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1992 09 22 PC0 00 •'�'• PL ' , . ING C0MMISSX ON .o N [ C TI T 1' 0 i GENDA � inta A 1991 en Carat Decade A Regular Meeting to be Held at the La Quinta City Hall, 78-105 Calle Estado La Quinta, California September 22, 1992 7:00 P.M. **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMIVIISSION MEETING Beginning Resolution 92-030 Beginning Minute Motion 92-031 CALL TO ORDER - Flag Salute ROLL CALL PUBLIC HEARINGS 1. Item ............... EIERAL PLAN FEFINAL NRONMNTALIMPACT REPORT IR) Applicant .......... City of La Quinta Location ........... City Wide Request ............ PApaproval of FEIR and General Plan for La Quinta General Action ............. Resolution 92- 2. Item ............... CHANGE OF ZONE 92-072 TRADITION OF LA Q TENTATIVE TRACT Applicant .......... J. B. Gold Location ........... South of aligned 52nd Avenue north of the Coral Reef Mountain Range, east of Avenida Bermudas, and west of the Coral Reef Mountain Range. Request ............ A redesignation from R-1*++10,000 and R-2* 20,000 to R- 2 Multiple Family Dwellings and redesignation from Hillside Conservation to R-2 (Multiple Family Dwelling) and approval to develop +446 acres of a 746.6 acre site into 399 single fam-ly lots and an 18 hole golf course. Action ............. Resolution 92- PC/AGENDA 3. Item ............... PUBLIC USE PERMIT 92-013 Applicant .......... La Quinta Senior Center :Location ........... Southwest corner of Civic Center site which is located at the southwest corner of Washington Street and Calle Tampico. Request ............ Approval of a public use permit to allow the construction and operation of a 10,600 sq. ft. senior center. .Action ............. Resolution 92- PUBLIC COMMENT This is the time set aside for citizens to address the Planning Commission on matters relating to City planning and zoning which are not Agenda items. When addressing the :Planning Commission, please state your name and address. BUSINESS SESSION 1. Item ............... MINOR TEMPORARY OUTDOOR EVENT 92-045 Applicant .......... Thunderbird Artists (Judi Combs) Location ........... Southwest corner of Highway 111 and Washington Street. Request ............ Approval of Fine Art Shows at Plaza La Quetta shopping center from November, 1992, to March, 1993. Action ............. Minute Motion 92- CONSENT CALENDAR Approval of the Minutes of the regular Planning Commission meeting held September 8, 1992. OTHER ADJOURNMENT STUDY SESSION MONDAY, SEPTEMBER 21, 1992 3:00 P.M. 1. All Agenda items. 2. PC/AGENDA MEMORANDUM TO: HONORABLE CHAIRWOMAN AND PLANNING COMMISSION MEMBERS FROM: PLANNING & DEVELOPMENT DEPARTMENT DATE: SEPTEMBER 22, 1992 SUBJECT: DRAFT GENERAL PLAN AND FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) BACKGROUND The C:ity's current General Plan, adopted in 1985, became outdated as a result of the City's rapid growth, and changes in State planning and environmental law. The 1985 document lacks "user friendliness" in that it is not easy to locate essential information. Some portions of the current General Plan have been updated periodically since 1985, but no comprehensive update had been undertaken until the current process was initiated with the first community workshop. In June, 1991, the first in a series of Community General Plan Workshops was initiated with a joint meeting of the City Council and Planning Commission. With the assistance of the Planning consulting firm of BRW, Inc., the City was provided with a summary of existing physical and environmental conditions in La Quinta through a review of a Master Environmental Assessment (MEA) , and received citizen input on key general plan issues. A Notice of Preparation (NOP) for the General Plan update was sent to the California State Clearinghouse and all responsible agencies on November 14, 1991. The General Plan update process continued with a series of six joint City Council and Planning Commission Community Workshops, which drew extensive citizen participation, to systematically develop an updated General Plan. These workshops included: o Visions, Goals & Objectives ( September 9, 1991) o Review Draft General Plan Goals and Objectives (October 9, 1991) o Land Use Alternatives ( December 11, 1991) o Recommended Land Use Plan (February 12, 1992) o General Plan Elements: Land Use, Circulation, Open Space, Parks & Recreation (May 20, 1992) o General Plan Elements: Environmental Conservation, Infrastructure (Public Services), Environmental Hazards, Air Quality (June 10, 1992) STAFF REPORT FINDINGS 1. The Final EIR prepared for the La Quinta General Plan Update has been completed in compliance with CEQA. 2. The Final EIR for the La Quinta General Plan Update was presented to the Planning Commission of the City of La Quinta, and said Planning Commission reviewed and considered the information contained in the Final EIR prior to recommending certification of the Final EIR and approval of the General Plan to the City Council. 3. That there are significant environmental effects which can be reasonably mitigated if the proposed General Plan is implemented and that findings as required under Section 21081 of the Public Resources Code can be and shall be made by the City Council prior to certification and approval. 4. That impacts to biota, traffic circulation, and 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 by the City Council. RECOMMENDATION 1. That the La Quinta Planning Commission, by Minute Motion, recommend to the City Council certification of the Final EIR for the 1992 La Quinta General Plan in accordance with the findings set forth in this Staff Report. 2. That the La Quinta Planning Commission adopt Resolution 92-_, recommending to the City Council approval of the adoption of the 1992 La Quinta General Plan. MEMOFB . 002 3 The City received valuable citizen input at the Workshops which was essential in shaping the policies of the Draft General plan; the City also received written correspondence regarding the General Plan Update process (these are attached) . An exhibit at the public hearing will identify locations of those properties on which we have received written correspondence. The Draft General Plan and Draft EIR were completed in July, 1992; and a Notice of Completion was sent to the California State Clearinghouse and all responsible agencies. The public review period began July 17, 1992, and ended August 31, 1992. The City received comments from public agencies and interested parties. These comments and the City's response to the comments are attached and are made a pars: of the Final EIR. The recommended General Plan consists of eight elements: o Land Use o Circulation o Open Space o Parks & Recreation o Environmental Conservation o Infrastructure & Public Services o Environmental Hazards o Air Quality These elements address six of the seven State required General Plan Elements; the Housing Element was not a part of this General Plan update as the five year review cycle for La Quintals Housing Element began in 1989. The draft EIR has been developed in conformance with California Government Code Section 65300. The Master Environmental Assessment (MEA), considered an advisory document, was useful in determining the existing conditions for the Draft EIR. The Draft EIR is organized into the following chapters: 1) Introduction, 2 ) Project Description, 3) Summary of Impacts and Mitigation Measures, 4) Discussion of the Environmental Setting, Impacts and Mitigation Measures, 5) Growth Inducing Impacts, 6) Cumulative Impacts, 7) Alternatives, 8) Short Term Uses/Long Term Productivity, 9) Significant Irreversibly Environmental Changes, 10) Organization and Parsons consulted, 11) Documents available for Public Review. The Draft EIR consists of the MEA, DEIR, Technical Documents, and Response to Comments. 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 General Plan 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. Recommended findings for this motion are contained as follows: MEMOFB . 002 PLANNING CONLVIISSION RESOLUTION 92- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING AMENDMENT TO CERTAIN ELEMENTS OF THE GENERAL PLAN BY ADOPTING AN UPDATED GENERAL PLAN DOCUMENT. WHEREAS, the City Council of the City of La Quinta, California previously adopted Resolution 85-97 establishing a General Plan for the City; and, WHEREAS, it is recognized that the current General Plan consisting of various State -mandated elements requires revision and update to assure compliance with current State Laws and regulations; and, WHEREAS, the Planning and Development Department has prepared an updated General Plan pursuant to Sections 65350 et. seq. of the California Planning and Zoning Law and has transmitted same to the Planning Commission in compliance with Section 65354 of said Law; and, WHEREAS, the Planning Commission has held at least one public hearing on the updated La Quinta General Plan as required by Section 65353 of the California Planning and Zoning Law; and, WHEREAS, the updated La Quinta General Plan consists of a Land Use Element, Circulation Element, Open Space Element, Park and Recreation Element, Environmental Conservation Element, Infrastructure/Public Services Element, an Environmental Hazards Element, and an Air Quality Element and comprises six of the seven elements required by Section 65300 et. seq. of the California Planning and Zoning Law and as recommended by State of California General Plan Guidelines; and, WHEREAS, the current Housing Element has not been included as part of the General Plan update, as the five-year review cycle for the La Quinta Housing Element began in 1989; and, WHEREAS, an Environmental Impact Report has been prepared for this project as prescribed by the California Environmental Quality Act that identifies various mitigation measures to reduce potential impacts to a level of insignificance, and identifies certain impacts which cannot be so mitigated with a Statement of Overriding Considerations; and, RESOPc.084 WHEREAS, pursuant to AB 3180, a mitigation monitoring program has been included in the Final EIR, which sets forth monitoring and reporting procedures for maintaining the effectiveness of the proposed mitigation measures. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of La Quinta, California, hereby recommends that the City Council amend certain elements of the General Plan, with exception of the Housing Element, by adopting an updated General Plan consisting of maps and text which are incorporated into and made a part of this Resolution by reference herein. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 22nd day of September, 1992, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: TERRY H[ERMAN, Planning Director City of La Quinta, California RESOPC.084 HAND DELIVERED May 29, 1992 John Pena, Mayor City Council Planning Commission Jerry Herman, Planning Director City of La Quinta La Quinta, California Rr MAY 2 9 1992 of\Ietsaflv.•a�y:s...suesw..-.^.a w..c:.3:�wc' x ,.- RE: General Plan Review Gentlemen: My property is located at 52-250 Jefferson, La Quinta. My property was in the process of being zoned commercial to conform to the Riverside County General Plan when it was annexed to the City of La Quinta, with the understanding that it would come into the city as "CPS Commercial". That occurred on December 4, 1990. I am absolutely opposed to this parcel and the Landmark parcel adjacent to it being changed from "CPS Commercial" to a high density residential. It is a much needed commercial corner largest intersections - Jefferson & Avenue need of this commercial property. At this able to make assumptions as to if and when at PGA West might be developed in order to there has been delays also with the Ralphs Center. located @ one of the city's 52. These thoroughfares are in point in time, it is unreason - the closest commercial property service our area. I understand Center across from the Civic In conclusion, I believe we need to continue my zoning "CPS Commercial" to allow for development to serve our area. The property is separated by the All American Canal from the high density residential that is around us. It creates a "commercial island" and in so doing produces a buffer zone between this commercial property and the residential neighbors of at least 125 feet. It makes an ideal commercial project. Thank you. Sincerely, David K. Broadhead 52-250 Jefferson La Quinta, CA 92253 (619) 564-4561 SEP 0 2 try` 30 August 1992 Mr. Jerry Herman City of La Quinta P.O. Box 1504 La Quinta CA 92253 Dear Mr. Herman: With regards to our request of Mark Moran, representing Michael L. Bangerter and Robert S. Newhouse, in the matter of zoning of 52 250 Jefferson Street, La Quinta, CA 92253, please allow him a review, and/or a copy of all public records relating to the above mentioned property. Thank you, Michael L. erter MB/ln 30 August 1992 Mark Moran P.O. Box 1305 La Quinta CA 92253 Dear Mr. Moran, I, Michael L. Bangerter, at 53-245 Avenida Martinez, La Quinta, CA 92253, representing Robert S. Newhouse, 2243 Barry Avenue, Los Angeles, CA 90064, hereby request that you, Mark Moran, represent us in preserving the present zoning at 52-250 Jefferson Street, La Quinta, CA 92253, of special commercial. We request that you limit your representation to the General Plan issues only. Thank you, M� el - ter MB/ln Copy: Jerry Herman, City of La Quinta P.O. Box 1504 La Quinta CA 92253 Mr.. Jerry Herman Planning Director City of La Quinta PO Box 1504 La Quints, Ca. 92253 Dear Mr. Herman; J anuary 6, 1992 J AN 0 7 1992 Thank you for your time this A.I. concerning my desires for zoneing for the 40 acres that I own at 54th and Madison. Since all of the other acreage surrounding me is 2 to 4 units per acre, I would think that the same would be cbmpatable to the other properties in the immediate area, especially on that :Madison Ave strip. Anything that you can do to consider my request for this zoneing, while the ;eneral plan is being revised, will be greatly appreciated. I will be back here in about three weeks, so the Indian Wells address is fine. For your records, I can also be reached at/010;/A 904-2490183, and the address in Florida is; 587 Beach Ave, Atlantic Beach, F1 32233. Sincerely, Dorothy N. Papazian (Sternberg) 41A . F E B 12 1992 L A�.Ixj OC) k 1 C 0;�- /�2 - 91012-11 �. ly- 4-t�, ,Ns cy-c<�. 9�F a,� o 3 T H E C I T Y rmm •sR4i• LaQqinta '+e. - 19Carat Decade March 25, 1992 Ms. Dorothy Papazian 581 Beach Avenue Atlantic Beach, FL 32233 SUBJECT: LA'QUINTA GENERAL PLAN UPDATE; YOUR LETTER OF MARCH 6, 1992 Dear Ms. Papazian: We are in receipt of your above referenced letter regarding the delineation of Madison Street on the recommended Major Street Plan for the La Quinta General Plan Update. In your letter, you ask why segments of Madison Street which are not in La Quinta have been shown on the recommended Major Street Plan. California State General Plan Guidelines specify that local planning agencies (cities) coordinate their circulation elements with applicable State, regional and other local agencies. Madison Street is therefore shown extending north to illustrate the impact of proposed land uses on the arterial street system. Land use decisions made by the City of La Quinta and surrounding jurisdictions will have certain impacts to traffic volumes along the entire length of Madison Street and other roadways, not just on those portions within La Quinta. The attached draft document shows Madison Street north of 50th Avenue as a result of the potential regional implications of growth and development. The traffic model we are using in our General Plan Update process considers a buildout scenario for the City and surrounding jurisdictions; the model assumes that all land will be developed to its highest potential. This is why Madison is shown as a six lane facility. As you may be aware, the current La Quinta General Plan shows Madison Street as a four lane arterial at 110-foot right-of- way, with a 12' - 18' median, and our traffic model projects the need for a six lane facility to Highway 111. You should also be aware that the Coachella Valley Association of Governments also identifies Madison Street in their Regional Arterial Improvement Program as a regionally significant facility; our current designation 1s consistent with their plan. LTRWN.002 City of La Quinta Post Office Box 1504 ♦ 78-105 Calle Estado Ira Quinta, California 92253 Phone (E 19) 564-2246, Fax (619) 564-5617 t)ee.rgn 8 Pooumon Mark Palmer 0"n. 619-3660772 Should you have any questions concerning the above information, please feel free to contact this office. Very truly yours, JERRY HERMAN PLANNING & DEVELOPMENT DIRECTOR WALLACE H. NESBIT Associate Planner WHN:bja cc: Tim Campbell, BRW, Phoenix Mark Peterson, BRW, San Diego Fred Baker, Principal Planner r ' LTRWN.002 0 UROLOGIC MEDICAL GROUP OF PALM SPRINGS AND PALM DESERT, INC. Peter L. H. Tynberg, M.D. DoWwo of the American Board of Urology SUITE 104 BUILDING 2 EAST 666 TACHEVAH DRIVE PA-N SPRINGS, CALIFORNIA 92262 Telephone 4714) 320-7666 December 12, 1986 City of La Quinta City Council Planning Commission City Manager City of La Quinta 78105 Calle Estado La Quinta, Ca 92253 Gentlemen: Af.`ter attending the December llth meeting for land owners at: which the City of La Quita's plans for the Route 111 corridor were presented certain concerns have occurred to me. 1) The city is recommendingi manv turning lanes and bus loading lanes at the corner of Route 111 and Washington. These have not been recommended by Caltrans and are far in excess of the 55 foot right of way on these two streets previously required. 2) The city is recommending a sewer line on the north side of Route 111 as well as on the south side. Coachella Valley Water District has no plans 'for such a line and has recommended periodic connections along Route 111. Those extra lanes which the city desires will limit the use of my property at the northwest corner. When I pu.chased it there were 9.2 acres. Currently the county assessor's maps have reduced it to 8.45 acres. The 55 foot right of ways on Washington and Route ill will reduce it even further. The lanes you suggest will reduce it again to less than 6 acres. I believe the city should proceed witli this plan with several principals in mind: 1) Building standards, set backs and roads should be consistant throughout the city. Whatever standards have been used so far in the Village should also be applied to the Route 111 corridor. This area is part of the city and not an outlying fringe to be used exclusively as an income source. 2) If land is needed to widen Route ill or Washington it should be purchased for fair market value by condemnation. There is precedent for this at Washington and Route ill where Caltrans purchased a small piece of the southeast corner several years ago. All areas within the corridor will benefit from any "needed" help in easing the traffic flow. This problem should not be born alone by owners at the major corner or even by those owners whc happen to front on Route ill. This is the proper use for condemnation; land needed to benefit the entire community. ;) Variance in set backs and increased land use (higher structure, modified parking requirements) should be offered to those owners who lose property to improvements in this plan - such as extra lanes to handle traffic. Exactly what those benefits will be should be spelled out before the plan is implemented in the plans document. 4) There must be equal trAment for all. Especially at the major corner of Washington and Route 111 where one corner is developed and three corners are vacant, this may be difficult to achieve; but to avoid litigation this is important. Whatever additional lane space on the south west corner can be achieved by going into the existing set back could be done by moving the side walk. The three undeveloped corners should have equal areas of their property purchased for whatever extra traffic lanes are needed. 5) Right of way has not been addressed in the plans format or budget. If property owners are asked to contribute a significant amount of land (greater than 5% of their property) to this project they should be paid fair market value. I 'believe these 5 items should be included in the document of the plan approved by the city. Sincerely, Peter L.H. Tynberg, M.D. PT:py City of La Quinta City Council Planning Commission City Manager City Planner 78-105 Calle Estada La Quinta, Ca. 92253 Gentlemen: JUN0919TI June 1, 1992 I am the owner of land at the northwest corner of Washington Street and Highway 111. I have reviewed material entitled Draft General Plan Elements Review Workshop" and was suprised to find that there are different land -use designations for the east side and the west side of the Washington Street and Highway 111 intersection. The west side of the intersection has a "community commercial" designation, and the east side has a higher "mixed/regional commercial" designation„ Because of this difference I spoke to Mr. Jerry Herman who informed me that these designations were actually adopted in 1985-86 during previous planning hearings. At that time, all four corners were given the same zoning designations despite this difference in the general plan designations. I now recall that, at that time, when I inquired about the zoning hearings, I was merely told that all the corners were being given the same zoning designation. I have been told that these differing land -use designations are likely to lead to a lower zoning for the west side of the intersection. I do not believe that this is fair. When I purchased this property in 1978 there were approximately ten acres of "C/P" commercial at each of the four- corners. Since then the owners of the corners to the east have obtained commercial zoning for adjacent property giving them large areas for commercial development. I did riot attempt to prevent these changes in land -use and zoning. The southwest corner has been developed into a community shopping center. In light of this, a "community commercial" designation may be appropriate for that corner. However, a lower commercial designation for my corner may prevent me from accommodating some commercial users, who will be forced eastward on Highway 111. Our corner has eleven acres of developable property. It is composed of two parcels: my parcel at the corner and a parcel to the west owned by Michael Shovlin. If the small Simon parcel on the southeast corner is designated "mixed/ regional commercial" designation, the same zoning should also be awarded to our corner. At one time all parcels were treated "equally". My letter of December 12, 1986 to you (copy enclosed) asked for a continuation of this policy of equal treatment for all four corners. My concerns at that time regarded provisions for widening the intersection. Because my cautionary letter has been overlooked or ignored a need has developed to "take" a strip of property 40 feet wide from my corner. I ask that you reconsider the land -use designation for the northwest corner at Washington Street and Highway 111, and give a designation of "mixed/regional commercial" to our property. We should not be awarded a lower designation than that of the smaller Simon parcel on the southeast corner. Sincerely, Peter Tynberg, M.D. June 4, 1992 Honorable Mayor Pena and City Council Members City of La Quinta Post Office Box 1504 La Quinta, CA 92253 Subject: APN 769-21-030 & 035; Properties at the corner of Jefferson and 50th Avenue Dear Mayor Pena and Council Members: SA J U N 19 1992 N :souiriwest " As you are aware, I have acquired the two 40 acre parcels referenced above, and just recently received a one year time extension for the Orchard Specific Plan 84-003, a hotel resort complex. It has come to my attention that you are proposing to redesignate my property as Low Density Residential through the General Plan update. This is in conflict with my proposed development plan and the current land use designation of the property. The property is designated in the existing General Plan as Special Commercial and zoned Commercial Tourist which allows me the opportunity to develop the Orchard Hotel and other related uses on these two 40 acre parcels. I wish to continue this land use designation on these properties because I have every intent to develop these properties under the designation as granted in 1984 subject to the City's specific plan approvals. Redesignating this property to residential will hamper my efforts in the development of these properties. I have made numerous representations to prospective developers, as well as financial institutions, that the proposed development of hotels and attendant commercial use is consistent with the City's General Plan and Zoning, and that I have approvals from the City's Planning Department for the proposed development. Your proposed change of land use will result in a loss from a financial perspective. I look forward to the City Council's consideration of my request before you consider adopting the updated General Plan. V Tr;� uly Y s Y r " C. a r Cus ck Radaker Development, Inc. 917 Tahoe Blvd., Suite #302 Incline Village, NV 89451 or P.O. Box 1826 La Quinta, CA 92253 March 9, 1992 LA MAR 1 Mayor John Pena City of La Quinta P.O. i3ox 1504 La Quanta, CA 92253 Dear Mayor Pena: It is my understanding that the City of La Quinta is in the preliminary stages of revising its General Plan - Land Use Designation. In reviewing a most recent text produced for the City, several parcel designations appear to suggest a changed Land Use. Of specific importance to Landmark Land Company, Inc. are the proposed changes suggested at: the N/W corner of Jefferson St. and Ave 30, the S/W corner of Jefferson St. and Ave 52, and the S/E corner of Jefferson St. and Ave 52. First, the N/W corner of Jefferson. St. and Ave. 50. In 1989, General Plan Ammendment No. 89-026, Zone Change 89-045 redesignated 36.5 acres (Citrus Property) from Corrsnercial to LDR, a zone change from CPS to R-2. In conjunction, General Plan Ammendment No.89-027, Zone Change 89-046 redesignated 47.2 acres (N/W Jefferson St. and Ave 50) from LDR to Commercial, a zone change from A-1-10 to C-P-S The entire 47.2 acre parcel should be zoned C-P-S. Second, the S/W corner of Jefferson. St. and Ave 52. The Lard Use Designation should be Commercial as approved in the Oak Tree West Specific Plan. Third, the S/E corner of Jefferson St. and Ave 52. The Land Use Designation should be Commercial as was designated by the County of Riverside. Landmark's agreement to annex the property into the City was in part related to the City of La Quinta accepting and designating the parcel consistent with County Zoning. Mr. Mayor, it appears that an oversight has occurred in the early stages 0-4 the City's review of these specific parcels. Revisions to t:.e text reflecting the previously approved land use is being requested and is appropriate. Your further review and involvement is appreciated. Respectfully, �j a?Z_;a Greg Abadie Landmark Land Company of California, Inc. cc: Jerry Herman LANDMARK LAND COMPANY, INC., Post Office Box 1000, La Quinta, Califprnia 92253 (619) 564-3672 ;ENT BY-COI1Ott 8 L.evy. CPAs : 5-20-92 : S:53AM :Los Angeles. CA USA- 5545617;x 2 NMCO DEVELOPMENT COMPANY 10100 Santa Monic2 Boulevard Suite 400 Los Angeles. Califorma 9006- (213) 2-7" •3622 May 19, 1992 Honorable John Pena, Mayor Members of the City Council Members of the Planning Commission City of La Quinta 78-105 Calle Estado La Quinta, California 92253 flD- LMAy r,. 2 +A1;992 PU+Nrlih a DEPARTMENT Re: Amendment of the La Quinta General Plan Recommended Land Use and Major Street Plan dated February 13, 1992 Joint Meeting of the City Council and Planning Commission May 20, 1992 Ladies and Gentlemen: As you know, Newco Development Company, is a significant landowner in the City of La Quinta. Newco has a major long-term interest in La Quinta and is committed to quality development in the City. In demonstration of its commitment, Newco has been willing, even eager, to cooperate with City personnel in achieving public goals through responsible development. Newgoos Property in La uinta Newco proposes to locate two developments on the property it owns in La Quinta: (1} ouinta Canvon Center. Newco's property on Highway 12,1 (east of washing on) is the subject of a proposed Specific Plan which mmercial center(theaLagQuintaiCanyonpCenter)ltoathe adjacent commer City. SENT BY:Coliett 6 Le+y, CPAs : 5-29-92 : 9:5SAM :Los An;e as. :.a USA - :845511 At . Honorable John Pena, Mayor Members of the City Council Members of the Planning Commission May 19, 1992 Page Two (2) Northbank. New=o's property on the east side of Washington between the Whitewater Channel and Miles Avenue has been approved for nixed used residential development (called Northbank) which includes a small (7.5 acres) neighborhood commercial center. This project, which is being developed in concert with A. G. Spanos Construction, Inc. has an approved tentative map. co=ents on the Proposed Amendment Aspects of the propcsed General Plan Amendment would impact negatively each of the developments proposed for Newco's property. (1) enter. The General Plan Amendment recommends that Highway 111 have 8 lanes and that Dune Palmsurrent Adams ficStreet Planand for4the La street each have 6 lanes. The Spec Quinta Canyon Center, and all planning that has occurred, contemplates that Highway ill will have 6 lanes and that Dune Palms Road, Adams Street and 48th Street each will have 4 lanes. The traffic consultants and City staff who have reviewed the traffic plan in connection with the Specific Plan have made these recommendations. With respect to Highway ill, east and west of the City, in Indio and Indian wells, the Highway is 4 lanes. Highway ill will never be expanded in Indian Wells and its future in Indio is uncertain. The expansion and contraction which would result from the adoption of the proposed Amendment would create a traffic nightmare. The projected uses of Dune Palms Road, Adams Street and 48th Street do not justify the proposed six lanes. The findings accompanying the proposed General Plan Amendment recognize that most traffic south of Highway 111 is local. The current planned 4 lanes will accommodate that local traffic and the traffic created by La Quinta Canyon Center. The Specific Plan and all planning and development activities for the La Quinta Canyon Center have been based on 6 lanes on Highway ill and 4 lanes on Dune Palms Road, Adams Street SENT BY:CoIIOtt & Levy- CPAs : 5-20-92 : 9:55AM :Los An2e1es. CA CSA- 5645611;x a Honorable John Pena, Mayor Members of the City Council Members of the Planning Commission May 19, 1992 Page Three The Specific Plan and all planning and development activities for the La Quinta Canyon Center have been based on 6 lanes on Highway ill and 4 lanes on Dune Palms Road, Adams Street and 48th Street. The traffic consultants and City staff have recommended this configuration. A change at this time, in the midst of the development and review process, is not justified by the facts and would unwarrantedly hamper the project. (2) Northbank. Newco agrees with the comments made by Spanos in its May 6, 1992, letter regarding the proposed General Plan Amendment. The tentative map for Northbank was not approved in a vacuum. All of the aspects of the proposed project were studied and analyzed in a slow and methodical process. In a measured dialogue between the City and Spanos and Newco, the most advantageous development for all parties was considered and created. The needs of the community were carefully weighed and factored into the design of Northbank. The project, as represented in the approved tentative map, intelligently marries the requirements of Newco and Spanos with the constraints imposed by the City. The General Plan Amendment would scuttle this careful planning and impose a revised scheme which does not have the benefit of the considered approach reflected in the tentative map. In particular, the Amendment would eradicate an important neighborhood co=ercial center. This elimination will be harmful to the planned integrity of Northbank. Also, from a planning point of view the change would be an error. Current planning recognizes the importance of local resources such as this approved center. Commonly used small businesses conveniently located are vital to creating neighborhoods and encouraging the development of community identity while reducing or eliminating vehicular traffic which would be necessary for travel to more distant centers. In addition, the City recognizes the economic constraints which currently encumber the efforts of developers in creating projects. It would additionally and unnecessarily il SENT $Y:CC!lett & LeVY, CPAs : 5-20-92 : 9:55AM :Los Angeies• CA USA, 5645517:8 Honorable John Pena, Mayor Members of the City Council Members of the Planning Commission May 19, 1992 Page Four burden Newco and Spanos change, midstream, the rules that are applicable to the project they have planned. Not only would this be unfair to these two companies who have worked with the City in good faith, both at Northbank and in other projects, but the change would send a warning to other quality developers who could be drawn to La Quinta. "he putative developer could be reluctant to make the investment necessary for development in La Quinta if the developer sees that approved plans will be materially changed (even after the developer has participated in a lengthy approval process) to the detriment of the developer and the proposed project. In summary, Newco believes, and strongly urges, that the existing plans, as reflected in the Specific Plan for La Quinta Canyon Center and in the tentative map for Northbank, be retained for each of these developments. These are logical, reasonable and fair outcomes for both the City and Newco. very ly ours, ' w � r i ine Clar e President A. G. SPANOS CONSTRICTION, INC. 9449 FRIARS BOAC 0 SAN OIEGr- :ALIFDP%IA 92' ::E TELEF. ;•.E t6.9. 2B339EA `ia`. h. Iqq= Ma+•or Pena . +]embers of t'rIe e' i t v C'ounc i 1 and Planning Commission c :t� of La Quinta post office Boa 1504 ,,__105 Calle Estado La Quinta. California y2253 RE: General Plan Amendment Workshop Hearing -'0 • 1 "2 Land Use Element Ladies and Gentlemen: A.G. Spanos Constructior. Inc. is proud o: its efforts to =`1 quality. mixed -use projects to La Quinta. We have demons rat:: our commitment and major investment in the future Of Four c'it} +sift. the following projects: I, Lake La Quinta - 151 acres mixed -use residential including a 20 acre commercial (restaurants. office. retail) lakefront project. All infrastructure improvements completed in earl• 1991. (East side Washington Street between Avenue 4i and Avenue 4-). 2. Northbank - 131 acres mixed -use residential including a small 5 acre neighborhood commercial center. (East side of Washington between Whitewater channel and Miles Avenue). 3. La Quinta Shores - 225 acre mixed use lakefront residential project with a small 4 acre tourist commercial site. (Between Jefferson and Madison, just north of PGA West). We are particularly apprehensive and concerned that the proposed general plan "update' land use element significantly and unnecessarily changes the land use designations for our protects. In regards to the :�orthbank and La Quinta Shores projects. the small. but important commercial components are proposed for elimination; La Quinta Shores is to receive a "rural overlay and Lake La Quinta's 20 acre commercial component is to be severer limited in its range of uses. Page Two Mavor Pena. Members of the City Council and Planning CommisNion May 6. 1992 It is imperative that the previou-ly approved projects and entitlements be given a legitimate opportunity to mature. It is unwise and unnecessary to overturn the recent land use decisions affet-tin.these projects as part of a broad based "City-wide" plan which has not had the benefit of the close scrutiny anr: detailed focus which directed the approvals as they stand. These long term projects represent year-- of planning and processing with your City and millions of dollars of investment. Quality projects are not built overnight, especialIy with our national and loca;. economies facing the severest economic recession in :0 years. The recession has been particularly destructive to the construction industry and lending institutions that provide the critical capital required for development and construction. One of the mere damatzing effects of proposing change to exiting approvals is that it creates even more lack of confide^.ce among buyers. sealers. investors. and lenders. 'Mixed use projects provide baIancC. harmony: and business opportunity for the entire community. -lons:,_,tency in governmental regulation encourages companies lake A.G. Spanos to make long term commitments. Master -plan developers must have some certainty that they will be given sufficient time to allow orderly market progress -- sufficient time and permanence of land use designation to develop the project. The City needs consistency as well. otherwise it will only see smaller. pocket projects where the developer can get "in and out" in a short period of time. Inconsistency through the changing of rules and entitlements on approved projects is a sure way to make the long term developer regret his investment. If the long term developer cannot count on having sufficient development time without entitlements being unnecessarily at risk. he cannot afford to invest the millions of dollars and thousands of hours necessary to plan and construct quality projects in a City. Payee Three Mayor Pena. Nlembe r s of the C i t\ Council and Plannine Commission \leiv b. 1qq WE! respectful l., rey:�est that the senora] p;p:': amendment update, preserve our present land use approvals and that the proposed land use r_lement be modified accord in--l>•. very truly your,,. Dean A. Spanos / President RH. cam cc: Terre Herran Fred Ni. Baker ;PENGLER PROPERTIES City of La Quinta 78-105 Calle Estado P.O. Box 1504 La Quinta, CA 92253 (714)537-0360 10666 WESTMINSTER AVE., GARDEN GROVE, CALIFORNIA 92643 November 12, 1991 letY NOV 18 1991 "y rt Attention: Jerry Herman, Planning Director Dear Sir: I understand the City is presently working on an update to the New General Plan. I am a resident of La Quinta and have been for twelve (12) years and also the owner of 7.67 acres (APN 769-040-016) located at the south east corner of Washington and 50th Street. The present zoning of the property is residential. I feel that because of the odd shape of the property and the corner location, that a residential zone is not the best use for this property. I would like to be included in the General Plan updating process. I feel a better use of the property would be a commercial or business usage rather than residential. I therefore, would like to request that the City change the zoning on their new Raster Plan to Commercial or Business for this property. I would appreciate hearing from you as soon as possible. Please write to me at the above address. Sincerely, ld H. Spengle June 15,1991 City of LaQuinta Planning and Development Department P. 0. Box 1504 LaQuinta, California 92253 Mr. Jerry Herman: Planning Director CFE WEu JUN 18 1991 CIIV Ut- LAvuINTA 'i ANNINr R DEVELORurw DEP7 We, as property owners of land in LaQuinta, Ca., specifically identified as APN 769-083-005 and situated on Calle Tampico between Washington and Desert Club Drive, are interested and concerned about the General Plan update program scheduled for June 25, 1991, in LaQuinta. In the past we have, through our realty agent/representative, requested the LaQuinta Planning Commission to up grade the land on the south side of Tampico from an SR zone to Commercial Zoning. That request was favorably accepted, though unoffically. Recently, the Commission upgraded part of Tampico to Commercial Zone to allow for Ralph's Super Market. Many other commercial buildings and properties are currently situated on the north and south side of Tampico. Considering all of the above, plus the fact that the land in question is directly across the street from one of the largest medical complexes in the state and next to the new site of LaQuinta City Hall and public buildings, we strongly suggest and respectfully request that up date of the General Plan include our suggested change. Please read this letter into the records. Sincerely, fir---- Georg J. Fenady Andrew J. enady Adeeb Sadd Asset h4anagememt e Development Services March 13, 1992 Mr. Jerry Herman City of La Quinta P.O. Box 1504 La Quinta, CA 92253 Dear Mr. Herman, MAR 1 8 1992 v 9955-KD This letter is a follow-up to our continuing meetings and discussions we have had, regarding the progress of the General Plan Amendment and what its ultimate effect might be on the Stuart's approximately 100 acres, just west of the County Gravel Pit near Lake Cahuilla. Would you please bring me up to date as to: o What is the status of the General Plan Amendment as affects this property? o Would the current proposed zoning/land use, permit a golf course and a housing development around the golf course, and if so, at what density? Thank you for your response to these questions. Very ly yours, Craig Bryant, President Winch ster Asset Management CGB:kd Winchester Asset Management, Inc. (] 62% Rivercrrest Drive a Suite A . Riverside, California 92507.714/6536982 • FAX 714/653-5308 0 41-W Boardwalk • Suite 101 • Palm Desert, California 92260 . 619/340-3575 • FAX 619/34&9368 T H E C 1 T y O F •' `•FiLk �+ �` S LaQuintar14e2 - laicn iarai Dr,ade March 20, 1992 Winchester Asset Management Craig Bryant 81-865 Boardwalk, Suite 101 Palm Desert, CA 92260 SUBJECT: GENERAL PLAN UPDATE WORKSHOP Dear Mr. Bryant: The last General Plan Update workshop was held on February 12, 1992. A preferred land use and major street plan were reviewed. As a result of this meeting a Recommended Land Use Plan and Major Street Plan was developed. This will be the basis for the updated General Plan policies and development of other General Plan elements. This 100 acre Stuart property you referenced is designated Open Space on the attached Recommended Land Use Plan. The! Zoning designation remains the same; attached for your use is a copy of the City's Hillside Ordinance. Very truly yours, JERRY HERMAN PLANNING & DEVELOPMENT DIRECTOR Fred Baker Principal Planner, AICP FB:cs Attachment City of La Quinta LTRFB. 001 Post Office Box 1504 • 78-105 Calle Estado La Quinta, California 92253 Phone (6'19) 564-2246, Fax (619) 564-5617 Des4^ S 0,=— or Mark Gatmer Des,gr 619 346 0772 'TV -AA Vj wl�� Z\� 6 13 rri ao Nj tD a) al R©BERT C. ASH 1900 AVENUE OF THE STARS. SUITE E:O (213) 553-6244 LOS ANGELES, CALIFORNIA 90067 June 5, 1992 J U N 0 9 1992 Mr. Jerry Herman Planning Director City of La Quinta P.O. Box 1504 La Quinta, California Dear Jerry: Per our telephone conversation on June 5, 1992 I would like to document the following. We, the partnership of Ash, Danko, Hanna & Co., owning certain parcels on Washington and Eisenhower Streets, would like to voice our objections to the proposed bicycle and pedestrian accesses and neighborhood park known as NP #1. We are in the beginning stages of developing these parcels and feel that the accesses and park which are proposed would not be compatible. We understand the need for such facilities and look forward to working with the planning staff to come up with a mutually agreeable alternative. I enjoyed talking with you about this and other issues and look forward to meeting you in the near future. ,Sincerely, 4/�("7z� /Robert C. Ash Partner Ash, Danko, Hanna & CO. RCA: ct SEP 6� c :47 PRW PHOEIJIX 230 918 -sue mm- 7r 18, 1991 Mr. j own. McNamara BR,W Inc. 2700 N. central Ave. suite 1000 Phoenix, .Az $ 5 0 04 pm: Parcel #617131006 -9 an La inta, Ca.litozzia Dear Xr. ifaam=a: 12 Aw an C. DEC 2 3 1991 BRW a ! ::�DAs I stated at our Geaeral. Plan Alte=atives Workshop for the Cjty of La Quinta an fieAber 11, 1991, I am very ==h ]LU favor of leaving the mixed use commercial Zoning in La Quanta as is. 'his will allpw my family and I to continue out plan - I. ning altipmatives for Our propertlr. I am very much interested in the development of La Quota; as T know you are, ;,nd I .appreciate your efforts on th-0 City's behalf. If I can be of assistance in any way, please contact use at (619) 56$-3507 (business) or (61.9) 346-6624 (home). sincerely, Joe Baer post -It- brand tax ir�nSmitial merroo 7R11 # a4 p Co. m e4� P� FJ UL 23 19P.�1�r 1 L June 17, 1992 Tc Mayor Pena: The recent improvements on our local streets are a step in t- e right direction. It's my opinion that more planning should have taken p.ace in some instances. Ex. Ave 52nd between Washington and Bermudas should have been made wider for an allowance for bicycles. Many bicyclists train and tour in our great cove community. I don't feel that we need a bike path but just a lane on our major roads. Please take this suggestion into consideration when planning future improvements. Sincerely Chad Guzman WHEELCHAIR RACER Chad Guzman 53-733 Obregon La Quinta CA. 92253 Frank Reynolds Director of Public Works City of La Quinta Post Office Box 1504 La Quinta, California 92253 Dear Mr. Reynolds Joseph E. Cook 54075 Ave. Juarez La Quinta, CA 92253 (619) 564-6584 Subject: Proposed desert botanical within the city of La Quinta I would like to be the first to propose that the City of La Quinta set aside land for a desert botanical garden. Many people who live in La Quinta enjoy the special beauty of cactus and other desert plants. It is my desire that the City secure approximately an acre of land on the western fringe•of the city for this purpose. This desert garden can be developed by interested volunteers within the community as well as city support. I recommend that this garden be named the," Randall T. Henderson Memorial Botanical Garden 11. Randall T. Hennerson was the original editor of Desert Magazine and very instrumental in bringing interest and development to our portion of the valley. La Quinta would be the first to honor this unique man by naming a garden in his honor. Please take this consideration in earnest. There are yet fairly natural locations near the Bear Creek Bike Path which could readily accept such a garden. This garden would become a beautiful asset to our growing city. Yours truly Joseph E. Cook STAFF REPORT PLANNING COMMISSION MEETING DATE: SEPTEMBER 22, 1992 APPLICANT: THE TRADITION OF LA QUINTA Q. B. GOLD) OWNER: IDG DEVELOPMENT CORPORATION ENGINEER: HUNSAKER AND ASSOCIATES (MIKE SMITH) PROTECT: CHANGE OF ZONE 92-072 AND TENTATIVE TRACT MAP 27613 - THE TRADITION REQUEST: TO DEVELOP ±446 ACRES OF A 746.6 ACRE SITE GENERALLY SOUTH OF NEW ALIGNED 52ND AVENUE (AND WASHINGTON STREET) EAST OF AVENIDA BERMUDAS INTO 399 SINGLE FAMILY LOTS AND AN 18 HOLE GOLF COURSE. THE REMAINING +300 ACRES OF THE SITE IS WITHIN THE CORAL REEF MOUNTAINS. ALSO REQUESTED IS THE REDESIGNATION OF +446 ACRES FROM R-1*++10,000 AND R-2* 20,000 TO R-2 MULTIPLE FAMILY DWELLINGS, AND THE REDESIGNATION OF 19.4 ACRES FROM HILLSIDE CONSERVATION TO R-2 (MULTIPLE FAMILY DWELLING). LOCATION: SOUTH OF REALIGNED 52ND AVENUE, NORTH OF THE CORAL REEF MOUNTAIN RANGE, EAST OF AVENIDA BERMUDAS, AND WEST OF THE CORAL REEF MOUNTAIN RANGE GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DU/AC), WATER COURSE, AND OPEN SPACE. EXISTING ZONING: R-2*20,000 (MULTI -FAMILY RESIDENTIAL, 1,200 SQUARE FOOT MINIMUM DWELLING UNIT SIZE, 20,000 SQUARE FOOT NET LOT AREA PER DWELLING UNIT); R-1*++-10,000 (ONE FAMILY DWELLING, 1200 SQUARE FOOT MINIMUM DWELLING SIZE, 10,000 SQUARE FOOT MINIMUM LOT AREA; AND H-C (HILLSIDE CONSERVATION) PCST.075 1 SURROUNDING ZONING AND LAND USES: NORTH: NORTH OF 52ND AVENUE; C-V-S, R-V 10,000, AND SR (SPECIAL RESIDENTIAL); FRITZ BURNS PARK/BUILDING DEPARTMENT/FIRE STATION, VARIOUS VACANT LOTS AND A FEW RESIDENTIAL UNITS. SOUTH: H-C (HILLSIDE CONSERVATION); CORAL REEF MOUNTAINS AND SANTA ROSA MOUNTAINS EAST: SAME AS SOUTH WEST: SR (SPECIAL RESIDENTIAL) (LA QUINTA COVE PARCELS); VACANT WITH SPORADIC SINGLE FAMILY HOMES ALONG AVENIDA BERMUDAS. ENV1lROMUNTAL ASSESSMENT: An initial environmental study has been prepared on this project. It has been determined by Staff that although the proposed project could have an effect on the environment, there will not be a significant effect in this case. Appropriate mitigation measures have been made conditions of the development approval. Therefore, a Negative Declaration has been prepared. The following summarizes the major impacts and appropriate mitigation measures: 1. Flora: The applicant shall provide detail designs of the sandy wash area abutting golf holes #4 and #5 and specifics on how the wash and vegetation will be incorporated into the final landscape design. Food control improvements required by Coachella Valley Water District will require modification of the wash area in order to channel this drainage to the existing retention areas. 2. Fauna: The project should not have an impact on the prairie falcon nor affect its foraging area. The project will not affect the falcon's nesting areas. The location of the golf holes against the mountain should provide a buffer between the dwellings and the birds' nesting areas. No fencing is proposed adjacent to mountains which will allow wildlife to get to water and vegetation within the project. 3. Traffic: The project will generate a moderate amount of traffic but mitigation measures will be provided requiring the installation of street and traffic control improvements as noted by the Conditions of Approval. PC5T.075 2 4. Noise: An acoustical study for the tract will be required to determine mitigation of roadway noise on the project. 5. Public Services: The project will result in an incremental increase in the demand for public services. The project will impact the public schools within the Desert Sands Unified School District which are already operating at or above designed capacity. Applicant will be required to pay a per unit school mitigation fee prior to the issuance of building permits. 6. Archaeological Findings: Various archaeological reports have been completed on the property over the last ten years by the University of Riverside. The reports are on file with Staff. Eight sites were originally identified on the property, but since 1986 three of the three sites have been excavated and the remains taken to UCR for storage. A condition to the attached Conditions of Approval requires the developer to complete the tasks of UCR in order to be in compliance with UCR Report #777 (1984/ 1986). EXISTING SITE CONDITIONS: The project will be located on 446 acres of a 746.6 acre site. Approximately 300 acres of the site are within the hillside areas of the Coral Reef Mountains, while the remaining acres are located on the sandy alluvial fan at the base of the mountains. The northeasterly portion of the project site is currently developed with a citrus orchard and the Hacienda Del Gato Ranch. The western portion is sandy, sloping ground with the predominate vegetation being creosote bush. Stormwater channels were cut in this area for flood control purposes by the Water District in 1988. Avenida Bermudas and the new 52nd Avenue exist as paved travelways. Avenida Bermudas was improved by the City approximately two years ago and 52nd Avenue was just recently completed. Utilities are generally available at the site or can be extended to serve it as needed. PROJECT DESCRIPTION: The project applicant requests approved to subdivide 746.6 acres into 399 single family lots with an additional lots for the golf course, landscaping and other associated uses. The southeasterly portion of the site (approximately 300 acres) is within the Coral Reef Mountain Range. This hillside area will be retained as natural open space as required by the Hillside Conservation Ordinance. The overall density of the project is .5 units per acre including the hillside areas and .9 units per acre excluding the hillside areas. PCST.075 A majority of the project will be for custom lot sales and approximately 43 lots will be used for tennis villas (lots 238 through 281). CHANGE OF ZONE REQUEST: A change of zone has been requested in order to modify two general requirements of the site. The first change is to examine a change for +446 acres (the development portion of the site) from R-211 20,000 (multiple family dwelling) and R-1*++10,000 (one family dwelling) to R-2 (multiple family dwellings). The primary reason is to allow the developer the advantage to vary his lot sizes throughout the project site. The current designation would limit the developer to either, minimum 10,000 square feet lots (abutting golf hole #14 and #15), or minimum 20,000 square foot lots and the minimum dwelling unit size would be 1200 square feet. The second request is to re-examine the existing boundary line of the Hillside Conservation Ordinance. The developer would like to reconfigure the boundary line so that approximately 19.4 acres are excluded from H-C designation thereby become the proposed R-2 designation. The area in question is the hillside area abutting golf hole #4, and golf hole #5 including lots 161 through 168. The H-C boundary line would, :if realigned, follow the toe of the mountain instead of zig- zag in close proximity to the existing toe. PRO]PERTY BACKGROUND: Tentative Tract 21880 (The Heritage Club) was approved by the Planning Commission and City Council in 1986. The original project is similar to the new application (Tentative Tract 27613). Tentative Tract 21880 expired on October 7, 1991, without being recorded. The Coachella Valley Water District disturbed the development portion of the site in the late 1980's to install stormwater/drainage improvements for the easterly side of (La Quinta Cove area the La Quinta Stormwater Control project improvements). Recently, the new 52nd Avenue has been installed along the frontage of this site along the north. The new street connects 52nd Avenue and Jefferson Street with Calle Sinoloa and Avenida Bermudas. The street alignment was based on Specific Plan 85-005A and 85-005B. The street improvements were done by the City of La Quinta. PREVIOUS ACTIONS: 1. Change of Zone 84-012: a zone change from R-3*-4000 (General Residential, 4000 sq. ft. net lot area, 1200 sq. ft. minimum dwelling size), R-1 * and N-A* to R-1 * + + , R-2 *- 20,000, and N-A* approved by the City Council on September 4, 1984. 2. Tentative Tract 20328 (Crystal Canyon Country Club), a project with 672 condominium units, 51 single family house lots, an 18-hole golf course and a tennis club on 360 developable acres of a total 674 acre site approved by the City Council on September 4, 1984. PCST.,075 4 3. Change of zone 85-015, a request for R-1++**-10,000, R-2*-20,000 zoning to facilitate Tentative Tract 2032.8, Revision #1, approved by the City Council on April 16, 1985. 4. Street Vacation 85-007A and 85-007B, requests to vacate existing 52nd Avenue right-of- way between Avenida Bermudas and a point 1321 feet west of Jefferson Street, approved by City Council on April 116, 1985. 5. Specific Plan 85-005A and 85-005B, a request to amend the City's adopted 52nd Avenue Specific Plan by realigning this road approximately 500 feet northward between Desert Club Drive and Jefferson Street, approved by the City Council on April 16, 1985. 6. Tentative Tract 20328, Amendment #1, a project with 843 condominium units and 47 single family custom lots oriented around an 18 hole golf course and tennis club on a 417 acre portion of a 731 acre site, approved by the City Council on April 16, 1985. 52nd Avenue Realignment:' In 1985, the City was involved in a referendum (Proposition B) concerning the realignment of 52nd Avenue north approximately 500 feet (to its present location) in order to accommodate the Crystal Canyon Country Club project (see the attached map). The purpose of enlarging the development site was to provide more room for an 81 acre flood control basin within the development that would be large enough to handle stormwater runoff from the residential Cove area west of the project. However, if Proposition B was rejected, a 29 acre basin would have been built to handle the mountain runoff but it would exclude drainage from the Cove streets. The measure passed by a 2-1 margin in September, 1985, and the Heritage detention basin was installed on the property by the Coachella Valley Water District a few years later. 7. Tentative Tract 21880 (Heritage Project), a project with 731 acres subdivided into a 330 lot single family residential subdivision and an 18 hole golf course. The project was originally approved in October, 1986 and expired in October 1991. 8. The Hillside Conservation Ordinance went into effect in 1989 and affects the hillside portion of the site. 9. The Washington Street alignment specific plan (SP 86-007, et. al.) was initial adopted in 1986 and covers the entire length of Washington Street from 52nd Avenue to Fred Waring Drive. PUBLIC NOTICES: A public notice was published in the Desert Sun newspaper, for this case, and all property owners within 300 feet were notified of the September 22nd meeting. PCST., 075 5 AGENCY COMMENTS: Comments from the attached public agencies are attached to the Environmental Assessment. DEVELOPMENT CONCEPT: The development concept is similar in nature to the original Heritage project in that the Applicant has proposed estate lot homesites surrounding an 18 hole golf course. The roads inside: the project are private and vary in width from 25 feet to 37 feet. The Applicant has stated that the private street widths are comparable with the Bighorn project in Palm Desert and other Valley gated communities. The Applicant believes that the lots will sell for approximately $300,000 to over one million dollars. Staffs indication is that the lots will be sold to independent owners and builders and that the Applicant does not intend at this time, to construct any homes on the property once permitted to sell lots within the tract. The developer will construct the golf course during the development of the on and off -site improvements. A curvilinear private road design has been proposed to provide circulation through the project. Primary access to the project will be on newly built 52nd Avenue and emergency access will be on Avenida Bermudas and 52nd Avenue. All access ways have been reviewed by the Fire Department and Engineering Department and all groups agree with the proposal as submitted. The development concept will be as follows: A. ESTATE LOT DESIGN: All proposed lots are generally setback from the perimeter of the site by 50 feet or more, and the custom lots vary in size from approximately 10,500 square feet to 30,750 square feet. The lots are generally rectangular in shape with a few flag lots proposed as well. B. PAD GRADING: Grading will be done so that the project retains the natural slope of the property from its low point by 52nd Avenue (±34 feet above sea level) to the upper pad sites along the toe of the mountain (±200). A difference in elevation along a majority of the site of approximately 170 feet excluding the hillside area to the southeast (on the property). The developer has tried to maximize the view opportunities within the project without affecting the scenic nature of the property. Lot pads along Avenida Bermudas are compatible with the existing pad heights to the west of Avenida Bermudas. C. HACIENDA DEL GATO (JOHN MARSHAL RANCH): The developer has stated that he will remodel and enhance the existing ranch house in its present state (Lot 401) and he will work with the City's Historical Preservation Committee to establish the site as a City landmark for future generations to observe and examine. PCST.075 D. CORAL REEF MOUNTAINS: The hillside area on the south-easterly portion of the site will be maintained as natural o]?en space and no development is proposed on sloped areas greater than ten percent. E. BUILDING HEIGHT LIMITS: The properties surrounding the project are zoned SR (Special Residential). Therefore, the abutting properties are limited to 17 feet high single family dwellings. In keeping with the neighborhood, the developer has requested that the City impose a one story height limit (22 to 24 feet) for all of the lots except the future Tennis Villa lots. In this area, the developer would like two story units for this area with the maximum height not to exceed 28 feet. The reason for the two story request is because the lots are smaller than the other estate type lots, and the two story units will be over 150 feet from 52nd Avenue. STAY'F COMMENTS: A. LOT SIZES: A Condition of Approval has been imposed which requires the developer to have minimum 7200 square foot lot sizes within the tract. However, a majority of the custom lots are greater than 9,000 square feet.. B. GRADING: All grading work shall be in conformance with the requirements of the Engineering Department and special attention shall be made to ensure that the area abutting the toe of the Coral Reef Mountains is preserved as required by the Hillside Conservation Ordinance because the slopes are greater than 20 percent. C. HACIENDA DEL GATO: The developer has indicated his willingness to retain the historical site for future usage by the City's newly formed Historical Preservation Committee which is made up of the Planning Commission and members of the City's ad - hoc local historical society. A, Condition of Approval has been added which requires the developer to work with the Historical Preservation Committee to preserve the character of the building and benefit the community in general. D. ARCHAEOLOGICAL FINDINGS: From 1984 through 1986 archaeological studies was prepared for this site and various historical remains were observed based on on -site visits. In the mid 1980's excavation work was done to remove the artifacts in order for the Coachella Valley Water District to grade the area (numerous locations) and install flood channel improvements on the property. The historic remains were removed by trained personnel and the artifacts are now in the possession of the Archaeological Section of the University of Riverside. One remaining artifact is a prehistoric mountain sheep hunting site which is located in the general area of golf tie box #6 (rock cairns). Rock cairns are rounded or pyramidal heap of stones made as a monument, memorial or as a landmark. The other site (CA-RIV-1179-Cremation Burial) will be capped prior to the planting of grass on the golf course (golf hole #3). The bedrock milling area (CA- RIV-2826) should be retained in its natural state and a placard erected which explains its PCST.075 7 historical significance. Since the area is within the private gated community it is not important to fence the facility but to post the area with sufficient signs to identify its location. The CC & R's for the tract should identify the feature and explain the relevance of its special history for the area. The developer has agreed to preserve the area in its natural form. E. CONDITIONS, COVENANTS. AND RESTRICTIONS (CC & R'S): The developer should be required to prepare a listing of the local requirements to reside within this private gated community. The document should include architectural standards, member by-laws, archaeological and historic information, and other standards which will create a binding agreement between the developer and the future residents and the City of La Quinta. The Applicant shall submit complete detailed architectural plans to the Design Review Board and Planning Commission for review and approval as a Business Item prior to completion of the CC & R's. F. PARK IN -LIEU FEE: The developer will be asked to contribute fees to the City Trust account to meet the provisions of the General Plan and the Subdivision Ordinance for park facilities. The current standard is three acres per 1,000 people. Therefore, we calculate their project will have to contribute approximately 3.4 acres in order to fulfill this obligation or pay cash in -lieu of. However, the exact amount will be examined further once the Applicant has completed the Park In -Lieu fee application form and can meet the provisions of Chapter 13.24 (Article II) of the La Quinta Municipal Code. G. VIEW INTO THE PROJECT: The City's General Plan encourages views into the project in order to break up the negative appearance that can occur with a walled community dominating the street corridor (General Plan Policy 6.5.9). At this point, the developer has not made it clear how the perimeter wall and landscaping will interface along the exterior boundaries of the site. However, based on the tract lay -out, staff believes four (two per street) viewing opportunities are possible without compromising the privacy of the future residents. The openings should be approximately 60 to 100 feet wide. However, it is also possible that the view "pockets" can be eliminated if larger setbacks and appropriate landscaping are used to create the same without actual view openings. H. PERIMETER WALLS: Careful attention must be paid to perimeter wall and landscaping designs to avoid the potential adverse visual effects that a wall can cause to surrounding non -walled properties. Staff is receptive to a gradual increase in land elevation (rolling berms) with a six foot wall on top of the berm. Ultimately, the future noise study will evaluate the type of wall program which will be necessary to shield the project homes from abutting road noise. However, measures should be incorporated by the landscape architect to soften an engineered solution to this noise attenuation issue. PCST.075 8 I. VACANT PARCEL: A left over nine acre parcel (Parcel 403) has been proposed outside the project site on the north side of 52nd Avenue. Any future use of the parcel will be subject to the provisions of the Municipal Zoning Code. Therefore, both the Planning Commission and City Council will have to examine any proposed use of the property by the current owner or any subsequent owner of the site. The developer might choose to dedicate some of the site to the City as part of their required parkland subdivision requirements. J. CHANGE OF ZONE REQUEST: The change of zone requested by the Applicant is consistent with the existing goals and policies of the General Plan. The Applicant's desire to vary the lot sizes within the project are not unreasonable for this type of development. Furthermore, the Planning Commission and City Council have the authority to establish lot size standards or minimum dwelling unit sizes, if desired. Additionally, the Applicant's request to shift the H-C (Hillside Conservation) boundary line to the toe of the mountain is not an unreasonable request because the City's General Plan Open Space designation generally follows this same premise and/or topography contour line. The contour lines matched the disturbed areas of the site which were graded by Coachella Valley Water District a few years ago. Staff is not opposed to the Applicant's change of zone request. K. HILLSIDE CONSERVATION: The Hillside Conservation Zone (H-C) was implemented in 1989 in order to establish guidelines for developments in the Coral Reef and Santa Rosa Mountain Ranges. The H-C designation covers approximately 30 percent of the City. The purpose of the H-C Zone (Chapter 9.148) is to protect and conserve the hillside ecosystem through the retention of the unique natural topographic features which includes slopes, ridgelines, rock outcroppings, vistas, natural vegetation, habitats, and migratory routes of animals. The general premise is to preserve sloped areas greater than 20% as natural open space, but development is allowed on sloped areas less than 20 % provided certain standards are met. Any development in the H-C Zone requires a Conditional Use Permit. In the H-C Zone the maximum density permitted is one residential unit per ten acres. The individual lot(s) shall have an area of at least 7,200 square feet and the R-1 standards shall apply. The area of the hillside which are to be retained as permanent open space may be offered, through dedication to the City, other government agencies or a non-profit land trust. However, if no other agency is willing to preserve the area, the developer is responsible to maintain the area in perpetuity. PCST.075 9 As noted before, the developer is not planning to develop the hillside areas above the toe of the mountain. Therefore, the project is consistent with the intent of the H-C Zone to preserve the natural character of the area in its present state. L. ADOPTED SPECIFIC PLANS 85-005A AND 85-005B: In 1985, the City Council approved Specific Plan 85-005A and 85-005B which established the realignment of 52nd Avenue to its present location. The approval by the City Council set some design standards for the roadway design and also for noise attenuation standards for the new roadway. A few important conditions for this project are: The Applicant shall provide a 45-foot wide parkway (approximately) with a minimum six foot high berm and six foot high wall between Avenida Nuestra and 52nd Avenue to mitigate noise impacts. The additional ten feet shall be obtained by reducing the median to 12-feet (approximately) in width. The noise wall shall be shifted 15 feet-20 feet (approximately) to the south to maximize views of the trees and mountains. 2. The Applicant shall provide a meandering, six-foot wide, bicycle path on the north side of 52nd Avenue and a five-foot, meandering, pedestrian path on the south side of 52nd Avenue. The bicycle and pedestrian walls may be shifted to opposite sides of 52nd Avenue. 3. The Applicant shall submit detailed landscaping plans to the Planning and Development Department for review and approval of all proposed landscaping within the rights -of -ways of 52nd Avenue and Avenida Nuestra. The Specific Plan is still a binding document. However, the City can require the developer to exceed these standards if new standards are presently required. For example, staff has requested that the Applicant provide an eight foot wide pedestrian way on the south side of 52nd Avenue instead of six feet as noted in the existing specific plan documents. Minor adjustments have been made to the tract map conditions, but in no instance is the adopted specific plan(s) standards being reduced. M. NEW COVE AREA FIRE STATION: Specific Plans 85-005A and 85-005B requires the Applicant to assist in the development of a new fire station. The condition for Tract 20328 and Tract 21880 stated that, "...the Applicant shall comply with the following requirements regarding fire station facilities: Prior to the recordation of the final map, the Applicant shall dedicate to the City a one acre site for a fire station, at a location approved by the Riverside County Fire Department and the City. 2. The Applicant shall prepare and submit building plans for the proposed station for the review and approval. by Riverside County Fire Department and the City. PCST.075 10 3. The Applicant shall make a payment of $100,000 to provide for the partial construction of the fire station. This contribution shall be used as a credit for fire facilities infrastructure fees until those fees exceed the amount of the credit." This provision was originally required because at the time the project was being contemplated, the County Fire personnel were anticipating that a new station would be built in the immediate area but not at its present site on old 52nd Avenue. This original plan, by the County of Riverside Fire Department is no longer being discussed; but in order to be consistent with the adopted specific plan, staff must require that the provisions of the plan are required until such time as the specific plan is amended. The developer is aware of this requirement, and he has indicated that he will request Redevelopment Agency assistance to meet this outstanding obligation. N. TENNIS VILLA LOTS: The tennis villa lots (Lots 238 through 281) are currently smaller in width than permitted by the Municipal Code. The lots are 50 feet in width instead of 60 feet. In order to resolve the situation, Staff recommends that the developer either enlarge the lots or develop an airspace condominium project without internal property lines. The developer has stated that he is receptive to either of these proposals. It is likely that the final map will include an airspace condominium map to solve this minor problem. A condition is attached which allows the developer the option to use either development concept as long as the City standards are met. CONCLUSIONS: 1. The proposed density of 0.9 units per acre is substantially less than that permitted under the General Plan and the current zoning. 2. The proposed density is substantially less than the density of the surrounding residential areas. The proposed use would be compatible with surrounding, existing development. 3. Approximately 70% of the net developable area will be developed with open space and recreational uses, which substantially exceeds the City's planned residential development standards. 4. With development of the flood control works in place, the site is physically suitable for the proposed 399 unit project. All utilities are available or can be extended to the site. 5. The environmental impacts of the project are the effects on flora, fauna, archaeological resources, City streets and circulation, public schools and public services. Mitigation will be provided for by the Conditions of Approval. PCST.075 11 6. Development of the project will provide benefits for the City as a whole by the installation of regional flood control improvements and provisions for a community storm drainage system. 7. Although the project will generate additional traffic, improvements to Washington Street and 52nd Avenue, the streets will be adequate to handle the anticipated traffic. 8. The proposed circulation system, if modified in accordance with the Conditions of Approval, will provide for the safe and efficient movement of vehicles within the project. 9. The proposed and required recreational facilities will adequately provide for the residents' needs. The mountains will remain in natural open space. FINDINGS: 1. The proposed change of zone will not adversely effect the long term development of the City nor impact the existing General Plan. 2. The design and improvement of the proposed subdivision are consistent with the goals and objectives of the La Quint:a. General Plan. 3. The project is consistent with the standards of the Municipal Land Division Ordinance. 4. The subject site is physically suitable for a 399-unit development with a density of 0.9 units per acre. 5. The design of the subdivision and its related improvements are not likely to cause environmental damage or substantially and avoidably injure fish and wildlife or their habitat. This is provided that approval conditions related to mitigation measures for the flora, fauna, and archaeological resources are complied with. 6. The design of the subdivision and the type of improvements are not likely to cause public health problems nor would they conflict with existing public easements. 7. The proposal to provide approximately 70% of the site as usable open space area exceeds the minimum requirements for planned residential developments. 8. The project will not have a significant adverse impact on the environment provided that appropriate mitigation measures are incorporated into the project approval. 9. The adopted specific plan which affects this property are being complied with and meet the provisions of Government Code Section 65455. PCST.075 12 10. The private streets within the project will not pose a threat to the health and welfare of the City, and the street widths are necessary based on topographic conditions. 11. The historical and archaeological nature of the site will be preserved based on the recommended Conditions of Approval. 12. Findings necessary to recommend approval of this case can be made and are contained in the attached Planning Commission Resolution. RECOMMENDATION: Staff recommends that the Planning Commission adopt Resolutions 92- and 92- recommending to the City Council concurrence with the Environmental Analysis and approval of Change of Zone 92-072 and Tentative Tract 27613, subject to the attached conditions. Attachments: 1. Vicinity map 2. Tract Map exhibit 3. Slope analysis 4. Enlarged map of lots 161-171 5. Specific Plan Exhibit - 52nd .Avenue 6. Existing Zoning Map 7. Environmental Assessment 7. Agency Comments S. Draft Planning Commission Resolution (Change of Zone) 9. Draft Planning Commission Resolution (TI7M) PCST.075 13 �:. Movrta� 4 i d YTQrJ .- - - - -+ - �ee�, f ----- f G t CASE MAP CASE No. Tentative Tract Map 27613 Change of Zone 92-72 General Vicinity Map 11 New Realigned Avenue 52nd Old Avenue 52nd ORTH SCALE: N15 New Realigned 52nd A-ue-. Fire Station . %% Fritz -Burns Park , EN v 7HE TRADITION OF LA OUIN7 M M fly. I Y. swrA 6Ylpw. TENTATII/E TRACT NO. 21613 OI.. R.�.'iYOwO •.'L GYO R.O��bP1 .pNr. tl.k •M11t ♦ 0M. YYt a� ('j fig,, , s w.nrw'+war.Yw w•.Y w� nn� TTiR .ar�e.r wNsww.r..�.� 3 wo«..w.w sears EXHIBIT A TTM CASE NO. 26713_ j �; I lily y —T7'Sq; I L . ;•..� venue 52nd r a ne R-Z, . ,� (^� r II �, 'nr•'1�•! it ' n���l R-3 A•1 nr-r ■ i I � a 4 .. .. I, 1 cc C-Wft L ;LJ J °� R-2 * ,. C ` ` n�— - Sri 00 LLL�1 JLMR ii il�!lji t:,.�I 1� its Q H-(�• ( ; IL,LJ L IUJU' ,IJ I' �►� Q M-C (Hillside i ; Conservation) ' •O/01 Note: R-2 is R-2* 20,000 Lw �•, R-1 is R-1*¢±10,000 ■a.■ Project Boundary TRACT 80 JNDARY CASE MAP�ililillill is � NORTH CASE Not, Tentative Tract Map 27613 Custom Lot Design (south -end of project) SCALE: S- o F-- opuoa alLea o1po alley eWLLPN aLLeO egwnoep aLLeD' ---t-i-f i-i-i OBOLI alley - awouanH aLLeO- --d••I444 \ eim4eng aL LeO \ r aAL.Aa gnla 4aasaa --1_"� / r.r— L N � C L ' m L L sepnwaa8 epGuany SLOPE CHARACTERtST1CS CASE MAP CASE Na Tract Map 27613 Slope Characteristics 0% - 10% ' `" 10% - 20% ew venue 52 20%+ t ?o \ L AKL ORTH SCALE : nts gt v 'r �� CM OT L GDINA op ENVIRONMENTAL CHECKLIST FORM I. BACKGROUND T 1. Name of Proponent: �•�/•�. �o �6/ �v �to 2. Address and Phone Number of Proponent: 7B 04 41A S 15'2A1d 3. Date of Checklist: Q.. /- 6f?•--r 4. Agency Requiring Checklist: 4fAH OF L-4 -C;Z-j1.4 S. Name of Proposal, if applicable: 'hL "j�lQ1'Ti�s•1 __ II. ENVIRONMENTAL IMPACTS ' (Explanation of all "Yes" and "Maybe" answers is required on attached 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? c. Change in topography or ground surface relief features? _ — d. The destruction, covering or modification of any unique geologic or physical features? _ e. Any increases in wind or water erosion of soils, V� 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? g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mud- slides, ground failure, or similar hazards? _LOP-, _ 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of / ambient air quality? — 1� _ b. The creation of objectionable odors? _ !� c. Alteration of air movement, moisture or temperature, or any change in climate, / Y 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 waters? _. b. Changes in absorption rates, drainage patterns, or the rate and amount of surface water runoff? r 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 rot limited to temperature, dissolved oxygen or turbidity? _ f. Alteration of the direction or rate of flow Y 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 Mybe M h. Substagtiai 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? _ L/ 7. Light and 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? r �� 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? r !� 10. Risk of Reset. Does the proposal involve a risk oT 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, ism ution, density, or growth rate of the human population of an area? 12. Housin 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? _ !/ (4) its Maybe No 14. 15 16. 19. 20. 21. c. Substantial impact upon existing transportation systems? d. Alterations to present patterns of circulation or movement of people and/or goods? e. Alterations to waterborne, rail or air traffic? f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? 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? b. Police protection? c. Schools? d. Parks or other recreational facilities? e. Maintenance of public facilities, including roads? f. Other governmental services? 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 cf energy? 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? d. Sewer or septic tanks? e. Storm water drainage? f. Solid waste and disposal? 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? 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? Recreation. Will the proposal result in an impact upon the quality or quantity of existing recrea- tional opportunities? Archeological/Historical. Will the proposal result in an alteration of a significant archeological or historical site, structure, object or building? 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? — Aef" — —+e— — M (S) Yes Maybe 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 cn two or more separate resources where the impact on each resource is relatively small, but %here 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. <fi nd that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION WILL BE PREPARED. I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. r-1 Date: I —I — qm- k.Gd-A—_ st2E�- (A) CITY OF LA QUINTA INITIAL ENVIRONMENTAL STUDY CASE NO. TTM 27613 (EA 92-240) The Traditions GENERAL DESCRIPTION: The proposed site is located south of the new realigned Avenue 52 and south of the extension of Washington Street. The site is bounded on the west by Avenida Burmudas and north of the Coral Reef Mountain Range. A portion of the site is within the existing mountain range. The site is approximately 746 acres and the developer is seeking to build a single family resort (399 units) and a 18 hole golf course on a portion of the property. The property is presently zoned for residential development and the hillside portion of the site is in the Hillside Conservation area. The property is located in portions of Sections 6 and 7, T6S, R7E, SBBM, as shown on the USGS La Quinta, Calif., 7.5' series quadrangle. PREVIOUS SITE HISTORY: The City has examined two projects (Heritage and Crystal Canyon Country Club) on the site prior to this application, and in both cases the projects proposed for this site were resort oriented developments which included the development of the alluvial area with homesites and an 18 role golf course. These original plans have now expired resulting in a new application for this site. Note: Previous environmental studies for this site will be cited in this report as this information is still relevant to this new application. ENVIRONMENTAL IMPACTS EXPIANATION OF "YES" AND "'.KAYBE" QUESTIONS AND MITIGATION MEASURES 1. EARTH -------------------------------------------------------- The soil on this property has been classified as Carrizo/Carsitas Sand in the alluvial fan, Myoma Fine Sand and Gilman Loam abutting Avenue 52, and Granite and Metamorphic Rock in the hillside area of the Coral Reef Mountains (portion of the Santa Rosa Mountain Range). Carsitas soils are generally used for citrus and grapes, agricultural uses, wildlife habitat, recreational uses, and watershed areas. Carsitas soils are permeable (Gilman soils area similar). Myoma soils are generally used for crops and homesites, and are excessively drained and include rapidly permeable soil qua' ities . A majority of the site is vacant except for the area surrounding the Hacienda Del Gato Ranch on old Avenue 52nd. The homesite is presently used as an office by the developer, and the detached houses are rented to various tenants. The ranch is surrounded by an existing citrus grove. The applicant is desirous to pursue development of the site with urban services (single family detached housing). The contouring of the earth to support the project will be done as part of the grading plan. No on -site work will be done until a study has been prepared which identifies the cut and fill needs of the site. However, the westerly -portion of the site has been graded by the Coachella Valley Water District as part of their on - site construction of the Heritage Detention Basin stormwater program. The general elevation of the site is above sea level (60 feet or greater for the hillside area). The site is in a Zone 3 Seismic/Geologic Hazard area as noted by the County of Riverside Planning Department (1983). A Zone 3 is an area with moderate shaking qualities but less severe than a Zone 12 (highest level). It is categorized as: "effect on people: felt by most people indoors. Some can estimate duration of shaking. But many may not recognize shaking of building as caused by an earthquake, the shaking is like that caused by the passing of light trucks (Riverside County Manual)." Although earthquake damage should not be a major problem at the site, it is important that the Civil Engineer and a Geologist examine the natural forms of the site to determine if seismic problems could exist at this location. The two inferred, unnamed fault traces in the project vicinity will not greatly impact project development as no movement has occurred over the last (approx.) 11,000 years. The open space, conservation, and recreation low -intensity of this project will benefit both future residents and the City, as a whole. 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 that it does not disturb other abutting properties unless off -site agreements have been made and/or approved. The grading quantities have not been submitted, but it is assumed that most of the earth moving at the site (contouring) will occur on the premises. However, sand importation might occur in order to create the finished building pads. 2. The site shall meet the provisions of Uniform Building Code Section 2312 (d) 2 because the project lies within a Seismic Zone 3. It is recommended that all structures be designed according to current Uniform Building Code requirements. 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). The climate of the project area is characterized by high temperatures, low annual rainfall, and low humidity. Prevailing northwesterly winds funnel from the Los Angeles area into the Coachella Valley often transporting oxidants, sulfates and nitrates into the airshed of the project area. As a result, although the local contribution to air quality is not substantial, the Coachella Valley area does violate state and federal standards for ozone. In addition, particulate standards are often exceeded because of wind -transported desert soils. The primary air quality concerns in the air basin are particulate matter (dust) and ozone. The PM10 standard is exceeded as a result of activities in the Valley which contribute to fugitive dust. The Valley has the potential for generating significant fugitive dust as the area consists of alluvial materials, including sand dunes. The air mass from the South Coast Air Basin contributes to the PM10 violations, but the majority of the problem is caused locally by urban and agricultural activities of the existing population. Suspended particulates (PM10) are generated from either a pollution source or are formed in the atmosphere as a result of chemical reactions driven by sunlight. In 1990, SCAQMD prepared a State Implementation Plan for PM10 to define control measures to reduce the local contributions to the PM10 violations and to bring the Valley into compliance with Federal and State ambient air quality standards. Control measures will be directed toward five categories of emissions: (1) open area wind erosion; (2) unpaved roads, including farm roads; (3) paved roads, including storage and movement of fine particulate; (4) construction and demolition activities; and (5) agricultural operations. Local governmental agencies are responsible for implementation of most of the control measures. 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. Population increases contribute to long term air quality problems. It could be that with the construction of the proposed project there will be a reduction in the overall mobile emission releases because of related automobile trips which will be generated by the future residents of the subdivision over that of a larger project. It is assumed that 399 homes will only generate 7 to 10 vehicle trips per day per home. This increase in vehicles trips and/or emissions should not have a significant impact on the City's air quality. 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 constructed on 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. The development should also abide by the future PM10 Ordinance which is being drafted by the Coachella Valley Association of Government if it is ultimately adopted by the La Quinta City Council. 4. The development of the golf course should assist in reducing the amount of dust and pollen in the air by trapping particulate materials. 3. WATER ------------------------------------------------------ The Coachella Valley Water District provides domestic water, irrigation and sewer service to the project area. Irrigation water is provided to the City via the Coachella Canal. The canal, which loops through the City on the west side of Lake Cahuilla County Park and PGA West, receives its supply of water from the Imperial Reservoir on the Colorado River north of Yuma, Arizona. Irrigation was is used to irrigate golf courses, agricultural areas, and to recharge the underground aquifer. The development will require some additional on and off -site improvements necessary to service the site. CVWD does not foresee any adverse impacts, provided those additional facilities are funded by the developer and constructed according to CVWD requirements. Natural drainage patterns in the project site and vicinity have been installed to varying degrees by the Coachella Valley Water District to retain storm water runoff from this property and the La Quinta Cove. The storm water improvements include a number of sand pebble detention basins on the westerly -portion of the site. Once in the detention basin it is diverted to a underground 60-inch storm drain within the alignment of Desert Club Drive, and then into the La Quinta Evacuation Channel. In addition, a 60-inch storm drain is also located under the Avenida Bermudas right of way to collect and transport stormwater generated within the Cove to the 60•-inch underground conduit within the right of way of Desert Club Drive. The development presently has an 81 acre retention basin on the property which was installed by the Coachella Valley Water District in the mid-1980's. The basin was designed to accommodate run-off from the Cove properties to the west of this site. The basins were dedicated to the District by the existing property owner. Lake Cahuilla (constructed in 1969), the terminal reservoir, is located at the end of the All American Canal. The lake provides regulatory storage of irrigation water and impounds stormwaters from the mountains to the west. It also serves as a temporary reservoir for La Quinta area floodwater. The lake is 3,960 feet long by 1,980 feet wide, 11 to 12 feet deep, and contains about 1,500 acre-feet of water. It is lined with soil -cement to prevent seepage. Presently, the site has three designations on the property concerning hydrological forces. The easterly portion of the site is a Zone C (minimal flooding), the westerly portion is Zone B (subject to flooding), and the existing basins are Zone A (subject to flooding - hazard factors not determined). No development is proposed for the areas designated as Zone A. With the proposed construction it can be expected that there will be a change in the absorption rate (due to impervious surfaces), drainage patterns and amount and rate of surface water run-off. The project proponent will provide on -site retention/detention basins for the collection of storm water and nuisance water run-off within the greenbelt areas (e.g. the golf course). Recent research has shown that golf course developments with turf grass can lessen water runoff and erosion, reduce flooding, and help manage stormwater protection programs. A 150-acre golf course can recharge the water table with new 90 million gallons of rainwater each year. Studies have shown that water that has moved though a golf course is purer than before it reached the course. Golf courses can also provide sites for irrigating with effuent water, and other benefits are: oxygen production, noise abatement, wildlife sanctuaries, allergy control, and helps reduce wildfire spreading. This area is not noted to be an area subject to liquefaction. Liquefaction is the term used when the ground water table is very close to the surface. During an earthquake the ground has a tendency to vibrate building structures from their respective foundations causing failure plus other adverse side -effects. If the future geotechnique study shows this to be a problem at the site, measures will be taken to mitigate this problem. MITIGATION MEASURES: 1. The project shall comply with all applicable City requirements regarding storm water and nuisance water. A hydrology study will be required and the study shall identify increased water run-off quantities. These amounts will be generated at the site by analyzing the assumed quantities in an undeveloped state and factoring this against the development proposal. 2. Very low flow 1.6 gallon toilets shall be installed in all homes pursuant to Public Health Code Section 17921.3 (Jan. 1992). 3. Any changes to the existing drainage basins will require review and approval of the plans by the Coachella Valley Water District and the California Regional Water Quality Control Board. 4. Due to potential flooding and water quality impacts, a geotechnical investigation of the project site by a qualified consultant should be conducted prior to construction of the proposed development. Mitigation measures for drainage specifications outlined in the report will be implemented by the applicant into the design of the final development. 5. The applicant should utilize water conservation efforts within the project, and minimize runoff contaminant levels from on -site activities. Effluent irrigation water should be used at such time as it is available to the developer for landscape irrigation purposes (e.g. the golf course). 4. PLANT LIFE --------------------------------------------------- The subject site is primarily vacant except for the existing single family home and citrus orchard along old Avenue 52nd. A majority of the site is either vacant (with desert shrubs) or mountainous hillside open space. The westerly portion of the site is within an existing alluvial fan. The dry wash carries water only on rare occasions, an is marked by small, thorny trees: palo verde (Cercidium floridum), smoketree (Dales spinosa), brittlebush, chuparosa (Beloperone cali.fornia), thornbush (Lycium), indigo bush (Dales schottii), and beavertail cactus (Opuntia basilaris) make their appearance. California ditaxis is listed in the General Plan update as a possible plant to be located in this area. Existing information on this plant indicates that it may warrant listing it as an species that needs preservation per the 1973 Endangered Species Act., However, substantial biological information to support the proposal have not been concluded thus the plant is not listed at this time as rare or threatened. Agriculture is a major economic sector within the County, and approximately over 40,000 acres are used for citrus production. Citrus is the "Number Three" cash value crop behind vegetables and melons, and trees and vines in the County as this time. In 1990, the Coachella Valley area had approximately 51000+ acres in the production of oranges and tangerines which yielded over 43,000 tons of fruit. Total cash value was estimated at $20.5 million ($3,900/ac.). The Valley's average gross value/acre for cash crops is $5,690. This small citrus grove makes up a minor percentage of the above -mentioned total. Recently, agriculture has been facing intense pressure from urbanization as well as economic difficulties. Competition for rural land between agricultural and non-agricultural uses has been a key factor in recent real estate price .ncreases. No unique plant life is noted at the site, and it is assumed that no major impacts are anticipated by the site development. MITIGATION MEASURES: The citrus trees shall be relocated on the property as part of the development of the site with the primary revegitation plantings occurring along Avenue 52nd. 5. ANIMAL LIFE -------------------------------------------------- Mammalian species common to this area are small, nocturnal animals. Generally, the site contains mice, kangaroo rats, desert cottontail, jack rabbits, and coyotes; animals noted to be active in the Coachella Valley region. The subject site is not located in an area defined as a Fringed - Toed Lizard Habitat area (a Federally protected species). Therefore, no impact mitigation fee is required of the developer if development occurs on the site. It is highly unlikely that the Flat tailed horned Lizard (a candidate for federal endangered listing and Species of Special Concern by the California Department of Fish and Game) exists at this site, and this site is not identified as a potential site in the City's General Plan. The Prairie Falcon has been identified as having been seen in the Santa Rosa Mountains to the south of this project site. The falcon is listed as a Species of Special Concern. The California desert is thought to support the largest remaining population of the Prairie Falcon although new sightings have not been observed in the La Quinta area in recent years. It should also be noted that the Santa Rosa Mountain Range (to the south of this site) is also a habitat area for Bighorn Sheep, and the BLM Santa Rosa Mountains Wildlife Habitat Management Plan states that the largest population of Peninsular Bighorn Sheep in the U.S. reside in the Santa Rosa Mountains. The plan requires that the public use must be adjusted to minimize impacts on the wildlife habitat area. Summer bighorn use areas, particularly those around water sources, are the most sensitive to human impacts. This project is north of the BLM habitat area, and staff does not perceive any impacts to the area based on the development proposed. MITIGATION MEASURES: 1. The developer should be limited to development of the property excluding development of the hillside areas within the Hillside Conservation areas. The mountainous areas should be retained as open space and either managed by the City or a non-profit organization or the developer pursuant to the provisions of the H-C Ordinance. The hillside area should not be fenced in order to permit access to the development from native and migrating wildlife which consider the areas around the property as their domain. 2. A buffer zone between the development area and the project should be maintained where ever possible. This buffer area can be vegetated with native shrubs found on -site or in the area, such as saltbush (Atriplex spp.), palo verde (Cercidium f loridum), smoke tree (Dales spinosa), or catclaw (Acacia Greggii), to name a few. Use of the latter species, in particular, would provide a natural barrier to inhibit access of this area, thereby offering more protection for sensitive resources therein. In addition to the use of natural vegetative barriers, open space can be posted with educational signage. 3. No activities are permitted which would jeopardize the continued existence of any endangered species or its habitat. The US Department of Fish and Game and the City of La Quinta should be contacted if the implementation of the project affects a known endangered or threatened animal life as a result of the construction of the project. 6. NOISE ------------------------------------------------- The primary noise source in the project vicinity is vehicular traffic on adjacent roadways, although current volumes are relatively low. Rural environments with low traffic volumes typically experience noise levels ranging from 35 to 55 dB(A), depending on time of day. The site presently has areas along the perimeter (abutting the existing public streets) which are between 50-60 dB(A). Because of the proposed construction and subsequent operation of the single family subdivision, 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 and from the site but this type of noise is typical for this type of development. MITIGATION MEASURES: 1). As required by the General Plan, this project shall prepare a noise analysis to minimize noise impacts on surrounding land uses. The City's General Plan Guidelines for indoor and outdoor noise shall be met. An acoustical study should be prepared which analyzes the impact of road noise from Avenue 52nd and Avenida Bermudas on the future homesite(s) and the impacts of the site on abutting residents. Mitigation measures can include, but are not limited to: landscape barriers, walls, building wall upgrades, or other measures deemed necessary to meet the City's guidelines. The General Plan states that the acceptable levels for exposure are 60dB(A) CNEL for exterior noise and 45CNEL for interior residential limits. CNEL utilizes evening noise monitoring with weighted sound level exposure. 7. LIGHT AND GLARE--------------------------------------------- It .is anticipated that the building(s) will include lighting. However, at this time, this material has not been submitted to staff. It is assumed that during the plan check process of this case, the applicant will require approval of this material from the City, Is Design Review Board and the Planning and Building Department prior to construction permit issuance. MITIGATION MEASURES: 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. Special consideration should be made along the toe of the mountain to ensure light glare will not affect the local wildlife. Lighting shall be sufficient to provide reasonable safety for persons and property, and allow sufficient illumination to identify hazards to pedestrian and vehicular circulation. 8. LAND USE --------------------------------------------------- The General Plan has designated the property as an area for residential development (2-4 Du's/ac.) with the hillside area being designated as an area for long-term open space preservation. The developer has requested that the City redesignated the property through the review and approval of the Change of Zone application. This would permit the property to convert to R-2 (with a minimum lot size of 7,200 sq. ft. ) and to adjust the H-C district boundary. The new H-C boundary line would follow the existing toe of the mountain to conform with the grading work that has been done at the site by the Water District. See the attached staff report for further discussion. MITIGATION MEASURES: 1. The minimum lot sizes for the tract shall be determined by the Planning Commission and the City Council. 2. Any changes to the existing property land use designations shall be made by the Planning Commission and the City Council. Otherwise, the existing designations on the property shall be retained. No development shall be permitted in the H-C Zoned areas unless the standards of the H-C Zone are complied with. 9. NATURAL RESOURCES -------------------------- No major adverse impacts are anticipated by the construction of this project. Many areas of the site have already been graded by the Coachella Valley Water District in order to establish a local detention basin program for the property and the La Quinta Cove. The developer's rough grading plan defines the parameters of the request. No other portion of the Corral Mountain Range will be affected by this development request, and the area is to be retained as permanent open space. MITIGATION MEASURES: 1. All necessary requirements of the local serving agencies as outlined in the attached agency comments or as mandated during construction plan implementation. 2. Building energy conservation will largely be achieved by compliance with Title 20 and 24 of the California Administrative Code. These standards are handled by the Building and Safety Department during construction plan check review. 3. No major disturbances shall occur which affect the overall appearance of the Coral Reef Mountain Range. 4. Where possible, improved open space shall be an extension of the golf course/greenway concept that links all open spaces within the project boundaries. 10. RISK OF UPSET ---------- No adverse impact is anticipated due to explosion or release of haz%:Lrdous substances. MITIGATION MEASURES: None required. construction activities whether or not they ar temporary shall meet all necessary safety standards State and local government requirements. 11. POPULATION ---------------------------- However, all e permanent or of the Federal, The City's population has increase by approx. 10,000 over the last 20 years. In the last ten years the City's population has increased by over 200 percent. In the next ten years the City should increase its population by another 10,000 (approx. 30,000). Population projections for the Valley show a permanent population of around 250,000 to 300,000 in the year 2000, and 1.8 million for the County of Riverside. 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. The developer is marketing the project toward upper income clientele (retired people or second home clients). It is assumed that the future population of this area will be small in comparison to a normal tract development. The density of the project will be determined by the Planning Commission and City Council based on the number of units per acre which is approved. However, the development plan proposes a density of 0.9 units/acre based on excluding the hillside area from the density calculation. MITIGATION MEASURES: None required. 12. HOUSING ----------------------------------------- Housing affordability is a problem for many Valley residents because of the high number of workers required for the tourist industry, which pays lower wages in general. The Valley has one of the most widely divergent housing markets to be found in Southern California. The median of a home in La Quinta is approximately $118,000 which is average for the Riverside County area. With the proposed project there may be an incremental demand for additional employment areas to provide jobs for these new residents. However, at this time, the home sizes has not been disclosed but it is anticipated that the homes will vary in size from 2,000 sq. ft. to larger estate homes. The housing prices should be consistent with homes in the existing PGA West development which would be in the neighborhood of $300,000 and over. This price range will be three times the median home price within the City and no dramatic impacts are anticipated. In conclusion, this high priced housing will not have an impact on the City because typically this type of home pays more in taxes, etc. than is requires in services. MITIGATION MEASURES: None is proposed. 13. TRANSPORTATION/CIRCUU.,TION ------------------------------------ Within the Valley, 90 percent of all the daily trips made stay within the Valley area. A reasonable speculation, from a transportation planning point of view, is that rapid population growth will lead to increased traffic congestion. Without adequate provisions, the transportation demand stemming from the demographic growth will absorb and eventually exceed the capacity of the highway system unless traffic management plans are implemented. Additional traffic will be generated by the development of this project. The project is fronting on newly built Avenue 52nd, a primary arterial (100-110 ft.) street with 4 lanes of travel, with connecting access to the west to the Cove and east to Indio. Ultimate improvements to the street have not been made at this point. Future additional improvements will be made by the City, the developer, or through the development of an assessment district. It is assumed that the site will generate approximately 2,800 to 4,000 vehicle trips per day which is consistent with residential development projections (i.e. 7 to 10 trips per home) as noted in the ITE Trip Generation Manual. The City has accounted for this fact in the City's adopted Master General Plan. At this point, the existing Washington Street/Avenue 52nd intersection is operating under its design capacity, but future traffic projections for the area indicate that between 17,000 to 34,000 vt/day will occur on Avenue 52nd in the vicinity of the project within 20-25 years from now. Washington Street will be heavily used for north/south transportation for the City and the projected traffic flow on this street will exceed 52,000 vt/day. This project will have an incremental increase in the usage of these primary thoroughfares. The increase in trip demand on Avenue 52nd is approximately 40% and 35% for Washington Street. These increases will not impact the area because both streets can accommodate over 30,000 vt/day. In conclusion, the project density is well below the maximum allowed under the existing General Plan which is 4 dwelling units per acre. Therefore, this project will not create a problem to the City if the following measures are implemented. MITIGATION MEASURES: 1). Compliance with all applicable City requirements regarding street improvements of adjacent street(s). 2). The project shall provide adequate on -site parking to accommodate the proposed use of the property. 3). Pedestrian sidewalk and or joint bikeways shall be provided on all public streets which abut the development request. 4). The developer shall contribute to the installation of a traffic signal at the intersection of Washington Street and Avenue 52nd as required by the City Engineer. 5). The developer shall meet all the requirements of Specific Plan 85-005A and B (Avenue 52nd Realignment), and Specific Plan 86-007 the Washington Street Alignment Plan. 14. PUBLIC SERVICES --------------------------------------------- The project may create a need for additional fire protection, police protection and maintenance of public roads in the area. The site will also generate additional school age children which will go to the Desert Sands Unified School District. It is anticipated that any increases in this area will be incremental, and further, should only have negligible impacts on existing personnel or services. Waste generated from the project area is transported by a private hauling service to the Coachella Valley Sanitary Landfill operated by the County of Riverside. Currently, each resident in the city generates approximately 141bs/person/day. Fire Station #32 is located on the outside boundary of the site on old Avenue 52nd and Avenida Bermudas. Since the station is very close to the project, it is anticipated that this station will provide very good response time to the project in the advent of an emergency. However, it should be noted that presently the City is understaffed based on current standards but abutting agencies can respond should a major emergency occur. A fire mitigation fee is proposed. MITIGATION MEASURES: 1). Prior to the issuance of a building permit the applicant will be required to pay the City's Infrastructure Fee. This fee will help mitigate impacts as noted above. 2). The project shall comply with all requirements of the Fire and Riverside County Sheriff's Departments. The mitigation fees, etc. as required by Specific Plan 85-005A and B shall be collected. 3). The developer will be required to pay the Desert Sands Unified School District's impact fees prior to acquiring a building permit. The current fee is approximately $1.64 per square foot of living area per single family home. The fee excludes patios and garages. 4). Water, sewer and electric service provisions shall be made and secured prior to securing building permits. 5). On -site green waste products (grass trimmings) should be composted on -site or hauled to off -site composting yards to reduce dumping at the County's existing Coachella Valley landfill sites. 6). On -site recycling programs should be developed by the Homeowner's Association in conjunction with the city (or their franchise provider) to reduce household waste through the recycling of aluminum, newspapers, glass, etc. 16. UTILITIES --------------------------------------- No significant impacts are anticipated in the area of utilities which include natural gas, communication systems, water, sewer, and solid waste. No adverse comments were received from any affected public agency which would adversely affect the development of this project. MITIGATION MEASURE'S: All necessary infrastructure improvements as mandated by the City or any other public agency shall be met as part of the development of this site. As mentioned before, the site will be required to maintain the existing 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.) . 17. ENERGY ---------------------------------------------------- The private country club is expected to consume on the average 5,200 kWh/yr. will be used to maintain the single family homes. The: project will also consume approximately 1,556,100 (ft.3/month) in natural gas which is 186,732 therms/year. Natural gas service is provided by Southern Calif. Gas. The gas company indicates they have adequate facilities to accommodate this project plus other additional developments planned for the City. The: electric service for this area is handled by the Imperial Irrigation District, and existing facilities are in the area to service this site. IID has stated that their company will not be adversely affected by this project. In conclusion, even though both these non-renewable resources will be consumed by the development of the project,, the overall consumption figures are 4 times less than if a 4 dwelling unit per acre project was proposed on this property. 18. AESTHETICS --------------------------------------------------- The site is developed with an existing ranch (Hacienda Del Gato, circa 1902 ) and the home is surrounded by existing citrus orchards. It is assumed that the trees will remain until on -site grading commences and then relocated pursuant to the final landscape plan. The Coral Reef mountains surround the property to the south, and the developers plan is to retain the hillside area as permanent open space for the enjoyment of the future residents and the community at large. MITIGATION MEASURES: 1). The height of the building shall not exceed the requirements of the City's Zoning Code. Single story buildings shall be required along the perimeter portions of the site pursuant to the provisions of the existing General Plan. However, multiple story buildings could be permitted for other areas on the site which are not within 150 feet of the property line boundaries. 2). The development of the on and off -site landscaping program should take into consideration the unique setting of this property as it relates to abutting properties. The developer should be encouraged to retain some of the existing citrus trees during on - site construction to preserve the existing characteristics of the site. 3). Fences and walls shall be used in conjunction with plant materials and other landscape techniques, to reinforce the California ranch character of the project. Fences and walls shall be used in a consistent manner throughout the community. Long linear walls shall be staggered horizontally to provide interest, and to break sight lines. The north and west property line boundaries of the site shall be protected by privacy fencing which includes noise reduction measures. View fencing should be encouraged along the property frontage at periodic intervals. Perimeter walls shall not exceed six feet in height, unless in combination with landscape berming in order to meet sound attenuation requirements. 4). The architectural integrity of the project will be protected through stringent controls and guidelines applied to each phase of the development. The developer will be required to submit his architectural standards to the Planning Commission for review and approval which will be included in the applicant's future CC & R guidelines. The base color of all structures will be limited to a spectrum of white, cream, tan, sand, light brown, mauve and other earth tones. Primary colors will be allowed for accents only. Roofing materials will be limited to concrete -based materials for Spanish tiles or shake type tiles. Four basic roof forms will be considered acceptable: hip, gable, shed, and flat. The concept of "desert architecture" shall be employed for the project. This type of architecture may include "Spanish Mission", "Southwest Adobe", "Pueblo" or other styles approved by the City's Design Review Board and the Planning Commission during future design consideration. 19. RECREATION ------------------------------------------------- The existing Fritz -Burns Park consists of 8 tennis courts on approximately 3 acres. The 3 acres are part of a large property owned by the City (9.7 acres). The Parks Department is planning to enlarge the existing facility to include other new facilities which could include a new community pool (25m by 25yd.), new parking facilities, and additional play ground areas for young adults. The existing facility presently services the Cove residents of the City.. Since no equestrian trails traverse the subject property and no trails are proposed or designated by the City for this site, the project will not directly affect the equestrian trails which are proposed for the Lake Cahuilla area. No significant adverse impacts are anticipated in this area. MITIGATION MEASURES: The applicant will be required to contribute to the City's park in -lieu fund which is used to develop City parks for both residen�;s and visitors to this area even though the project will provide private on -site recreational facilities for its residents. Private recreational facilities do not count toward the City's required park in -lieu fee. The current park fee is based on a ratio of the assumed population of the future housing tract (1-5 acres of park land for each 1,000 residents) as it relates to the entire City, dwelling unit population, and finally land costs of the property. The park fee will be determined prior to final map consideration but the current fee is based on 3 acres of park land per each 1,000 people generated by the proposed development. 20. ARCHEOLOGICAL/HISTORICAL ------------------------------------- Due to the historical nature of the City, there may be an adverse impact created by the construction of the project. In 1984, the owner of the property at that time prepared an archeological study for the site. The site identified various locations on the property which contained historical significance (the report is on file with staff) for the Indian culture of this area. After the report was completed, necessary professionals were brought to the site to remove many of the remains in order to have them stored with the UCR recovery program for future usage and/or study. The removal was done to necessitate the construction of the water retention system along the easterly side of the La Quinta Cove under the jurisdiction of the Coachella Valley Water District. The final site documentation is attached and the final investigative report was completed in 1986. At this time, staff is aware of two or three remaining sites which need to be analyzed by the U.C. Riverside Archeological Research Unit. The site is also known for its significance because of the existing Hacienda del Gato (a.k.a. John Marshall Ranch, circa 1902) homesite. The home is one of the original buildings of this area. The City has just recently formed its own historical preservation ordinance. However, the site is not presently designated as an approved historical building by the City's Committee. But it is listed as a possible candidate once the committee has formulated its requirements. The applicant has indicated his willingness to preserve and enhance (remodel) the character of the facility, and has added that he would like to work with the committee to retain the historic significance of this turn of the century building complex. MITIGATION MEASURES: 1). All remaining prehistoric Indian remains which remain at the site shall be handled as outlined in the Univ. of Riverside Report(s) which were completed in 1984 and 1986. Specific conditions have been recommended in the attached conditions of approval. 2). The owner of the property shall preserve the historical integrity of the Hacienda del Gato facility until the building is evaluated by the Historical Society and possibly placed on the City's historical register. Future arrangements regarding the use of property should be coordinated with the City and any remodeling of the property should be done under the direct supervision of a qualified professional. No demolition work shall be done at the property unless adequate permits have been secured by the developer from the City's Building and Safety 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. Therefore based on the above information, this project will. not have a major or significant environmental impact on the City provided the discussed mitigation measures are met. Attached: Agency Comments Archeological Information (certification letters) Ref: Draft EIR - General Plan Update (July 1992) UCR Report (UCR-ARU #777 - 1984/86)/on file Draft Resource Management Plan, 1992 Annual Review 91/92 - CVWD Prepared by: Greg Trousdell, Planning Department RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN )ACIN"M AVENUE • PERRIS, CALIFORNIA 92370 (714) 657-3183 GLEN J. NEWMAN FIRE CHIEF To: Planning Division City of La Quinta Attn: Greg Trousdell Res Tentative Tract Map 27613 September 109 1992 Sep v 1991 • T With respect to the conditions of approval for the above referenced land divisions the Fire Department recommends the following fire protection measures be provided in accordance with the La Quinta Municipal Code and/or recognized fire protection standards: 1. Schedule fire protection approved Super fire hydrants, (6" x 4" x 2 1/2 x 2 1/e") 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 gpm for hours duration at 20 psi. 2. Prior to recordation of the final maps 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 spacings 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 certifications "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. When public use type buildings (club house) are constructed, . additional fire protection requirements as to types location and hydrant placements water system and fire flows, will be stipulated by the Fire Department based on square footage of buildings, use and type of construction. -I- PLANNING DIVISION ❑ INDIO OFFICE O TEMECULA OFFICE 79-733 Country Club Drive, Suite F, Indio, CA 92201 41002 County Center Drive, Suite 225, Temecula, CA 921 (619) 3424M a FAX (619) 7752072 El RIVERSIDE OFFICE (714) 694.5070 a FAX (714) 694.5076 3760 12th Strew, Riverside, CA 92501 (714) 275.4777 a FAX (714) 369.7451 9b printed on recycledpa To% Planning Division September 10, 1992 Re: TTM 27613 Page 2 4. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system consisting of Knox key operated switches, series KS-2P with dust cover, mounted per recommended standard of the Knox Company. Improvement plans for the entry street and gates shall be submitted to the Fire Department for review/approval prior to installation. 5. All buildings shall be accessible by an all-weather roadway extending to within 150' of all portions of the exterior walls of the first story. The roadway shall be not less than 24' of unobstructed width and 13 feet, 6 inches of vertical clearance. Roads with housing units on both sides shall be not more than 36 feet of unobstructed width. 6. Cul-de-sacs longer than 150 feet shall have a minimum turning diameter of 90 feet. Cul-de-sacs shall be no longer than 550 feet unless provided with an approved emergency alternate access or other appropriate fire protection approved by the Fire Marshal. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning Engineering Staff at (619) 863-8886. Sincerely, RAY REGIS Chief Fire Department Planner Tom Hutchison Fire Safety Specialist jmp GLEN J. NEWMAN �� FIRE CHIEF Attn: Greg TA' usdell Planning Division City of La Quinta Re: RIVERSIDE COUNTY \ FIRE DEPARTMENT SAN JACINPO AVENUE • PERRIS, CALIFORNIA 92370 (714) 657-3183 AUG 0 7 f992 wT+ JF U% GUlN rA PIF;�yNO DEPARTMENT Tentative Tract Map 2761;3- The Tradition of La Quinta August 6, 1992 Please be advised that the -�"ollowing additional information and/or corrections are required in order for the Fire Department to complete the review/approval of the above referenced project: 1. Cul-de-sacs longer than 150 feet shall have a minimum turning diameter of 90 feet. Cul-de-sacs shall be no longer than 550 feet unless provided with an approved emergency alternate access or other appropriate fire protection measures approved by the Fire Department. 2. Landscape islands will need to be reviewed with a detailed drawing in 20, 309 or 40 scale. 3. What is proposed for the Fire Station access to avenue 52 and Avenida Bermudas? 4. The flag -strip design on lots 1649 1699 170, 489 237, 2049 1309 and 205 should be eliminated. 5. What is the access for lots 171 and 165? 6,. The width of all interior streets shall be a minimum of 36 feet wide. 7. The minimum width of one-way traffic lanes shall be 16 feet. Specific fire protection requirements will be determined after the additional information and/or requested changes have been reviewed by the Fire Department. -i- PLANNING DIVISION ❑ INDIO OFFICE O TEI&CUI.A OFFICE 79-733 Countyy Club Drive, Suite F, Indio, CA 92201 41002 County Center Drive, Suite M Temecuh, CA 923% (619) 342-8W • FAX (619) 7752072 ❑ RIVERSIDE OFFICE (714) 694.5070 • FAX (714) 694.5076 3760 12th Stmti, Riverside, CA 92501 printed on recycled pap (714) 275-4777 • FAX (714) 369-7451 To: Greg Trousdell, Planning Div. Re: TTM 27613 August 69 19S Page 2 All, questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering Staff at (619) 86-3-8886. Sincerely, RAY REGIS Chief Fire Department Planner E y /o:.,, A, LL x^ Tom Hutchison Fire Safety Specialist amp BERMUDA DUNES r RANCHO MINAGE O r INDIAN WELLS N i PALM DESERT J LA OUINTA <0 ,OO 111010 • BOARD OF E MJCAIION 01bat L Aadcvm ReneL lOwda WMism R. Kroonen Mau Monica Amy Sam-DrVa August 4,1992 Desert Sands Unified School District 82479 Highway I11 - Indio, California 92201-5678 - (619) 3474631 - FAX# (619) 347-0781 City of La Quinta 78-105 Calle Estado La Quinta, California 92253 Subject: Tentative Tract Map 27613 Applicant - The Tradition of La Quinta Attn: Greg Trousdell Dear Mr. Trousdelll: This is in response to your request for input on the tentative tract map for the above referenced project and its effect on public schools. All actions toward residential development will potentially result in an impact on our school system. School overcrowding is a District -wide concern for Desert Sands. The District's ability to meet the educational needs of the public with new schools has been seriously impaired in recent years by local, state and federal budget cuts that have had a devastating impact on the financing of new schools. As you are aware there is a school mitigation fee that is collected on all new development at the time building permits are issued. Please! feel free to call me if you have further questions. Thank you. Sincerely, XW Marcia J. Ewart, Director Facilities Planning and Development MJE:vjd Waste Management of the Deset., Ac. 41.575 Eclectic: Street P.C. Box 3876 Palm Desert, California 92261-3876 619/324-1741 August 03, IM City of La Quinta Mr. Greg Troudsell Associate Planner 78 105 Calle Estado La Ouinta, California 92253 /Q a �m A Waste Mana;emenl Compani %offill I%NOOF Kk JI AUG 05 1992 1 L7 per, 't'; REFERENCE: Tentative Tract Map for 'The Tradition of La Qu&ua" Dear Mr. Troudsell: In reference to the above mentioned project, we would like to be consulted with regard to the maintenance yard solid waste generation. We presume that this project will be similar to PGA West in the residential curbside pickup. If not, please let us know. Will recycling be provided at curbside also? If not, please let us know this as well. Sincerely, Alex Braicovich .)erations Manager JAB/sam Enclosure CC: Ray Burke, President �A ESTABLISHED IN 1918 AS A PUBLIC AGENCY TRI COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 - COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 398,2851 DIRECTORS OFFICERS TELLISCODEKAS PRESIDENT THOMAS E. LEVY. GENERAL MANAGER -CHIEF ENGINEER RAYMOND R. RUMMONDS, VICE PRESIDENT BERNARDINE SIMON. SECRETARY JOHN W. McFADOEN OWEN M0000K ASSISTANT GENERAL MANAGER DOROTHY M. DE LAY August 10, 1992 REDWINE AND SHERRILL, ATTORNEYS THEODORE: J. FO Planning Commission City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: File: 0163.1 AUG 14 1992 Subject: Tentative Tract Map 27613, Portion of Sections 6 and 7, Township 6 South, Range 7 East, San Bernardino Meridian Portions of this area are protected from stormwater flows by a system of channels and dikes, and may be considered safe from stormwater flows except in rare instances. Portions of this area are designated Zone X on Federal Flood Insurance rate maps which are in effect at this time. Portions of this area are shown to be subject to shallow flooding and are designated Zone A on Federal Flood Insurance rate maps which are in effect at this time. Mitigation measures shall be incorporated into the development to prevent flooding of the site or downstream properties by the city. These measures may include on -site retention of water from the 100-year storm. The district requests the right to review and approve the grading and drainage plan prior to the issuance of grading and/or building permits. This is to ensure: compatibility with existing stormwater facilities. The developer shall obtain an encroachment permit from the Coachella Valley Water District prior to any construction within the right-of-way of the east La Quinta stormwater facilities. This includes, but is not limited to, surface improvements, drainage inlets, landscaping, and roadways. TRUE CONSERVATION USE WATER WISELY Planning Commission -2- August 10, 1992 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. The district will need additional facilities to provide for the orderly expansion of its domestic water system. These facilities may include wells, reservoirs and booster pumping stations. The developer will be required to provide land on which some of these facilities will be located. These sites shall be shown on the tract map as lots to be deeded to the district for such purpose. 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. A portion of this area is within Improvement District No. 1 of the Coachella Valley Water District for irrigation water service. Water from the Coachella Canal is available to that area. The developer shall use this water for golf course and landscape irrigation. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. very trul; Tom Levy General Manager RF:kb/ed4 cc: Don Park Riverside County Department of Public Health 79-733 Country Club Drive, Suite D Bermuda Dunes, California 92201 COACHELLA VALLEY WATER DISTRICT UNIVERSITY OF CALIFORNIA, RIVERSIDE ARCHAEOLOGICAL RESEARCH UNIT RIVERSIDE. CALIFORNIA 82521 (714) 787.3685 17 July 1904 ::s. Sandra L. Conner Principal Planner City cf La Nints 7E-105 Colle Estado La Cuinta, California 52253 Dear 'is. Bonner As per your request by telephone yesterday, I have carefully gone over the revised nap for Tentative Tract 20320 in the City of Lo Ouinta, which is the area vie surveyed last month as the Curns ranch and Adjacent Proper- ties (UCRAFU No. 777). I have located the archaeological sites as accurate- ly as possible on the Tentative Tract flap and compared the present plan with that available to us (based on conversations with fir. J. Ourton Gold and examination of his earlier plans). There are some changes that appear in the present map that alter my perspective a bit, but they are not on the whole very significant. '.With reference to my recommendations given on pages 22 and 23 of my report, the site that nor. appears to be in the path of development, and that we had previously thought mireht be narrowly missed, is CA -Five, the site vith the rock cairns that we believe represents a prehistoric mountain sheep hunting site. The present map sho►is that the north cluster cf cairns -.ill be impacted by the Fifth Green (if I understand golf; I have no kno(:ledge of the game), and the west cluster will be impacted by a cluster of Golf Condominiums. I had a bit of trouble relating this map to vy USCG quad- rangte, but have penciled in the large crash that appears in the landscape today where I believe it actually is. fly interpretation is that these Golf Condominiums rill definitely impact this cluster of rock cairns. Inasmuch as these are rather fragile structures that are not likely to survive much traffic from persons on hikes in the area, I think it would be desirable tc recover information from this site in advance of disturbance. Then pre- serve whatever can be preserved, but recover the information before it is lost. This site has the potential for providing some very interesting in- formation on hunting practices. If I have it located correctly, and there is a slight possibility that I may not, site CA-Ri y-2SR4 is very close to the Tee for Hole 5. I doubt that this rock circle has much information to offer, but it night be some sort of specialized structure (such as perhaps a menstrual hut) because it lacks surface artifacts. Our recommendation that it be excavated if it were Likely to be disturbed still stands. It appears to be so close to the Tee that it Hit eventually be disturbed. Site CA-Riv-2626 appears comfortably out of the way and can add to the Ms. Sandre L. Connor, 17 July M4, page 2 cultural -historical values of the development. It would not require date recovery even if it were to be destroyed, although the developers would, in that case, perhaps rant to move some of the seed pilling features to an interpretive setting someplace else. Site CA-�Piv-2827 still warrants testing in Locus 1, which is the most westerly of the 5 loci noted on the map. I do not believe it mill yield much information, but the excavation of 4 test units (1 by 2 meters each) to sterile soil will clarify the significance of the site and determine if any date recovery excavations appear in order. CA-411v-147". is as it appeared before, on a fairway, and the date re- covery gxcavations recommended earlier are in order. Site CA4.iv-28211; wilt apparently be impacted by r rood and Single Fam- ily Flesidential units. It is not the sort of site that can yield additional information over and above that obtained in the field survey, and no further consideration is in order. There is the remote possibility that the engin- eers nay be able to design around this site and preserve it in -place, which mould be nice, and could preserve a bit of interest in the area, but which is certainly not essential. The other sites, CA-Riy-M2 and CA--Riw-c nrl are inconsequential and warrant no further consideration. I hope this review is of value to you, and I reiterate that if you rash to meet with me at the project site, perhaps with Mr. Cold or his represent- atives, do not hesitete to call at 787-3885. Yours sincerel e Phi [ip J . , Administretor and Principa + Stigator enclosure 1114versity of. California, Riverside ARCHAEOLOGICAL STTE SURVE'y RECORD SITE NO. CA-RIV-1179 -- UPDATE COUNTY Riverside 1. USGS QUAD. La Quinta (71i') (15' 2. UTM GRID ZONE 11 565150 mE 3725080 aLN ""-5W -174-or%1W 1/4 o of NW 1/4 of Sec. 7 and 3. Twp. 6S Range 7E y o of SE a of NE h of SW ; of NW o of Sec. 7 4. Location along and either side of a dirt road borderinq a barbed wire fence, west of a dike and storm channel; centers 153 m south of southerly row of citrus trees in grove to north 5. Contour 70' 6. Owner private _ 7. Address 8. Site Description habitation area with sherd, burned rock, dark soil, abundant fish bone, cremations 9. Prehistoric xx Ethnographic Hi:,toi it Unknuwti 10. Area 70 m (E-W) x 70 11. Depth probably 1/2 m 12. Vegetation sparse forbs; almost no creosote bush on site 13. Water formerly Lake Cahuillit shoreline ca. 600 m north 14. Site Soil sandy, dark 15. Surrounding Soil sandy, light 16. Previous Excavation much uncontrolled previous excavation 17. Previous Site Designation, Publish -ad References _ none; see UCRARU #777 18. Destruction Possibility imminent 19. Features cremation burials 20. Burials cremations; most or all of which have been vandalized 21. Artifacts plain brown ware sherd:;, fire -affected rock, carbonized basketry 22. Remarks important near -shore habitation site dating to final stand of Lake Cahuil 23. Accession No. -' 24. Site Sketch Map yes 25. Date 14 June 84 26. Recorder p. J. Wilke 27. Photos yes University of California, Riverside 565260mE 3724200mN ARCHAEOLOGICAL SITE SURVEY RECORD 565200mE 3724380mN 56504OmE 3724200mN 565230mE 37241600 565160mE 3724240mN (center) SITE No. CA-RIV-2823 COUNTY Ri ve rs ide 1. USGS QUAD. La $uinta 1 (71,2') (15' 2. UTM GRID ZONE 11 ; see above mE see above mN -� SEF ATTACHED 3. Tvp. 6S Range 7E of -- 14 of -- la of -- it of -- 4 of Sec. -- 4. Location on either side of a Nw-trending ridge= site consists of cairns of rocks generally strung out in two elongate groups _ 5. Contour 140-240 6. Owner private 7. Address S. Site Description cairn site; probably ancient mountain sheep hunting drift fence to funnel sheep to ambush spot as they came down to Lake Cahuilla to drink 9. Prehistoric xx Ethnographic Historic Unknown 10. Area 250 m (E-w) x 250 m (N-S) 11. Depth -- n/a 12. Vegetation sparse Creosote Hush Scrub 13. Water formerly Lake Cahuilla 2000 m north 14. Site Soil boulders 15. Surrounding Soil same 16. Previous Excavation none 17. Previous Site Designation, Published References none; see UCRARU #777 18. Destruction Possibility nil _ 19. Features 70+ rock cairns; 35+ rock cairns 20. Burials none 21. Artifacts none noted �+ 22. Remarks see attached sheet 23. Accession No. none _ _ _+y 24. Site Sketch Map yes 75. Date 18 June 84 26. Recorder P. J• Wilke 27. Photos yes UtAversity of California, Riverside ARCHAEOLOCtCA1. SITE SURVEY RECORD SLTE NO. CA-RIV-2826 COUNTY ltiverssi8e 1. USGS QUAD. La Quinta -- (71;' ) (15' 2. UTM GRID ZONE 1 _s 565940 ME 3724260 mN 3. Twp. 66 Range 7E ; SE h of SE 4 of . SW y of SE >a of NW y of Sec. 7 4. Location 60 m SE of a small spur of rock jutting west from mountain; dike runs NW from this spur; site is at base of mountain on east side of main wash 6. Owner private S. Site Description 5. Contour 82' 7. Address 1 bedrock mortar + 3 grinding slicks on! one large split boulder and 2 additional slicks on 2 more boulders 12 and 14 m to the SE 9. Prehistoric xx Ethnographic Historic _ 10. Area 6 m (E-W) x 20 m (N-S) 12. Vegetation Paloverde, Creosote Bush Scrub 13. Water formerly Lake Cahuilla, 1000 m north Unknown 11. Depth 14. Site Soil ray+ and sandy wash to west 15. Surrounding Soil 16. Previous Excavation none 17. Previous Site Designation, Published References 18. Destruction Possibility unknown - probably nil same none; see UCRARU #777 19. Features bedrock mortar, 5 grinding slicks 0 20. Burials none 21. Artifacts 1 elongate cobble pestle 22. Remarks large boulder with in:)rtar is east of big paloverde and partly covered by none 24. Site Sketch Map yes 23. Accession No. __...______ June 84 18 es 25. Date ______ 26. Recorder _P. J. Wilke 27. photos y t-1IVERSIn OF CALIFORNIA, RIVERSIDE bUMLLCV • DAVIS . 18t INA • LOS ANCALEa • RA'KASIDE •BAN DIEGO • SAN FRANCISCO i/ SANTA BARBARA • SANTA CRVL .Kt'li.�li11.►►tJi('AL 10—skARCIi UNIT 17141 787.3685 19 February 1985 SAND PEBBLE COUNTRY CLUB P. 0. Box 1577 La Quints, California 92253 Attn: Mr. Bill Young Dear Mr. Young RIVERSIDE, CALIFORNIA W2521 R�-Cc�tVED C;jv OF lA QQkJ""'T COMMUNIry DE'1ELVPMENxPt Our field crew completed its test excavations of archaeological site CA-Riv-2827, Locus 1, and found very little information important to pre- history. It is evident that no further consideration need be given to that site. Therefore, we are down to only two sites that require data recovery. These are CA-Riv-1179 and CA-Riv-2823, as shown on the enclosed map. I am to meet with Mr. 1tichard Milanovich, Chairman, Tribal Council, Agua Calieate Band of Cahuilla Indians, Palm Springs, on Friday, 22 February, to discuss in detail the disposition of any human remains that might be found in the course of data recovery excavations. I met with him last Tuesday and, although other pressing matters dominated the Council meeting, he agreed to meet with me again to complete discussion of the disposition of the human r%:mains. I will take him down to site CA-Riv-1179 and discuss with him the best manner in which to deal with the problem. I pointed out to him that when our testing crew was in the field 10 days ago they noted considerable recent disturbance at CA-Riv-1179, including the complete removal of one of thb cremations we had seen there. Any assistance you might be able to ;ive in preventing inscientific di -gin; there would be appreciated. 1 will finalize for you on Monday a revised proposal for data recovery measures at the two sites that warrant such treatment. As Mr. Sutton. my field foreman, discussed with you, we will aim for the fieldwork in the early part of April, and should be able to complete it by about the middle of that month. A firm work schedule will be detailed in the proposal you receive next week. Yours sincerely w Philip J. Wilke Adninistrator and Principal Investigator cc Sandra Bonner, Community Development Department, City of La Quinta t:nc losure W., LOW •, tap bti.,aing the project area outlined in bold and the locations of the ari haeological sites recorded during the field survey. Adapted from Usk;-, la Quinta, calif. 7.5' Quadrangle. UNIVERSITY OF CALIFt,nNIA, RIVERSIDE BERKELEY - DAVIS • IRVINE • LOS ANGELES • RIVERSIDE • SAN DIEGO • SAN FRANCUCD SANTA BARBARA • SANTA CRUZ ARCHAEOLOGICAL RESEARCH UNIT (714) 797•3885 10 September 1986 Mr. Bill Young and Mr. J. Burton Gold Crystal Canyon Country Club P. 0. Box 1577 La Ouinta, CA 92253 Dear Messrs. Young and Gold RIVERSIDE, CALIFORNIA 92521 Enclosed herewith is a preliminary copy of our final report of archaeo- logical data recovery conducted to mitigate adverse impacts to cultural re- sources at the proposed Crystal Canyon Country Club. We have forwarded the report to our printing service and we shall submit to you in a week or so, as well as one copy directly to the City of La Guinta. This report satisfies all recommedations for impact mitigation through data recovery. Recommendations for avoidance, where possible, of other sites, such as site Riv-2823 (the rock cairn site), and covering over the remains of site Riv-1179 in advance of golf course development in that area, should still be followed. We appreciate the opportunity to work with you on this projects and wish you success in your endeavors. Yours sincerely Philip J. Wilke Administrator and Principal Investigator cc Research Office enclosure: One advance copy of ARCHAEOLOGICAL INVESTIGATIONS AT LA QUINTA, SALTON BASIN, SOUTHEASTERN CALIFORNIA AUG 11 1992 - -�� r UNIVERSITY OF CALIFORNIA, RIVERSIDE BERlJMM • DAVIS • IRVINE - LOS ANGELES • RIVERSIDE • SAN DIEGO • SAN FRANCISCO SANTA BARBARA • SANTA CRUZ ARCHAEOLOGICAL RESEARCH UNIT (714) 787-3885 Mr. Bill Young Sand Pebble Country Club P. 0. Box 1577 La Quint&, CA 92253 Dear Mr. Young: RIVERSIDE. CALIFORNIA 82521 May 14, 1985 We have completed the mitigation work at the CA-RIV-1179 site. No further excavation will be required and construction may Proceed. We would appre- ciate your continued discouragement of vandalism at the site until it can be capped. We greatly appreciate your understanding and support throughout the project. Even though the site was badly vandalized in the last several months, we feel that substantial and significant data were recovered and that the data will make an important contribution to our understanding of the prehistory of southern California. We will be in touch with you to relay the progress of our analysis. Sincerely, Philip J. Wilke Administrator and Principal Investigator KS/kw cc: Sandra L. Bonner, Principal Planner City of La Quinta ` AUG 17 1992 z UNIVERSITY OF CALIFORNIA, RIVERSIDE BER[ELEY DAVIS 1RVINE • LOS ANCELES • R/VFRSIDE • SAN D1ECp SAN FRANCISCD SAATA BARBARA • SANTA CRUL ARCHAEOLOGICAL RESEARCH UNIT (714) 787.3885 Mr. Bill Young and Mr. J. Burton Gold Crystal Canyon Country Club P. O. Box 1577 La Quinta, CA 92253 Dear Messrs. Young and Gold: RIVERSIDE. CALIFORNIA 92521 September 26, 1986 (ARU #777) J FV � Enclosed please find two bound copies of our report entitled "Archaeological investigators at La Quinta, Salton Basin, Southeastern California." Again, we appreciate the opportunity to work with you on this project. Sincerely, ��//// ' 04 �- bf/ Philip J. Wilke Administrator and Principal Investigator k Enclosures cc: Research Office City of La Quinta (1 copy) Agua Caliente Band of Cahuilla Indians (1 copy) r: t :i 4 AUG 17 1992 RESOLUTION NO. 85-38 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, VACATING CERTAIN PORTIONS OF AVENUE 52. WHEREAS, the City Council did adopt its Resolution No. 85-34 declaring its intention to vacate certain portions of Avenue 52 pursuant to the Public Streets, Highways and Service Easements Vacation Law; and, WHEREAS, said Resolution No. 85-34 fixed April 16, 1985, at the hour of 7:30 p.m. in the Council Chambers, as the time and place for hearing all persons interested in or objecting to the proposed vacationsi and,, WHEREAS, a Notice of Public Hearing was published in the time and manner provided by law and notices of said hearing were posted along said portions of the street to be vacated in the time and manner provided by law; and, WHEREAS, the Planning Commission has adopted its Resolution No. P.C. 85-004 determining that the vacation of said street is not in conflict with the Circulation Element or any other element of the General Plan; and, WHEREAS, the City Council has conducted its hearing and has heard the evidence concerning this matter. NOW, THEREFORE, the City Council of the City of La Quinta does RESOLVE as follows: 1. The City Council hereby finds and determines that the following described portion of Avenue 52 is unnecessary for present or prospective public use and hereby orders said street- vacated and abandoned. 2. Said street ordered vacated and abandoned is Avenue 52 between Avenida Bermudas and a point 1,321 feet west of Jefferson Street. Said real property is particularly described in Exhibit "A", attached hereto and incorporated herein by this reference. A map designating the portion of said drive and boulevard to be vacated is attached hereto as Exhibit "B" and incorporated herein by this reference. 3. The City Council hereby finds and determines that the street hereby vacated and abandoned is not useful as a non -motorized, transportation facility as defined in Streets and Highways Code, Section 156, nor useful as a bicycle path or route pursuant to Public Resources Code, Section 5079 RESOLUTION NO. 85-36 4. This Council hereby determines that the public convenience and necessity require, and it is accordingly ordered, that there is reserved and excepted from the vacation of the said street, an easement in favor of the public, the City of La Quinta, the County of Riverside, the State of California and all public agencies, and their officers, agents, employees and contractors, for access, ingress and egress of fire, polic and other emergency services vehicles and personnel, on, in, over and across the areas of the said street herein ordered vacated. 5. The City Council hereby finds and determines that public convenience and necessity require that the presently existing public utility easements shall be either relocated and/or abandoned to the satisfaction of the affected public utilities prior to the recordation of this Resolution. 6. The portion of Avenue 52 hereby vacated shall not be closed to public use nor shall any construction or demolition occur thereon until the following conditions are completed and performed: . a. Access shall be provided from realigned Avenue 52 to the front of the Desert Club in accordance with City require- ments and to the satisfaction of the Applicant, the owner of the Desert Club and the City Council. (1) If an agreement satisfactory to the Applicant and the owner of the Desert Club cannot be accomplished, then public road access shall be provided b. The Applicant shall be responsible to pay all costs associ with the relocation of Avenue 52 in accordance with the pr visions and conditions of approval for Specific Plans Nos. 85-005A and 85-005B. These costs shall include, but not b limited to the construction or installation of road improv ments, noise barriers, landscaping and traffic control dev c. The portion of Avenue 52 approved for vacation shall not b closed to the public use nor shall any construction or demolition thereon until the following conditions are completed and performed: (1) All improvements shown'on Exhibits "B" and "a", as contained in the Community Development Department's file for Specific Plans .Nos. 85-005A and 85-005B, and as amended by those conditions of approval, shall be completed by the Applicant and accepted by the City of La Quinta, including: (a) Full -width improvements to an ultimate width of 100 feet for that portion of Avenue 52 between Desert Club Drive and Washington Street, in accordance with Exhibit "B". - 2 - RESOLUTION NO. 65-36 (b) Full -width improvements to an ultimate width of 110 feet for that portion of Avenue 52 between Washington Street and a point 662 feet west of Adams Street, in accordance with Exhibit "B". (c) Interim 28-foot-wide, paved road between the point 662 feet west of Adams Street and a point 1,321 feet west of Jefferson Street, in accordant with Exhibit "D". (d) One-half width improvements to an ultimate width of 1.00 feet for that portion of Avenue 52 betwee; Avenida Bermudas and Desert Club Drive. (e) One-half width improvements to an ultimate width of 42 feet for that portion of Avenida Nuestra between Washington Street and Calle Rondo. (f) Closure of Avenida Nuestra at Washington Street. (g) Installation of noise buffers and landscaping along Avenue 52 and Avenida Nuestra as required by the provisions and conditions of Specific Plans Nos. 85-005A and 85-005B. (h) Installation of improvements to the intersection of Avenue 52 and Avenida Bermudas. d. Improvement plan drawings for road improvements shall be subject to review and approval by the City Engineer. Transitional pavement for intersections and lane reduction areas, channelization (or striping) plans, and traffic control device plans shall be submitted for review and approval with the street improvement plans. (1) Any required encroachment permits shall be secured prior to beginning any work within rights -of -way. (2) All necessary right-of-way dedications shall be made. e. Prior to the closure of existing Avenue 52, the Applicant shall dedicate a site and contribute to the construction of a new fire station, in accordance with the conditions of approval for Tentative Tract Map No. 20328, Revision No. 1. Provision shall be made to assure that adequate access to and from the existing fire station is maintained during construction of improvements. f. Specific Plans Nos. 85-005A and 85-005B shall be adopted and in effect prior to the vacation of existing Avenue 52. - 3 - RESOLUTION N0, 85-38 7. The City Clerk is hereby authorized and directed to record a certified copy of this Resolution in the office of the County Recorder of Riverside County at such time as the conditions set forth in Sections 5 and 6 hereof are satis- factorily completed and performed. APPROVED and ADOPTED this 16th day of A2ril, 1985, by the following vote: AYES: Council Members Allen, Bohnenberger, Wolff and Mayor Cox. NOES: None. ABSENT: Council Member Pena. ATTEST: APPROVED AS TO FORM: i APPROVED AS TO CONTENT: - 4 - CITY MANAGER 78.105 CALLE ESTADO - LA OUINTA, CALIFORNIA 92253 - (619) 564.2246 May 13, 1985 Mr. William Young Crystal Canyon of La Quanta P. 0. Box 867 La Quanta, CA 92253 Kevin Manning, Planner Landmark Land Cot>pany P. 0. Box 1578 La Quanta, CA 92253 RE: Street Vacations Nos. 85-007A and 85-007B Dear Messrs. Young and Manning: This :letter is to report that the City Council, at its meeting of April 16, 1985, adopted Resolution No. 85-38 approving the vacation of certain portions of Avenue 52. This approval is subject to conditions of approval set forth within Resolution No. 85-38, Vith the following revision: 1. Add the following sentence to Condition No. 6.e.: "6.e. .....Tentative Tract Map No. 20328, Revision No. 1. Provision shall be made to assure that adequate access to and from the existing fire station is maintained during construction of .improvements." If you have any questions regarding the above matter, please do not hesitate to contact this department. Very truly yours, CQ"4_VIV DEVELOPHWr DEPA PLANNING DIVISICN �6' ac Lawrence L. Stevens, AICP Ommmity Development Director LLS: dmv Atch: 1. Signed Copy of Resolution No. 85-38, As Amended cc: Mike Smith, J. F. Davidson MAILING ADDRESS - P.O. BOX 1504 - LA OUINTA. CALIFORNIA 92253 SPWIFIC PIM 85-00" Ord 85-005B Realignment of Avern_ 52 - April 16, 1985 --Avenue 52nd - Specific Plan OONDITICNS OF APPRrMU I. The applicant shall comply with Exhibits A, B, C i D as contained within the C maunity Development Departments files for Specific Plans Numbers 85-OOSA and 85-005B, which conditions shall take precedence in the event of any conflict with the provisions of the specific plan. 2. Prior to this specific plan becoming effective, the applicant shall demonstrate ccWhance with all the provisions and conditions of approval of both the subject Specific Plans and Street Vacation No. 85-007A and No.85-007D. 3. The applicant shall submit revised engineering street plans to omply with revisions of this approval. TRAFFIC and CIECMAnCN 4. Developwit of Avenue 52 shall be in canplianoe with the City's roadway standards and the City Dnineers' requirements. 5. That portion of Avenue 52 between Cane Rondo and Calle tuatamala shall be improved in accordance with D&ibit E. 6. All additional right of way for public road and utility pure shall be dedicated to the City. 7. Access fram Avenida Nuestra to Washington Street shall be restricted. The applicant shall pay all the costs. S. The applicant shall instal.1 traffic control devices as required by the City engineer. 9. The applicant shall Provide traffic channelizatiOn plans for Avenue 52 between the projects east boundary and Avenida Bermudas. 10. The applicant shall redesign the easterly bend of Avenue 52 to a 2000 foot radius to allow for traffic safety. PUBLIC SERVICES and UTILSTm 11. The applicant shall provide for a new fire station in a000rdanoe with conditions of approval fox Tentative Tract No. 20328 revision No.l. 12. Easements shall be provided for all public utilities. NOISE 13. Zhe Applicant shall provide a 45-foot-wide parkway (approximately) with a minimum six -foot -high berm and six -foot -high wall between Avenida Nuestra and Avenue 52 to mitigate noise impacts. the additional 10 feet shall be obtained by reducing the madian to 12 feet (approximately) in width. The noise wall shall be shifted 15'-20' (approximately) to the south to maximize views of the trees and mountains. SPEX.'IFIC PLANS NOS. 85-005A and 85-005B April 16, 1985 Page 2. 14. The Applicant shall provide a 35-foot-wide, 6-8-foot-high berm on the south side of Avenue 52 to mitigate noise impaction. Any wall on the south side of Avenue 52 shall be subject to City review and approval. MISCMLLANBOUS 15. The Applicant shall submit detailed landscaping plans to the Cmr=ity Development Department for review and approval of all proposed landscaping within all the right-of-ways of Avenue 52 and Avenida Nuestra (within Tract 20328). 16. The Applicant shall provide a meandering, 6-foot-wide, bicycle path on the north side of Avenue 52 and a 5-foot-wide, meandering, pedestrian path on the south side of Avenue 52. the bicycle and pedestrian walls may be shifted to opposite sides of Avenue 52. 17. The Applicant shall assume all costs for the obtaining of land and constructioi of improvements for the implementation of this approval. PROJECT '� T.yl Nlt�'i . Ctyd Tit CLIENT rw0 Of J06 NO 9SsG GATE / - 23 - e7 { y • I telo Q 4 V N 3 � M o ,3 J � s U► 2 " � q o V J a e� 4t. a M h n September 4, 1992 Frank reynolds City Engineer P.O. Box 1504 La Quinta, CA 92253 Subject: The Tradition of La Quinta (tentative tract 27613) Street Sections Dear Mr. Reynolds, 0 SEP ka9 CITY 0? LA QUINTA PLANNING DEPARTMENT As you are aware, we are developing a very high end, high quality, and exclusive gated low density community. Our total acreage including the mountains is 729, and we are proposing only 399 dwelling units. We must be competitve with similar high end projects in neighboring cities i.e. Bighorn, Alta Mira, Hidden Valley Reserve, etc. The following items in this letter of explanation describes the special conditions, within the project, relating to our proposed street widths. The Tradition of La Quinta streets are proposed to be constructed where brick pavers will cover 1000/6 of the surface area Please note that Bighorn is built and has used the very same street sections we propose. Should a requirement be to widen thses proposed sections, the up front cost increase would be so substantial as to deem the project infeasable. • The projects CC&R's will contain a provision providing for no parking on all interior streets (excepting Lot "R"). • Shuttle services will be provided from the clubhouse with valet service for any homeowner's guests. This will alleviate parking problems for any homeowner having a large number of guests. • The gate security guards will be required to monitor the number of guest vehicles destined to a given address. Should that number exceed the allowance parking for that unit, any additional guests will be directed to the clubhouse valet .and shuttle service. • The lot depths attainable are restricted by the pre-existing flood control grading that protects the city from floods. Our landscaping concept adjacent to our interior streets, in order to maintain a competitve lot depth has dictated our proposed street widths. • We propose to hold the front yard setbacks as follows (excepting lots 1, 15, 22, 51, THE TRADITION of La Quinta 78-505 52nd Avenue • La Quinta, CA 92253 53, 167,168): Custom homes Villas Lots 11 15, 22, 51, 53, 1679 168 Tennis Villas 30' (more than 100' frontage) 25' (less than 100' frontage) 20' 20' (50' frontage) We believe that the above special circumstances warrant an exception to your odinance requirements as allowed by sections 13.12.010 A,B,C,. The project street widths (curb to curb) that we propose are listed below: 1. Entry road and Lot E Double 16' 2. Lots B, D and Q 28' 3. Lot R 36' 4. All other interior streets 24' 5. Cul-de-sac bulb 76' (38.5' property line radius) We appreciate your sincere consideration relating to this very important matter. should you have any further questions or need any additional information from us, please do not hesitate to call. Very truly yours opt �FPO4. , J. Burton Gold President The Tradtion of I.a Quinta CC: John Pena bw/JBG THE TRADITIOle1 of La Quinta 78-505 52nd Avenue • La Quinta, CA 92253 PLANNING COMNUSSION RESOLUTION 92- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CONCURRENCE WITH THE ENVIRONMENTAL ASSESSMENT AND RECOMMENDING APPROVAL OF CHANGE OF ZONE 92-072 TO THE CITY COUNCIL CASE NO. CZ 92-072 - J. B. GOLD (THE TRADITION OF LA QUINTA) WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the; 22nd day of September, 1992, hold a duly notice Public Hearing to consider the request of J. B. GOLD for a Change of Zone from R-2*20,000 (Multiple Family Dwelling) and R- 1 *+ + 10, 000 (One Family Dwelling) to R-2 (Multiple Family Dwellings) on +446 acres, and a request to reclassify approximately 19.4 acres from H-C (Hillside Conservation) to R-2 (Multiple Family Dwellings) for property generally located south of the new 52nd Avenue, east of Avenida Bermudas and north of the Coral Reef Mountains, more particularly described as: APN 769-161-000 through 004 APN 769-162-001 & 002 APN 769-171-001, 0039 004 (Portions of Section 6 and 7, APN 769-172-001 & 002, APN 769-180-001, 002, 003, 005, 006, 007 APN 769-190-001 through 003 T6S, R7E, 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 an Environmental Assessment/Negative Declaration, which has 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 Change of Zone. 1. The proposed Change of Zone, as requested, is consistent with the goals and policies of the existing La Quinta General Plan. 2. The proposed R-2 Multiple Family Dwellings zoning is consistent and compatible with surrounding land use and zoning designations. 3. That the site is physically suitable for this type of development. RESOPC.082 4. Approval of this proposal will not result in a significant adverse impact on the environment due to mitigation measures contained in the proposed Negative Declaration. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby recommend adoption of the Negative Declaration by the La Quinta Planning Commission pursuant to the attached Environmental Assessment; and, 3. That it does hereby recommend to the City Council approval of Change of Zone 92-072 for the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit "A", attached hereto. PASSED, APPROVES, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 22nd day of September, 1992, by the following vote, to wit: AYES: NOES: ABSENT: ABST'AIN': KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.082 2 r... f, '"r Calle Sinaloaqrl R_3 ' Calle Durango =� Calle Sonora `JLCalle Ensenada Calle Noqales -c SA .LJJ1. R-2 ,r•,'h .16 r c Iil i� 1 i Calle Monterey J. iI JU�. 1 Calle Madrid nrn lip. ;'1nn►! OCalle Temecula -qLE t►L[QJ• J Calle Potrereo r l�9"11 a It It It eat Call a Tecate, "MU UcAn 4r-- Washington Street R-Z - 9 . i • •—• iennue 52nd r a 1gne R-Z,�. 1 A-1 co rvw F4-C i H-C (Hillside ! a Conservation) ¢¢.4 O� W- I " 1 LAa R-2 Multiple Family Dwellings CMULu ti H-C Hillside Conservation ®.. Project Boundary Note: The new boundary line for the H-C Zoned ' property follows the toe of the mountain. CASE No. Change of Zone 92-072 Is �NORTH SCALE: nts Proposed Zoning Designations PLANNING COMMISSION RESOLUTION NO. 92-031 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA RECOMMENDING ADOPTION OF THE ENVIRONMENTAL ASSESSMENT AND APPROVAL OF A 399 UNIT SUBDIVISION ON 746.6 ACRES GENERALLY LOCATED SOUTH OF 52ND AVENUE AND EAST OF AVENIDA BERMUDAS CASE NO. TENTATIVE TRACT 27613 - THE TRADITION WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 22nd day of September, 1992, hold a duly -noticed Public Hearing as requested by the Tradition of La Quinta (J.B. Gold) on the Environmental Analysis and the request to subdivide 746.6 acres into a 399 unit single family residential subdivision with associated golf course and open space lots, generally located on the southeast corner of 52nd Avenue and Avenida Bermudas, more particularly described as follows: A PORTION OF SECTIONS 6 AND 7, T6S, R7E, SBB&M WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended, Resolution No. 83-63, in that the Planning Director has conducted an initial study (Environmental Assessment 92-240) and has determined that although the proposed tentative tract will not have a significant adverse impact on the environment, there would not be a significant effect in this case because appropriate mitigation measures were made conditions of the development approval, and that a Negative Declaration should be filed; and, WHEREAS, at the Public Hearing held on September 22, 1992, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make findings to justify the recommendation for approval of said Tentative Tract map; and, WHEREAS, at said Public Hearing, said Tentative Tract Map 27613 was approved by the La Quinta Planning Commission based on said findings and subject to certain conditions; and, WHEREAS, the La Quinta Planning Commission on September 22, 1992, did find the following facts to justify recommending approval of said tentative tract map: 1. The design and improvements of the approved Tentative Tract 27613 are consistent with the current goals and objectives of the La Quinta General Plan. RESOPC.039/CS -1- 2. Tentative Tract 27613 is consistent with current standards of the Municipal Zoning and Land Division Ordinances. 3. The subject site is physically suitable for a 399 unit development with a density of 0.9 units per acre. 4. The design of Tentative Tract 27613 and its related improvements are not likely to cause environmental damage or substantially and avoidably injure fish and wildlife or their habitat provided that approval conditions related to mitigation measures for the flora, fauna, and archaeological resources are complied with during project development. 5. The design of Tentative Tract 27613 and the type of improvements are not likely to cause public health problems nor would they conflict with existing public easements. 6. There is no evidence to suggest that approval of Tentative Tract 27613 could have a major adverse impact on the environment. 7. The location and appearance of the proposed dwelling units will be made compatible with the area in which the 399 unit development is located. 8. The proposal to provide approximately 70% of the site as usable open space area exceeds the minimum requirements for planned residential developments. The Coral Reef Mountains will remain in natural open space. 9. The proposed private circulation system will provide for the safe and efficient movement of vehicles within the project, and the use of small private streets within some areas of the project will not impact the overall safety of the future residents. 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 concur with the environmental determination and grant approval of the above -described Tentative Tract 27613, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval as recommended by the La Quinta Planning Commission and modified herein. RESOPC.039/CS -2- PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 22nd day of September, 1992, by the following vote, to wit: AYES: Commissioners Mosher, Ellson, Marrs, and Adolph NOES: None ABSENT: None ABSTAIN: Chairwoman Barrows KATIE BARROWS, Chairperson City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.039/CS -3- CONDITIONS OF APPROVAL TENTATIVE TRACT 27613 - THE TRADITION PLANNING COMMISSION RESOLUTION 92- -RECOMMENDED SEPTEMBER 22, 1992 GENERAL 1. Tentative Tract Map No. 27613 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 and become void within two years unless extended pursuant to the City's Subdivision Ordinance. 3. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the City Engineer and the Planning and Development Department prior to any final map recordation activities. 4. Prior to the issuance of a grading or building permit for construction of any building Or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: - City Fire Marshal - Public Works Department - Planning and Development Department - Southern California. Gas Company - Desert Sands Unified School District - Coachella Valley Water District - Imperial Irrigation District - California Regional Water Quality Control Board (NPDES Construction permit) Applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining city approvals and signatures on the plans. Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 5. This approval shall be in compliance with all applicable conditions and applicable provisions of Specific Plan Nos. 85-005A and 85-005B, Street Vacation Nos. 85-007A and 85-007B, and the Washington Street Corridor Specific Plan (SP 86-007) . 6. 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. CONAP:RVL.001 7. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. 8. 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. DEDICATIONS 9. 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. 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. Dedications shall include: A. 52nd/Washington Intersection - As required by the City Engineer; B . South side of 52nd - Drainage easement for westerly continuation of existing swale at east end; C. Right -of -Way or easements as required to provide turn -around for fire equipment. If design of the turn -around involves property north of the fire station, the design shall be coordinated with the Fritz Burns Park master plan. D. Avenida Bermudas - Secondary Arterial, 50-foot half width. E. Avenida Bermudas - Easements over drainage system connecting Bermudas to the on -site regional stormwater system. 10. Applicant shall create, and offer to dedicate, common -area setback lots, of minimum width as noted, adjacent to the following street rights of way: A. 52nd Avenue - 20 feet wide; B . Avenida Bermudas - 20 feet wide. The minimum width may be modified to an average width if a curvilinear wall design is used. 11. Applicant shall dedicate blanket easements over the setback lots for the purpose of sidewalks and/cr bikepaths. 12. Applicant shall vacate vehicle access rights from lots abutting 52nd Avenue alignment and Avenida Bermudas. Access to these streets shall be restricted to street intersections and approved emergency access locations. CONAP;RVL.001 2 Conditions of Approval -TT 27613 13. Applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and centralized mail delivery units. 14. Access easements for landlocked lots shall be shown and dedicated on the final map (s) for this property . 15. 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 unless such easements are approved by the City Engineer. IMPROVEMENT AGREEMENT - 16. Improvements: Applicant shall construct, or enter into an agreement to construct, the on and off -site grading, streets, utilities, landscaping, and on -site common area improvements before the final map is recorded. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 17. Prior to recordation of the first final map for this development, Applicant shall reimburse Landmark Land Company for improvements to 52nd Avenue which were previously installed West of the west boundary of Tract 24889/24890. If Landmark has been reimbursed by the city, applicant shall reimburse the city for those costs. 18. Prior to recordation of the first final map for this development, applicant shall reimburse or provide security in guarantee of reimbursement of the city and its redevelopment district for costs incurred in improvements to 52nd. Avenue and Avenida Bermudas. Reimbursed costs shall include the associated storm drainage facilities. If Applicant provides security in lieu of reimbursement, Applicant shall provide the actual cash reimbursement prior to recordation of any final map which by itself, or in combination with previously -recorded maps, results in the creation of more than fifty percent (50%) of the building lots proposed for this development. 19. Deferred Improvements: A- plicant shall pay cash in lieu of and equivalent to the respective fair -share construction cost, of implements for which Applicant has partial cost responsibility and construction is deferred until the improvements are deemed appropriate and/or the full complement of funding is available ("deferred improvements") . The city may approve deferral of the cash payment if Applicant posts security to guarantee payment when needed. Deferred improvements for this tract include: A . Intersection of Avenue 52 and Washington Street: 50% of the cost to design and construct traffic signals. Applicant's obligations with respect to deferred improvements may be supplanted by participation in the city's major thoroughfare improvement program if the program is in effect prior to recordation of the final map for this tract. Details of the program may be found under the street and traffic improvement section of these conditions. CONAPRVL.001 3 Conditions of Approval -TT 27613 GRADING 20. Prior to issuance of any grading or building 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 all construction activities; B . Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The 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. 21. 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. 22. Applicant shall comply with provisions of the Master Plan of Drainage, including payment of fees required therewith, and the City's flood protection ordinance. 23. 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 and mitigation measures of Environmental Assessment 92-240 and Tentative Tract 27613, 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 92-240 and Tentative Tract 27613, 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 92-240 and Tentative Tract 27613. The Planning and Development Director may require inspections or other monitoring to assure such compliance. 24. The grading plan shall conform with the recommendations of the soils report. 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. 25. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted. The report of the investigation ("the soils report") shall be submitted with the grading plan. CONARM.001 _ 4 Conditions of Approval -TT 27613 26. A grading plan shall be prepared by a registered civil engineer. The plan must meet the approval of the City Engineer prior to final map approval. 27. Applicant shall continue accepting drainage from the developed area West of the tract to the regional stormwater system located within this tract. DRAINAGE 28. The tract shall be graded to permit storm flow in excess of retention capacity to flow out of the tract through a designated overflow outlet and into the historic drainage relief route. Similarly, the tract shall be graded to receive storm flow from adjoining property at locations that have historically received flow. 29. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site. The tributary drainage area for which the Applicant is responsible shall extend to the centerline of any public street contiguous to the site. 30. In design of retention facilities, the percolation rate shall be considered to be zero unless Applicant provides site -specific data that indicates otherwise. A trickling sand filter and leachfield shall be installed 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 day per 1,000 square feet of drainage area. 31. The design of the tract shall not cause any change in flood boundaries, levels or frequencies in any area outside the tract. 32. Applicant shall construct storm water facilities along the south side of Avenue 52 as required by the City Engineer. LANDSCAPING 33. Applicant shall provide landscape improvements in the setback lots along Avenida Bermudas and 52nd Avenue. Design of these setbacks shall be reviewed by the Design Review Board and approved by the Planning Commission and shall be consistent with the 52nd Avenue Specific Plan and any applicable approvals/conditions as set forth in Condition #5. The Applicant is encouraged to minimize steep slope designs within the perimeter landscaping setback areas along 52nd Avenue and Avenida Bermudas. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of street curb. 34. Landscape and irrigation plans for landscaped lots, common retention basins and park facilities shall be prepared by a licensed landscape architect. The plans and proposed landscaping improvements shall be in conformance with requirements of, and be signed by, the Planning Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor - mounted equipment. CONARM . 001 Conditions of Approval -TT 27613 35. Applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 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. STREET AND TRAFFIC IMPROVEMENTS 37. The city is contemplating adoption of a major thoroughfare improvements ordinance. The ordinance is intended to distribute the cost of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is subdivided or developed for beneficial use. If the ordinance is adopted at least 60 days prior to recordation of this map, this project shall be subject to the provisions of the ordinance. If the ordinance is not adopted 60 days prior to recordation of this map, Applicant shall construct street improvements within and contiguous to the tract as listed below. 38. Improvement plans for all on- and off -site streets and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the City Engineer. Pavement design shall consider soil strength, anticipated traffic loading and design life. The minimum pavement section shall be 3" AC/4" Class 2 base for local streets and 42"/6" for arterial and collector streets. 39. Improvements shall include all appurtenances such as traffic signs, cha.nnelization markings,' raised medians if required, street name signs, sidewalks, and centralized mail delivery units approved in design and location by the U . S . Post Office and the City Engineer. Mid -block street lighting is not required. Enhancements to existing improvements may be required to integrate the proposed improvements with existing conditions. This includes street width transitions extending beyond tract boundaries. 40. The following street improvements shall be constructed to conform with the General Plan street type noted therewith: A. ON -SITE STREETS If applicant's proposal for reduced -width on -site streets is approved by the City Council, on -site street widths and requirements of the Homeowner's Association shall comply with all provisions of the proposal and the following: 1. Allowable widths between curb faces shall be as follows: - Entry road and Lot "E" - divided with two 16-foot lanes. The entry road shall be aligned with Washington Street. - Lots "B", "D" & "Q" - 28 feet. - Lot "R" - 36 feet. - Cul de sac bulbs - 76 feet (38.5 foot radius to property line) . - All other streets - 24 feet. CONAPM.001 6 Conditions of Approval -TT 27613 2. No on -street parking will be allowed except on Lot "R . " The homeowner's association shall enforce this provision. 3. On -site parking capacities for building lots in the subdivision shall be approved by the city prior to issuance of a building permits for those lots. 4. Gate security guards will be required to monitor the number of guest vehicles destined to a given address. If the number of vehicles exceeds the available off-street parking at that address, the excess vehicles shall be directed to the clubhouse valet and shuttle service. 5. Shuttle service shall be provided from the clubhouse. Valet service shall be available to any homeowner desiring to handle excess vehicles at the point of destination. 6. These provisions shall be made a part of the CC&Rs for the subdivision . If Applicant's proposal for reduced -width streets is not approved by the City Council, the following widths between curb faces shall apply: 1. Tract entry road and Lot "E" - divided with two 24-foot lanes. The tract entry shall be aligned with Washington Street. 2. Double -loaded residential streets - 36' between curb faces 3. Single -loaded residential streets - 32' between curb faces. B. OFF -SITE STREETS 1. Avenue 52 (Primary Arterial) - Install all remaining improvements including a full raised median and walls on both north and south sides. 2. Old Avenue 52 alignment - Realign street at west end to match up with Calle Durango. C. FIRE DEPARTMENT ACCESS 1. Service entry drive on Avenue 52 - Construct shared -access facility acceptable to the Riverside County Fire Department, the city Parks and Recreation Department and the City Engineer. As a part of the access facilities, improvements may be required on the old Avenue 52 alignment, on city park property and/or the fire station property. 41. Access points and turning movements of traffic shall be restricted as follows: A. 52nd Avenue (main access road) - Unrestricted at Washington Street. MISCELLANEOUS ENGINEERING CONDITIONS 42. Grading, drainage, street, lighting, landscaping & irrigation, park, gate, and perimeter wall plans are not approved for construction until they have been signed by the City Engineer. CONAP:RVL . 001 7 Conditions of Approval -TT 27613 43. Applicant shall pay all fees and deposits required by the city for processing, plan checking and construction inspection. The fee and deposit amount(s) shall be those which are in effect at the time the work is undertaken and accomplished by the city. 44. Applicant shall maintain the landscaped areas of the subdivision such as the landscaped setback lots and retention basins until those areas have been accepted by the city's Landscape and Lighting District or the Homeowner's Association. Applicant shall maintain all other improvements until final acceptance of tract improvements by the City Council. 45. Applicant shall provide an Executive Summary Maintenance Booklet for the street, landscape irrigation., perimeter wall, and drainage facilities installed in the subdivision. 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. TRACT AND BUILDING DESIGN 46. Development of the project site shall comply with tentative tract map Exhibit A, as contained in the Planning and Development Department's file for Tentative Tract No. 27613, and the following conditions, which conditions shall take precedence in the event of any conflict with the provisions of the tentative tract map. 47. This approval does not authorize the construction of a golf clubhouse, tennis building with tennis courts, gatehouses, and a maintenance facility at the general locations shown on Exhibit A. These buildings' specific locations, design, height, and size shall be subject to separate plot plan review and approval by the Design Review Board and Planning Commission. 48. The development of custom, single-family lots shall be governed by the following: A. The Applicant shall establish a Design Review Committee to review and approve all development within Tentative Tract No. 27613. The main objectives of this Committee shall be to assure that building architecture, building materials and colors, building height and setbacks, and landscape design follow appropriate design themes throughout the tract. Procedures and operation of the committee shall be set forth in the tract's CC & R's. B . Applicant shall establish within the CC&R's site design standards appropriate to estate and villa lots, including but not limited to, front, side and rear setbacks, lot coverage, etc. Standards shall be reviewed and approved by the Planning and Development Department as part of its review of the CC&R's, but be no less restrictive than the R-2 Zone standards, as appropriate. C. Prior to issuance of an occupancy permit for any house within Tentative Tract No. 27613, landscaping/groundcover shall be installed and appropriately maintained. Type of planting, method of installation, and maintenance techniques shall be subject to plan approval by the Planning and Development Department. CONAP:RVL.001 8 Conditions of Approval -TT 27613 D. All roof -mounted equipment shall be screened from view at all sides by design of the house. All ground -mounted mechanical equipment shall be screened from view by methods approved by the Planning and Development Department. E. All dwelling units within the project shall be single story (maximum 24- feet) except two story units will be permitted on the Tennis Villa Lots but the maximum height shall be 28-feet . F. No two-story units shall be allowed within 150-feet of 52nd Avenue, or Avenida Bermudas. The maximum height of the residential unit within 150-feet of 52nd Avenue & Avenida Bermudas shall be 22-feet. G. The minimum dwelling unit (living area) size for all residential units shall be 1,200 square feet (excluding attached or detached parking garage). H . All dwelling units shall have a minimum two car garage measuring 20- feet by 20-feet in overall size. The garage can be either attached or detached. I. The architectural style of the project shall be Spanish Colonial, Southwest Adobe, Pueblo, or other styles approved by the Design Review Board. J. All roofing material within the project shall be clay or concrete tile barrel. The color of the roof tiles shall consist of desert hues. 49. Provisions shall be made foT a significant viewing opportunity on both sides of the main project entrance at 52nd and Washington through the use of landscaping, lakes, fountains, fence design and setbacks, but open fencing shall not be required. 50. Any minor changes in lot mix, sizes, lines, or shapes, or street alignments, shall be reviewed and approved by the Planning and Development Department prior to any final map approvals for recordation. PUBLIC SERVICES AND UTILITIES 51. All existing and proposed utilities adjacent to or on the proposed site or shall be .installed in underground facilities. Electric power lines over 12,500 volts are not subject to this requirement. 52. Underground utilities in a;ceas where hardscape surface improvements are planned shall be installed prior to construction of the surface improvements . Applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. 53. The Applicant shall comply with the requirements of the City Fire Marshal, who may approve alternate means of compliance where deemed appropriate and equivalent to these standards: A. Schedule fire protection approved Super fire hydrants, (6" x 411 x 2 1 / 2" x 2 1 / 2") shall be located at each street intersection spaced not more than 330 feet apart in any direction with no portion of any frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 2,500 gpm for 2 hours duration at 20 psi. CONAP:RVL.001 9 Conditions of Approval -TT 27613 B. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed/approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." C. The required water system including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. When public use type buildings (club house) are constructed, additional fire protection requirements as to type, location and hydrant placement, water system and fire flows, will be stipulated by the Fire Department based on square footage of buildings, use and type of construction. D . Gates installed to restrict access shall be power operated and equipped with a Fire Department override system consisting of Knox key operated switches, series KS- 2P with dust cover, mounted per recommended standard of the Knox Company. Improvement plans for the entry street and gates shall be submitted to the Fire Department for review/approval prior to installation. E. All building shall be accessible by an all-weather roadway extending to within 150-feet of all portions of the exterior walls of the first story. The roadway shall: be not less than 24-feet of unobstructed width and 13-feet, 6-inches of vertical clearance. Roads with housing units on both sides shall be not more than 36-feet of unobstructed width. F. Cul-de-sacs longer than 150-feet shall have a minimum turning diameter of 76 feet. Cut -de -sacs shall be no longer than 550 feet unless provided with an approved emergency alternate access or other appropriate fire protection approved by the Fire Marshal. 54. The Applicant shall comply with the following requirements regarding fire station facilities as required in the Avenue 52 Specific Plan: A. Prior to the recordation of the final map, the Applicant shall dedicate to the City a one acre site for a fire station, at a location approved by the Riverside County Fire Department and the City. B . The Applicant shall prepare and submit building plans for the proposed station for the review and approval by Riverside County Fire Department and the City. C . The Applicant shall make a payment of $100, 000 to provide for the partial construction of the fire station. This contribution shall be used as a credit for fire facilities infrastructure fees until those fees exceed the amount of the credit. *NOTE: The Riverside County Fire Department has committed to retrofitting the existing fire station facility. Applicant's contribution towards this facility shall be based on the above percentage responsibilities. Applicant shall enter into an agreement with the City and Riverside County Fire Department in order to determine the appropriate compensatory relief required of Applicant. CONAP:RVL.001 10 Conditions of Approval -TT 27613 55. The Applicant shall comply with the requirements of the Coachella Valley Water District as required in their letter of August 10, 1992. 56. All on -site and off -site utilities, including any existing utility poles, shall be installed underground and trenches compacted to City standards prior to construction of any streets. The soils engineer retained by the Applicant shall provide the necessary certified compaction test reports for review by the City Engineer, as may be required. 57. In order to mitigate impacts on public schools, the Applicant shall comply with the following: Prior to the issuance of any building permits, the Application shall provide the Planning and Development Department with written clearance from the DSUSD stating that the per -unit impact fees have been paid. 58. Applicant/Developer shall provide for transit amenities as may be necessary. These amenities shall include, as a minimum, a bus turnout location and passenger waiting shelter along 52nd Avenue, the precise location of which shall be determined by Sunline Transit. QUALITY ASSURANCE 59. The city is contemplating adoption of a quality -assurance program for privately -funded construction. If the program is adopted prior to the issuance of permits for construction of the improvements required of this map, Applicant shall fully comply with the quality -assurance program. If the quality -assurance program has not been adopted, Applicant shall employ or retain a California registered civil engineer 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 shall provide the following certifications and documents upon completion of construction: A. Upon completion of the improvements, a statement on the "as built" plans as follows: "The construction of all improvements on these plans was properly monitored by qualified personnel under my supervision for compliance with the plans and specifications. The work shown hereon was constructed as approved except as otherwise noted. Noted exceptions have been approved by the City Engineer." B . Prior to issuance of any building permit, a separate document bearing the engineer's seal and signature, that lists actual building pad elevations. The document shall, for each lot in the tract, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The data shall be organized by tract phase and lot number and shall be cumulative if the data is submitted at different times. 60. Applicant shall provide the city a signed set of "as built" reproducible drawings of all grading and improvements except water and sewer. CONAPRVL.001 11 Conditions of Approval -TT 27613 WALLS, FENCING, SCREENING, AND LANDSCAPING 61. Prior to 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. 62. 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 the Planning Commission, with 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. 63. Desert or native plant species and drought resistant planning materials shall be encouraged. Provision shall also be made for planting materials which provide forage and nesting areas for nearby wildlife. 64. Adequate provision shall be made for continuous maintenance of all landscaping and related features. 65. A minimum six -foot -high, solid, masonry wall shall be provided along the west, north, and a portion of the east project perimeters of the project, except for the perimeter adjacent to the mountains where fencing, if any, shall be designed so as to permit wildlife to enter the site. Fencing shall be prohibited along the project portions which abut the mountain areas to permit unobstructed wildlife migration. The exact location, design, and materials shall be subject to review and approval by the Planning and Development Department. 66. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be designed to minimize light and glare impacts to surrounding property. All lighting to be installed shall be subject to review and approval by the Planning and Development Department. 67. The existing trees on the site shall be incorporated into the landscape plan wherever feasible. A tree retention plan shall be submitted to staff as part of the final Landscape Plan and prior to any site grading. Citrus trees and Palm trees shall be used as the central landscape theme along 52nd Avenue. CON"IM . 001 12 Conditions of Approval -TT 27613 MANAGEMENT 68. Prior to the recordation of the final map, the Applicant shall submit to the Planning Director the following documents which shall demonstrate to the satisfaction of the City that the open space/recreation areas and private streets and drives shall be maintained in accordance with the intent and purpose of this approval. A. The document to convey title; B . Covenants, Conditions, and Restrictions to be recorded; and, C . Management and maintenance agreement to be entered into with the unit / lot owners of this land division. The approved Covenants, Conditions, and Restrictions shall be recorded at the same time that the final subdivision map is recorded. A Homeowner's Association, with the unqualified right to assess the owners of the individual units for reasonable maintenance costs, shall be established and continuously maintained. The association shall have the right to lien the property of any owners who default in the payment of their assessments. Such lien shall not be subordinate to any encumbrance other than a first deed of trust, provided that such deed of trust is made in good faith and for value and is of record prior to the lien of the homeowners association. MISCELLANEOUS 69. Appropriate approvals shall be secured prior to establishing any construction or sales facilities, and/or signs on the subject property. 70. The Applicant shall meet all requirements of the UC-Riverside Archaeological Research Unit, such as: 1. Site CA-RIV-1179 (Cremation burials) - The burial site shall be capped with 3-feet of clean fill dirt prior to the installation of the golf course. The easterly 60-feet (60-feet x 120-feet) of the burial site shall be preserved and planted with desert landscape so as to prevent pedestrian or vehicular traffic over the burial area since it is an important historical landmark for the local Cahuilla Indian Tribe. The area shall be higher than the golf course. The landscape plan shall be reviewed and approved by the Agua Caliente Indian Tribe and the Riverside Archeological Research Unit prior to approval by the City; 2. Site CA-RIV-2823 (Rock cairns) - The rock cairns appear to have been removed during the grading of the site by the Coachella Valley Water District in 1988. The rock cairns site should be re -recorded by a professional archaeologist and a site record update shall be filed with the Easter Information Center at the University of Riverside; .and, 3. Site CA-RIV-2826 (Milling Area) - This area should be identified as an area of cultural -historical value and a plaque erected explaining the significance of the site. Applicant shall provide verification to the Planning & Development Department of completion of these tasks and final certification by the UC-Riverside Archaeological Research Unit. CONAPRVL.001 13 Conditions of Approval -TT 27613 All historical plaques or monuments which are erected on the property shall be approved by the Agua Caliente Indian Tribe prior to installation. The project CC & R's shall include information on the historical nature of the site and identify the three subject sites plus information of the Hacienda Del Gato residence. 71. Applicant shall submit plans for street lighting along roads, if any, for review and approval by the Planning and Development Department. 72. The applicant shall comply with the provisions of the Hillside Conservation Ordinance (La Quinta Municipal Code Chapter 9.145) . 73. The Applicant acknowledges that the City has adopted a Historic Preservation Ordinance which requires the preservation of historic structures within the City. The Applicant shall comply with such Historic Preservation Ordinance upon its implementation, specifically with respect to the Hacienda Del Gato ranch house and surrounding appurtenant property located within the tract. 74. The requirements of the City's Off -Street Parking Ordinance shall be met concerning all supplemental accessory facilities (e.g. clubhouse, driving range, tennis court complex, etc.) . 75. Restroom facilities for the groundskeepers shall be provided in the vicinity of golf hole #17, and a permanent golf course and homeowners maintenance facility shall be constructed on the property in an area subject to review by the Planning Commission. 76. 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 steel & aluminum cans. B . Developer shall provide proper on -site storage facilities within the project for green waste associated with golf course and common area maintenance. Compost 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. 77. All residences/dwellings are required to have illuminated building address number per the La Quinta Municipal Code. 78. Property lines and perimeter walls for all residential units shall be located at the top of the graded slope for each parcel. 79. The minimum lot size shall be 7,200 square feet. CONAP:2VL . 001 14 Conditions of Approval -TT 27613 80. The minimum footage of a lot shall be 60 feet, except that lots fronting on knuckles or cul-de-sacs may have a minimum frontage of 35 feet. The applicant may elect to redesign the Tennis Villa lots to meet this standard or prepare airspace condominium lots for this section of the project thus eliminating the individual lots as shown on Exhibit A of the tentative tract map. 81. The California Fish and Game Environmental filing fees shall be paid. The fee is $1, 250.00 plus $105.00 for the Riverside County document processing. The fee shall be paid within 24 hours after review by the City Council. CONAPRVL . 001 15 STAFF REPORT PLANNING COMMISSION MEETING DATE: SEPTEMBER 22, 1992 CASE NO: PUBLIC USE PERMIT 92-013 APPLICANT: LA QUINTA SENIOR CENTER ARCHITECT: WALLING AND MC CALLUM REQUEST: APPROVAL OF A PUBLIC USE PERMIT TO ALLOW THE CONSTRUCTION AND OPERATION OF A 1000 SQUARE FOOT SENIOR CENTER. LOCATION: SOUTHWEST CORNER OF CIVIC CENTER SITE WHICH IS LOCATED AT THE SOUTHWEST CORNER OF WASHINGTON STREET AND CALLE TAMPICO. GENERAL PLAN LAND USE DESIGNATION: MAJOR COMMUNITY FACILITIES EXISTING ZONING: SR (SPECIAL RESIDENTIAL) ENVIRONMENTAL CONSIDERATIONS: A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT WAS APPROVED BY THE CITY COUNCIL ON JANUARY 15, 1991, FOR PUBLIC USE PERMIT 90-007 (LA QUINTA CIVIC CENTER COMPLEX). THAT ENVIRONMENTAL ASSESSMENT INCLUDED CONSIDERATION OF A SENIOR CENTER ON THE SITE. THEREFORE, THE PLANNING AND DEVELOPMENT DIRECTOR HAS DETERMINED THAT NO FURTHER ENVIRONMENTAL ASSESSMENT IS DEEMED NECESSARY. LAND USES AND ZONING: NORTH: R-2*4000 AND C-P/SINGLE FAMILY HOUSE AND VACANT LAND, RESPECTIVELY. SOUTH: SR/SINGLE FAMILY RESIDENCES AND VACANT LOTS. PCST.077 1 EAST: SR/BALANCE OF CIVIC CENTER SITE WITH VACANT LAND AND SINGLE FAMILY RESIDENCES ACROSS THE EAST SIDE OF WASHINGTON STREET. WEST: RV 10,000/SINGLE FAMILY RESIDENTIAL AND VACANT LAND. DESCRIPTION OF SITE: The entire Civic Center property contains approximately 18 acres and will ultimately house the new City Administrative Offices, Council Chambers, Library, parking, La Quinta Arts Center, and a large landscaped area in addition to the proposed Senior Center. Presently the new City Administrative Offices and Council Chambers are under construction. The proposed Senior Center would be located near the southwesterly corner of the site. PROJECT DESCRIPTION: The La Quinta Senior Center would consist of 10,609 square feet of floor area in a one story building. The facility will be comprehensive and include a large multi -purpose room, kitchen, billiard room, arts and crafts room, lounge, hospitality room, and office space. Along the northerly portion of the building will be a large outdoor patio. At the entry there will be a covered porte-cochere at a drop off area of the parking lot . The building is irregularly shaped and designed in a "Southwest" Spanish style with exterior materials consisting of stucco, wood trim, and tile roof to match the Arts Foundation and Civic Center buildings. Arched overhangs have been provided over the windows to provide shading from the sun. The landscaping plan has not yet been submitted. The landscaping for the site will be a part of the overall Civic Center plan which is presently being developed. Parking is provided adjacent to the south and west sides of the Senior Center with access to Avenida La Fonda and to the north to Calle Tampico. The parking is being provided as part of the overall Civic Center plan. DESIGN REVIEW BOARD ACTION: The Design Review Board reviewed this project at their meeting of August 5, 1992, and recommended approval of the project as submitted. Signage will need to be approved at a later date when submitted. CONCLUSION: Staff feels that the proposed project is acceptable. The Senior Center building complies with the overall Civic Center plans and is designed to be compatible with the surrounding area. PCST.077 RECOMMENDATION: By Minute Motion 92 conditions. Attachments: approve Public Use Permit 92-013, subject to the attached 1. Location map 2. Partial site plan 3. Floor plans 4. Elevation plans 5. Comments from various City agencies and Departments 6. Conditions of Approval PCST.077 3 R-20-401 � N Q Z =J Q J � r ' I' 'f, LOCATION MAP ui L I ' I YR 2-1,000 I _ 2�lmlw 52 NO NTS }4 Z�P Qu&Z GE,y or pis 76.106 CALLE ESTADO — LA OUINTA, CAUFORNLA 92263 - (619) 564.2246 r1q:), X (619) 564-5617 � � FROM: PLANNING & DEVELOPMENT DIVISION DATE: City Manager Waste Management Principal Public Works/Engineering =General Telephone Planner(s) Fire Marshal ,XPalmer Cable Vision Associate Building 6 Safety Sunline Transit Planner(s) Chamber of Commerce Caltrans (District II) Assistant :KCVWD Agricultural Commission Planner Imperial Irrigation City of Indian Wells Planning &_Southern California Gas City of Indio Director Desert Sands School Dist. US Postal Service Coachella Valley School Dist. Riverside County: CV Archaeological Society Planning Department Property XEnvironmental Health Owner's Association Sheriff's Department LA QUINTA CASE NO(S): P'uali& LK6 '%%Y11�7 �' e�.'013 c�l.►(fl-b�_ �� t or PROJECT DESCRIPTION:_] a t&o[) _�Q. 447, -isg4n for aha ch Cps +' e� e City of La Qu Deve pment Review Committee is conducting an initial a nta vironmental study pursuant to the California Environmental Quality Act (C A) for the above referenced project(s). Attached is the information s tted by the project proponent. Your comments are requested with respect to: 1 Physical impacts the project presents on public resources, facilities, d/or services; 2. Recommended conditions: a) that you or your agency believe would miti- gate any potential adverse effects; b) or should apply to the project design; c) or improvements to satisfy other regulations and concerns which your agency is responsible; and 3. %efyects ou find that the identified impacts will have significant adverse 0,0L0 on the environment which cannot be avoided through conditions, se recommend the scope and focus of additional study(ies) which maybe helpful. Please send your response by -)e{�U b l� and return the maps/plans if not needed for your files. You are invited to attend the DEVELOPMENT REVIEW COMMITTEE meeting at La Quinta City Hall scheduled for: Date: _ ------ Time: �'- Contact Person: es- Title: Comments made by: Title: Date: , Phone: Agency/Division (*ATEj? ESTABLISHED IN 1918 AS A PUBLIC AGENCY 1STRICt COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1o58 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 398,2651 DIRECTORS OFFICERS DIRECTELLIS CODEI(AS. PRESIDENT T. HOMAS E LEVY. GENERAL MANAGER -CHIEF ENGINEER RAYMOND R RUMMONDS, VICE PRESIDENT BERNNE BUTTON SECRETARY OWEN Mc000K ASSISTANT GENERAL MANAGER JOHN W McFADDEN REDWINElWDSHERRILL ATTORNEYS DOROTHY M. DE LAY September 10, 1992 THEODORE J. FISH Planning Commission City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: 1� 1 5 SEP rf 1✓� ul.l �a F+ Pt�.Ntiihs L'cPf�•fiil�idT .c•.s^' o'er•..-•Fr.�%t File: 0163.1 Subject: Public Use Permit 92-013, Portion of the Southwest Quarter of Section 6, Township 6 South, Range 7 East, San Bernardino Meridian This area is shown to be subject to shallow flooding and is designated Zone A0, depth one foot 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. 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, stornwater engineer, extension 264. Y urs very truly, Tom Bevy General Manager-Chie ngineer RF:kb/ed4 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 CONDITIONS OF APPROVAL - RECOMMENDED PUBLIC USE PERMIT 92-013 LA QUINTA SENIOR CENTER SEPTEMBER 22, 1992 GENERAL: 1. The development of the site shall generally be in conformance with the exhibits contained in the file for Public Use Permit 92-013, unless otherwise amended by the following conditions. 2. The approved Public Use Permit shall be used within two years of the Planning Commission approval, otherwise it shall become null and void and of no effect whatsoever unless extended by the Planning Commission as allowed by the Municipal Code. "Be Used" means the beginning of substantial construction which was allowed for this approval not including grading which is begun the two year period and thereafter diligently pursued to conclusion. 3. Building identification signs shall be reviewed and approved by the Design Review Board prior to installation. 4. Landscaping immediately around the structure shall be reviewed and approved by the Design Review Board prior to installation. 5. Final building and site plans shall be submitted to approval of the City prior to issuance of a building permit. 6. All conditions of the Coachella Valley Water District shall be met as noted in their letter dated September 10, 1992, on file in the Planning and Development Department in the City of La Quinta. 7. That all conditions of the Fire Marshall as noted below shall be complied with: a. Provide or show there exists a water system capable of delivering 1500 gpm for a two hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. b. A combination of on -site and off -site Super fire hydrants, on a looped system (6" X 4" X 2-1/2"), will be located not less than 25-feet or more than 165-feet from any portion of the building(s) as measured along approved vehicular travelways. The required fire flow shall be available from any adjacent hydrant(s) in the system. CONAPRVL.063 Conditions of Approval Public Use Permit 92-013 - Senior Center September 22, 1992 C. Prior to issuance of building permit applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to fire hydrant types, location and spacing, and the system shall meet fire flow requirements. Plans shall be signed/approved by a registered civil engineer and local water company with the following certification. "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." d. The required water system including fire hydrants shall be installed and operational prior to the start of construction. e. Install a complete fire sprinkler system per NFPA 13 Ordinary Hazard Occupancy, Group 1. The post indicator valve and fire department connection shall be located to the front within 50 feet of a hydrant, and a minimum of 25 feet from the buildings. System plans must be submitted to the Fire Department for review, along with a plan/inspection fee. The approved plans, with Fire Department Job Card, must be at the job site for all inspections. f. Install a supervised waterflow alarm system as required by the Uniform Building Code. g. Comply with Title 19 of the California Administrative Code. h. Install panic hardware and exit signs as per Chapter 33 of the Uniform Building Code. i. Certain designated areas will be required to be maintained as fire lanes. j. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. Contact certified extinguisher company for proper placement of equipment. k. Install a Hood Duct automatic fire extinguisher system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 1. Install a manual and automatic fire alarm system per NFPA and Riverside County Fire Department standards. Contact the Fire Department for design criterion. CONAPRVL.063 STAFF REPORT PLANNING COMNIISSION MEETING DATE: SEPTEMBER 22, 1992 CASE NO: MINOR TEMPORARY OUTDOOR EVENT (MTOE) 92-045 APPLICANT: THUNDERBIRD ARTISTS (JUDI COMBS) REQUEST: APPROVAL OF FINE ART SHOWS AT PLAZA LA QUINTA SHOPPING CENTER FROM NOVEMBER, 1992 TO MARCH, 1993. LOCATION: SOUTHWEST' CORNER OF HIGHWAY 111 AND WASHINGTON STREET BACKGROUND: Thunderbird Artists has been granted approval of permits to operate fine art shows at the Plaza La Quints shopping center during the winter season of 1990-1991 and 1991-1992. The art shows held during the last two seasons did not create any problems which would negatively influence this current request. In fact, the art shows were well received. CURRENT PROPOSAL: The Applicant is requesting approval to hold art shows on Saturdays and Sundays starting November 1, 1992 through March 31, 1993. The exception to these dates is the weekend of November 28-29, 1992, and March 20-21, 1993. These are the weekends that the La Quinta Arts Foundation holds their "Fine Crafts, Wine, and All That Jazz" and "La Quinta Arts Festival" events, respectively. The Applicant is intending to use a different site within Plaza La Quinta this year. The previous site along Highway 111 has been sold is planned to be developed upon shortly. The Applicant is now intending to utilize the grass area south of the Beef & Brew Restaurant and possibly in front (to the west) of the restaurant. The restaurant has no objections to the location according to the Applicant. The shows would run from 9:00 A.M. - 5:00 P.M. on Saturdays and Sundays. The Applicant intends to have approximately 20-25 artists. A portable restroom is proposed to be provided as in the past years. The Applicant also intends to utilize the same two foot wide by three foot high signs that have been used in the past. One sign would be located adjacent to the Washington Street entrance with the second sign located adjacent to Highway 111 north of the restaurant. PCST.078 The Applicant has shown on the submitted plan, areas which would be utilized by the artists for parking. These areas would be south of the restaurant and west of the Downey Savings building on Highway 111. ANALYSIS: 1. The art shows that have been operated the last two years have been well received and caused no apparent problems, The Applicant has agreed not to hold an art show on the La Quinta Arts Festival weekend and Fine Crafts, Wine, and All That Jazz weekend to avoid any potential conflicts or confusion. 2. In past years the Applicant was required to put up a screen along Highway 111 in order to minimize distractions to traffic utilizing the Highway. Since the art show has been relocated so that it will be adjacent to Washington Street Staff feels that the screening is not necessary. 3. No adverse comments have been received from agencies or departments. However, the Engineering Department has indicated that they feel that parking is not as convenient in this location and the old site should be used. Staff feels that "No Parking" signs should be utilized at the Washington Street driveway. This would minimize any potential traffic conflicts near the entrance on Washington Street. RECOMMENDATION: By Minute Motion approve MTOE 92-045, subject to the attached conditions. Attachments: 1. Site plan and parking plan 2. Applicable letters from various agencies 3. Draft Conditions of Approval PCST.078 2 rN n C:r L [PD INN] �1 — Qo 7D P SECOM LEVEL rL(M MAN tomicE USE) M-Tor, 0I�- o4j�p August 13, 1992 Jerry Herman CITY OF LA QUINTA 78-105 Calle Estado La Quinta, Ca. 92253 Dear Jerry, I welcome this opportunity to submit information for another permit to the City of La Quinta for the purpose of returning to the Plaza La Quinta for a third season. I am Gov requesting a temporary use permit for fine art shows starting Nov 1 through March 31 g28 (with the exception o arch 20 8� 21) e e restaurant and Weekend'. Our show will be on the grass pad south of the Beef & Brew er possibly in front of Beef and Brew. The show hours are advertised from 9:OOam to 5:00 m. Each artist (approximately 20 - 25) will set up their own displays and artwork 9 p lea6s at the beginning of the show and remove everything at the close of the show. I have authorization and encouragement from the owner of One Eleven Investment Co. You should receive your letter of approval within the next week. I have also informed my insurance agent to send a certificate of insurance to your office. My art show signs were approved the first year of shows and are on file with the City of La Quinta. These signs are 2 foot wide by 3 foot high. Jerry, I would like to thank you, and Stan Sawa, for your time and consideration. You have, both, been very patient and understanding to work with during the last two years. if you have any questions, please call at 602-437-9608. Thank you very kindly, Judi Combs THUNDERBIRD ARTISTS v MIKE HARRIS FIRE CHIEF City of La Quinta Planning Division Attn: Stan Sawa Re: M.T.O.E. 92-045 Thunderbird Artists RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92370 (714) 657-3183 September 3, 1992 With respect to the conditions of approval for the above referenced project, the following fire protection measures are required: 1. Booth material and any decorative material shall be flame retardant. (This does not apply to merchandise on exhibit.) 2. Use of open flame devices and smoking within booths prohibited. 3. Maintain a minimum width of 44 inches in aisles for exiting. 4. A type 2A10BC fire extinguisher with a conspicuous sign shall be available within 75 feet of the display. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering Staff at (619)863-8886. Sincerely, RAY REGIS Chief Fire Department Planner By 0-�" Tom Hutchison Fire Safety Spec i al -ist - - .imp cc: B-7 _ SEP 04 1992 P PLANNING DIVISION Ej INDIO OFFICE ❑ TEMECULA OFFICE 19-733 Country Club Drive, Suite F, Indio, CA 92201 41002 County Center Drive, Suite 225, Temecula, CA 92394 (619) 342.8886 • FAX (619) 775.2072 ❑ RIVERSIDE OFFICE (714) 694.5070 a FAX (714) 694.5076 3760 12th Street, Riverside, CA 92501 (714) 275-4777 0 FAX (714) 369-7451 printed on recycled pep RIVERSIDE COUNTY SHERu, r S 1111MUL IiIENT INDIO STATION '- 0 2 1992 SEP . � Memorandum u• ..n To: Stan Sawa September 1, 1992 From: Lt. Denver Pittman Re: Minor Temporary Outdoor Permit #92-045 I have reviewed the request by Thunderbird Artists on a Fine Art and Craft show. This type of event usually does not present any major problems. It is anticipated that the event will continue to run smooth as in the past and therefore we have no objections to the event. 4 TRANSMITTAL MEMO of Date ' �,�qq91 To: A-- CITY EWI EER - F t WSHAL. �® 1TY S,AfEIY --- CITY MtiW,)ER & VC Y L:LO ►1� r.rom: Subject: PROJECT FEVIEW Case: rn�� ��►� � r e - �a-o� J -- sq c+�• qpv,�orQS 14--%b r-+ n� Occ4t,an "I . PLEASE REVIEW AND PR��IDE ANY COMMENTS YOU MAY HAVE ON THE ATTACHED ITEM BY ,�__�___l 1qa2____._ COMMENTS:--------=-- ...t` z I nt�G 311992 BUILDING & SAF 1y DEM TRANSMI AL MEMO Date To X-- C lTy ENGPEER --- CITY MWAR X- FIR MARSHAL �� �Y� )�- C I y SAFETY •� _�� From . & DEVEUWff . Subject: PROECT FEVIEW Case: rOVIDE r-• ►1�Pl EASE REVIEW AND PANY COMMENTS YOU MAY HAVE ON THE ATTACHED ITEM BY COMMENTS ate/ Lin �L��/�. September 3, 1992 Jerry Herman City of La Quinta P.O. Box 1504 La Quinta, Ca. 92253 Dear Jerry, SEP 0 4 ley: FOUNDATION Your office sent me a copy of a letter sent to you by Judi Combs of Thunderbird Artists (dated 8-13-92) regarding their weekly arts and crafts show running Nov. 1 through Mar. 31 on the corner of Highway 111 and Washington (Plaza La Quinta). Ms Combs is requesting permission to hold her show on the same weekend as our new fall event, FINE CRAFTS, WINE AND ALL THAT JAZZ. The dates are Nov. 27 & 28, the Friday and Saturday of Thanksgiving weekend. This will definitely be in conflict with our new annual fine crafts show. Since there are already other arts and crafts shows in Palm Springs and Palm Desert that weekend, adding another La Quinta event will further dilute the public focus and greatly jeopardize attendance. This first year is especially crucial -to our success and we are planning an extensive advertising campaign to attract the multitudes of holiday visitors. In the past, non-residents have frequently mistaken the show on the corner as being the one we widely advertise and the result is that they never drive into the cove area. We ask that you give careful consideration to this matter. It does not seem logical to allow an out-of-town, for -profit promoter to be in direct competition with one of La Quintals non-profit organizations. Your past decisions regarding similar situations with local agencies have demonstrated your efforts to be considerate of the few days we run a show as opposed to an event running weekly for 5 or 6 months. We hope you will be consistant in that support when dealing with out-of- town promoters. Thunderbird Artists are agreeable to be dark on the weekend of our March event and our November show is on a par with our spring show in every way, providing the same valuable asset to our community. In the spirit of Ms Combs' past cooperation and considera- tion of our show, we would anticipate that she would be equally agreeable to closing for the fall event as well. We appreciate the good working relationship we share with the City of La Quinta and will continue to provide quality productions as we have for the past 10 years. Thank you for your continued support and interest in our programming. Sincerely, Susan Francis Projects Coordinator POST OFFICE BOX 777 • LA QUINTA, CALIFORNIA 92253 • (619) 564-1244 • FAX (619) 564-6884 CONDITIONS OF APPROVAL MTOE NO. 91-045 - RECOMMENDED SEPTEMBER 22, 1992 1. The event shall be conducted per the information submitted on the plans (Exhibit A-1) and the following conditions: 2. This approval shall be valid for the period between November 1, 1992, to March 31, 1993, on Saturdays and Sundays with the exception of November 28, and 29, 1992, March 20 and 21, 1993; the show may operate between 9:00 A.M. to 5:00 P.M. 3. Proof of $1,000,000 liability insurance policy naming the City as a co-insured shall be in force during the shows. 4. Food will not be sold as part of the event. 5. Electricity will not be available to the site. 6. No art displays shall be located within the first 20 feet behind the Washington Street sidewalk. 7. Applicant shall provide a minimum of one portable restroom on the site during shows. The restrooms shall be on the site from only immediately proceeding the show on Saturday to the conclusion of the show on Sunday. 8. Artists shall park their vehicles in areas crosshatched, shown on Exhibit A-1, except for loading and unloading. 9. Applicant shall be responsible for cleaning trash and debris on and around the site during show times and at the end of each day's show. 10. Two portable 2-foot x 3-foot high "Art Show & Sale" signs shall be allowed during art show hours. One sign to be adjacent to Washington Street entrance and one sign to be adjacent Highway 111 near the Beef & Brew Restaurant. Signs to be placed far enough back from roadway so as to not obstruct traffic visibility. 11. During hours of show operation, Applicant shall provide "No Parking" signs adjacent the Washinton Street entrance where parking is not permitted. 12. There shall be no sale of clothing or other cloth products unless they are hand made or hand decorated. 13. Violation of any of these Conditions of Approval or unresolved problems arising from operation of shows, shall be cause for immediate closure by Sheriff's Department. Thereafter, Planning Commission and/or City Council shall review the violation or problem to ensure that it is resolved prior to shows being allowed to continue. 14. Use of open flame devises and smoking within booths is prohibited per Fire Marshal. 15. A minimum width of 44 inches in aisles for exiting shall be maintained. 16. A type 2A10BC fire extinguisher with a conspicuous sign shall be available within 75-feet of display. 17. Booth material and any decorative material shall be flame retardant. This does not apply to merchandise on exhibit. 18. All the artists, within the show, must obtain from the Sales Tax Division, State of California, a temporary sales permit, to report said sales in the City of La Quinta. 19. Access to Beef & Brew entry shall not be obstructed by artist displays or other show related items. MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California September 8, 1992 7:00 P.M. I. CALL TO ORDER A. The meeting was called to order at 7:05 P.M. by Chairwoman Barrows. Commissioner Ellson led the flag salute. II. ROLL CALL A. Chairwoman Barrows requested the roll call. Present: Commissioners Mosher Ellson, Marrs, Adolph, and Chairwoman Barrows. B. Staff Present: Planning Director Jerry Herman, Associate Planner Wallace Nesbit, and Department Secretary Betty Anthony. in. PUBLIC HEARINGS A. Zoning Ordinance Text Amendment 92-027 - Continued; a request of the City to amend Chapter 9, Planning and Zoning, relating to the regulation of Adult Entertainment. 1. Planning Director Jerry Herman presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. He then introduced Mr. John E. Woodhead IV, City Attorney. 2. Mr. Woodhead gave a brief description of how the ordinance was written. He stated the definitions and terms are the same State wide on these type of ordinances. 3. Commissioner Ellson questioned whether some of the items listed are even legal. Mr. Woodhead stated that the Supreme Court has ruled that these type of uses must be permitted but can be regulated. Commissioner Ellson in particular questioned "Escort Bureau or Introduction Service" as she felt this allowed prostitution. Mr. Woodhead stated this could be deleted. PC9-8 1 Planning Commission Minutes September 8, 1992 4. Commissioner Ellson asked if these uses could be prohibited. Mr. Woodhead stated if it has any first right amendments it could not be prohibited. 5. Commissioner Adolph questioned the wording under the Conditional Use Permit Required where it stated, "...no conditional use permit shall be granted by the City for any adult entertainment business unless each of the following findings is made:" He felt this was an automatic approval once the conditions are met. Mr. Woodhead stated this was correct that there can be no discretion and once the standards are met the City must grant the permit. Following discussion, Mr. Woodhead stated that a statement should be added to the effect that all other applicable requirements will be met before approval will be granted. Discussion followed regarding the wording and legality of the wording. 6. Commissioner Marrs stated he would like a condition added stating: "No activity hereindefined, that is prohibited by existing City, County, State, or Federal laws shall be permitted". 7. Commissioner Ellson inquired that if the current zoning is builtout does the City have to provide additional land for these uses. Mr. Woodhead stated that once the zoned area is builtout the City is not required to create additional land. Discussion followed regarding the zoning and measurements required for separation. 8. Chairwoman Barrows opened the continued public hearing. There being no one wishing to speak Chairwoman Barrows closed the hearing. 9. Following discussion it was moved by Commissioner Mosher and seconded by Commissioner Ellson adopt Planning Commission Resolution 92-026 confirming the environmental determination and recommending to the City Council approval of Zoning Ordinance Text Amendment 92-027, subject to the addition of "H" under 9.157.040. Conditional Use Permit Required, "No activity, hereindefined, that are prohibited by existing City, County, State, or Federal laws shall be permitted". ROLL CALL VOTE: AYES: Commissioners Mosher, Ellson, Marrs, Adolph, and Chairwoman Barrows. NOES: None. ABSENT: Commissioner Mosher. ABSTAINING: None. B. Zoning Ordinance Text Amendment 92-026; a request of the City to incorporate a Transportation Demand Management Plan Ordinance into Title 9 (Planning and Zoning) of the La Quinta Municipal Code. PC9-8 2 Planning Commission Minutes September 8, 1992 1. Associate Planner Wallace Nesbit presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Commissioner Marrs questioned why the ordinance had to be so definitive as to make mandatory number of showers included. Associate Planner Wallace Nesbit stated that if employees were to walk, jog, or bicycle to work that showers would be provided for them. Planning Director Jerry Berman stated these were guidelines for employers to chose from and may be included and it is the ultimate decision of the City as to what is included. Discussion followed. 3. Commissioner Adolph inquired if the City was required to report to South Coast Air Quality as to what the City is doing regarding air quality, etc. Staff stated they were not required to notify them but we would notify them of any ordinances the City would adopt. 4. Chairwoman Barrows asked if this was relative to only new developments with 100 employees or more. Staff stated this was true. Discussion followed regarding Regulation 15. 5. Commissioner Ellson asked what type of enforcement would there be. Staff stated it would depend on how it was implemented and until then it isn't known. It probably would be through a plot plan/site plan review. Discussion followed relative to the Wal-Mart and Mall projects and how this would apply to those projects. 6. Commissioner Marrs questioned the Environmental Assessment under 14. Public Services; a-f who would pay for the "...additional capital outlay for transit vehicles...". Staff stated this would probable be the responsibility of Sunline Transit through City or employer participation. 7. Commissioner Ellson asked if the gross square foot per employee were concrete numbers. Staff stated these numbers were based on the model that RCTC provided the City. 8. Commissioner Ellson asked how you determine the vehicle occupancy rate. Staff stated this was the number of people riding in a vehicle. 9. There being no further questions of Staff, Chairwoman Barrows opened the public hearing. There being no one wishing to speak, the public hearing was closed. PC9-8 Planning Commission Minutes September 8, 1992 10. There being no further discussion, it was moved by Commissioner Marrs and seconded by Commissioner Adolph, adopt Planning Commission Resolution 92-027 confirming the environmental determination and recommending to the City Council approval of Zoning Ordinance Text Amendment 92-026, the Transportation Demand Management Ordinance. ROLL CALL VOTE: AYES: Commissioners Mosher, Ellson, Marrs, Adolph, and Chairwoman Barrows. NOES: None. ABSENT: Commissioner Mosher. ABSTAINING: None. IV. PUBLIC COMMENT: - None V. BUSINESS SESSION A. Civic Center Landscaping; a request of the City for review and approval of a concept drawing for the Civic Center landscaping. 1. Planning Director Jerry Herman presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Mr. Tom Doczi, TKD and Associates, gave a presentation of the drawings and gave a slide show. 3. Planning Director Jerry Herman reminded the Commission to review the concept on a year round use and not for the Arts Festival only. 4. Commissioner Adolph asked if the area was to be secured by fencing. Mr. Doczi stated that the fencing would be for the Arts Festival only. Planning Director Jerry Herman stated this was to be an open, passive, recreational area to be secured with temporary fencing for the Art Festival only. 5. Commissioner Marrs inquired what the difference was between the detention/retention basin. Mr. Doczi stated that the retention basin is built to hold the 100-year flood and the detention basin is for short term use and a pump would pump the water to the channel and then to Lake Cahuilla. Discussion followed as to the location of the two basins and uses that these basins could accommodate. 6. Commissioner Adolph asked if the differential in grade throughout the park area would be no more than 6-feet. Mr. Doczi stated this was the original intention. Discussion followed as to how the amphitheater would be designed. PC9-8 4 Planning Commission Minutes September 8, 1992 7. Commissioner Marrs asked Staff about the status of the test plot for the Civic Center landscaping. Discussion followed regarding how this test plot came to be and why it was there. 8. Chairwoman Barrows thanked Mr. Doczi for his presentation and requested that he try to use some of the native trees in the planting of the Civic Center. 9. There being no further discussion, it was moved by Commissioner Ellson and seconded by Commissioner Mosher to adopt Minute Motion 92-031 approving Design Concept #2B to the City Council. Chairwoman Barrows asked if there was any further discussion. Commissioner Adolph stated his concern for Design Concept #2B as he would rather see more openness and eliminate some of the walkways. He felt the sidewalks created a barrier for other activities. Following discussion relative to the sidewalks, it was the consensus of the Commission that the area would receive more use if the sidewalks were directing the people to the different areas. The Commission unanimously approved Design Concept 2B. V1. CONSENT CALENDAR A. Planning Director Jerry Herman asked that the Minutes be amended on Page 2, Item #4 to delete the last sentence. Commissioner Ellson asked that the Minutes of August 25, 1992 be approve as amended. Commissioner Marrs seconded the motion and it carried unanimously. VH. OTHER - The Commissioners asked Planning Director Jerry Herman the status of the Desert Hospital project, Ralphs Center, Transpacific Development Company, the Auto Club, ARCO service station, Wal-Mart, and Simon Plaza.. VIH. ADJOURNMENT A motion was made by Commissioner Adolph and seconded by Commissioner Mosher to adjourn this regular meeting of the Planning Commission to a regular meeting on September 22, 1992, at 7:00 P.M. in the La Quinta City Hall Council Chambers. This meeting of the La Quinta Planning Commission was adjourned at 8:50 P.M., September 8, 1992. PC9-8 5