDENTIAL, RANCHES, VACANT LOTS SOUTH: R-1-20,000 WITH EQUESTRIAN OVERLAY; ORCHARD EAST: CEPD/INDIO JURISDICTION (COUNTRY ESTATE ZONE, MINIMUM SIZE LOT 20 ACRES) EL DORADO POLO CLUB FIELDS DESCRIPTION OF SITE: EXISTING CITRUS ORCHARD DRAINAGE CONSIDERATION: THE APPLICANT HAS PROPOSED THAT STORMWATER BE RETAINED WITHIN THE PARKWAY STRIP ALONG MADISON STREET. STAFFRPT.043/CS -1- ON -SITE CIRCULATION: ]PUBLIC STREETS ARE PROPOSED. ONE MAIN ENTRANCE ON EAST SIDE FROM MADISON STREET. OFF -SITE CIRCULATION: MADISON STREET - DESIGNATED AS A PRIMARY ARTERIAL WITH 110 FEET OF RIGHT-OF-WAY. BACKGROUND: This area was annexed to the City of La Quinta as part of Annexation #5 on January 31, 1991. ANALYSIS: 1. Stormwater Retention: The Applicant has proposed to retain stormwater in a 35 foot wide landscape setback area along Madison Street. In addition, to retain excessive flow, blocks are proposed to be removed from the base of the perimeter wall at intervals to allow water from the landscape setback area retention basin into the rear of the adjoining lots. (See Attachment #3) There is proposed to be a 15-foot wide drainage easement along the rear of the lots to accomodate this retention basin arrangement. Staff is not in agreement with the above stormwater drainage arrangement for the following .reasons: 1. Ensuring the existence of retention basins on residential lots - In effect, retention of stormwater (albeit only for larger storms) will be partly on individual residential lots. Owners of lots 11 through 15 will have a 15-foot drainage easement along the rear of the property to accommodate excessive stormflow. It is impossible to ensure that these property owners will not fill the retention areas with dirt at some time in the future, particularly since these are located at the rear of the lots out of view of the surrounding streets. 2. Retention of stormwater on residential lots has recently been allowed in two instances. The first of these, The Orchards (TT 26524), the constraint was to retain as many citrus trees as possible which restricted the amount of grading allowed. The second tract which was approved with stormwater retention on residential lots was TT 26769 where the lot size was 1.25 acres. It should be noted that the average lot size for TT 26972 (subject tract) is much smaller, less than half an acre. Problems have already started to occur with the design of grading plans and future maintenance of the drainage system for the two tracts which utilize retention basins on residential lots. STAFFRPT.043/CS -2- 3. A wall will have to be built along the Madison Street side of this project to comply with the noise study condition of approval. The likelihood of this wall being higher than six feet is very great. The reason for this is that the proposed retention basin on each side of the proposed wall will lower the base level of the wall. The height of the wall will be measured from the base of the wall. A variance will have to be approved to allow a wall higher than 6 feet. This site does not have any special circumstances that would validate the approval of a variance. 4. Many other tracts approved by the City of La Quinta have found ways to retain the required stormwater and not encroach onto any residential lots. Staff recommends therefore that stormwater not be retained on any residential lot. The retention basin can be placed along the landscape strip as long as the adjoining residential lots are not used for retention and sufficient room is left on the landscape strip for the meandering sidewalk. Condition of Approval #33 lays out the stormwater retention requirements. 2. Zoning: This area is zoned R-1-20,000 with an equestrian overlay. The R-1 zone allows equestrian use with certain restrictions. The equestrian overlay, which takes precedent over the R-1 zone requirements has a minimum lot size of 1.5 acres for equestrian uses. The lots in Tentative Tract 26972 are a minimum of 20,000 square feet (just less than half an acre). Therefore, the keeping of horses will not be permitted in this subdivision. 3. Access: (See Attachment #4) No median break will be allowed at the entry to this Tract thus restricting all access to right -in and right -out only. A full median break will be allowed at Vista Bonita Trail, just north of this subdivision. 4. Flat Tailed Horned Lizard: An orchard presently exists on this site. The assumption was therefore made that this site is not a prime habitat area for the Flat Tailed Horned Lizard and a biological study determining the extent of this reptile is not needed in this case. STAFFRPT.043/CS -3- 5. Parkland: Chapter 13.24, Article 11 of the La Quinta Municipal Code sets forth requirements for parkland dedication (see Attachment #5). Based on this Chapter, parkland is required to be dedicated or an in. -lieu fee paid. The Ordinance stipulates that a fee is required only and not a dedication of land for subdivisions containing 50 lots or less. The Conditions of Approval for this tract require the Applicant to provide a park fee proposal to satisfy the requirements of the Ordinance. 6. Archaeological Aspects: A condition of approval will be attached to this tract requiring an archaeological study of the site and the approval and implementation of that study. 7. Approval of Unit Elevation: a) If this project is a custom home subdivision with each house plan submitted separately by individual homeowners, design and architectural standards for all the dwelling units in the subdivision should be submitted for review and approval by the Design Review Board. These standards will then be included in the CC & R's for use by the future homeowners. b) If one developer plans to build all the units in this subdivision the following condition will apply: The Applicant shall submit complete detailed or architectural elevations for all units, for the Design Review Board and Planning Commission review and approval as a Business Item prior to building permit issuance. The architectural standards shall be included as part of the CC & R's (if any). The latter shall be submitted to the Planning & Development Department for review. 8. HeiQht Restrictions: A condition will be attached to this subdivision restricting the height of the building units along Madison Street to one story, not to exceed 22 feet in height measured from finished grade. 9. Comments from Riverside County Fire Department: A memo from the Fire Marshal regarding Tentative Tract 26972 is attached containing standard requirements. (Attachment #6) STAFFRPT.043/CS -4- 10. Comments from CVWD: Attached is a letter from CVWD commenting on Tentative Tract 26972. The letter notes that this project is in the "C" flood zone. In addition the Applicant needs to contact CVWD in connection with existing district facilities not shown on the development plans. As requested by CVWD, the City of La Quinta will not issue building permits for these lots until this matter has been resolved. (See Attachment #7) FINDINGS: Findings necessary to recommend approval of this Tentative Tract Map can be made and are contained in the attached Planning Commission Resolution. RECOMMENDATION: Staff recommends that the Planning Commission adopt Resolution 91- , recommending to the City Council concurrence with the Environmental Analysis and approval of Tentative Tract 26972, subject to the attached conditions. Attachment: 1. Locality Plan 2. Tentative Tract Map 3. Proposed Retention Basin 4. Surrounding area 5. Parkland Ordinance 6. Memo from Fire Marshal 7. Letter from CVWD STAFFRPT.043/CS -5- O' (A cri W U. U. W 2, ATTACHMENT No. 1 VICINITY MAP N.T.S. LOCATION MAP CASE No. 50th AVE. 52nd AVE. N. ®RTH 0 minn W-1 4f) A11O •tea, t env ` �Ja •y��� q..i .7yr' ATTACHMENT No. 2 ial t jj� 1 1 i� �.� i !0 %t e • !.!: II f1 j • 1 1 Ief I.� �t oilI ! .«tt � � � � O W Z(44r --I I •w'd14 f �� 46-96 /99i 'g•pv 94ffz 'off •HL _ 30 ,m C O ATTACHMENT No. 3 W m Z .z i 6 ATTACHMENTN No. 4 FLf3„ 50TH AV — - _ ENUE I_AVE_----- X � I t Or r I I • I �. i I 11 ,� '•, .rs 1 1 � i I w 1•' / I O I I ! �rpr r I II 0—tours. I .. � 11ESIOENTu►� � I O // / � -- � �i RESIOENTL4 � �I fy/� n t©:• t®., . � ` •• -vista ©nits `rail � �� �' � PMIAp,W z 13 �. �—_drrgrlt Q,\I O � ®•• 4.45AeN! 4/6Ae N1' Q SITE /, ��////•• � / � ! t®r 2L. ,L _ /F", CeKCF to*5774 Act ` 432Ac. Nt .0 Per 4 4 ©)W Jjy �iL',. t ;� G1S,50' I rAs.ar wrr R �3�iv / • "��r a• 9.25 Ac. Nr. v G `o �` —0 � p i � � •V 11ILs.r 1.Sf 4. .i..lreTA LGa iG \ 1� • I� / IM ID/tl r, 7s Prs. I 8.47 AC. Nr it rs" t e _ _ , LOl VILLAGE GE *2fj -Jy /TTl I r 75 A ACRES -�-�-� I II twalm 52ND AVENUE 01 ATTACHMENT No. 5 Access rights may be restricted when necessary where the ultimate right-of-way width is eighty-eight feet or greater, except for approved access openings. (Ord. 5 51(part), 1982: county Ordinance 460 S10.1) er ARTICLE II. DEDICATION OF LAND AND PAYMENT OF FEES FOR PARK AND RECREATION PURPOSES 13.24.020 Authority and purpose. This article is en- acted pursuant to the authority of Government Code Section 66477 for the purpose of requiring the dedication of land or payment of fees, in lieu thereof, for park and recreational purposes, as a condition to approval of a tentative map or parcel map. (Ord. 77 S2(part), 1985: county Ordinance 460 510.27(A)) —' 13.24.030 Requirements. A. For residential subdivisions of greater than fifty lots, the subdivider shall dedicate land or pay a fee, or combination thereof, in such ratio as recommended by the commission and approved by the council. For residential subdivisions containing fifty dots or less, the subdivider shall pay a fee only. All fees shall be equivalent to three acres per one thousand popu- lation projected to inhabit said subdivision. r B. All dedications shall be equivalent to three acres per one thousand population projected to inhabit said subdi- vision. All. fees shall be based on the average appraised current market value of the undeveloped land in the subdivi- sion as determined by the city assessor. Projected popu- lation shall be calculated by multiplying the numbers of units to be constructed by the average household size for the entire city as shown on the latest federal census or a census taken pursuant to Section 40200, Chapter 17 of Part 2 of Division 3 of Title 4. C. Subdivisions containing less than five parcels and not used for residential purposes shall be exempted from the requirements of this section; provided however, that a con- dition may be placed on the approval of such parcel map that if a building permit is requested for construction of a res- idential structure or structures on one or more of the par- cels within four years the fee may be required to be paid by the owner of each such parcel as a condition to the issuance of such permit. D. The provisions of this article do not apply to com- mercial or industrial subdivisions; nor do they apply to condominium projects or stock cooperatives which consist of the subdivision of airspace in an existing apartment build- ing which is more than five years old when no new dwelling units are added. (Ord. 77 S2(part), 1985: county Ordinance 460 S10.27 (13) ) 281-36 (La Quinta 6/87) 13.24.040--13.24.U50 ---►13.24.040 Use of land and/or fees. All land to be dedicated for park or recreational purposes shall be found to be suitable by the commission and the appropriate recre- ation agency, subject to council approval, as to locations, parcel size and topography for the park. Park and recrea- tional purposes may include active recreation facilities such as playgrounds, playfields, gardens, pedestrian or bi- cycle paths or areas of particular natural beauty, including canyons, hilltops and wooded areas to be developed or left in their natural state. Also included are land and facil- ities for the activity of "recreational community garden- ing," which activity consists of the cultivation by persons other than, or in addition to, the owner of such land, of plant material not for sale. Land to be dedicated may in- clude all or part of a proposed facility. All fees are to be used for the purpose of developing new or rehabilitation of existing neighborhood or community park or recreational facilities to serve the subdivision inhabitants. (Ord. 77 §2(part), 1985: county Ordinance 460 510.27(C)) ----�-,- 13.24.050 Credits. A. If the subdivider is required to provide park and recreational improvements to the ded- icated land, the value of the improvements together with any equipment located thereon shall be a credit against the pay- ment of fees or dedication of land required by this article. B. Planned developments and real estate developments, as defined in Sections 11003 and 11003.1, respectively, of the Business and Professions Code, shall be eligible to receive a credit, as determined by the council, against the amount of land required to be dedicated, or the amount of the fee imposed, pursuant to this article, for the value of private open space within the development which is usable for active recreational uses. (Ord. 77 §2(part), 1985: county Ordinance 460 $10.27(D)) Chapter 13.28 IMPROVEMENTS Sections: 13.28.010 Land divisions improvements. 13.28.020 Plans required. 13.28.030 Improvements for subdivisions. 13.28.040 Schedule A subdivision --Generally. 13.28.050 Schedule A subdivision --Streets. 13.28.060 Schedule A subdivision --Domestic water. 13.28.070 Schedule A subdivision --Fire protection. 13.28.080 Schedule A subdivision --Sewage disposal. 281-37 (La Quinta 6/87) GLEN J. NEWMAN FIRE CHIEF TO: City of La Quinta Planning Department Glenda Lainis ATTACHMENT No. 6 RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92370 (714) 657-3183 1?LtCpit PX�n ell art �roroinc & Dar op N�NTA RE: Tentative Tract Map No. 26972 VP7 Dr. Joseph Darr This letter supercedes Fire Department letter dated July 1, 1991. July 26, 1991 With respect to the conditions of approval for the above referenced land division, the Fire Department recommends the following fire protection measures be provided in accordance with La Quinta Municipal Coad and/or recognized fire protection standards: 1. Schedule A fire protection approved Super fire hydrants, (6" x 4" x 2}" x 2 P) 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 1500 gpm for 2 hours duration at 20 psi. 2. 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." 3. 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. A temporary water supply for fire protection may be allowed for the construction of model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. PLANNING DIVISION ® INDIO OFFICE Q TEMECUTA OFFICE r9.733 Country Club Drive, Suite F, Indio, CA 92201 41002 County Center Drive, Suite 225, Temecula, CA 92390 (619) 3424MM • FAX (619) 775-2072 ❑ RIVERSIDE OFFICE (714) 694.5070 • FAX (714) 694.5076 3760 12th Street, Riverside, CA 92501 (714) 275-4777 0 FAX (714) 369-745I printed on recycled paper City of La Quinta Planning Re: Tentative Tract Map No. 26972 7/26/91 Page 2. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering Staff at (619) 342-8886. Sincerely, RAY REGIS Chief Fire Department Planner By I o�v, A*,�— a. - Tom Hutchison Fire Safety Specialist to cc: B-7 �6' ATEr. q ESTABLISHED IN 1918 AS A, .A T TA C H M E N T No. 7 isrRIC COACHELLA VALLEY WATER DISTRICT POST OFFICE 90X 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 398.2651 DIRECTORS TELLISCODEKAS, PRESIDENT RAYMOND R. RUMMONDS, VICE PRESIDENT JOHN W. McFADDEN DOROTHY M. NICHOLS THEODORE J. FISH Planning Commission City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen:: OFFICERS THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER Jul5 , 1991 BERNARDINE SUTTON, SECRETARY y OWEN MCCOOK ASSISTANT GENERAL MANAGER REDWINE AND SHERRILL. ATTORNEYS RECEM- U File: 0163.1 JUL 1 0 100• mil I ur LN vuINTA 'LANNING & DEVELOPMENT DEPT. Subject: Tentative Tract 26972, Portion of Southeast Quarter, Section 4, Township 6 South, Range 7 East, San Bernardino Meridian This area lies on the sandy area in the eastern portion of La Quints and is considered safe from stormwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. There are existing district facilities not shown on the development plans. There may be conflicts with these facilities. We request the appropriate public agency to withhold the issuance of a building permit until arrangements have been made with the district: for the relocation of these facilities. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, IyGGCE�/'�C �d`dzf'C.� Tom Levy General Manager -Chief Engineer RF:Imf/e7 cc: Don Park Riverside County DepartmentrRUE CONSERVATION Bermuda Dunes USE WATER WISELY September 6, 1991 La Quinta City Hall 78-099 Calle Estado La Quinta, CA 92253 RE: Tentative Tract 26972 Dear La Quinta Planning Commission: SEP Ui- !ANh►ir.^ P OEVELOPPINT REFi I am writing this letter in response to the request by Dr. Darr to divide a 9.62 acre portion into 15 single family lots. I oppose this division. This parcel should not be allowed to be divided into anything less then 2 1/2 acre parcels to match the existing tracts. I trust that you will take this into serious consideration before you make any decisions. Sincerely, John V White 61-610 Highway 86 Thermal, CA 92274 (619) 399-1935 Corporate Offices Caiscience Engineering & Laboratories, Inc. 9128 Norwalk Boulevard Santa Fe Springs, CA 90670 Tel: (213) 692.4001 • Fax: (213) 692-5247 September 06, 1991 La Quinta Planning P.O. Box 1504 La Quinta, CA 92253 Dear Sir/Madam: & Development Dept. Re: Case No. TT 26972 Environmental Assessment No. 91-208 CIEP G q ;Ur• CITY 11t- LH t4umTH 'LAMB-10 Py DEVELb'"r"R nEPi This letter has been prepared in response to the Notice of Public Hearing, Tenative Tract nos. 26972, 27187. After a thorough review of the Environmental Impact Analysis Study for the subject case, we believe the preparers) have incorrectly determined that a negative declaration be prepared for this project. We believe the proposed project will have a significant effect on the environment, and that, at a minimum, an environmental impact report should be prepared to address the issues described below. 1. Land Use. The initial study indicates (Item 8) that there will be no environmental impacts from the proposed development; that the La Quinta General Plan designates this area as residential. The City of La Quinta recently annexed portions of the County of Riverside, including the subject parcel. Prior to this annexation, the County of Riverside General Plan designated the subject area equestrian, with minimum 2-acre lots. This designation included major portions of the surrounding areas, including the adjacent polo fields and residential areas being developed. As part of the City's annexation process, land use of the area has been redesignated residential. According to our information, this change was implemented without notification to residents in the adjacent and surrounding properties. It apperas that this arbitrary Land use redesignation action would violate CEQA. 2. Plant Life. Item 4 of the initial study indicates that there "maybe" environmental impact to plant life as a result of the proposed development, because of a reduction in agricultural crops. The fact is, 15 acres of prime citrus orchard will be virtually eliminated by the project. This is clearly a significant impact resulting from the project and should be addressed. In our opinion, this is an impact which cannot be mitigated. Corporate Offices Calscience Engineering & Laboratories, Inc. Page 2 of 3 3. Noise. Under item 6 of the initial study, the noise impacts are generally, described as construction related, or those impacts to proposed project residents from Madison Street traffic. No mention is made of potential impacts to adjacent property owners by the additional vehicular traffic or residential noise (i.e. lawnmowers, dogs, etc.) from the proposed high density development. We believe this to be a potentially significant impact of the project. 4. Light and Glare. Item 7 of the initial study incorrectly indicates that light and glare from the proposed development will have no environmental impact; that the City "reviews all lighting plans prior to installation", thus mitigating light and glare issues. To the contrary, Calscience views this issue as significant, and one that cannot be adequately mitigated given the proposed high density of the project. House lighting, street lighting, and vehicular traffic will all contribute to a significant increase in local light and glare. 5. Aesthetics_. The initial study indicates that aesthetics (item 18) will not be impacted by the proposed development, describing the project incorrectly as a "small scale residential development on vacant land." Firstly, the land is far from vacant as a producing citrus orchard. Secondly, the proposed development constitutes a major residential development when compared to existing land use and housing density. The development would present an aesthetically offensive sight open to public view, thus representing a significant environmental impact. 6. Population and Housinc. The inital study correctly indicates a significant impact for each of these issues (item 11 and 12). However, these issues are not addressed in Section III, Mitigation Measures (the study merely notes conformance with the City's General Plan). These issues merit further discussion. Clearly, this type of development would permanently impact the area, altering the equestrian community irreversibly. 7. Others. The initial study makes no mention of the potentially volatile conflicts which may arise from the development's location adjacent to the polo fields. The proposed residential development is analogous to housing developments adjacent to airports, dump sites, etc. The polo activities can be noisy, smelly (horses), and in other ways unpleasant (traffic, horse flies, dust) for adjacent property owners. Corporate Offices Caiscience Engineering & Laboratories, Inc. Page 3 of 3 It is our opinion that, based on the above issues, an Environmental Impact Report should be prepared. Only in this way will these issues be given adequate evaluation. Sincerel 51 6L,tL- - Calscience Engineeri & Laboratories, Inc. Paul Ewing Environmental Engineer PE:ja cc: George P. Stearns Corporate Offices Caiscience Engineering & Laboratories, Inc. September 06, 1991 La Quinta Planning P.O. Box 1504 La Quinta, CA 92253 Dear Sir/Madam: 9128 Norwalk Boulevard Santa Fe Springs, CA 90670 Tel: (213) 692-4001 • Fax: (213) 692.5247 & Development Dept. Re: Case No. TT 26972 Environmental Assessment No. 91-208 C1TYt U�' VELO " 1 T n[PI I ANrafr.., ty o� This letter has been prepared in response to the Notice of Public Hearing, Tenative Tract nos. 26972, 27187. After a thorough review of the Environmental Impact Analysis Study for the subject case, we believe the preparers) have incorrectly determined that a negative declaration be prepared for this project. We believe the proposed project will have a significant effect on the environment, and that, at a minimum, an environmental impact report should be prepared to address the issues described below. 1. Land Use. The initial study indicates (Item 8) that there will be no environmental impacts from the proposed development; that the La Quinta General Plan designates this area as residential. The City of La Quinta recently annexed portions of the County of Riverside, including the subject parcel. Prior to this annexation, the County of Riverside General Plan designated the subject area equestrian, with minimum 2-acre lots. This designation included major portions of the surrounding areas, including the adjacent polo fields and residential areas being developed. As part of the City's annexation process, land use of the area has been redesignated residential. According to our information, this change was implemented without notification to residents in the adjacent and surrounding properties. It apperas that this arbitrary land use redesignation action would violate CEQA. 2. Plant Life. Item 4 of the initial study indicates that there "maybe" environmental impact to plant life as a result of the proposed development, because of a reduction in agricultural crops. The fact is, 15 acres of prime citrus orchard will be virtually eliminated by the project. This is clearly a significant impact resulting from the project and should be addressed. In our opinion, this is an impact which cannot be mitigated. Corporate Offices Calscience Engineering & Laboratories, Inc. Page 2 of 3 3. Noise. Under item 6 of the initial study, the noise impacts are generally described as construction related, or those impacts to proposed project residents from Madison Street traffic. No mention is made of potential impacts to adjacent property owners by the additional vehicular traffic or residential noise (i.e. lawnmowers, dogs, etc.) from the proposed high density development. We believe this to be a potentially significant impact of the project. 4. Light and Glare. Item 7 of the initial study incorrectly indicates that light and glare from the proposed development will have no environmental impact; that the City "reviews all lighting plans prior to installation", thus mitigating light and glare issues. To the contrary, Calscience views this issue as significant, and one that cannot be adequately mitigated given the proposed high density of the project. House lighting, street lighting, and vehicular traffic will all contribute to a significant increase in local light and glare. 5. Aesthetics. The initial study indicates that aesthetics (item 18) will not be impacted by the proposed development, describing the project incorrectly as a "small scale residential development on vacant: land." Firstly, the land is far from vacant as a producing citrus orchard. Secondly, the proposed development constitutes a major residential development when compared to existing land use and housing density. The development would present an aesthetically offensive sight open to public view, thus representing a significant environmental impact. 6. Population and Tiousina. The inital study correctly indicates a significant impact for each of these issues (item 11 and 12). However, these issues are not addressed in Section III, Mitigation Measures (the study merely notes conformance with the city's General Plan). These issues merit further discussion. Clearly, this type of development would permanently impact the area, altering the equestrian community irreversibly. 7. Others. The initial study makes no mention of the potentially volatile conflicts which may arise from the development's location adjacent to the polo fields. The proposed residential development is analogous to housing developments adjacent to airports, dump sites, etc. The polo activities can be noisy, smelly (horses), and in other ways unpleasant (traffic, horse flies, dust) for adjacent property owners. Corporate Offices Caiscience Engineering & Laboratories, Inc. Page 3 of 3 It is our opinion that, based on the above issues, an Environmental Impact Report should be prepared. Only in this way will these issues be given adequate evaluation. Sincerel , Calscience Engineeri & Laboratories, Inc. Paul Ewing Environmental Engineer PE:ja cc: George P. Stearns PLANNING COMMISSION RESOLUTION 91-, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT 26972 TO ALLOW THE CREATION OF A 15 LOT SUBDIVISION ON A 9.6 ACRE SITE. CASE NO. TT 26972 - DR. JOSEPH DARR WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 10th day of September, 1991, hold a duly noticed Public Hearing to consider the request of Dr. Joseph Darr to subdivide 9.6 acres into 15 single family lots generally located west of Madison Street + half mile south of 50th Avenue, more particularly described as: PARCELS ONE THROUGH FOUR OF PARCEL MAP NO. 16457, BOOK 100, PAGE 48 OF PARCEL MAPS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance No. 5) , in that the Planning; Director conducted an initial study, and has determined that the proposed Tentative Tract Map will not have a significant adverse impact on the environment; and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tentative Tract 26972, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at. said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the recommendation for approval of said Tentative Tract Map: 1. That Tentative Tract 26972, as conditionally approved, is generally consistent with the goals, policies and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-1-20, 000 Zoning District development standards, and design requirements of the Subdivision Ordinance. 2. That the subject site is fairly level with the southeast being the lowest part of the site. The proposed circulation design and single family lot layouts, as conditioned, are, therefore, suitable for the proposed land division. REsopc.041 3. That the design of the subdivision, as conditionally approved, will be developed with public sewers and water, and therefore, is not likely to cause serious public health problems. 4. That the design of Tentative Tract 26972 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access; and for use have been provided that are substantially equivalent to those previously acquired by the public. 5. That the proposed Tentative Tract Map 26972, as conditioned, provides for adequate maintenance of the landscape common areas. 6. That the proposed 'Tentative Tract 26972, as conditioned, provides storm water retention, park facilities, and noise mitigation. 7. That general impacts from the proposed Tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS , in the review of this Tentative Tract, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Commission in this ease; 2. That it does hereby confirm the conclusion of Environmental Assessment 91- 208, relative to the environmental concerns of this Tentative Tract 3. That it does hereby recommend approval to the City Council for the subject Tentative Tract 26972 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of September, 1991, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RESOPC.041 KATIE BARROWS, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.041 PLANNING COMMISSION RESOLUTION 91- CONDITIONS OF APPROVAL - PROPOSED TENTATIVE TRACT 26972 SEPTEMBER 10, 1991 GENERAL CONDITIONS OFAPPROVAL 1. Tentative Tract Map 26972 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. This Tentative Tract Map approval shall expire two years after the original date of approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. The City shall retain a qualified archaeologist, with the Developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded information shall be analyzed prior to the preparation of the plan. At a minimum, the plan shall: (1) identify the means for digging test pits; and (2) provide for further testing if the preliminary results show significant material are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as :required by the plan or testing results. A list of the qualified archaeological monitor (s) , cultural resources management firm employees, and any assistant (s) / representative (s) , shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily diver, redirect, or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall. be no further grading, excavation, or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analyses to be prepared and published and submitted to the Planning and Development Department. CONAPRVL.031 Conditions of Approval Tentative Tract 26972 September 10, 1991 CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL 4. Prior to final map approval by the City Council, the Applicant shall meet the parkland dedication :requirements as set forth in Section 13.24.030, La Quinta Municipal Code, by paying parkland fees in lieu, as may be determined in accordance with said Section. 5. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the Planning & Development Department for review and approval prior to final map approval. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the tract design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming, walls, and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. 6. If the tract is phased, tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Planning and Development Department and Engineering Department prior to final map approval. 7. Applicant shall submit proposed street names with alternatives to the Planning and Development Department for approval prior to final map approval. 8. A. If custom homes are proposed design and architectural standards for residences in this tract shall be submitted to the Design Review Board for review and approval prior to final map recordation. All approved standards shall be included in the CC&R's. B . If one developer plans to build all the units in this subdivision, the following condition will apply. The Applicant shall submit complete detailed or architectural elevations for all units, for the Design Review Board and Planning Commission review and approval as a Business Item prior to building permit issuance. The architectural standards shall be included as part of the CC & R's 9. A copy of the CC & R's shall be submitted to the Planning and Development Department for review prior to building permit issuance. A statement shall be included in the CC & R's stating that this subdivision is located in an Equestrian Overlay Zone area and as such may allow the keeping of horses. TRACT DESIGN 10. A minimum 20-foot landscaped setback shall be provide on Madison Street. Design of the setback shall be approved by the Planning and Development Department. Setback shall be measure from ultimate right-of-way line. CONAPRVL.031 2 Conditions of Approval Tentative Tract 26972 September 10, 1991 a. The minimum setbacks may be modified to an "average" if a meandering or curvilinear wall design is used. b . Setback areas shall be established as a separate common lot and be maintained as set forth in Condition 37, unless an alternate method is approved by the Planning and Development Department. 11. The tract layout shall comply with all the R-1 zoning requirements, including minimum lot size and minimum average depth of a lot. The minimum lot size to be recorded in a final map shall be 20,000 square feet. WALLS, FENCING, SCREENING, AND LANDSCAPING 12. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall. institute blowsand and dust control measures during the grading and site development. These shall include, but not be limited to: a. The use of irrigation during any construction activity. b . Planting of cover crop or vegetation upon previously graded by undeveloped portions of the site. C. Provisions of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Directors of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. 13. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. 14. Prior to final map approval, the Applicant shall submit to the Planning Department for review and approval a plan (or plans) showing the following: a. Landscaping,, including plant types, sizes, spacing, location, and irrigation system for all landscape buffer and entry areas. Desert or native plans species and drought resistant planting material shall be incorporated into the landscape plan. Lawn shall be minimized and not used adjacent to curb. No spray heads shall be used adjacent to curb. b. Location and design detail of any proposed and/or required wall and meandering sidewalk. Note the sidewalk shall meander within the right- of-way area and the landscaped setback area. CONAPRVL.031 3 Conditions of Approval Tentative Tract 26972 September 10, 1991 c . Exterior lighting plan, emphasizing minimization of light glare impacts to surrounding properties. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF BUILDING PERMITS 15. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning & Development Department o Coachella Valley Water District o Coachella Valley Unified School District o Imperial Irrigation District 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. 16. 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. 17. Dwelling units within 150 feet of the ultimate right-of-way of Madison Street shall be limited to one story, not to exceed 22 feet in height. 18. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b. Sales facilities, including their appurtenant signage. c . On -site advertising/ construction signs. 19. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of Environmental Assessment 91-208 and Tentative Tract 26972, which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of Environmental Assessment 91-208 and Tentative Tract 26972, which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval., the Applicant shall prepare and submit a written report to the Planning and. Development Director demonstrating compliance with all remaining conditions of approval and mitigating measures of Environmental CONAPRVL.031 Conditions of Approval Tentative Tract 26972 September 10, 1991 Assessment 91-208 and Tentative Tract 26972. The Planning and Development Director may require inspection or other monitoring to assure such compliance. PUBLIC SERVICES AND UTILITIES 20. The Applicant shall comply with all the requirements of the City Fire Marshal as stated in the memo dated July 26, 1991. 21. The Applicant shall comply with all requirements of the Coachella Valley Water District. ENGINEERING DEPARTMENT CONDITIONS: 22. Applicant shall dedicate public street right-of-way and utility easements in conformance with the City's General Plan, Municipal Code, applicable Specific Plans if any, and as required by the City Engineer, as follows: a. 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. b . Madison Street - Primary Arterial, 55-foot half width; C. A and B streets - Local Street, 60-foot full width; d. Beth Circle - Cul-de-sac, 60-foot full width. Applicant shall obtain the complementary portion of right of way from adjacent property owner or redesign the i:ract to more effectively utilize the existing right of way. 23. Applicant shall provide a fully improved landscaped setback lot of noted width adjacent to the following street right-of-ways) : a. Madison Street, 20-feet wide. 24. Applicant shall vacate vehicle access rights to Madison Street from all abutting lots. Access to Madison Street from this land division shall be restricted to the Beth Circle intersection only. 25. Turning movements of traffic accessing the subject subdivision from adjoining public streets shall be as follows: a. Madison Street @ Beth Circle: right turn in and out only. 26. The median island on Madison Street shall have no opening in it to permit vehicular left turn movements into or out of the subdivision where Beth Circle intersects Madison Street. CONAPRVL.031 Conditions of Approval Tentative Tract 26972 September 10, 1991 27. Applicant shall have street improvement plans prepared by a registered civil engineer. Street improvements shall be designed and constructed for all streets within the proposed subdivision and for off -site streets as required by these Conditions of Approval. All street improvements shall be designed and constructed in accordance with the La Quinta Municipal Code and adopted Standard Drawings, and City Engineer and shall include all appurtenant components required by same, except mid -block street lighting, such as but not limited to traffic signs and channelization markings, street name signs, sidewalks, and raised medians where required by City General Plan. Street design shall take into account the soil strength, anticipated traffic loading, and design life. The minimum structural section for residential streets shall be 3" AC over 4" Class 2 Base. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the newly required improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with City standards and practices. This includes tapered off -site street transitions that extend beyond tract boundaries and join the widened and existing street sections. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: a. ON -SITE STREETS 1. A and B streets - full width Local Street, 36 feet wide, refer to Std Dwg #105; 2. Beth Circle - 18-foot half width Local Street cul-de-sac, plus a 12-foot wide east bound lane, refer to Std Dwg #800 b. OFF -SITE STREETS 1. Madison Street (portion contiguous to tract) - Install half width Primary Arterial (86' width improvement option) , bond for half of raised median, refer to Std Dwg #100. 28. Applicant shall construct, or enter into agreement to construct, the site grading, off -site public improvements and utilities, and on -site common area improvements before the final map is recorded. Applicant shall pay cash, in - lieu of and equivalent to the respective fair -share construction cost, for those improvements that the Applicant has partial cost responsibility and construction must be deferred until the full complement of funding is available. Payment of cash may be deferred to a future date mutually agreed by Applicant and City, provided security for said future payment is posted by Applicant. CONAPRVL.031 Conditions of Approval Tentative Tract 26972 September 10, 1991 29. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with grading plan. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. A statement shall appear on the final subdivision map that a soils report has been prepared for the tract pursuant to Section 17953 of the Health and Safety Code. 30. The tract grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to final map approval. 31. The tract shall be designed and graded in a manner so the difference in building pad elevations between contiguous lots that share a common street frontage or join lots with adjoining existing tracts or approved tentative tracts does not exceed three (3.0) feet. The pad elevations of contiguous lots within the subject tract that do not share a common street shall not exceed five (5.0) feet. If Applicant is unable to comply with the pad elevation differential requirement, the City will consider and may approve other alternatives that satisfy the City's intent to promote and ensure community acceptance and buyer satisfaction with the proposed development. 32. The tract shall be graded in a manner that permits storm flow in excess of the retention basin capacity to flow out of the tract through a designated emergency overflow outlet and into the historic drainage relief route. Similarly, the tract shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. 33. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basin(s) designed for a maximum water depth not to exceed six feet. The basin slopes shall not exceed 3:1. Applicant may use landscaped setback lot along Madison Street for retention provided the foreslope slope -average does not exceed 5:1 and the maximum backslope slope -average does not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless Applicant provides site -specific data that indicates otherwise. Other improvement requirements include, but are not limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The triburary drainage area for which the Applicant is responsible shall extend to the centerline of any public street contiguous to the site. NOTE: Individual residential lots may not be used for stormwater retention. CONAPRVL.031 Conditions of Approval Tentative Tract 26972 September 10, 1991 34. A trickling sand filter and leachfield shall be installed in the retention basin to percolate nuisance water in conformance with requirements of the City Engineer. The sand filter and leach field shall be sized to percolate 22 gallons per 1,000 square feet of lot area per day. 35. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped lots. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 36. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. 37. Applicant shall maintain the landscaped areas of the subdivision such as the landscaped setback lots and retention basins until accepted by the City Engineer for maintenance by the City. In no event will the City accept the landscaped lots and retention basin for maintenance by the City until the residential lots within the subdivision are included on the property tax roll and producing assessment revenue to the City's Lighting and Landscape District. 33. Applicant shall construct a six-foot wide meandering sidewalk in the westerly parkway and landscaped setback lot along Madison Street. 39. Applicant shall provide a blanket easement that covers the entire landscaped setback lots for the purpose of a meandering public sidewalk. 40. All existing and proposed telecommunications, television cable, and electric power lines with 1.2,500 volts or less, that are adjacent to the proposed site or on -site, shall be installed in underground facilities. 41. All underground utilities shall be installed, with trenches compacted to City standards, prior to construction of any street improvements. A soils engineer retained by Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. 42. 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 the final map without the approval of the City Engineer. 43. Applicant shall pay all fees charged by the City as required for processing, plan checking and construction inspection. The fee amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the City. CONAPRVL.031 8 Conditions of Approval Tentative Tract 26972 September 10, 1991 44. Applicant shall retain a California registered civil engineer, or designate one who is on Applicant's staff, to exercise sufficient supervision and quality control during construction of the tract grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: a. The engineer shall sign and seal a statement placed on the "as built" plans that says "all (grading and grades) (improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". b . Prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each lot in the tract, state the pad elevation approved on the grading plan, the as built elevation, and clearly identify the difference, if any. The data shall be organized by tract phase and lot number and shall be cummulative if the data is submitted at different times. c. Provide to the City Engineer a signed set of "as built" reproduceablle drawings of the site grading and all improvements installed by the Applicant. 45. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. 46. All existing structures that are to be removed from the property shall be removed, or an agreement secured with a performance bond that has been executed between the Applicant and the City to assure said removal, prior to transmitting the final map to the City Council for approval. 47. On the basis of Applicant's land mass in terms of size, shape, and location, it has been determined that Applicant shall pay a fair -share portion of the following improvements: a. Avenue 52: 25 0 of the street and landscape setback lot improvements required by the General Plan for the north half of the street for a distance of 660 feet westerly of Madison Street. 48. Applicant is responsible for the cost to design and construct traffic signals at the following loceitions . a. Madison Street @ Avenue 52: 2% fair share responsibility. CONAPRVL.031 PLANNING COMMISSION RESOLUTION 91-037 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT 26972 TO ALLOW THE CREATION OF A 15 LOT SUBDIVISION ON A 9.6 ACRE SITE. CASE NO. TT 26972 - DR . JOSEPH DARR WHEREAS, the Planning Commission of the City of La Quinta, California, did on the loth day of September, 1991, hold a duly noticed Public Hearing to consider the request of Dr. Joseph Darr to subdivide 9.6 acres into 15 single family lots generally located west of Madison Street + half mile south of 50th Avenue, more particularly described as: PARCELS ONE THROUGH FOUR OF PARCEL MAP NO. 16457, BOOK 100, PAGE 48 OF PARCEL MAPS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA. WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" ( County of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance No. 5) , in that the Planning; Director conducted an initial study, and has determined that the proposed Tentative Tract Map will not have a significant adverse impact on the environment; and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tentative Tract 26972, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the recommendation for approval of said Tentative Tract Map: 1. That Tentative Tract 26972, as conditionally approved, is generally consistent with the goals, policies and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-1-20,000 Zoning District development standards, and design requirements of the Subdivision Ordinance. 2. That the subject site is fairly level with the southeast being the lowest part of the site. The proposed circulation design and single family lot layouts, as conditioned, are, therefore, suitable for the proposed land division. REsoPc.041 3. That the design of the subdivision, as conditionally approved, will be developed with public; sewers and water, and therefore, is not likely to cause serious public health problems. 4. That the design of '.tentative Tract 26972 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 5. That the proposed Tentative Tract Map 26972, as conditioned, provides for adequate maintenance of the landscape common areas. 6. That the proposed Tentative Tract 26972, as conditioned, provides storm water retention, park facilities, and noise mitigation. 7. That general impacts from the proposed Tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS , in the review of this Tentative Tract, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment 91- 208, relative to the environmental concerns of this Tentative Tract 3. That it does hereby recommend approval to the City Council for the subject Tentative Tract 26972 for the reasons set forth in this Resolution and subject to the attached conditions . PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 10th day of September, 1991, by the following vote, to wit: AYES: Commissioners Mosher, Ladner, Marrs, Chairwoman Barrows NOES: None ABSENT: None ABSTAIN: Commissioner Ellson REsopc.041 KATIE BARROWS, Chairman City of La Quinta, California ATTEST: JERRY HER.MAN, Planning Director City of La Quinta, California RESOPC.041 PLANNING COMMISSION RESOLUTION 91-037 CONDITIONS OF APPROVAL - ADOPTED TENTATIVE TRACT 26972 SEPTEMBER 10, 1991 GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map 26972 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. This Tentative Tract. Map approval shall expire two years after the original date of approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. The City shall retain a qualified archaeologist, with the Developer to pay costs, to prepare a :mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded information shall be analyzed prior to the preparation of the plan. At a minimum, the plan shall: (1) identify the means for digging test pits; and (2) provide for further testing if the preliminary results show significant material are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results . A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistant (s) / representative (s) , shall be submitted to the Planning and Development Department. The list shall provide the current address; and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily diver, redirect, or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation, or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of -the data recovery, the Developer shall cause three copies of the final report containing the data analyses to be prepared and published and submitted to the Planning and Development Department. CONAPRVL.031 Conditions of Approval Tentative Tract 26972 September 10, 1991 CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL 4. Prior to final map approval by the City Council, the Applicant shall meet the parkland dedication requirements as set forth in Section 13. 24. 030, La Quinta Municipal Code, by paying parkland fees in lieu, as may be determined in accordance with said Section. 5. A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the Planning & Development Department for review and approval prior to final map approval. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the tract design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming, walls, and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. 6. If the tract is phased, tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Planning and Development Department and Engineering Department prior to final map approval. 7. Applicant shall submit proposed street names with alternatives to the Planning and Development Department for approval prior to final map approval. 8. A. If custom homes are proposed design and architectural standards for residences in this tract shall be submitted to the Design Review Board for review and approval prior to final map recordation. B . If one developer plans to build all the units in this subdivision, the following condition will apply. The Applicant shall submit complete detailed or architectural elevations for all units, for the Design Review Board and Planning Commission review and approval as a Business Item prior to building permit issuance. TRACT DESIGN 9. A minimum 20-foot landscaped setback including an equestrian path buffered by a 6-foot wide sidewalk shall be provide on Madison Street. Design of the setback shall be approved by the Design Review Board and Planning and Development Department. Setback shall be measure from ultimate right-of- way line. a. The minimum setbacks may be modified to an "average" if a meandering or curvilinear wall design is used. CONAPRVL.031 2 Conditions of Approval Tentative Tract 26972 September 10, 1991 b. Setback areas shall be established as a separate common lot and be maintained as :yet forth in Condition 36, unless an alternate method is approved by the Planning and Development Department. 10. The tract layout shall. comply with all the R-1 zoning requirements, including minimum average depth of a lot. The minimum lot size to be recorded in a final map shall be 1.5 acres. WALLS, FENCING, SCREENING, AND LANDSCAPING 11. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the grading and site development. These shall include, but not be limited to: a. The use of irrigation during any construction activity. b . Planting of cover crop or vegetation upon previously graded by undeveloped portions of the site. C. Provisions of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Directors of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. 12. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. 13. Prior to final map approval, the Applicant shall submit to the Planning Department for review and approval a plan (or plans) showing the following: a. Landscaping, including plant types, sizes, spacing, location, and irrigation system for all landscape buffer and entry areas. Desert or native plans species and drought resistant planting material shall be incorporated :into the landscape plan. Lawn shall be minimized and not used adjacent to curb. No spray heads shall be used adjacent to curb. b . Location and design detail of any proposed and / or required wall and meandering sidewalk. Note the sidewalk shall meander within the right- of-way area and the landscaped setback area. c. Exterior lighting plan, emphasizing minimization of light glare impacts to surrounding properties. CONAPRVL.031 Conditions of Approval Tentative Tract 26972 September 10, 1991 CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF BUILDING PERMITS 14. Prior to the issuance of a building permit for construction of any building or use contemplated by -this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning & Development Department o Coachella Valley Water District o Coachella Valley Unified School District o Imperial Irrigation. District 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. 15. 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. 16. All buildings within Tentative Tract 26972 shall have a maximum heght of one story, not to exceed 18 feet in height. 17. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b . Sales facilities, including their appurtenant signage . c . On -site advertising/ construction signs . 18. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of Environmental Assessment 91-208 and Tentative Tract 26972, which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of Environmental Assessment 91-208 and Tentative Tract 26972, which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining conditions of approval and mitigating measures of Environmental Assessment 91-208 and Tentative Tract 26972. The Planning and Development Director may require inspection or other monitoring to assure such compliance. CONAPRVL.031 4 Conditions of Approval Tentative Tract 26972 September 10, 1991 PUBLIC SERVICES AND UTILITIES 19. The Applicant shall comply with all the requirements of the City Fire Marshal as stated in the memo dated July 26, 1991. 20. The Applicant shall comply with all requirements of the Coachella Valley Water District. ENGINEERING DEPARTMENT CONDITIONS: 21. Applicant shall dedicate public street right-of-way and utility easements in conformance with the City's General Plan, Municipal Code, applicable Specific Plans if any, and as required by the City Engineer, as follows: a. 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. b . Madison Street - Primary Arterial, 55-foot half width; C. A and B streets - Local Street, 50-foot full width; d. Beth Circle - Cul-de-sac, 60-foot full width. Applicant shall obtain the complementary portion of right of way from adjacent property owner or redesign the tract to more effectively utilize the existing right of way. 22. Applicant shall provide a fully improved landscaped setback lot of noted width adjacent to the following street right-of-way(s) : a. Madison Street, 20-feet wide. 23. Applicant shall vacate vehicle access rights to Madison Street from all abutting lots. Access to Madison Street from this land division shall be restricted to the Beth Circle intersection only. 24. Turning movements of traffic accessing the subject subdivision from adjoining public streets shall be as follows: a. Madison Street @ Beth Circle: right turn in and out only. 25. The median island on Madison Street shall have no opening in it to permit vehicular left turn movements into or out of the subdivision where Beth Circle intersects Madison Street. 26. Applicant shall have street improvement plans prepared by a registered civil engineer. Street improvements shall be designed and constructed for all streets within the proposed subdivision and for off -site streets as required by these Conditions of Approval. All street improvements shall be designed and constructed in accordance with the La Quinta Municipal Code and adopted CONAPRVL.031 5 Conditions of Approval Tentative Tract 26972 September 10, 1991 Standard Drawings, and City Engineer and shall include all appurtenant components required by same, except mid -block street lighting, such as but not limited to traffic signs and channelization markings, street name signs, sidewalks, and raised medians where required by City General Plan. Street design shall take into account the soil strength, anticipated traffic loading, and design life. The minimum structural section for residential streets shall be 3" AC over 4" Class 2 Base. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the newly required improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with City standards and practices. This includes tapered off -site street transitions that extend beyond tract boundaries and join the widened and existing street sections . The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: a. ON -SITE STREETS 1. A. and B streets - full width Local Street, 36 feet wide, refer to Std Dwg #105; 2. Beth Circle - 18-foot half width Local Street cub -de -sac, plus a 12-foot wide east bound lane, refer to Std Dwg #800 b. OFF -SITE STREETS 1. Madison Street (portion contiguous to tract) - Install half width Primary Arterial (86' width improvement option), bond for half of raised median, refer to Std Dwg #100. 27. Applicant shall construct, or enter into agreement to construct, the site grading, off -site public improvements and utilities, and on -site common area improvements before the final map is recorded. Applicant shall pay cash, in - lieu of and equivalent to the respective fair -share construction cost, for those improvements that the Applicant has partial cost responsibility and construction must be deferred until the full complement of funding is available. Payment of cash may be deferred to a future date mutually agreed by Applicant and City, provided security for said future payment is posted by Applicant. 28. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with grading plan. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading CONAPRVL.031 6 Conditions of Approval Tentative Tract 26972 September 10, 1991 plan. A statement shall appear on the final subdivision map that a soils report has been prepared for the tract pursuant to Section 17953 of the Health and Safety Code. 29. The tract grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to final map approval. 30. The tract shall be designed and graded in a manner so the difference in building pad elevations between contiguous lots that share a common street frontage or join lots with adjoining existing tracts or approved tentative tracts does not exceed three (3.0) feet. The pad elevations of contiguous lots within the subject tract that: do not share a common street shall not exceed five (5.0) feet. If Applicant is unable to comply with the pad elevation differential requirement, the City will consider and may approve other alternatives that satisfy the City's intent to promote and ensure community acceptance and buyer satisfaction with the proposed development. 31. The tract shall be graded in a manner that permits storm flow in excess of the retention basin capacity to flow out of the tract through a designated emergency overflow outlet and into the historic drainage relief route. Similarly, the tract shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. 32. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on individual lots in landscaped retention basin(s) designed for a maximum water depth not to exceed two feet. The basin slopes shall not exceed 5:1. Applicant may use landscaped setback lot along Madison Street for retention provided the foreslope slope -average does not exceed 5:1 and the maximum backslope slope -average does not exceed 3:1. The percolation rate shall be considered to be zero inches per hour unless Applicant provides site -specific data that indicates otherwise. Other improvement requirements include, but are not limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The triburary drainage area for which the Applicant is responsible shall extend to the centerline of any public street contiguous to the site. 33. A trickling sand filter and leachfield shall be installed in the retention basin to percolate nuisance water in conformance with requirements of the City Engineer. The sand filter and leach field shall be sized to percolate 22 gallons per 1,000 square feet of lot area per day. CONAPRVL.031 Conditions of Approval Tentative Tract 26972 September 10, 1991 34. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped lots. The plans and proposed landscaping improvements shall be in conformance with requirements of the Planning Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. 35. Applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's Water Management Program. 36. Applicant shall maintain the landscaped areas of the subdivision such as the landscaped setback lots and retention basins until accepted by the City Engineer for maintenance by the City. In no event will the City accept the landscaped lots and retention basin for maintenance by the City until the residential lots within the subdivision are included on the property tax roll and producing assessment revenue to the City's Lighting and Landscape District. 37. Applicant shall provide a blanket easement that covers the entire landscaped setback lots for the ;purpose of a meandering public sidewalk. 38. All existing and proposed telecommunications, television cable, and electric power lines with 12,500 volts or less, that are adjacent to the proposed site or on -site, shall be installed in underground facilities. 39. All underground utilities shall be installed, with trenches compacted to City standards, prior to construction of any street improvements. A soils engineer retained by Applicant shall provide certified reports of soil compaction tests for review by the City Engineer. 40. 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 the final map without the approval of the City Engineer. 41. Applicant shall pay all fees charged by the City as required for processing, plan checking and construction inspection. The fee amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the City. 42. Applicant shall retain a California registered civil engineer, or designate one who is on Applicant:'s staff, to exercise sufficient supervision and quality control during construction of the tract grading and improvements to certify compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant to implement this responsibility shall provide the following certifications and documents upon completion of construction: CONAPRVL . 0 31 Conditions of Approval Tentative Tract 26972 September 10, 1991 a. The engineer shall sign and seal a statement placed on the "as built" plans that says "all (grading and grades) (improvements) on these plans were properly monitored by qualified personnel under my supervision during construction for compliance with the plans and specifications and the work shown hereon was constructed as approved, except where otherwise noted hereon and specifically acknowledged by the City Engineer". b . Prior to issuance of any building permit, the engineer shall provide a separate document, signed and sealed, to the City Engineer that documents the building pad elevations. The document shall, for each lot in the tract, state the pad elevation approved on the grading plan, the as built elevation, and clearly identify the difference, if any. The data shall be organized by tract phase and lot number and shall be cummulative if the data is submitted at different times. c . Provide to the City Engineer a signed set of "as built" reproduceable drawings of the site grading and all improvements installed by the Applicant. 43. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements . 44. All existing structures that are to be removed from the property shall be removed, or an agreement secured with a performance bond that has been executed between the Applicant and the City to assure said removal, prior to transmitting the final map to the City Council for approval. 45. On the basis of Applicant's land mass in terms of size, shape, and location, it has been determined that Applicant shall pay a fair -share portion of the following improvements: a. Avenue 52: 24% of the street and landscape setback lot improvements required by the General Plan for the north half of the street for a distance of 660 feet westerly of Madison Street centerline. 46. Applicant is responsible for the cost to design and construct traffic signals at the following locations. a. Madison Street @ Avenue 52: 2% fair share responsibility. CONAPRVL.031 9 PH-7 MEMORANDUM TO: HONORABLE CHAIRWOMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: PLANNING & DEVELOPMENT DEPARTMENT DATE: SEPTEMBER -10, 1991 SUBJECT: TENTATIVE TRACT 25154, AMENDMENT #1 SPECIFIC PLAN 84-004, AMENDMENT #1 Attached is a letter from Thomas Thornburgh, Applicant for the above tract, requesting a continuance of the following items: ITEM: Specific Plan 84-004, Amendment #1 Tentative Tract 25154, Amendment #1 APPLICANTS: North Star Corporation & Valley Land Development LOCATION: Northeast corner of Sagebrush Drive and Date Palm Drive intersection +1, 320 feet east of Washington Street. RECOMMENDATION: Continue this matter to your next meeting of September 24, 1991. MEMOJH.136 September 5, 1991 City of La Quinta P. O. Box 1504 La Quinta, CA 92253 Attn: Mr. Jerry Herman Planning Director RE: Tentative Tract 25154 La Quinta Dear Jerry: Request for continuance of the following item: ITEM: Specific Plan 84-004, Amendment #1 Tentative Tract 25154, Amendment #1 APPLICANT: North Star Corporation & Valley Land Development LOCATION: Northeast comer of Sagebrush Dr. and Dat,-- Palm Drive Intersection ± 1,320 feet East of Washington St. We hereby request the Public Hearing to be continued from September 10, 1991 to September 24, 1991 at the La Quinta Planning Commission. Very trully yours, VALLEY LAND DEVELOPMENT CO. Thomas A. Thornburgh President TAT/mk '4 10 �;-v t 42-600 COOK ST. SUITE 160 PALM DESERT, CA 92260 (619) 56E BI-1 STAFF REPORT PLANNING COMMISSION MEETING DATE: SEPTEMBER 10, 1991 APPLICANT: GWR DEVELOPMENT (TOPAZ) ARCHITECT: WISHARD ARCHITECTS PROJECT: TENTATIVE TRACT 23935 - REVIEW OF PROPOSED ADDITIONAL UNIT LOCATION: SOUTHWEST' CORNER OF MILES AVENUE AND DUNE PALMS ROAD (SEE, ATTACHMENT #1) BACKGROUND: 1. Tentative Tract 23935 comprises 196 lots on a 50 acre site located in the northern area of La Quinta. 2. Plans 1, 2 & 3 plus color board (desert colors) were approved by the Planning Commission on July 10, 1990. The applicant has now proposed an additional plan, smaller than the three approved plans. ' 3. On September 4, 1991 the Design Review Board reviewed plans for Unit #4 and recommended approval by the Planning Commission of this unit. PROPOSAL: The following table shows details of all plans: New Plan 1 Plan 2 Plan 3 Plan 4 # Sq. Footage 1830 2081 2173 1406 4 Stories 1 2 1 1 # Different Elevations 3 _ 3 3 3 Bedrooms 3 2 # Bathrooms 2 2-1/2 2-1/2 2 # Family Rooms 0_ 1 1 0 #Car Garages 2 3 3 2 Cottage - - - YES STAFFRPT.047/CS -1- STAFF COMMENTS 1. The new unit has an architectural style in keeping with the existing three units. 2. The new unit has an optional cottage located in front of the house. 3. The rear and side elevations of the new unit includes detailing around windows on all sides. It should be noted that this detailing should appear on all units even if the units are located close to one another. This has been a requirement for all developments and was a requirement for the originally approved three units. 4. The applicant has indicated that a trellis attached to the rear of the house will be included with this unit where the rear of the unit faces west. This should also be provided on the south side. 5. A number of the windows of the house are located close to the eaves and have pop -outs which should provide some shading. The rear elevation requires additional shading where a trellis is not incorporated into the design. The sliding door on the right side and all four sides of the cottage elevation could also benefit from some shading device. 6. The unit will utilize the same desert color scheme as was approved for the other three units. DESIGN REVEIW BOARD ACTION: On September 4, 1991. the Design Review Board reviewed Unit #4 for Tract 23935. The applicant stated that units with the rear of the house facing west will have a trellis attached to the house on the west side. The Design Review Board recommended approval of the above.unit elevation to the Planning Commission on condition that a trellis is attached to the unit where the rear of the unit faces west. RECOMMENDATION: Approve by Minute Motion the unit elevations for Unit #4, Tract 23935 on condition that a trellis is attached to the rear of the unit where the rear of the unit faces west. Attachments: 1. Locality Plan 2. Subdivision Plan 3. Plans for Unit #4 STAFFRPT.047/CS -2- ATTACHMENT No. 1 VC11VITY MAP ♦ NL • •� Stttp{fpy ff • • • V ..+.w•�� '.��� ` `♦: ATTACHMENT No. 2 67 Paoli N Iwo Up wy • 1 o � c Ir o , ttil . � •: _ ��•°' � � r ����� tom: • t!t � � • z• . J . �}i' ,�, •.i50 ex- (�' of •'. . t • J . '�� 167 vv Nt Ir � �-. 't .� • ,." 1� �:• •°f$1 • J �' J( •.fie t r •trr �� `�' dip►. s* ` .i ' •• f�0 `io.�. �' •. ••j�•a APi'i?�.'EDOYPI.'.:i':�:C:• .:.i�,�:C°i's� YD:PA�TNi£NT • EXHICI CASE NO. •r"• 2.39 3� ATTAk..iMENT No. 3 EXAMPLES OF HOUSE DESIGNS AND ELEVATIONS 0 I sisno lw twvan 919tt o"WKWIM Gull t SWU*ILIKMV IV* unlrA vi I $avow STS" S133.LIHOHV GHVHSIM Ll STAFF REPORT PLANNING COMMISSION MEETING DATE: SEPTEMBER 10, 1991 PROJECT: PLOT PLAN 91-442, AMENDMENT #1 REQUEST: APPROVAL OF NEW ARCHITECTURAL UNITS FOR MARQUESSA ON LAKE LA QUINTA APPLICANT: WILMA PACIFIC ARCHITECT: BERKUS GROUP ARCHITECTS LOCATION: EAST OF WASHINGTON STREET, NORTH OF 48TH AVENUE, WITHIN LAKE LA QUINTA PROJECT BACKGROUND: The Applicants are constructing two types of units within Lake La Quinta, adjacent to the Lake and off Lake. The proposed request is for the lots which are off Lake. Previously in May, 1990, three single story designs and one two story design were approved for the off Lake lots. The Applicant is now requesting approval of the three single story designs which would replace the four previously approved plans. To date none of the four previously approved plans have been constructed within the project. The three new home sizes are 2106, 2325, and 2618 square feet in floor area. The architectural style of the units is Contemporary Mediterranean/ Spanish in nature. Each unit would have three different front elevation designs. The side and rear elevations for each design will be the same. Exterior materials will consist of earth tone stucco colors and a tile roof. On the plans labeled 3 and 4, a fireplace adjacent to the sideyard is indicated. It should be noted that if the sideyard setback provided is a minimum 5 feet, this fireplace may encroach only one foot into that 5 foot sideyard setback. These setbacks are shown encroaching two feet beyond the face of the building. DESIGN REVIEW BOARD ACTION: The Design Review Board at it's meeting of August 7, 1991, unanimously recommended approval of the plans as submitted, with Boardmember Walling abstaining. RECOMMENDATION: Based upon the Design Review Board action, Staff would recommend that the Planning Commission approve the plans as submitted. PCST.013 Attachments: 1. Location map 2. Tract layout showing where units will be constructed 3. Roof plans 4. Floor and elevation plans PCST.013 47th A PROJECT SITE 41 VICINITY MAP CASE MAP TO IND CASE Na PP 90"442 Amend.. I LOCATION MAP NT'S 0 subs NUf 1 A 1 11: 1'ie t. 144 1.1 : 141 a f'Allf 17. 171 160 4 \ 140 1 •L 475 a, 0 16t ISO ta7 1>a 1]7 isa ° s ' 168 t62 Is IN I Y t t7 /aa 154 6 1) . 1)) 132 tis Imt 1 16t M 150 1 8 131 f'f 10f'U: if' 1 1 1 ('Itlll'U:�I:1I 6 165 1st_ tst It112e C(IHPII:nA:IAt. MULTI -FAMILY 1 / 4 1 too tat to too 1 0 9 ' {91 {Y� • '" 200lot t 142 1� 192 two �01 20a f'f1Uf'. t i I�e t 20) a'a 21 t ) to 1 j /0) > . =01 2tt 21/ s ! A 20 t A! l t9. 06 ' 216 t 20 at7 t ) { -- ,',06 21 :07:oa Irzu _ all 12 - — as 251 210 233 ' t \ t 1 ` its 264 ' i ass 231 ' 230 231 236 220 1 ( aal r 11 276 — 1 250 ; 2)a 233 ( 2" `1 ' 2s1. 222 13 1 259 242 2i4270 _. I t32 100- 243 �• " 223 0 tw t64 �_ I to 231 tta 1t .� ast a s 1a .7* . 35 // at ie "_ _ is 77 1 1s 1a --.-L u tot '• 1 1. ]0 D) 45 .9 le{ 94 °1 92 to Is s] 70 �� 12 to _ .t t) so ]. 1 44 100 .L at as N as 77 71 • ( 6 12 / as 3s 43 1 • p 66 'i ep 47 at 74 10 6 it 21 27 36 , 42 2 ' { 99 _ 90 97 so so _ 00 70 .a e > to > 2a ]) N 53 T Of as .t 7 0 22 24 as 3a 39 .0 5• 41 a Ss 07 Ss 79 00 at sa a] °. as as AUG - 7 19.01 CITY .0F LAMUINTA z, 11161TAT 9 nrvFI i1Aggrr nEPT F-- LU Lu Q U: Q I 212106 sf AO- Amy Roof Para PLAN rAO L1saIM A Sevatnn B prvmui � r. • -- - PLAN Twlo o-j4� AVANTE' lei. CU�fGROU�tAitCHi?1:CT5 �� `,.:..�4 usrr. ;waa� .a5„uw»w , 14ft &Vwm Rear BevaUm *z. p Lj PP ti o - 44a 64v EXHIBIT CASE NO.�..,�.� r Left Elevation PLAN TWO a P 23 5�sf E ASE N0... ----�' ., ' �, j r ' i-,; :�i Right Mvatnn i� ae��j��eee i o, Rear Se+atnn Left Sevadm PLAN FOUR `,p go -14Ah- 0WO EXHIBIT /l n �a �, � __CASE NO. - i AVANTE °° �a W I L M A Wr v.nn P A C I F I C .m.-omo I AVANTE /: ■ va BERMS GROG CTECTS �f ' ;oft i Rear Bevatm I 7 �XH18LT �7M 2 _ Len aera6m No. PLAN THREE 1-01 AVANTE j Nei. W I L M A P A C I F I C 0 STAFF REPORT PLANNING COMMISSION MEETING DATE: SEPTENIBER 10, 1991 PROJECT: APPROVAL OF RESIDENTIAL UNIT ON ONE PARCEL OF TENTATIVE PARCEL MAP 26525 (THE ORCHARD DUNES) APPLICANT: CHUCK: STROTHER LOCATION: SOUTH: OF 50TH AVENUE APPROXIMATELY HALF A MILE WEST OF JEFFERSON STREET AND A QUARTER MILE EAST OF PARK AVENUE. BACKGROUND: Tentative Parcel Map 26525 is a parcel map with three residential lots on 4 acres. The above was approved by the La Quinta City Council on January 15, 1991. Each individual unit (total of 3) for Tentative Parcel Map 26524 is required to be approved by both Design Review Board and Planning Commission. ANALYSIS: 1. The Conditions of Approval for this Parcel Map state that "there shall be a maximum building height of 22 feet for all structures". After further examination of the situation, the Planning Director has determined that the height of the building should be measured from the pad level. The pad level for this unit is 63 feet as approved by the City Council. The unit does not exceed 22 feet if measured from the pad level of 63 feet. 2. All proposed lighting (not shown on plan) needs to comply with the Outdoor Light Control Ordinance. 3. The drainage/retention basin plan still needs to be approved by the Engineering Department. DESIGN REVIEW BOARD: This item was discussed at the August 7, 1991, Design Review Board meeting. The Design Review Board recommended approval of the unit with the following comments: 1. Reducing the height of the building would interfere with the architectural integrity of the building and therefore the height as proposed is acceptable. 2. The architectural design of the building is acceptable. PCST.011 1 RECOMMENDATION: Approve by Minute Motion the architectural elevation and color scheme for the proposed unit on Lot 2 of Tentative Parcel Map 26525. Attachments: 1. Staff report for Design Review Board meeting of August 7, 1991, with attachments. PCST.011 2 STAFF REPORT DESIGN REVIEW BOARD DATE: AUGUST 7, 1991 PROJECT: TENTATIVE TRACT 26524 (THE ORCHARD) AND TENTATIVE PARCEL MAP 26525 (THE ORCHARD DUNES) A. ARCHITECTURAL DESIGN CRITERIA FOR UNITS :LOCATED IN TENTATIVE TRACT 26524 B. :PROPOSED DWELLING UNIT ON LOT 5 TT 26524 C. :PROPOSED DWELLING UNIT ON LOT 36 TT 26524 D. :PROPOSED DWELLING UNIT ON LOT 3 TPM 26525 APPLICANT: CHUCK STROTHER LOCATION: SOUTH OF 50TH AVENUE APPROXIMATELY HALF A MILE WEST OF JEFFERSON STREET AND A QUARTER MILE EAST OF PARK AVENUE. BACKGROUND: Tentative Tract 26524 comprises 44 custom single family lots plus one well site on a total 38 acres. Tentative Parcel Map 26525 is a parcel map with three residential lots on 4 acres. Tentative Tract 26524 and Tentative Parcel Map 26525 were approved by the La Quinta City Council on December 18, 1990, and January 15, 1991, respectively. Both of these projects share entries and have private streets and will have Homeowner's Associations to maintain common areas. The Applicant intends to retain as many of the existing citrus trees as possible. Approval of units located in Tentative Tract 26524 will be by Planning, Engineering, Building Department following the Design Guidelines being approved by Design Review Board. These design guidelines have now been submitted for Design Review Bard approval. Plans for two units have also been submitted as examples at the request of the applicant for early approval. Each individual unit (total of 3) for Tentative Parcel Map 26524 will be approved by both Design Review Board and Planning Commission. DRB8/7.GL3/CS -1- A. ARCHITECTURAL DESIGN CRITERIA FOR UNITS LOCATED IN TT 26524 A copy of the draft design criteria manual is attached. This criteria covers various aspects such as formation of an Architectural and Landscape Committee as part of the Homeowners Association, the procedure by which plans are approved by that committee and Planning & Development, Building & Safety, and Engineering Department of the City of La Quinta, architectural standards for units and individual lot retention drainage requirements. A copy of the draft design criteria manual has been circulated to Building and Safety and Engineering Department but due to lack of time, comments have not yet been received from the Building Department. Approval of these criteria will therefore be subject to final approval by Building and Safety and Engineering Department. ANALYSIS: Planning Staff comments on criteria manual modifications are as follows: 1. The procedure for approval of unit plans should be as follows: (see page 3 of the Design Criteria Manual) DESIGN REVIEW THE ORCHARD -----------------•------------------------------------ 1. Owner receives design guidelines/purchases lot 2. Owner contacts ALC chairman for orientation session prior to commencing any design 3. Owner selects design team 4. Design team orientation with ALC chairman 5. Schematic design submittal (application and fee) 6. ALC review and approval 7. Design development submittal 8. ALC review and approval 9. City of La Quinta preliminary design submittal and review (submit ALC approved drawings). Approval of preliminary unit and landscaping plans by Planning Department and approval of prelimina aradinq plan by the Engineering Department. 10. Approved letter issued by City of La Quinta 11. Submit working drawings to ALC DRB8/7.GL3/CS -2- 12. ALC review and approval 13. Submit. ALC approved working drawings to City of La Quinta plan check. 14. City of La Quinta working drawing approval. Final approval by Planning, Engineering and Building_ Department. 15. Building permit issued commence construction 2. Page 4, second half of page, item 3 Copies of Tract map conditions of approval, approved grading/retention basin exhibit and current zoning regulations for R-2 Zone and Outdoor Light Control Ordinance should also be issued to the applicant during the orientat.ion session. 3. Page 9, paragraph 3 Submittal to City of La Quinta Planning and Development Department should at minimum include three copies of the following plans: - elevations.& floor plans - site plan/landscaping plan - grading plan showing where stormwater will be retained on site - materials board - plus City approval fee, if required 4. Page 18, item C It should be noted that lots 15 to 21 adjacent to the south boundary, shall be developed with a minimum 40 foot rear building setback. (This is Tract Map Condition #45). 5. Page 11, item 4 The Engineering Department has identified the following to be attached to item #4: 5.e. Show the highest water surface elevation that will be encountered anytime during the 24 hour, 100 year storm. Maximum water depth shall not exceed 1 foot anywhere on the lot. 6. Page 18, item D Pools, spas and pool equipment should not be allowed in the standard property setbacks as identified in item D. Pools and spas shall be at least 5-feet from any dwelling unit. DRB8/7.GL3/CS -3- 7. Page 20, item 3a Roofs This item is not consistent with the tract map condition and should be changed to reflect the following: Seventy-five percent of dwelling units within 150 feet of the ultimate right-of-way of 50th Avenue shall be limited to one story, not to exceed 22 feet in height. The Planning and Development Department shall approve any units higher than one story or 22 feet located along 50th Avenue. All lots alongside the south boundary of Tentative Tract 26524 (Lots 15 through 21) shall have a dwelling unit height limit of 22 feet. All other units shall be no higher than 24 feet without special review and approval from the ALC and in any event not exceed a height of two and one-half stories with a maximum height of thirty-five feet. Height of units shall be measured from approved pad elevation to upper roof ridgelines. 8. Page 23, item A Engineering Department has made the following changes to this item: Second paragraph: Words at end of paragraph "during five, ten and fifty year storms" replaced by "from storms up to the 100 year intensity". Third paragraph: Second sentence, add in "or stormwater retention capacity" after the words "citrus trees". Fourth paragraph (item Al): The second should be changed to read "Each lot has been adequately retain water runoff from storms up intensity". 9. Page 25, item E Exterior Lighting last sentence engineered to to the 100-year It should be noted that all outdoor lighting shall conform with the City of La Quintals Outdoor Light Control Ordinance. 10. Page 30, item 8 It should be noted that necessary approvals plus permits shall be obtained from the Planning and Development Department and Building and Safety Department of the City of La Quinta for temporary construction trailers. DRB8/7.GL3/CS -4- 11. Page 35, item 5 This statement should read: Maintain dust control on the lot in accordance with the approved tract map conditions and City standards and requirements. 12. Page 36 Last sentence: This should read "all changes are subject to the City of La Quinta's approval. The word variance refers to a procedure by which the Zoning Ordinance is amended and it might cause some confusion to use this term in this context. RECOMMENDATION ON DESIGN CRITERIA Review the design in conjunction with Staff comments and determine if the proposal is acceptable or if revisions are needed. B. PROPOSED DWELLING UNIT ON LOT 5 TENTATIVE TRACT 26524 Staff comments are as follows: the pool encroaches into the 20 foot rear setback - the height of the building (22 feet) complies with the tract conditions of approval - the lighting plan complies with the Outdoor Lighting Ordinance - the architectural design, landscaping plan and color board are all satisfactory . - the drainage/individual retention basin plan still needs to be approved by the Engineering Department C. PROPOSED DWELLING UNIT ON LOT 36 TENTATIVE TRACT 26524 Staff comments are as follows: - the height of the building (24 feet) complies with the tract conditions of approval • - the lighting plan complies with the Outdoor Lighting Ordinance DRB8/7.GL3/CS -5- - the architectural design, landscaping plan and color board are all satisfactory - the drainage/individual retention basin plan still needs to be approved by the Engineering Department D. PROPOSED DWELLING UNIT ON LOT 3 TENTATIVE PARCEL MAP 26525 These plans will be approved by the Planning Commission. Staff Comments are as follows: - this unit does not comply with the 22 foot height limit as specified in the Parcel Map conditions - lighting details are not shown on the plan - architectural design, landscaping plan and color board are all acceptable but plans will have to be redesigned to take into consideration the lower height limit. - the drainage/retention basin plan still needs to be approved by the Engineering Department - the large central window on the south elevation could be shaded by some shading device RECOMMENDATION ON THREE UNITS: Review the plans in conjunction with Staff comments and determine if the proposals are acceptable or if revisions are needed. Attachments: 1. Locality Plan 2. Map showing location of units 3. Architectural Design Criteria Manual 4. Architectural and landscaping plans for 3 units DRB8/7.GL3/CS -6- ATTACHMENT No. 1 CASE No, LOCATION MAP TENTATIVE TRACT 26524 ORTH ATTACHMENT No. 2 h Is N c �a i Z � • li� 1 e F 3y a w > ;. .. a W i ` , O rh .i s I ! i —s•— fill '�e� I L�� lii Ili 91 lope if 1 i f e i • fin REA ' Whil sop i F.Gi ` N : f M! j; j Q� :•�'• i t .ill '.•- �:TJ ♦ ,\: �Y'y' 7j t 6> 5rtd •f�+ -f �' • •*rind { 'S ..`.=;"j. . ' a •per �M'• nx CFO 'rill .v,.•v v: Y, e; :,9•fa(f `•,� A. v � � � V t All , > 1 N• �• ILL. At mot: ..:. ' ..L': �i%`% ' ��::•�!'� :` i '� tj�91• 1 0 ::`a' j:•td. .f _'.�♦;):.. ��3 ���'•�i [fir --•ism, rr.T+.►.. t "J _ � t ::-9�i•/�..-!8�'�i 634SY; :jVtiY n � � r I �:. 1'^�•t•�� ..w a •..•..ra STAFF REPORT PLANNING COMMISSION MEETING DATE: SEPTEMBER 10, 1991 APPLICANT: LANDMARK LAND COMPANY SUBJECT: STREET VACATION 91-016 REQUEST: GENERAL PLAN CONSISTENCY TO ALLOW VACATION OF PASEO DEL RANCHO, RANCHO LA QUINTA ROAD, 55TH AVENUE, AND OTHER UNNAMED CITY STREETS. BACKGROUND: The Planning Commission continued action on this case at your last meeting of August 13, 1991, because its companion item (Specific Plan 90-015) was being continued. The past Planning Commission report is attached and no changes have been made since the last meeting. RECOMMENDATION: By Minute Motion adopt the findings that the vacation of Paseo Del Rancho, Rancho La Quinta Road, 55th Avenue and other unnamed streets, generally north of Airport Boulevard and east of Madison Street are in compliance with the Circulation Element of the La Quinta General Plan. Attachments: 1. .Planning Commission report dated August 13, 1991 PCST.010 STAFF REPORT PLANNING COMMISSION MEETING DATE: AUGUST 13, 1991 SUBJECT: STREET VACATION 91-016 APPLICANT: LANDMARK LAND COMPANY REQUEST: GENERAL PLAN CONSISTENCY TO ALLOW VACATION OF PASEO DEL RANCHO, RANCHO LA QUINTA ROAD, 55TH AVENUE, AND OTHER UNNAMED CITY STREETS BACKGROUND: Pursuant to Government State Code Section 65402, prior to any street vacation by the City Council, the Planning Commission shall make a finding that the vacation or elimination of said street is consistent with the City's General Plan Circulation Element. SITE INFORMATION: The above mentioned streets are located generally north of Airport Avenue, south of the future extension of 55th Avenue, east of Madison Street, and 1318 feet west of Monroe Street. The streets are unimproved at this time. The streets were dedicated to the City as part of the approval of Parcel Maps 14286 and 14791 in 1980. The site was annexed to the City in 1991, and prezoned R1-10 Single Family Residential. Currently, the City is examining Specific Plan 90-015 which includes properties generally south of 55th Avenue, north of Airport Boulevard, and east of Monroe Street. The Specific Plan encompasses over 250 acres. As proposed, the Plan will include approximately +1,060 single family homes and a golf course. The Plan is scheduled for review by the Planning Commission on August 13th. ANALYSIS: 1. The streets have gone without improvements because the properties have remained primarily undeveloped. The site is presently used for landscaping purposes (sod farm). The present landowner, Landmark Land, however, is examining development of this property with urban improvements. Therefore, it has been determined that those proposed streets are not needed by the City pursuant to the development standards of Specific Plan 90-015. STAFFRPT.037/CS -1- 2. The vacation of these unimproved streets will not have an adverse impact on the City because they are not being used today for public purposes (e.g. bikeway, pedestrian, vehicular, etc.). 3. The Circulation Element of the City does not identify any of the previous noted streets as major or minor thoroughfares, therefore, this vacation request is consistent with the Circulation Element of the General Plan. RECOMMENDATION: By Minute Motion adopt the findings that the vacation of Paseo Del Rancho, Rancho La Quinta Road, 55th Avenue and other unnamed streets, generally north of Airport Boulevard and east of Madison Street are in compliance with the Circulation Element of the La Quinta General Plan. Attachments: 1. Location map 2. Exhibit showing proposed Street Vacation STAFFRPT.037/CS -2- 5th Aven O _ 4r, fj 4•/ it ,L i•/!: / I/. If j� 1 710,efAeAlf •/4 /o$t ® :VJ-K Apr 1 ,j6P P r �11At� W /9 J4 ACM ♦ /tq/ AC ow/I t/AC N/ ar UJ' Per Z Z C� /d 2t AC Nr v /S./6 AC = ( 2 N via. — t Ir . �,.f T _ vrr��{i t • f/r PASEO +•ors '� P S� IDE[ AACHO.'Aw • /b 407e/ uzlr a L' Pert Per = I /144A:Nt n.o1Ab,r e 4 IPar / Por I Per J /tM4CAl /71/ACM ♦ ?� I d t rLit i off i• I y• I./r. IHi I• AIMPT BOLII,FVARD III • MP m' 04e,;200 PROJECT BOUNDARY AREA Lots A and B of Parcel Map 14286 Lots E, F, G,, and H and 60 feet of road easements as sliown on Parcel Map 14791 The project boundary begins t2,564 feet north of the intersection of Madison Street and Airport Boulevard and runs easterly ±3,614 feet turns southerly ±640 feet and then again turns easterly ±285 feet, then it turns southerly for +1,939 feet then easterly ±3,899 feet running parallel to Airport Boulevard bdck'to its point of origin. CASE. MAP ._, The subject property consists of approximately 225.0 acres located In Section 15, Township 6S, Range 7E within the County of Riverside, City of Ca Quinto, California. The project boundory is illustrated below. UNDEVELOPED -7j�� ��: UNDEVELOPED CASE No. Street Vacation 91-016 Landctia� k Land CaTpany '00, L./�205 71, i STORAGE AREA.SHED� / / SOD FARM OFFICE HOUSE / / i ORTH SCALE: 0 206 wo ,00 71m�� BI-% STAFF REPORT PLANNING COMMISSION MEETING DATE: SEPTEMBER 10, 1991 APPLICANT: LANDMARK LAND COMPANY SUBJECT: STREET VACATION 91-017 REQUEST: GENERAL PLAN CONSISTENCY TO ALLOW VACATION OF KAYLON STREET BACKGROUND: The Planning Commission continued action on this case at your meeting of August 13, 1991, because its companion item, Specific Plan 90-016 was being continued. The past Planning Commission report is attached and no changes have been made since the last meeting. RECOMMENDATION: By Minute Motion adopt the findings that the vacation of Kaylon Street between 52nd Avenue and the future extension of 51st Avenue is in compliance with the Circulation Element of the La Quinta General Plan. Attachments: 1. Planning Commission report dated August 13, 1991 PCST.009 1 STAFF REPORT PLANNING COMMISSION MEETING DATE: AUGUST 13, 1991 SUBJECT: STREET VACATION 91-017 APPLICANT: LANDMARK LAND COMPANY REQUEST: GENERAL PLAN CONSISTENCY TO ALLOW VACATION OF KAYLON STREET BACKGROUND: Pursuant to Government State Code Section 65402, prior to any street vacation by the City Council, the Planning Commission shall make a finding that the vacation or elimination of said street is consistent with the City's General Plan Circulation Element. SITE INFORMATION: Kaylon Street (also known as Grove Course Road) is located generally north of 52nd Avenue, south of the future extension of 51st Avenue, 1270 feet east of Jefferson Street, and 360 feet west of the All American Canal (Coachella Canal). The street is approximately one half mile in length and unimproved at this time. The street was dedicated to the City as part of the approval of Parcel Map 14516 in 1980. The site was annexed to the City in 1991, and prezoned R1 Single Family Residential. Currently, the City is examining Specific Plan 90-016 which includes properties generally south of 50th Avenue, north of 52nd Avenue, and east of Jefferson Street. The Specific Plan encompasses over 300 acres. As proposed, the Plan will include approximately 1,200 single family homes, a golf course, and commercial uses at the major intersection corners. The Plan is scheduled for review by the Planning Commission on August 13th. ANALYSIS: 1. The street has gone without improvements because the property has remained undeveloped. The site is presently used for private agricultural purposes. The present landowner, Landmark Land, however, is examining development of this of this property with urban improvements. Therefore, it has been determined that this proposed street is not needed by the City pursuant to the development standards of Specific Plan 90-016 since a gated community is being proposed. STAFFRPT.037/CS -1- 2. The vacation of this unimproved street will not have an adverse impact on the City because it is not being used today for public purposes (e.g. bikeway, pedestrian, vehicular, etc.). 3. The Circulation Element of the City does not identify Kaylon Street as a major or minor north/south thoroughfare, therefore, its vacation is consistent with the Circulation Element of the General Plan. RECOMMENDATION: By Minute Motion adopt the findings Street between 52nd Avenue and the in compliance with the Circulation General Plan. Attachments: that the vacation of Kaylon future extension of 51st is Element of the La Quinta 1. Location map 2. Exhibit showing proposed Street Vacation STAFFRPT.037/CS -2- J I AVENUE SO iI DALE GROVE i 1 AGRICULTURE I SCATTERED L----- -- RURAL RESICEMM I CASE No. 1 n� CITRUS GROVES 51st Avenue A(not built) O d ocArlOT ) 1.0 Y CITRUS GROVE (PORTIONS CLEARED) No A a cu L. Street Vacation 91-017 Landmark Land Company C"US GROVE UNDEVELOPED SCALE: RECEIVIED JUL 710 'QC' CITY Ui LA %JUINTA PLANNING b GEVEi9VM'EW OEP1 KAY N STREET Those portions of the East one-half of the Southwest one -quarter of Section 4, Township 6 South, Range 7 East, San Bernardino Meridian in the County of Riverside, Califomia, more particularly described as follows: Lots "B" and "C" of Parcel Map 14516 as shown by map on file in Book 83 of Maps at Page 68 of Parcel Maps, Records of Riverside County, California. IQ 74. /6Acr 51st Avenue (Not Built) G I I 1 t Per / I /B 48. 33 AC. Nt i 49.66 Ar- 6r. I A w o r' I� t 1 ;►" 1 �� N 1 L✓ �1 Y I Per. Z I /9 1 a P 330 It i � 10 Y4 3./4Ac -se/ S6 52 M w v � A A FIrr U A7r / /4 69 At a 69 ACNr STAFF REPORT PLANNING COMMISSION MEETING DATE: SEPTEMBER 10, 1991 PROJECT: REVIEW OF ARCHITECTURAL ELEVATIONS FOR UNIT #5 TO BE CONSTRUCTED ALONG WITH FOUR OTHER UNITS ON 44 LOTS IN TRACT 23269 APPLICANT: WILLIAMS DEVELOPMENT COMPANY LOCATION: LA QUINTA HIGHLANDS, LOTS 31-72, 165 AND 149, SOUTHWEST CORNER OF ADAMS STREET AND FRED WARING DRIVE. THESE LOTS ARE LOCATED ON SONESTA WAY, VILLETA DRIVE , AROSA WAY AND LA PALMA DRIVE. BACKGROUND: 1. Tract 23269 totaling 255 lots has been developed by a number of developers including Triad (original subdivider of whole tract) La Quinta Vistas and Williams Company. 2. The Williams Company has developed a number of tracts in the northern area of La Quinta including Cactus Flower and Rancho Ocotillo which are located across Adams Street to the east. 3. On July 3, 1991, the Design Review Board recommended approval (with changes to the elevations) of Units 1 through 4 to the Planning Commission. 4. Planning Commission approved the elevation of Units 1 through 4 with changes on July 9, 1991. 5. The Design Review Board reviewed Unit #5 on September 4, 1991, and recommended approval of the unit by Planning Commission. T1Tl/1T ^C T T This table describes the new Unit #5 compared to the approved units: # Sq. Footage Unit # Sq. Footage Garage # Stories # Different Elevations # Bedrooms # Bathrooms # Family Rooms # Car Garages NEW PLAN 1 PLAN 2 PLAN 3 PLAN 4 PLAN 5 1470 1805 1686 1818 1731 640 647 656 598 620 1 1 2 2 1 3 3 3 3 3 3 3 3 4 4 2 2 1/2 2 1/2 3 2 1 1 1 1 1 3 3 3 3 3 The applicant has proposed six different color scheme combinations using three different roof tile colors, red/brown and beige/brown. Six different alternate colors have been proposed for facia/barge/trim, garage field/louvers and stucco. These are all desert colors. The Spanish/Contemporary architectural style used, is similar to that used for the surrounding tracts. Note should be made that the conditions attached to the approval of this tract require all lots less than 150 feet from Fred Waring Drive and Adams Street to be one story, less than 20 feet in height. This affects approximately 17 of the lots (see attachment #2)• STAFF COMMENTS: 1. Front elevations are attractive and well proportioned 2. Side and rear elevations seem to show sufficient architectural treatment. 3. An attempt has been made to increase shading on the side and rear elevations with the use of eaves overhangs and 6-inch projections over the windows. The windows on the west side of the buildings should however be tinted. 4. This and all other units are 50 feet wide and therefore will fit on the smallest lots provided (60 feet wide). 5. This Unit plus Units 1 & 2 (all one story) will be allowed on Lots 31 to 45 and Lots 71 & 72. Each unit has three alternate front elevations. Staff feels this will provide enough variety of house design on these lots. DESIGN REVIEW BOARD ACTION: At the Design Review Board meeting held September 4, 1991, the Board, after discussion indicated that tinting the windows on the west side of the buildings was needed. No other changes were required. RECOMMENDATION: By minute motion approve the elevation for Unit 45 for Tract 23269 (lots to be developed by Williams Company) with a provision that the windows on the west side be tinted. Attachment: 1. Locality Plan 2. Tract Map 3. Architectural Plans & Elevations Full scale architectural plans attached. STAFFRPT.045/CS -2- 0 ATTACHMENT No. 1 TR 23269 � g i 4 0 MILES AVENUE 11 t -fro tryiiriirrrr �rrrrriryprrr � �� r� it LOCATION MAP 0 INDIO I111111 i111111i0 IaIUU1110000 ORTH ATTACHMENT No. 2 advelofed. CO. � witli a►Nts 4=�� I>R N. e91 J570 ll. ATTA`HMENT No. 3 EXAMPLES OF HOUSE DESIGNS AND ELEVATIONS •••.• •• '� •••• r,,,w,,,.a loans V NOl1VAXG �r "map: info= rl I Is n MIX", st saxv�+�o+ vsxM vi M .� •w,00 aevre�. s NY1dMe _ --Z :lj nr LE F goo -WIT a EXIMME IN J71 I WOPMW Og aM 1wfY1+WIMM •«• Nt . ,,,,.o,,.,time., V NMVA3'13 ; � � r 13 SCN VIHOIN vlwino v1 aoa tx•�aozs�s• trna► 1 uw �i r - r o i 2" n I STAFF REPORT PLANNING COMMISSION MEETING DATE: SEPTEMBER 10, 1991 PROJECT: APPROVAL OF ARCHITECTURAL ELEVATIONS FOR NEW UNIT FOR TRACT 24517 & TRACT 25290 (RANCHO OCOTILLO) APPLICANT: WILLIAMS COMPANY ARCHITECT: STOFFREGEN, FULLER & ASSOCIATES LOCATION: SOUTHEAST CORNER OF FRED WARING DRIVE AND ADAMS STREET BACKGROUND 1. Tract 24517 & Tract 25290 together form a 122 single family residential subdivision on a 37 acre site located in the northern area of La Quinta. 2. On May 23, 1989 the Planning Commission recommended approval of the original 3 unit elevations and color board for the project together with the original Tentative Tract Map for Tract 24517. The City Council approved the above on June 6, 1989. A new unit, Unit #4, has now been proposed. 3. The Design Review Board reviewed Unit #4 on September 4, 1991 and recommended approval of the units by Planning Commission. T T1I1T111['� 71 T The following table shows the new unit in comparison to the original 3 units: New Plan 1 Plan 2 Plan 3 Plan 4 # Sq. Footage 2164 2300 2334 1938 Stories 1 1 1 1 # Different F.l Pva t i cans 3 3 3 3 Bedrooms 4 4 4 3 # Bathrooms 2-1/2 2 2-1/2 2 4 Family Rooms 1 1 1 1 # Car Garages 3 3 3 3 STAFFRPT.046/CS -1- STAFF COMMENTS 1. The new unit has an architectural style in keeping with the existing four units. 2. The rear and side elevations of the new unit includes detailing around windows on all sides. 3. This unit will utilize the same desert color scheme as was approved for the other three units. 4. Some sort of ,shading device could be included on the left elevation where a few large windows are located. Ways of introducing shade include, tinting, recessed windows, overhangs, shutters, blinds, trellis and awnings. DESIGN REVIEW BOARD ACTION: The Design Review Board reviewed this unit on September 4, 1991 and after discussion stated that the plans as submitted were acceptable as long as none of these units were placed on lots with the left side elevation facing west. RECOMMENDATION By Minute Motion approve the elevation for Unit #4 for TR 24517 and TR 25290 provided that the left elevation does not face west when the units are located on the lots. Attachments: 1. Locality Plan 2. Proposed Floor Plan & elevations for Unit #4. STAFFRPT.046/CS -2- ATTACHMENT No. 1 RIVERSIDE COUNTY LA OUINTA MfLES AVENUE t? O f: :•a.. xs� tititi:• � N N < d � < W O = O STOR—'Wnz/////// With, /MW .1 14 INDIO STW ARD t _ 1114 �• eiNino Ti 01111030 ONONVU A It00 SWVMVA 3K1 rnv to aW-14 Y _ ■N1t/= 11 Fyr z --� s ■ Ww-�M�Mi ��A mmb;w- + is 't lwftVAM v �/ a•z z tt �r -ONdd - --- - :� r 01111000 OHN1t'ld • �' � � fir. uUU O[EI I I 4" 1 � ,t�ltill ■ Z - #9 f f114. 4#3t ;\1 i fir•- � u i s �� ' I j rt •4� r Z • �` Cho CLO 21. 1 lu cr- r _ 'ACNInO -.IR V NOLLW'%313 ` 01'..4)00.:.OH3NVU P �< Z NOLLM" 01MC#- J OHONVU. ANUMOO SRVnMA. 3KL ..NV71d. -A 5, 04 Or C. -r cr. �'3 .04 W i* p leuW60 . n 8 NOLLVATS �• OT 'D0 OHONVd -' t iLe T iinil� �I 1 l r x ' .' :ram•. •' • LLVA713 V "Ino NO 011114. 3 ONONVU Nbld AXVdViW SWVnU'-M".- plow son IJU ce qm�i i L IWss rKT-4 kKA Vb 511 I It mill -:r .. , ..... VI 0 NOLLVA313 ` Oil 00 ONONVIV MR v-•- E �� c �"�