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1992 12 08 PC0 r 0f ►81- 199vuinta Ten Carat Decade PL, ING COMMX S,SX ON lip; 1f w& A Regular Meeting to be Held at the La Quinta City Hall Council Chambers 78-105 Calle Estado La Quinta, California December 8, 1992 7:00 P.M. **NOTE** ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution 92-046 Beginning Minute Motion 92-040 CALL TO ORDER - Flag Salute ROLL CALL PUBLIC HEARINGS 1. Item ............... TENTATIVE TRACT 26718, CONTINUED PUBLIC HEARING Applicant .......... Walter Hansch Location ........... East side of Jefferson Street approximately 1650 feet south of 50th Avenue. Request ............ Approval of a tentative tract map to create 125 single family lots on 39+ acres in the R-1 Zone Action ............. Resolution 92- 2. Item ............... TENTATIVE TRACT 26885, CONTINUED PUBLIC HEARING Applicant .......... Sumbad and Sharron Kanlian Location ........... East side of Jefferson Street approximately 200 feet south of 50th Avenue. Request ............ Approval of a tentative tract map to create 73 single family lots on 23 + acres in the R-1 Zone. Action ............. Resolution 92- PC/AGENDA 1 3. Item ............... TENTATIVE TRACT 26148 Applicant .......... Robert A. Wright/AMCOR Realty Fund III Location ........... Northeast corner of Washington Street and 50th Avenue. Request ............ Approval of a one year extension of time for an approved tentative tract map which divides 14 acres into 55 single family lots. 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 ............... COMMUNITY PARK NORTH Applicant .......... City of La Quinta Location ........... Northeast corner of Adams Street and Westward Ho Drive. Request ............ Action Review of cone�pptual plans for an 18-acre park site. ............. Minute Motion 92- 2. Item ............... FRITZ BURNS COMMUNITY PARK Applicant .......... City of La Quinta Location ........... East side of Avenida Bermudas between new 52nd Avenue and old 52nd Avenue. Request ............ Review of community park plan for a 9.6 acre park. Action ............. Minute Motion 92- CONSENT CALENDAR Approval of the Minutes of the regular Planning Commission meeting held November 24, 1992. OTHER ADJOURNMENT STUDY SESSION MONDAY, DECEMBER 7, 1992 4:00 P.M. 1. All Agenda items. PC/AGENDA STAFF REPORT PLANNING CONEMSSION MEETING DATE: DECEMBER 8, 1992 CASE NO: TENTATIVE TRACT 26718, APPLICANT: WALTER HANSCH ENGINEER: J. F. DAVIDSON AND ASSOCIATES, INC. REQUEST: APPROVAL OF A TENTATIVE TRACT MAP TO CREATE 125 SINGLE FAMILY LOTS ON 39± ACRES IN THE R-1 ZONE. LOCATION: EAST SIDE OF JEFFERSON STREET APPROXIMATELY 1650 FEET SOUTH OF 50TH AVENUE. ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 91-193 HAS BEEN PREPARED IN CONJUNCTION WITH THIS APPLICATION PURSUANT TO THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. THE PLANNING AND DEVELOPMENT DIRECTOR HAS DETERMINED THAT NO SIGNIFICANT ENVIRONMENTAL IMPACTS WHICH CANNOT BE MITIGATED WILL RESULT FROM THIS PROJECT. THEREFORE A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT IS RECOMMENDED FOR ADOPTION. GENERAL PLAN LAND USE DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE). NET DENSITY: 3.2 DWELLING UNITS PER ACRE SURROUNDING ZONING AND LAND USES: NORTH: R-1; SINGLE FAMILY RESIDENCE AND VACANT (TT 26855). SOUTH: R-2; REMNANT OF CITRUS GROVE WHICH WILL BE DEVELOPED INTO A GOLF COURSE. EAST: R-2; VACANT LAND (SP 90-016) WEST: R-2; GOLF COURSE AND RESIDENTIAL PROJECT. PCST.091 1 DESCRIPTION OF SITE: PRESENTLY THE SITE IS DEVELOPED WITH A CITRUS GROVE, SINGLE FAMILY RESIDENCE AND IRRIGATION POND. THE RESIDENCE AND POND IS LOCATED IN APPROXIMATELY IN THE MIDDLE OF THE JEFFERSON STREET FRONTAGE ADJACENT TO JEFFERSON STREET. THE SITE IS RELATIVELY FLAT WITH THE LOW POINT AT THE NORTHEASTERN CORNER OF THE SITE. PRESENTLY A CONTINUOUS RAISED LANDSCAPED MEDIAN IN THE MIDDLE OF JEFFERSON STREET EXISTS. PROJECT DESCRIPTION: The applicant proposes to divide the 39.3± acres into 125 single family residences and a retention basin lot. The existing residence, irrigation pond, and citrus grove will be removed to allow development of the property. CIRCULATION SYSTEM: The tract proposes to take access to Jefferson Street approximately 100 feet north of the southern property line. The proposed tentative tract map indicates a left turn in and out at this location. However, the Engineering Department has determined that access should be limited to left turns in and right turns in and out only. The center median will need to be reconstructed and replanted by the applicant to the satisfaction of the Engineering Department. The interior road system is proposed to consist of private streets with a gated entry. This tract does not provide any permanent secondary access to Jefferson Street. The tract proposes to provide access at two points to the properties to the north. At the northerly end of Lot "A" (street) the tract is designed to have access to the 10 acre property to the north which is presently developed with a single family residence and not a part of this. No plans for this 10 acre property have been submitted or discussed. A second access to the north is shown at the northerly end of Lot "C" (street) east of Lot "A". This access empties into proposed tentative tract 26855 which is also on this agenda. That tract is also proposed to be a private tract with a single access to Jefferson Street. The applicants have provided a reciprocal access agreement which would allow access through their respective properties should one tract develop before the other. On this tract, the secondary access would be provided through Lot "C" and run southerly to Lot "H" then westerly through Lot 118 out to Jefferson Street. The access to Jefferson Street through 118 is proposed to be temporary until this tract develops and provides permanent access through its Jefferson Street access near the southerly portion of the property. PCST.091 2 LOT SIZES: The zoning requires a minimum 7200 square feet of area per lot. The tract proposes lot sizes which are a minimum of 10,000 square feet with the average lot size being 10,500 square feet. A 1.3 acre retention basin is located at the northeast corner of the property. This retention basis is proposed to be combined with the retention basin for the tract (TT 26855) to the north. While this retention basin will not function as a park site it will be landscaped and available for casual use. A homeowner's association will be formed to maintain the retention basin along with any common landscaped areas, roads, and perimeter landscaping. ANALYSIS: This project was originally submitted in February, 1991, at the same time TT 26855 was submitted and has been revised a number of times. The reason for the long processing time has been due to issues of access, development of the property to the north along Jefferson Street and due to the request of the applicants. The plan that is before you has been revised and is acceptable with conditions. Access is being provided to the north in a manner which will be acceptable. A 20 foot deep landscaped lot is being provided along Jefferson Street as required by the General Plan. 1 11 Findings to recommend approval of this tract to the City Council can be made and are attached in the draft Planning Commission Resolution. RECOMMENDATION: By adoption of Planning Commission Resolution 92- , recommend approval of a Negative Declaration and Tentative Tract 26718, subject to conditions. Attachments: 1. Location map 2. Tentative tract map exhibits 3. Comments from various City Departments and agencies 4. Draft Negative Declaration and Initial Study 5. Draft Planning Commission Resolution and Conditions of Approval PCST.091 Hwy. 111 o ' o N Ave. 48 c .0 � N N M Ave. 50 SITE* c o r -o 0 • � o 4 c 0 -o� 2 52nd Ave., VICINITY MAP N.T.S. 4G 9 ;g o oil a "V 0. im �~m r O OpW � lie �m/3 V � O � >oO y t qO qO ,�.• f>i.. dl 6 $� Bl IUD iGIle zp�ppx�R 3 � #3A3 q =d gg offRig 'o M ' ��ipGfr 7ypgyj p M V t � '!,raa'•a.nn./r 1 fir/ .'i•`•. 1 .w .o ..c ct .vl� �°• �' -'`i. t \`i'h ,gip M -L `►t r , 1 .waer 4 .�A.l - 's�� -'- • ..a. . ��• :"� y"i� � � Y� 1. �� _ tip y 41 Au, -ON 12 tv . � .. -� --�1 � -w,• . A.wlu• `�P6 Yt w y w i� � ya : . � Lij � � . 46 o 1 ,', a Ya '•� ♦ F• / ♦ Y ` to � r E / i •' •.; ., aC'O'' � . . .. : `' �aa'' S ' s f D a •8 i ' '� :_ = � 1. • k ✓ • 1'�•' ^fir •'l .,� 1/IIOOIlO•: 1rllMagriY 9 G It ♦�l , ESTABLISHED IN 1918 AS A PUBLIC . icy COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX low • COACHELLA, CALIFORNIA M36 • TELEPHONE (619) 1 DIRECTORS OFFICERS TELLIS CODEWLS. PRESIDENT THOMAS E. LEVY. GENERAL MAWER-041EF ENGINEER RAYMOND R RUMMONDS. VICE PRESIDENT BERNARDINE SUTTON SECRETARY JOHN W MCFADDEN OWEN MCCOOK ASSISTANT GENERAL MANAGER DOROTHY M. NICHOLS ha r ch 27, 1991 REDWINE AND SHERAIILL. ATTORNEYS THEODORE J. FISH Planning Commission City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: File: 0163.1 Subject: Tentative Tract 26718, Portion of Northwest Quarter, Section 4, Township 6 South, Range 7 East, San Bernardino Meridian This area is protected from stormwater flows by a system of channels and dikes, and may be considered safe from stormwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. 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. - . —it 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. TRUE CONSERVATION �d :S USE WATER WISELY L "rc ; N. i?e .V. V�) Planning Commission -2- March 27, 1991 The 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 the area. The developer shall use this water for irrigation, if applicable. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, el Tom evy General Manager -Chief Engineer RF:lmf/e3a cc: Don Park Riverside County Department of Public Health 79-733 Country Club Drive, Suite D Bermuda Dunes, California 92201 bc: Water Management Specialist MEMBER AGENCIES Cathedral City Coachella Desert Hot Springs Indian Wells Indio La Quinta Palm Desert Palm Springs Rancho Mirage Riverside County Mr. Stan Sawa, Principal Planner Planning & Development Division City of La Quinta P. O. Box 1504 La Quinta, CA 92253 RE: Tentative Tract 26718 Dear Stan: July 28, 1992 ' J U L 3 0 1992 GITt' ltn fl s? Thank you for allowing SunLine Transit Agency to review the plans for the Hansch Project to be located off of Jefferson Street. SunLine Transit Agency does not currently operate service in this area; however, as projects of this size and nature continue to develop, additional transit services will be needed. Therefore, we are asking the city's assistance in requesting the developer to include a bus turnout and passenger waiting shelter in the project. We would suggest that the stop be located on Jefferson Street, midway between the two entrance drives into the project. As we do not have current services in the area, we suggest that the developer bond for the shelter as opposed to building it. We feel a turnout is necessary for this particular project since Jefferson is an arterial street and we do not wish to stop traffic on an arterial street; therefore, a bus turnout is needed for the bus stop. SunLine Transit Agency has suggested standards and we will be happy to work with the city and the developer to design a mutually acceptable stop. Yours very truly, SUNLINE TRANSIT -,AGENCY De ra Astin Director of Planning DA/n cc: File 32-505 Harry Oliver Trail . Thousand Palms, CA 92276 • (619) 343-3456 • FAX (619) 343-3845 A Public Agency RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92370 (714) 657-3183 MIKE HARRIS FIRE CHIEF To: City of La Quinta Planning Department Re: Tentative Tract Map No. 26718 Revised #2 Attn: Stan Sawa March 6, 1992 This letter supercedes Fire Department letter dated March 25, 1991. With respect to the conditions of approval for the above referenced land division, the Fire Deoartment recommends the following fire protection measures be provided in accordance with the La Quinta Minicipal code and/or recognized fire protection standards: 1. Schedule Afire protection approved Super fire hydrants, (6" x 4" 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 1000gpm for 2 hours duration at 20 psi. 2. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed/approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 3. The required water system including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. 4. A temporary water supply for fire protection may be allowed for the construction of the model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. PLANNING DIVISION ❑ INDIO OFFICE ❑ T 14ECUTA OFFICE 79.733 Country Club Drive, Suite F, Indio, CA 92201 41002 County Center Drive, Suite 225, Temecula, CA 9239 (619) 342MM • FAX (619) 775.2072 0 RIVERSIDE OFFICE (714) 694-5070 • FAX (714) 694.5076 3760 12th Street, Riverside, CA 92501 (714) 275-4777 0 FAX (714) 369.7451 printed on recycled pap Planning Department Re: TTM 26718, Revised #2 March 6, 1992 Page 2 5. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system. Improvement plans for the entry street and gates shall be submitted to the Fire Department for review/approval prior to installation. 6. A temporary access easement through lot 118 to Jefferson Street shall be provided until secondary is provided through the property to the north. 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 Tom Hutchison Fire Safety Specialist jp The Gas Compa. city of la Quinta 78-105 Calle Estado La Quinta, CA 92253 AUG 25 1992 August 24, 1992 1 Southern Calito Gn Company 19811ugonta . Redlands, 0 ATI'aMON: ,Stan Sawa, Principal Planner MadingAddrr. Bar 3003 RE: Tentative Tract No. 26718 Redlands, cA 92373-0306 This letter is to inform you that Southern California Gas Ccapany has facilities in the area where the above named project is proposed. Gas service to the project could be provided from a 6" main in Jefferson Street without any significant impact on the environment. The service would be in accordance with the Ccapany's policies and extension rules on file with the California Public Utilities ccomission at the time contractual arrangements are made. You should be aware that this letter is not to be interpreted as a contractual ocalmitment to serve the proposed project, but only as an informational service. The availability of natural gas service, as set forth in this letter, is based upon present conditions of gas supply and regulatory policies. As a public utility, the Southern California Gas Cmpany is under the jurisdiction of the California Public Utilities cculmission. We can also be affected by actions of federal regulatory agencies. Should these agencies take any action which affects gas supply or the conditions under which service is available, gas service will be provided in accordance with revised conditions. Typical demand use for: a. Residential (System Area Average/Use Per Meter) Yearly Single Family Malti-Family 4 or less units Malti-Family 5 or more units 799 therms/year dwelling unit 482 therms/year dwelling unit 483 therms/year dwelling unit These averages are based on total gas consumption in residential units served by Southern California Gas Ccat>pany, and it should not be implied that any particular hcme, apartment or tract of homes will use these amounts of energy. b. Cmnercial Due to the fact that construction varies so widely (a glass building vs. a heavily insulated building) and there is such a wide variation in types of materials and equipment used, a typical demand figure is not available for this type of construction. calculations would need to be made after the building has been designed. We have developed several programs which are available, upon request, to provide assistance in selecting the most effective applications of energy conservation techniques for a particular project. If you desire further information on any of our energy conservation programs, please contact our Area Market Services Manager, P.O. Box 3003, Redlands, CA 92373-0306, phone 1-800-624-2497. Sincerely, Paul C udmundson Technical Supervisor KF:blh cc: Environ Affairs -WA8C1 February 18, 1992 FEB 19 1992 Mr. Jerry Herman City of La Quinta P.O. Box 1504 La Quinta, CA 92253 Re: Jefferson Street- Reimbursement Dear Mr. Herman: This letter is written for documentation, file, and for its content to be implemented. In previous meetings with representatives of the City of La Quinta, we have discussed the Street Improvements on Jefferson Street specifically - east of centerline, north of Landmark's property (the Grove Course). Landmark Land Company of California, Inc. has consistently represented that those specific cost should be reimbursed to Landmark. The City has responded that it will condition the developments on the east side of Jefferson to reimburse Landmark for the portion of Street Improvements - east of centerline. Please acknowlege your intent to condition and cause reimbursement to occur. A written response from your office would be appreciated. Sincerely, -�Al A� Greg Abadie Landmark Land Company of California, Inc. cc: Ron Kiedrowski Lloyd Watson LANDMARK LAND COMPAW. INC.. P.O. Box 1000, La Quinta, Calffornia 92253 (619) 345-5665 Environmental Assessment No. '�?1--19 3 Case No. TJr, `715 ENVIRONMENTAL CHECKLIST FORM 0 Background . Name of Proponent J4.4 N SC- -f E-t— A. t— . Address & Phone Number of Proponent LoS 4-t-1 G-nC=Ie--'S C4 Date Checklist Prepared 0, . Agency Requiring Checklist e--4121 F C.Pc- Lq221P-1lT-A • Name of Proposal, if applicable 7 N-A1 I. Environmental Impacts Explanation of "yes" & "maybe" answers are required on attached sheets.) YES MAYBE NO . Earth. Will the proposal result in: a. Unstable earth conditions or in changes x in geologic substructures? b. Disruptions, displacements, compaction or X over covering of the soil? c. Change in topography or ground surface relief features? d. The destruction, covering or modification X of any unique geologic or physical features. e. Any increase in wind or water erosion of soils, either on or off the site? f. Changes in deposition or erosion of beach sands or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mudslides, ground failure or similar hazards? FORM.009/CS -1- YES MAYBE NO 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of ambient air quality? b. The creation of objectionable odors? x c. Alteration of air movement, moisture, or x temperature or any change in climate, either locally or regionally? 3. Water. Will the proposal result in: a. Changes in currents or the course of direction of water movements, in either marine or fresh waters? b. Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? c. Alterations to the course or flow of flood waters? d. Change in the amount of surface water in any water body? e. Discharge into surface waters, or in any alteration of surface water quality including but not limited to temperature, dissolved oxygen or turbidity? f. Alteration of the direction or rate of flow of ground waters? g. Change in the quantity of ground waters, either through direct additions or with - drawls, or through interception of an aquifers by cuts or excavations? h. Substantial reduction in the amount of water otherwise available for public water supplies? i. Exposure of people or property to water related hazards such as flooding or tidal waves? n^"119 /fin., /f-L- -/- YES MAYBE NO 4. Plant Life. Will the proposal result in: a. Change in the diversity of species, or X number of any species of plants (including trees, shrubs, grass, crops, & 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 in a barrier to the normal replenishment of existing species? d. Reduction in acreage of agricultural crops? 5. 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 & shellfish, benthic organisms or insects)? X 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? x d. Deterioration to existing fish or wildlife habitat? 6. Noise. Will the proposal result in: x a. Increases in existing noise levels? b. Exposure of people to severe noise levels? 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? 9. Natural Resources. Will the proposal result in: a. Increase in the rate of use of any natural resources? .'n.,w# nnn It c -Z- YES MAYBE NO 10. Risk of Upset. Will the proposal involve: a. A risk of an explosion or the release of r hazardous substances (including but not limited to oil, pesticides, chemical or radiation) in the event of an accident or upset conditions? 11. Population. Will the proposal alter the location, distribution, density, or growth rate of the human population of an area? YY 12. Housing. Will the proposal affect existing /' housing, or create a demand for additional housing? 13. Transportation/Circulation. Will the proposal result in: a. Generation of substantial additional vehicular movement? b. Effects on existing parking facilities or demand for new parking? 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? 14. Public Services. Will the proposal have an effect upon, or result in a need for new or altered governmental services in any of the following areas: a. Fire protection? MiAor b. Police protection? c. Schools? d. Parks or other recreational facilities? e. Maintenance of public facilities & roads? f. Other governmental services? FAI X x X vnvu nnoirc -4- YES MAYBE NO 15. Energy. Will the proposal result in: a. Use of substantial amount of fuel or energy? b. Substantial increase in demand upon existing sources or energy, or require the development of new sources of energy? { 16. Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: J a. Power or natural gas? b. Communications systems? c. Water? d. Sewer or septic tanks? e. Storm water drainage? f. Solid waste and disposal? 17. Human Health. Will the proposal result in: a. Creation of any health hazard or potential health hazard (excluding mental health). I� 18. Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? 19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? 20. Cultural Resources a. Will the proposal result in the alter- ation of or the destruction of a pre- historic or historic archaeological site? b. Will the proposal result in adverse physical or aesthetic effects to a prehistoric or historic building, structure or object? YES c. Does the proposal have the potential to cause a physical change which would affect unique ethnic cultural values? d. Will the proposal restrict existing religious or sacred uses within the potential impact area? 21. Mandatory Findings of Significance. a. Does the project have the potential _ to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b. Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? (A short-term impact on the environment is one in which occurs in a relatively brief definitive period of time while long-term impacts will endure well in the future). c. Does the project have impacts which are _ individually limited, but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant). d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? III. Discussion of Environmental Evaluation (Narrative description of environmental impacts.) MAYBE NO -L AM k X X rnnm nno Ira -A- PROJECT: Tentative Tract 26718 ENVIRONMENTAL IMPACT ANALYSIS INITIAL STUDY I. PROJECT DESCRIPTION Tentative Tract Map #26718 application proposes the subdivision of +40 acres into 125 lots. The proposed development is located approximately 1700 feetsouth of 50th Avenue east of Jefferson Street. II. ENVIRONMENTAL CHECKLIST The environmental checklist completed for this project shows the potential environmental impact of this project III. MITIGATION MEASURES The environmental checklist identified areas where an environmental impact will take place as a consequence of the proposed development. The following pages discuss these impacts and mitigation measures to be taken to reduce these effects. 1. Earth a. No impact. Residential houses - minor disruption. b. c.& e. The proposal will result in disruptions, displacements, compaction, overcovering of the soil and a change in the topography and ground surface features. This is due to proposed grading to be done when the implementation of the project is commenced. Unless mitigation measures are taken, once the land surface is disturbed wind erosion might occur. Note should be made that no exceptional topographical features exist on the site. Mitigation measures proposed are as follows: - Prior to any grading permits being issued, 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. CS/DOCGL.008 - 1 - The Applicant shall submit a grading plan prior to issuance of building permit with a engineering geological and soils engineering report. Drainage disposal facilities shall be provided on the site as required by the Director of Public Works. d. & f. No impact. No unique geological features; not near natural water body. g. This area is located in Groundshaking Zone IV as identified on the Riverside Seismic 1 Geology information maps. The site, however is not in close proximity to any established fault line, nor does it lie in any zone susceptible to liquefication. There will however be some groundshaking in the event of fault activity, depending upon the magnitude, location and other characteristics 'of the tremor. The Uniform Building Code provides seismic safety standards for buildings which help mitigate the above impact. 2. Air. No impact. Residential project/low emission. 3. Water a. No impact. Not near natural water body. b. Development in this area will result in charges in absorption rates, drainage patterns and the rate and amount of surface water runoff. Mitigation measures to reduce this impact has been covered under l.b. and c. (see previous pages). c & e to g. No impact. Limited amount of excess water produced - C Zone. d. Existing irrigation dam to be removed. This is a man made feature and does not connect to any river or strean in the area. 4. Plant Life. No impact. No unique plant life on site. d. The existing citrus orchard will be eliminated. CS/DOCGL.008 - 2 - 5. Animal Life a. No impact. Not in Fringe Toed Lizard area. This site has an existing citrus orchard so it is unlikely to provide a habitat for the Flat tailed horned Lizard. d. & e. No impact. Area presently citrus orchard. 6. Noise a. & b. This development will result in an increase in existing noise levels but this will occur primarily during construction perlods. The City Ordinance has set forward work hours for construction crews and adverse noise after hours should therefore be minimal. Future residents in this development will be exposed to traffic noise from Mitigation measures for the above are as follows: - The La Quinta General Plan requires noise studies for all projects within 2,800 feet of the centerline of major streets, i.e., Jefferson Street. - The General Plan also states that barrier design standards should also be developed to minimize the visual impact of sound barriers. - The General Plan also states that the following setbacks are required, along Jefferson Street 20 feet. 7. Light and Glare This proposal will introduce an additional illuminated area to the City. To alleviate any possible problems the City reviews all lighting plans prior to installation. 8. Land Use. No impact. La Quinta General Plan designates this area as residential. 9. Natural Resources a. This development will increase the rate of use of natural resources. The effect will however be gradual and proportionately very small. CSIDOCGL.008 - 3 - 10. 11. 12. 13. 14. b. No impact. Risk of Upset. No impact. No hazardous substance proposed. Population This proposal introduces single family units to the La Quinta area. The affect of residential growth in this area is addressed by the Master Environmental Assessment of the La Quinta General Plan. Housing Introducing more single family residential units into the southern sector of La Quinta will be in conformance with the La Quinta General Plan policies. Transportation/Circulation a. & c. This development will result in the increase of vehicular movement in the surrounding area. This issue has been dealt with in the Master Environmental Study for the La Quinta General Plan. This project will increase the demand for parking in the nearby shopping centers but this will be gradual and minimal. Public Services a. to f. This development will result in the increased demand for public services. The Master Environmental Study for the La Quinta General Plan has addressed these issues. The developer is required to pay fees or make a land dedication for park and school facilities and form a landscape maintenance district. 15. Energy. No impact. Residential development. 16. 17. Utilities a to f. The public agency involved e.g. Coachella Valley Water District will indicate whether this development can be served with services and stipulate any development standards necessary and payment required. Human Health. No impact. No hazardous situation created. CS/DOCGL.008 - 4 - IV. 18. Aesthetics. No impact. Small scale residential development on vacant land. 19. Recreation. No impact. Small scale residential development on vacant land. 20. Archaeological/Historical This development may result in the alteration of as yet unknown archaeological or historical site, structure, object or building. To mitigate this issue a comprehensive condition regarding archaeological studies is attached to the approval of the tentative tract. CONCLUSION Therefore based on project will have environment subject measures. the above information, this no great effect on the to the discussed mitigation CS/DOCGL.008 - 5 - PLANNING COMMISSION RESOLUTION NO. 92- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA ANNOUNCING FINDINGS, CONFIRMING THE ENVIRONMENTAL DETERMINATION AND RECOMMENDING APPROVAL OF A TENTATIVE TRACT TO ALLOW THE CREATION OF A 125 SINGLE FAMILY LOT SUBDIVISION ON A_+ 40 ACRE SITE. CASE NO. TT #26718 WALTER HANSCH WHEREAS, the Planning Commission of the City of La Quinta, did, on the 8th day of December, 1992, hold a duly -noticed Public Hearing to consider the request of Walter Hansch to subdivide approximately 40 acres into 125 single-family lots, one retention basin, and other miscellaneous lots in the R-1 zone, generally located on the east side of Jefferson Street approximately 1,650 feet south of 50th Avenue, more particularly described as: PORTION OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN; WHEREAS, said Tentative Tract Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" in that the Planning Director has determined that the tentative tract will not have a significant adverse impact on the environment and a Negative Declaration of Environmental Impact is recommended; and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tentative Tract 26718, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said minor change to the Tentative Tract Map: 1. That Tentative Tract No. 26718, as conditionally approved, is generally consistent with the goals, policies, and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-1 zoning district development standards, and design requirements of the Subdivision Ordinance. CS/RESOPC.045 -1- 2. The subject site :has a fairly flat topography. The proposed circulation design and lot layouts, as conditioned, are, therefore, suitable for the proposed land division. 3. That the design of Tentative Tract Map No. 26718 will not cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley. 4. That the design of the subdivision, as conditionally approved, will be developed with public sewers and water, and, therefore, is not likely to cause serious public health problems. 5. That the design of Tentative Tract Map No. 26718 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Tract No. 26718, as conditioned, provides for adequate maintenance of the landscape buffer areas. 7. That the proposed Tentative Tract No. 26718, as conditioned, provides storm water retention, in lieu fees, park, and noise mitigation. B. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case; 2. That it does hereby reconfirm the conclusion of Environmental Assessment No. 91-193 relative to the environmental concerns of this tentative tract; CS/RESOPC.045 -2- 3. That it does hereby recommend approval of the Tentative Tract Map #26718 for the reasons set forth in this Resolution subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 8th day of December , 1992, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY MERMAN, Planning Director City of La Quinta, California CS/RESOPC.045 -3 PLANNING COMMISSION RESOLUTION 92- CONDITIONS OF APPROVAL - PROPOSED TENTATIVE TRACT 26718 - WALTER HANSCH DECEMBER 8, 1992 GENERAL_ CONDITIONS OF APPROVAL 1. Tentative Tract Map 26718 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This Tentative Tract Map approval shall expire two years after the original date of approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. The Environmental Fees ($1275) of the State Fish and Game Department and the County of Riverside shall be paid within 24 hours after approval of the tentative map by the City Council. 4. The City shall retain a qualified archaeologist, with the Developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded information shall be analyzed prior to the preparation of the plan. At a minimum, the plan shall: (1) identify the means for digging test pits; and (2) provide for further testing if the preliminary results show significant material are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistants)/representative(s), shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. CONAPRVL.069 1 Conditions of Approval Tentative Tract 26718 December 8, 1992 The designated monitors or their authorized representatives shall have the authority to temporarily diver, redirect, or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation, or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analyses to be prepared and published and submitted to the Planning and Development Department. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL 5. Prior to final map approval by the City Council, the Applicant shall meet the parkland dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code, by paying parkland fees in lieu, as may be determined in accordance with said Section. 6. 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 (terming, walls, and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. 7. If the tract is phased, tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Planning and Development Department and Engineering Department prior to final map approval. 8. Applicant shall submit proposed street names with alternatives to the Planning and Development Department for approval prior to final map approval. 9. A. If custom homes are proposed design and architectural standards for residences in this tract shall be submitted to the Design Review Board for review and approval prior to final map recordation. All approved standards shall be included in either the CC&R's, property covenants, or Real Estate Disclosure forms subject to final approval by the Planning and Development Director. B. If one developer plans to build all the units in this subdivision, the following condition will apply. The Applicant shall submit complete detailed architectural elevations for all units for Design Review Board review and approval prior to CONAPRVL.069 Conditions of Approval Tentative Tract 26718 December 8, 1992 building permit issuance. The architectural standards shall be included as part of the CC & R's (if any), property covenants, or Real Estate Disclosure forms subject to final approval by the Planning and Development Director. The architectural design shall provide shading of glass areas from the south, east, and west exposures. 10. Design of security gate entry shall be reviewed and approved by the Engineering Department and the Planning and Development Department prior to the final map approval. TRACT DESIGN 11. A minimum 20-foot landscaped setback shall be provide on Jefferson Street. Design of the setback shall be approved by the Planning and Development Department and Engineering Department. Setback shall be measure from ultimate right-of-way line. A. The minimum setbacks may be modified to an "average" if a meandering or curvilinear wall design is used. B. Setback areas shall be established as a separate common lot and be maintained as set forth herein, unless an alternate method is approved by the Planning and Development Department. 12. The minimum lot size shall be 7,200 square feet. 13. The minimum frontage 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. 14. 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. WALLS, FENCING, SCREENING, AND LANDSCAPING 15. A minimum six -foot -high, solid, masonry wall shall be provided along the perimeters of the project. The exact location, design, and materials shall be subject to review and approval by the Planning and Development Department. 16. Property lines and perimeter walls for all residential units shall be located at the top of the graded slope for each parcel. CONAPRVL.069 Conditions of Approval Tentative Tract 26718 December 8, 1992 17. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the grading and site development. These shall include, but not be limited to: A. The use of irrigation during any construction activity. B. Planting of cover crop or vegetation upon previously graded by undeveloped portions of the site. C. Provisions of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Directors of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. D. Compliance with Ordinance 219, pertaining to Fugitive Dust Control. 18. 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. 19. Prior to final map approval, the Applicant shall submit to the Planning Department for review and approval a plan (or plans) showing the following: A. Landscaping, including plant types, sizes, spacing, location, and irrigation system for all landscape buffer, perimeter and entry areas. Desert or native plans species and drought resistant planting material shall be incorporated into the landscape plan. Lawn shall be minimized and not used within five feet of the curb. No spray heads shall be used adjacent to street curbing or sidewalk areas. B. Location and design detail of any proposed and/or required walls. C. Exterior lighting plan, emphasizing minimization of light glare impacts to surrounding properties. CONAPRVL.069 4 Conditions of Approval Tentative Tract 26718 December 8, 1992 CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF BUILDING PERMITS 20. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quints Public Works Department o Planning & Development Department o Coachella Valley Water District o Coachella Valley Unified School District o Imperial Irrigation District o State Water Resource Control Board (SWRCB) Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building and Safety Department at the time of the application for a building permit for the use contemplated herewith. 21. The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures o the plans. 22. 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. 23. 75 % of the dwelling units adjacent to Jefferson Street shall be limited to one story, not to exceed 22 feet in height. 24. The appropriate Planning approval shall be secured prior to establishing any of the following uses: A. Temporary construction facilities. B. Sales facilities, including their appurtenant signage. C. On -site advertising/construction signs. 25. Prior to the issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of Environmental Assessment 91- 193 and Tentative Tract 26718, which must be satisfied prior to the issuance of a grading CONAPRVL.069 Conditions of Approval Tentative Tract 26718 December 8, 1992 permit. Prior to the issuance of a building permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of Environmental Assessment 91-193 and Tentative Tract 26718, which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining conditions of approval and mitigating measures of Environmental Assessment 91-193 and Tentative Tract 26718. The Planning and Development Director may require inspection or other monitoring to assure such compliance. FIRE MARSHAL 26. Schedule "A" fire protection approved Super fire hydrants, (6" X 4" 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 1000 gpm for two hours duration at 20 psi. 27. 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." 28. 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. 29. A temporary water supply for fire protection may be allowed for the construction of the model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. 30. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system. Improvement plans for the entry street and gates shall be submitted to the Fire Department for review/approval prior to installation. 31. A temporary access easement through Lot 118 to Jefferson Street shall be provided until secondary is provided through the property to the north. CONAPRVL.069 6 Conditions of Approval Tentative Tract 26718 December 8, 1992 PUBLIC SERVICES AND UTILITIES 32. The Applicant shall comply with all requirements of the Coachella Valley Water District as noted in their letter dated March 27, 1991 on file in the Planning and Development Department. 33. Bus turnout and shelter shall be built or bonded for as required by Sunlline Transit Agency in their letter dated July 28, 1992 (on file in the Planning and Development Department). 34. All existing and proposed utilities adjacent to or within the proposed development shall be installed underground. High -voltage power lines which the power authority will not accept underground are exempt from this requirement. 35. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. IMPROVEMENT AGREEMENT 36. The applicant shall construct, or enter into a secured agreement to construct, the on- and off -site grading, streets, utilities, landscaping, on -site common area improvements, and any other improvements required by these conditions before approval of the final map. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. If tract improvements are phased with multiple final maps, off -site improvements (i.e.: streets) and tract -wide improvements (i.e.: perimeter walls, common -area and setback landscaping, and gates) shall be constructed or secured prior to approval of the first final map. 37. The applicant shall develop tract phases in the order of the approved phasing plan so that improvements required of each final map are complete prior to issuance of Certificates of Occupancy within subsequent final maps. The City Engineer may consider proposals by the applicant to stage the installation of off -site and tract -wide improvements with the orderly development of all phases within the tentative tract. 38. The applicant shall reimburse ]Landmark Land Company for the cost of one-half of the median island improvements for the 987.62-foot frontage of this tract. CONAPRVL.069 Conditions of Approval Tentative Tract 26718 December 8, 1992 39. The applicant shall pay cash or provide security in guarantee of cash payment for required improvements which are deferred for future construction by others. Deferred improvements for this tract include: A. Intersection of Pomelo and Jefferson Street: 27.2 % of the cost to design and construct traffic signals. B. Jefferson Street: 54.4 % of the cost to design and construct a bus turnout and shelter meeting the requirements of the Sunline Transit Agency. The applicant's responsibility for deferred improvements may be satisfied through participation in a City major thoroughfare improvement program if this development becomes subject to such a program. DEDICATIONS 40. The applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Dedications required of this Tentative Tract include: A. Jefferson Street - Major Arterial, 60-foot half width. Street right of way geometry for cul-de-sacs, knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. 41. The applicant shall dedicate common -area setback lots, of minimum width as noted, adjacent to the following street rights of way: A. Jefferson Street - 20 feet wide. Minimum widths may be used as average widths for meandering wall designs. The applicant shall dedicate blanket easements over the setback lots for sidewalks, bike paths, and/or equestrian trails. CONAPRVL.069 8 Conditions of Approval Tentative Tract 26718 December 80 1992 42. The applicant shall vacate vehicle access rights to Jefferson Street from abutting lots. Access to Jefferson Street shall be restricted to a single no -left -out access/egress drive approximately 145 feet north of the most southerly tract boundary. 43. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and mailbox clusters. 44. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map unless such easements are approved by the City Engineer. 45. The applicant shall obtain an emergency access easement from the owner of proposed Tentative Tract 26855 for shared emergency access. Applicant shall grant a like easement to the owner of that property. The easements shall meet the requirements of the Riverside County Fire Department and the City Engineer. The easements shall be recorded prior to approval of this tentative map. GRADING 46. The applicant shall comply the City's flood protection ordinance and with the provisions of the Master Plan of Drainage, including payment of required fees. 47. 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. 48. 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. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on the final subdivision map that a soils report has been prepared for the tract pursuant to Section 17953 of the Health and Safety Code. Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each building pad in the tract, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The data shall be organized by tract phase and lot number and shall be cumulative if the data is submitted at different times. CONAPRVL.069 Conditions of Approval Tentative Tract 26718 December 8, 1992 DRAINAGE 49. 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. The tract shall be graded to receive storm flow from adjoining property at locations that have historically received flow. 50. Storm water run-off produced in 24 hours during 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 adjacent public streets. 51. In design of retention facilities, the percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. A trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the retention depth shall not exceed two feet. If retention is in one or more common retention basins, the retention depth shall not exceed six feet. 52. The design of the tract shall not cause any change in flood boundaries, levels or frequencies in any area outside the tract. STREET AND TRAFFIC IMPROVEMENTS 53. The City is contemplating adoption of a major thoroughfare improvement program. If the program is in effect 60 days prior to recordation of any final map for this development, the development shall be subject to the provisions of the ordinance. If this development is not subject to a major thoroughfare improvement program, the applicant shall design and construct street improvements as listed below. 54. Improvement plans for all one- and off -site streets and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the City Engineer. Street pavement sections shall be based on a Caltrans design procedure for a 20-year life and shall consider soil strength and anticipated traffic loading. The minimum pavement section shall be 3" AC/4" Class-2 base for local streets and 41h"/6" for arterial and collector streets. CONAPRVL.069 10 Conditions of Approval Tentative Tract 26718 December 8, 1992 55. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. Mid - block street lighting is not required. Enhancements to existing improvements may be required. Improvements may be required beyond the tract boundaries. 56. The following street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. OFF -SITE STREETS 1. Jefferson Street (Major Arterial) - Install half -width improvements adjacent to the tract frontage. Refer to General Plan Figure VII-2. B. ON -SITE STREETS 2. A, C, F, G, H, J, & K Streets - (Full -width Local Streets) - 36 feet wide. Refer to Std Dwg #105; 3. B, D, E, & I Streets - (Full -width Local Street Culs-de-Sac) - 36 feet wide. Refer to Std Dwg #800. 57. The public -road access location into the subdivision shall be on Jefferson Street approximately 145 feet north of the most southerly tract boundary. The median island on Jefferson shall have a modified opening in it to permit only left -in vehicular turn movements. 58. Applicant shall construct an eight -foot -wide meandering sidewalk/bike path in the parkway and landscaped setback lot along Jefferson Street. 59. If this tract is developed prior to development of Tentative Tract 26855, the applicant shall construct temporary emergency access improvements across that tract. The design and construction of the improvements shall be to the satisfaction of the Riverside County Fire Department and the City Engineer. LANDSCAPING 60. Prior to approval of building permits, the applicant shall prepare a water conservation plan which shall include consideration of: CONAPRVL.069 11 Conditions of Approval Tentative Tract 26718 December 8, 1992 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 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. 61. Landscape and irrigation plans for landscaped lots and common retention basins shall be prepared by a licensed landscape architect. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor -mounted equipment. Landscape and irrigation plans shall meet the requirements of and be signed by the Planning Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 62. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 63. The 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. QUALITY ASSURANCE 64. 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, the applicant shall fully comply with the quality -assurance program. If the quality -assurance program has not been adopted, the applicant shall adopt a construction quality -assurance program which meets the approval of the City Engineer. CONAPRVL.069 12 conditions of Approval Tentative Tract 26718 December 8, 1992 65. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction to be able to furnish and sign as -built drawings and certify compliance of all work with approved plans, specifications and applicable codes. 66. Upon completion of construction, the applicant shall furnish the City reproducible as -built drawings of all grading and improvements except water and sewer. Each sheet of the drawings shall have the words "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the as -built condition. MAINTENANCE 67. The applicant shall make provisions for continuous maintenance of landscaping and related improvements. 68. The applicant shall maintain the landscaped areas of the subdivision such as common lots, landscaped setbacks and retention basins until those areas have been accepted for maintenance by the City's Landscape and Lighting District or a homeowner's association (HOA). The applicant shall maintain all other improvements until final acceptance of tract improvements by the City Council. 69. The applicant shall provide an Executive Summary Maintenance Booklet for streets, landscaping and related improvements, perimeter walls, drainage facilities, or any other improvements to be maintained by an HOA. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, .. nd a costing algorithm with fixed and variable factors to assist the HOA in planning for routine and long term maintenance. MANAGEMENT 70. 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. coNAPRVL.069 13 Conditions of Approval Tentative Tract 26718 December 8, 1992 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. FEES AND DEPOSITS 71. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. MISCELLANEOUS 72. 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. 73. Prior to issuance of Certificates of Occupancy for buildings within the tract, the applicant shall install traffic control devices and street name signs along access roads to those buildings. CCNAPRVL.069 14 STAFF REPORT PLANNING CONDMSION MEETING DATE: DECEMBER 8, 1992 CASE NO.: TENTATIVE TRACT 26885 APPLICANT: SUMBAD AND SHARRON KANLIAN ENGINEER: J. F. DAVIDSON AND ASSOCIATES, INC. REQUEST: APPROVAL OF A TENTATIVE TRACT MAP TO CREATE 73 SINGLE FAMILY LOTS ON 23+ ACRES IN THE R-1 ZONE. LOCATION: LEFT SIDE OF JEFFERSON STREET APPROXIMATELY 200 FEET SOUTH OF 50TH AVENUE. ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 91-194 HAS BEEN PREPARED IN CONJUNCTION WITH THIS APPLICATION PURSUANT TO THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. THE PLANNING AND DEVELOPMENT DIRECTOR HAS DETERMINED THAT NO SIGNIFICANT ENVIRONMENTAL IMPACTS WHICH CANNOT BE MITIGATED WILL RESULT FROM THIS PROJECT. THEREFORE A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT IS RECOMMENDED FOR ADOPTION. GENERAL PLAN LAND USE DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE). SURROUNDING ZONING AND LAND USES: NORTH: C-P-S & R-1; SINGLE FAMILY RESIDENCES AND VACANT LAND. SOUTH: R-1; SINGLE FAMILY RESIDENCE AND CITRUS GROVE (TT 26718). EAST: R-2; VACANT LAND (SP 90-016) WEST: R-2; GOLF COURSE AND RESIDENTIAL PROJECT. PCST.094 1 DESCRIPTION OF SITE: THE SITE IS PRIMARILY VACANT EXCEPT FOR A SINGLE FAMILY RESIDENCE LOCATED IN THE EXTREME NORTHWEST CORNER OF THE SITE NEAR JEFFERSON STREET. THE PROPERTY IS IRREGULARLY SHAPED WITH ACCESS ONTO JEFFERSON STREET AND A SLENDER 30 FOOT WIDE ACCESS EASEMENT TO 50TH AVENUE. THE SITE IS RELATIVELY FLAT EXCEPT FOR THE AREA WHERE THE EXISTING SINGLE FAMILY RESIDENCE IS LOCATED. PROJECT DESCRIPTION: The applicant proposed to divide the 23.5 acres into 73 single family residences and a retention basin lot. The existing residence is proposed to be removed to allow construction of the project. A 30 foot wide, 850 foot long access easement which is a part of the property, leads to 50th Avenue. This portion of the project is indicated as "not a part". The tract is proposed to be a phased development. CIRCULATION SYSTEM: The tract proposed to take access to Jefferson Street near the northern end of the property. The location of this access is limited due to the fact that there is a 10 acre parcel to the south and west of this project which contains a single family residence under separate ownership and is not a part of this tract. The proposed tentative tract map indicates full turn movements at the street intersection with Jefferson Street. However, the Engineering Department has determined that access should be limited to left turns in and right turns in and out only. The center median, when it is installed, will be designed to prohibit left turns out. The interior road system is proposed to consist of private streets with a gated entry at Jefferson Street. This tract does not provide any secondary access to Jefferson Street. The tract proposes to provide secondary access to the lots to the west and to the proposed Tentative Tract 26718 to the south. At the westerly end of Lot "F" (street) access is shown to the adjacent 10 acre parcel. A second access is shown at the southerly end of Lot "A" (street) into the proposed Tentative Tract 26718, which is also on this agenda. The applicants have provided a reciprocal access agreement which would allow access through the respective property should one tract develop before the other. On this tract, the secondary access would be provided through Lot "A" all the way to Jefferson Street. The 30 foot wide access was originally proposed to provide access to 50th Avenue. The applicant has decided to not include this as a part of the tract. Due to its narrow width it should be deeded or sold to one of the adjacent owners. PCST.094 2 LOT SIZES: The zoning requires a minimum 7200 square feet of lot area. The tract proposes lot sizes which are a minimum of 10,000 square feet with the average lot size being 10,825 square feet. A .78 acre retention basin is shown at the southeast corner of the site and would be combined with the retention basin for Tentative Tract 26718 to the south. While this retention basin will not function as a park site, it will be landscaped and available for casual use. A homeowner's association will be formed to maintain the retention basin along with any common landscaped areas, private Toads, and perimeter landscaping. ANALYSIS: This project was originally submitted in February, 1991, at the same time Tentative Tract 26718 was submitted, and has been revised a number of times. The reason for the long processing time has been due to issues of access, development of the property to the south (10 acre site) along Jefferson Street and due to the request of the applicants. The plan that is before you has been revised and is acceptable with conditions. Secondary access is being provided to the south in a manner which will be acceptable. A 20 foot deep landscaped lot is being provided along Jefferson Street as required by the General Plan. FINDINGS: Findings to recommend approval of this tract to the City Council can be made and are attached in the draft Planning Commission Resolution. RECOMMENDATION: By adoption of Planning Commission Resolution 92- , recommend approval of a Negative Declaration and Tentative Tract 26955, subject to conditions. Attachments: 1. Location map 2. Tentative tract map exhibits 3. Comments from various City Departments and agencies 4. Draft Negative Declaration and Initial Study 5. Draft Planning Commission Resolution and Conditions of Approval PCST.094 3 CASE No. HWY. t 1 1 • • N _ Ave.48 r- U, C ~ e c • 3 SITE Ave. so o: o 52nd Av i VICINITY MAP CASE MAP TT 26855 LOCATION MAP N.T.S. NTS I Z661 4 l 1 n r 1 •t - � g 's Min ' t,• �V 00 ul RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92370 (714) 657-3183 GLEN J. NEW.IAN FIRE CHIEF To: City of La Quinta Planning Division Re: Tentative Tract Map No.26e55 revised #3 r 3 1 y1 2k J U L 2 2 199x CITY 0P to CliA A Qtfi.NNl1��T J:Qt,RirldMT This letter supercedes Fire Department letter dated March 25, 1991. With respect to the conditions of approval for the above referenced land division, the Fire Department recommends the following fire protection measures be provided in accordance with the La Quinta Municipal Code or recognized fire protection standards: 1. Schedule fire protection approved Super fire hydrants, (6" x 4" 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 1000 gpm for 2 hours duration at 20 psi. 2. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed/approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is it 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. 4.. A temporary water supply for fire protection may be allowed for the construction of the model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. -1- y� PLANNING DIVISION U mio OFFICE TB ECUTA OFFICE 79-733 Country Club Drive, Suits F, Indio, CA 92201 41002 County Center Drive, Suite 225, Temecula, CA 92 (619) 342AW • FAX (619) 775-2072 RIVERSIDE OFFICE (714) 694-5070 * FAX (714) 694-5076 ❑ 3760 12th Strait, Riverside, CA 92501 (714) 275-4777 • FAX (714) 369-7451 printed on recycled p To: Planning Division Re: TM #26855 July 22, 1992 Page 2 5. Prior to recordaticn of the final map, the applicant shall provide alternate or secondary access as approved by the County Fire Department. Secondary access shall be provided prior to occupancy. 6. 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 cove , mounter 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. 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 Inspector imp ESTABLISHED IN 1918 AS A PUBLIC AGENCY COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA M36 • TELEPHONE (619) 398.2651 DIRECTORS OFFICERS TELLIS COOEKAS. PRESIDENT THOMAS E LEVY. GENERAL MANAGER -CHIEF ENGINEER RAYMOND R RUMMONDS. VICE PRESIDENT BERNARDINE SUTTON. SECRETARY JOHN W MCFADDEN OWEN MCCOOK ASSISTANT GENERAL MANAGER DOROTHYM NICHOLS March 27, 1991 REDWINE AND SHERRILL. ATTORNEYS THEODORE J. FISH Planning Commission City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: File: 0163.1 dbo��.a Subject: Tentative Tract 26855, Portion of Northwest Quarter, Section 4, Township 6 South, Range 7 East, San Bernardino Meridian This area is protected from stormwater flows by a system of channels and dikes, and may be considered safe from stormwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. There are existing district facilities not shown on the development plans. There may be conflicts with these facilities. We request the appropriate public agency to withhold the issuance of a building permit until arrangements have been made with the district for the relocation of these facilities. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. The 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 the area. The developer shall use this water for irrigation, if applicable. TRUE CONSERVATION USE WATER WISELY Planning Commission -2- March 27, 1991 If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, Le General Manager -Chief Engineer RFtlmf/e3a cc: Don Park Riverside County Department of Public Health 79-733 Country Club Drive, Suite D Bermuda Dunes, California 92201 bco Water Management Specialist � i e Transit Agency MEMBER AGENCIES Cathedral City Coachella Desert Hot Springs Indian Wells Indio La Quinta Palm Desert Palm Springs Rancho Mirage Riverside County Mr. Stan Sawa, Principal Planner Planning & Development Division City of La Quinta P. 0. Box 1504 La Quinta, CA 92253 RE: Tentative Tract 26855 Dear Stan: July 28, 1992 Thank you for allowing SunLine Transit Agency to review the Kanlian Project to be located off of Jefferson and off of Ave. 50. At this time, SunLine Transit Agency has no further comments to make. Yours very truly, SUWLINE TRANSIT AGENCY Debra Astin Director of Planning DA/n cc: File 32-505 Harry Oliver Trail -Thousand Palms, CA 92276 • (619) 343-3456 • FAX (619) 343-3845 A Public Agency The Gas Company T"=i•JYF.y�• z�. .—.-+r-wp,r.svr��e..et^wew» AUG 25 1992 r • ..ice. � . -. .. __ August 24, 1992 city of la Quinta 78-105 calle Fstado La ¢ainta, CA 92253 AT MMC N: Stan Sawa, Principal Planner Southern Cariferah Gas Company 1981 Lsgeraia Ave Redlands. CA Mailing Address. Bar 3003 RE: Tentative Tract No. 26855 Redlands, CA 92373-0306 This letter is to inform you that Southern California Gas company has facilities in the area where the above named project is prod ed. Gas service to the project could be provided from a 611 main in Jefferson Street without any significant impact on the environment. The service would be in accordance with the eoagmV l s policies and extension rules on file with the California Public Utilities commission at the time contractual arrangements are made. You should be aware that this letter is not to be interpreted as a contractual oomnitsment to serve the proposed project, but only as an informational service. ,The availability of natural gas service, as set forth in this letter, is based upon present conditions of gas supply and regulatory policies. As a public utility, the Southern California Gas Company is under the jurisdiction of the California Public Utilities commission. We can also be affected by actions of federal regulatory agencies. Should these agencies take any action which affects gas supply or the conditions under which service is available, gas service will be provided in aeo=dance with revised conditions. Typical demand use for: a. Residential (System Area Average/Use Per Meter) Yearlv Single Family 799 therms/year dwelling unit Mlti-Family 4 or less units 482 therms/year dwelling unit Multi -Family 5 or more units 483 therms/year dwelling unit These averages are based on total gas consumption in residential units served by Southern California Gas company, and it should not be implied that any particular hone, apartment or tract of homes will use these amounts of energy. b. Commercial Due to the fact that construction varies so widely (a glass building vs. a heavily insulated building) and there is such a wide variation in types of materials and equipment used, a typical demand figure is not available for this type of construction. Calculations would need to be made after the building has been designed. We have developed several programs which are available, upon request,, to provide assistance in selecting the most effective applications of energy conservation tedhnsques for a particular projplYOU desire further information on any of our energy conservation programs, please contact our Area Market Services Manager, P.O. Boot 3003, ]Redlands, CA 92373-0306, Mahone 1-800-624-2497. Sincerely, i F14 • 1,01 cc: Environ Affairs -MUSC1 Environmental Assessment No. 41--19 41- Case No. j:Z:_?,:f?85S ENVIRONMENTAL CHECKLIST FORM Background • Name of Proponent• Address & Phone Number of Proponent S7— _ IN'Ple-1) GA- ej- 5"CS• 7 Date Checklist Prepared . Agency Requiring Checklist q:�D T-- (A Name of Proposal, if applicable 1,j Z.6 :I. Environmental Impacts Explanation of "yes" & "maybe" answers are required on attached sheets.) YES MAYBE NO 1. Earth. Will the proposal result in: a. Unstable earth conditions or in changes X in geologic substructures? b. Disruptions, displacements, compaction or it over covering 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 increase in wind or water erosion of X soils, either on or off the site? f. Changes in deposition or erosion of beach sands or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mudslides, ground failure or similar hazards? FORM.009/CS -1- YES 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of ambient air quality? b. The creation of objectionable odors? c. Alteration of air movement, moisture, or temperature or any change in climate, either locally or regionally? 3. Water. Will the proposal result in: a. Changes in currents or the course of direction of water movements, in either marine or fresh waters? b. Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? c. Alterations to the course or flow of flood waters? d. Change in the amount of surface water in any water body? e. Discharge into surface waters, or in any alteration of surface water quality including but not limited to temperature, dissolved oxygen or turbidity? f. Alteration of the direction or rate of flow of ground waters? g. Change in the quantity of ground waters, either through direct additions or with - drawls, or through interception of an aquifers by cuts or excavations? h. Substantial reduction in the amount of water otherwise available for public water supplies? i. Exposure of people or property to water related hazards such as flooding or tidal waves? G yp,. MAYBE NO X X R 0 R X X rnvv nno/rg -2- YES MAYBE NO 4. Plant Life. Will the proposal result in: a. Change in the diversity of species, or i< number of any species of plants (including trees, shrubs, grass, crops, & 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 in a barrier to the normal replenishment of existing species? d. Reduction in acreage of agricultural crops? 5. 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 & shellfish, benthic organisms or insects)? J /� 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? X d. Deterioration to existing fish or wildlife habitat? 6. Noise. Will the proposal result in: `/ a. Increases in existing noise levels? n b. Exposure of people to severe noise levels? X ?. Light and Glare. Will the proposal produce X new light or glare? 8. Land Use. Will the proposal result in a substantial alteration of the present or planned land use of an area? 9. Natural Resources. Will the proposal result in: a. Increase in the rate of use of any natural resources? ..,,.,.. ►,.C. -z- YES MAYBE NO 10. Risk of Upset. Will the proposal involve: a. A risk of an explosion or the release of hazardous substances (including but not limited to oil, pesticides, chemical or radiation) in the event of an accident or upset conditions? X 11. Population. Will the proposal alter the location, distribution, density, or growth rate of the human population of an area? � 12. Housing. Will the proposal affect existing housing, or create a demand for additional housing? K 13. Transportation/Circulation. Will the proposal result in: K a. Generation of substantial additional vehicular movement? b. Effects on existing parking facilities or demand for new parking? 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? V f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? 14. Public Services. Will the proposal have an effect upon, or result in a need for new or the altered governmental services in any of following areas: a. Fire protection? b. Police protection? nv,,-- Al c. Schools? d. Parks or other recreational facilities? e. Maintenance of public facilities & roads? f. Other governmental services? PnRM . nng /rs -4- YES MAYBE NO 15. Energy. Will the proposal result in: a. Use of substantial amount of fuel or energy? �( b. Substantial increase in demand upon existing sources or energy, or require the development of new sources of energy? 16. Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: a. Power or natural gas? b. Communications systems? c. Water? d. Sewer or septic tanks? e. Storm water drainage? f. Solid waste and disposal? 17. Human Health. Will the proposal result in: a. Creation of any health hazard or potential health hazard (excluding mental health). 18. Aesthetics. Will the proposal result in the obstruction of any scenic vista or to the public, or will the proposal view open result in the creation of an aesthetically offensive site open to public view? 19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? 20. Cultural Resources Y a. Will the proposal result in the alter- ation of or the destruction of a pre- historic or historic archaeological site? b. Will the proposal result in adverse physical or aesthetic effects to a prehistoric or historic building, structure or object? *.__%9 nnn If,0 -r%- YES c. Does the proposal have the potential to cause a physical change which would affect unique ethnic cultural values? d. Will the proposal restrict existing religious or sacred uses within the potential impact area? 21. Mandatory Findings of Significance. a. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b. Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? (A short-term impact on the environment is one in which occurs in a relatively brief definitive period of time while long-term impacts will endure well in the future). c. Does the project have impacts which are individually limited, but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant). d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? III. Discussion of Environmental Evaluation (Narrative description of environmental impacts.) MAYBE NO LTA ropm nnolrg -6- IV. Determination (To be completed by the Lead Agency). On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION WILL BE PREPARED. I find the proposed project effect on the environment, IMPACT REPORT is required. ��- / I--�' �I Date MAY have a significant and an ENVIRONMENTAL ��, IUl C�uMS signatu a of Preparer vnwv nno /r,c -7- PROJECT: Tentative Tract 26855 I. II. ENVIRONMENTAL IMPACT ANALYSIS INITIAL STUDY PROJECT DESCRIPTION Tentative Tract Map 26855 application proposes the subdivision of +24 acres into 73 lots. The proposed development is located approximately a quarter of a mile south of 50th Avenue on Jefferson Street. ENVIRONMENTAL CHECKLIST The environmental checklist completed for this project shows the potential environmental impact of this project MITIGATION MEASURES The environmental checklist identified areas where an environmental impact will take place as a consequence of the proposed development. The following pages discuss these impacts and mitigation measures to be taken to reduce these effects. 1. Earth a. No impact. Residential houses - minor disruption. b. c.& e. The proposal will result in disruptions, displacements, compaction, overcovering of the soil and a change in the topography and ground surface features. This is due to proposed grading to be done when the implementation of the project is commenced. Unless mitigation measures are taken, once the land surface is disturbed wind erosion might occur. Note should be made that no exceptional topographical features exist on the site. Mitigation measures proposed are as follows: - Prior to any grading permits being issued, 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. CSIDOCGL.008 - 1 - 2. 3. 4. The Applicant shall submit a grading plan prior to issuance of building permit with a engineering geological and soils engineering report. - Drainage disposal facilities shall be provided on the site as required by the Director of Public Works. d. & f. No impact. No unique geological features; not near water body. g. This area is located in Groundshaking Zone IV as identified on the Riverside Seismic 1 Geology information maps. The site, however is not in close proximity to any established fault line, nor does it lie in any zone susceptible to liquefication. There will however be some groundshaking in the event of fault activity, depending upon the magnitude, location and other characteristics of the tremor. The Uniform Building Code provides seismic safety standards for buildings which help mitigate the above impact. Air. No impact. Residential project/low emission. Water a. No impact. Not near water body. b. Development in this area will result in charges in absorption rates, drainage patterns and the rate and amount of surface water runoff. Mitigation measures to reduce this impact has been covered under l.b. and c. (see previous pages). c. to g. No impact. Limited amount of excess water produced - C Zone. Plant Life. No impact. No unique plant life on site. d. The existing citrus orchard will be eliminated. CS/DOCGL.008 - 2 - 5. 7. 8. 9. Animal Life a. No impact. Not in Fringe Toed Lizard area. Part of this site has an existing citrus orchard and the balance previously farmed land so it is unlikely to provide a habitat for the Flat tailed horned Lizard. d. & e. No impact. Part of the area is presently citrus orchard, and balance is previously farmed land. Noise a. & b. This development will result in an increase in existing noise levels but this will occur primarily during construction periods. The City Ordinance has set forward work hours for construction crews and adverse noise after hours should therefore be minimal. Future residents in this development will be exposed to traffic noise from Mitigation measures for the above are as follows: - The La Quinta General Plan requires noise studies for all projects within 2,800 feet of the centerline of major streets, i.e., Jefferson Street and 50th Avenue. - The General Plan also states that barrier design standards should also be developed to minimize the visual impact of sound barriers. - The General Plan following setbacks Jefferson Street 20 Light and Glare also states that the are required, along feet. This proposal will introduce an additional illuminated area to the City. To alleviate any possible problems the City reviews all lighting plans prior to installation. Land Use. No impact. La Quinta General Plan designates this area as residential. Natural Resources a. This development will increase the rate of use of natural resources. The effect will however be gradual and proportionately very small. 10. 11. 12. 13. 14. b. No impact. Risk of Upset. No impact. No hazardous substance proposed. Population This proposal introduces single family units to the La Quinta area. The affect of residential growth in this area is addressed by the Master Environmental Assessment of the La Quinta General Plan. Housing Introducing more single family residential units into the southern sector of La Quinta will be in conformance with the La Quinta General Plan policies. Transportation/Circulation a. & c. This development will result in the increase of vehicular movement in the surrounding area. This issue has been dealt with in the Master Environmental Study for the La Quinta General Plan. This project will increase the demand for parking in the nearby shopping centers but this will be gradual and minimal. Public Services a. to f. This development will result in the increased demand for public services. The Master Environmental Study for the La Quinta General Plan has addressed these issues. The developer is required to pay fees or make a land dedication for park and school facilities and form a landscape maintenance district. 15. Energy. No impact. Residential development. 16. 17. Utilities a to f. Water. The public agency involved e.g. Coachella Valley Water District will indicate whether this development can be served with services and stipulate any development standards necessary and payment required. Human Health. No impact. created. No hazardous situation CS/DOCGL.008 - 4 - IV. 18. Aesthetics. No impact. Small scale residential development on vacant land. 19. Recreation. No impact. Small scale residential development on vacant land. 20. Archaeological/Historical This development may result in the alteration of as yet unknown archaeological or historical site, structure, object or building. To mitigate this issue a comprehensive condition regarding archaeological studies is attached to the approval of the tentative tract. CONCLUSION Therefore based on project will have environment subject measures. the above information, this no great effect on the to the discussed mitigation CS/DOCGL.008 - 5 - PLANNING COMMISSION RESOLUTION 92- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA ANNOUNCING FINDINGS, CONFIRMING THE ENVIRONMENTAL DETERMINATION AND RECOMMENDING APPROVAL OF A TENTATIVE TRACT TO ALLOW THE CREATION OF A 73 SINGLE FAMILY LOT SUBDIVISION ON A + 23 ACRE SITE. CASE NO. TT #26855 SUMBAD & SHARRON KANLIAN WHEREAS, the Planning Commission of the City of La Quinta, did, on the 8th day of December, 1992, hold a duly -noticed Public Hearing to consider the request of Sumbad & Sharron Kanlian to subdivide approximately 23 acres into 73 single-family lots, one retention basin, and other miscellaneous lots in the R-1 zone generally located on the east side of Jefferson Street approximately 200 feet south of 50th Avenue, more particularly described as: PORTION CF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN; WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" in that the Planning Director has determined that the tentative tract will not have a significant adverse impact on the environment and a Negative Declaration of Environmental Impact is recommended; and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tentative Tract 26855, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify a recommendation for approval of said Tentative Tract Map: 1. That Tentative Tract No. 26855, as conditionally approved, is generally consistent with the goals, policies, and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-1 zoning district development standards, and design requirements of the Subdivision Ordinance. CS/RESOPC.046 -1- 2. The subject site has a fairly flat topography. The proposed circulation design and lot layouts, as conditioned, are, therefore, suitable for the proposed land division. 3. That the design of Tentative Tract Map No. 26855 will not cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley. 4. That the design of the subdivision, as conditionally approved, will be developed with public sewers and water, and, therefore, is not likely to cause serious public health problems. 5. That the design of Tentative Tract Map No. 26855 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Tract No. 26855, as conditioned, provides for adequate maintenance of the landscape buffer areas. 7. That the proposed Tentative Tract No. 24774, as conditioned, provides storm water retention, park facilities or fees, and noise mitigation. 8. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case; 2. That it does hereby reconfirm the conclusion of Environmental Assessment No. 92-194 relative to the environmental concerns of this tentative tract; 3. That it does hereby recommend for approval the subject Tentative Tract Map #26855 for the reasons set forth in this Resolution subject to the attached conditions. CS/RESOPC.046 -2- PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 8th day of December, 1992, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, CHAIRPERSON City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California CS/RESOPC.046 -3- PLANNING COMMISSION RESOLUTION 92- CONDITIONS OF APPROVAL - PROPOSED TENTATIVE TRACT 26855 - KANLIAN DECEMBER 8, 1992 GENERAL 1. Tentative Tract Map 26855 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 two years after City Council approval 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 - Riverside Co. Environmental Health Department - Coachella Valley Unified School District - Coachella Valley Water District - Imperial Irrigation District - California Regional Water Quality Control Board (NPDES 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. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. CONAPRVL.070 1 Conditions of Approval Tentative Tract 26855-Kanlian December 8, 1992 6. The City shall retain a qualified archaeologist, with the Developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded information shall be analyzed prior to the preparation of the plan. At a minimum, the plan shall: (1) identify the means for digging test pits; and (2) provide for further testing if the preliminary results show significant material are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistant(s)/representative(s), shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily diver, redirect, or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation, or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analyses to be prepared and published and submitted to the Planning and Development Department. 7. Applicant shall submit proposed street names with alternatives to the Planning and Development Department for approval prior to final map approval. IMPROVEMENT AGREEMENT g. The applicant shall construct, or enter into a secured agreement to construct, the on- and off -site grading, streets, utilities, landscaping, on -site common area improvements, and any other improvements required by these conditions before approval of the final map. CONAPRVL.070 2 Conditions of Approval Tentative Tract 26855-Kanlian December 8, 1992 Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 9. If tract improvements are phased with multiple final maps, off -site improvements (i.e.: streets) and tract -wide improvements (i.e.: perimeter walls, common -area and setback landscaping, and gates) shall be constructed or secured prior to approval of the first final map. The City Engineer may consider proposals by the applicant to stage the installation of off -site and tract -wide improvements with the orderly development of all phases within the tentative tract. 10. The applicant shall reimburse ]Landmark Land Company for the cost of one-half of the median island improvements for the 987.62-foot frontage of this tract. 11. The applicant shall pay cash or provide security in guarantee of cash payment for required improvements which are deferred for future construction by others. Deferred improvements for this tract include: A. Intersection of Pomelo and Jefferson Street: 27.2 % of the cost to design and construct traffic signals. B. Jefferson Street: 32.6% of the cost to design and construct a bus turnout and shelter meeting the requirements of the Sunline Transit Agency. The applicant's responsibility for deferred improvements may be satisfied through participation in a City major thoroughfare improvement program if this development becomes subject to such a program. DEDICATIONS 12. The applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Dedications required of this Tentative Tract include: A. Jefferson Street - Major Arterial, 60-foot half width. CONAPRVL.070 3 Conditions of Approval Tentative Tract 26855-Ranlian December 8, 1992 Street right of way geometry for cul-de-sacs, knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. 13. The applicant shall dedicate common -area landscaped setback lots, of minimum width as noted, adjacent to the following street rights of way: A. Jefferson Street - 20 feet wide. Minimum widths may be used as average widths for meandering wall designs. The applicant shall dedicate blanket easements over the setback lots for sidewalks, and bikepaths. 14. The applicant shall vacate vehicle access rights to Jefferson Street from abutting lots. Access to Jefferson Street shall be restricted to a single no -left -out access/egress drive approximately 160 feet south of the most northerly tract boundary. 15. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and mailbox clusters. 16. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map unless such easements are approved by the City Engineer. 17. The applicant shall obtain an emergency access easement from the owner of proposed Tentative Tract 26718 for shared emergency access. Applicant shall grant a like easement to the owner of that property. The easements shall meet the requirements of the Riverside County Fire Department and the City Engineer. The easements shall be recorded prior to approval of this tentative map. TRACT DESIGN 18. Development of the project site shall comply with tentative tract map Exhibit A, as contained in the Planning and Development Department's file for this tentative tract, and with the following conditions, which conditions shall take precedence in the event of any conflict with the provisions of the tentative tract map. 19. The minimum lot size shall be 7,200 square feet. CONAPRVL.070 4 Conditions of Approval Tentative Tract 26855-Kanlian December 8, 1992 20. The minimum frontage 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. 21. 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. 22. 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 to avoid the isolated appearance given by walled developments. 23. A minimum six -foot -high, solid, masonry wall shall be provided along the perimeters of the project. The exact location, design, and materials shall be subject to review and approval by the Planning and Development Department. 24. The requirements of the City's off-street parking ordinance shall be met concerning all supplemental accessory facilities. 25. 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. The applicant shall submit plans for street lighting along roads, if any, for review and approval by the Planning and Development Department. 26. Design of security gate entry shall be reviewed and approved by the Engineering and Planning and Development Department prior to final map approval. BUILDING AND SITE DESIGN 27. 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 this tentative tract. The main objectives of this Committee shall be to assure that building architecture, building materials and colors, CONAPRVL.070 Conditions of Approval Tentative Tract 26855-Kanlian December 80 1992 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. If one developer plans to build all the units in this subdivision, the following condition will apply. The applicant shall submit complete detailed architectural elevations for all units for Design Review Board review and approval prior to building permit issuance. The architectural standards shall be included as part of the CC & R's (if any), property covenants, or Real Estate Disclosure forms subject to final approval by the Planning and Development Director. The architectural design shall provide shading of glass areas from the southeast and west exposures. C. The 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 standards for the R-1 Zone. D. Property lines and perimeter walls for all residential units shall be located at the top of the graded slope for each parcel. E. Prior to issuance of an occupancy permit for any house within this tentative tract, landscaping/ground cover and permanent irrigation system 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. Each residence shall be provided with a minimum of two 15-gallon trees with corner lots provided with five 15-gallon trees. F. 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. G. Lots 1 and 73 shall be developed with one story units, not to exceed 22 feet in height. GRADING 28. 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 CONAPRVL.070 6 Conditions of Approval Tentative Tract 26855-Kanlian December 8, 1992 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. D. Compliance with Ordinance 219 pertaining to Fugitive Dust Control. 29. Graded but undeveloped land shall be maintained in a condition so as to prevent dust and blowsand nuisances and shall be planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. 30. The applicant shall comply the City's flood protection ordinance and with the provisions of the Master Plan of Drainage, including payment of required fees. 31. 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 92-194 and Tentative Tract 26588, 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- 194 and Tentative Tract 26855, 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 92-194 and Tentative Tract 26855. The Planning and Development Director may require inspections or other monitoring to assure such compliance. 32. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation ("the soils report") shall be submitted with CONAPRVL.070 Conditions of Approval Tentative Tract 26855-Kanlian December 8, 1992 the grading plan. 33. 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. The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on the final subdivision map that a soils report has been prepared for the tract pursuant to Section 179,53 of the Health and Safety Code. Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each building pad in the tract, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The data shall be organized by tract phase and lot number and shall be cumulative if the data is submitted at different times. DRAINAGE 34. 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. The tract shall be graded to receive storm flow from adjoining property at locations that have historically received flow. 35. Storm water run-off produced in 24 hours during 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 adjacent public streets. 36. In design of retention facilities, the percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. A trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the retention depth shall not exceed two feet. If retention is in one or more common retention basins, the retention depth shall not exceed six feet. CONAPRVL.070 8 Conditions of Approval Tentative Tract 26855-Kanlian December 8, 1992 37. The design of the tract shall not cause any change in flood boundaries, levels or frequencies in any area outside the tract. UTILITIES 38. All existing and proposed utilities adjacent to or within the proposed development shall be installed underground. high -voltage power lines which the power authority will not accept underground are exempt from this requirement. 39. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 40. The City is contemplating adoption of a major thoroughfare improvement program. If the program is in effect 60 days prior to recordation of any final map for this development, the development shall be subject to the provisions of the ordinance. If this development is not subject to a major thoroughfare improvement program, the applicant shall design and construct street improvements as listed below. 41. Improvement plans for all on- and off -site streets and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the City Engineer. Street pavement sections shall be based on a Caltrans design procedure for a 20-year life and shall consider soil strength and anticipated traffic loading. The minimum pavement section shall be 3" AC/4" Class-2 base for local streets and 41h "/6" for arterial and collector streets. 42. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. Mid - block street lighting is not required. Enhancements to existing improvements may be required. Improvements may be required beyond the tract boundaries. CONAPRVL.070 Conditions of Approval Tentative Tract 26855-Kanlian December 8, 1992 43. The following street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. OFF -SITE STREETS 1. Jefferson Street (Major Arterial) - Install half -width improvements adjacent to the tract frontage. Refer to General Plan Figure VII-2. B. ON -SITE STREETS 1. A, B, D, & F Streets - (Full -width Local Streets) - 36 feet wide. Refer to Std Dwg #105; 2. C & E Streets - (Full -width Local Street Culs-de-Sac) - 36 feet wide. Refer to Std Dwg #800. 44. The public -road access location into the subdivision shall be on Jefferson Street approximately 160 feet south of the most northerly tract boundary. The median island on Jefferson shall have a modified opening in it to permit only left -in vehicular turn movements. 45. Applicant shall construct an eight -foot -wide meandering sidewalk/bikepath in the parkway and landscaped setback lot along Jefferson Street. 46. If this tract is developed prior to development of Tentative Tract 26718, the applicant shall construct temporary emergency access improvements across that tract. The design and construction of the improvements shall be to the satisfaction of the Riverside County Fire Department and the City Engineer. LANDSCAPING 47. The applicant shall provide landscape improvements in the setback lots along Jefferson Street. The applicant is encouraged to minimize steep slope designs within the perimeter landscaping setback areas. Use of lawn shall be minimized with no lawn or spray irrigation within 5-feet of street curb. 48. Prior to approval of building permits, the applicant shall prepare a water conservation plan which shall include consideration of. CONAPRVL.070 10 Conditions of Approval Tentative Tract 26855-Kanlian December 8, 1992 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. 49. Landscape and irrigation plans for landscaped lots and common retention basins shall be prepared by a licensed landscape architect. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor -mounted equipment. Landscape and irrigation plans shall meet the requirements of and be signed by the Planning Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 50. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 51. The 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. 52. Prior to final map approval, the applicant shall submit to the Planning and Development Department for review and approval a plan (or plans) showing the following: A. Landscaping, including plant types, sizes, spacing, location, and irrigation system for all landscape buffer, perimeter, and entry areas. Desert or native plans species and drought resistant planting materials shall be incorporated into the landscape plan. Lawn shall be minimized and not used within five feet of the curb. No spray heads shall be used adjacent to street curbing or sidewalk areas. B. Location and design detail of any proposed and/or required walls. CONAPRVL.070 11 Conditions of Approval Tentative Tract 26855-Kanlian December 8, 1992 C. Exterior lighting plan, emphasizing minimization of light glare impacts to surrounding properties. PUBLIC SERVICES 53. The applicant shall comply with the requirements of the 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 4" 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 1,000 gpm for 2 hours duration at 20 psi. 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. The plans shall conform with the Fire Marshal's requirements for types, location and spacing of hydrants and fire flow requirements. Plans shall be signed/approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." C. The required water system including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. D. Cates 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. A temporary water supply for fire protection may be allowed for the construction of the model units only. Plans for a temporary water system must be submitted to the Fire Department for review prior to issuance of building permits. F. Prior to recordation of the final map, the applicant shall provide alternate or secondary access as approved by the County Fire Department. Secondary access shall be provided prior to occupancy. CONAPRVL.070 12 Conditions of Approval Tentative Tract 26855--Kanlian December 8, 1992 QUALITY ASSURANCE 54. 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, the applicant shall fully comply with the quality -assurance program. If the quality -assurance program has not been adopted, the applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 55. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction to be able to furnish and sign as -built drawings and certify compliance of all work with approved plans, specifications and applicable codes. 56. Upon completion of construction, the applicant shall furnish the City reproducible as -built drawings of all grading and improvements except water and sewer. Each sheet of the drawings shall have the words "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the as -built condition. MAINTENANCE 57. The applicant shall make provisions for continuous maintenance of landscaping and related improvements. 58. The applicant shall maintain the landscaped areas of the subdivision such as common lots, landscaped setbacks and retention basins until those areas have been accepted for maintenance by the City's Landscape and Lighting District or a homeowner's association (HOA). The applicant shall maintain all other improvements until final acceptance of tract improvements by the City Council. 59. The applicant shall provide an Executive Summary Maintenance Booklet for streets, landscaping and related improvements, perimeter walls, drainage facilities, or any other improvements to be maintained by an HOA. 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 HOA in planning for routine and long term maintenance. MANAGEMENT CONAPRVL.070 13 Conditions of Approval Tentative Tract 26855-Kanlian December 8, 1992 60. 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. FEES AND DEPOSITS 61. Applicant shall pay the California Fish and Game Environmental filing fees. The fee is $1,250.00 plus $25.00 for the Riverside County document processing. The fee shall be paid within 24 hours after approval by the City Council. 62. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. MISCELLANEOUS 63. 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. 64. Prior to issuance of Certificates of Occupancy for buildings within the tract, the applicant shall install traffic control devices and street name signs along access roads to those buildings. CONAPRVL.070 14 Conditions of Approval Tentative Tract 26855-Kanlian December 80 1992 65. Appropriate approvals shall be secured prior to establishing any construction or sales facilities, and/or signs on the subject property. CONAPRVL.070 15 STAFF REPORT PLANNING COMMISSION MEETING DATE: DECEMBER 8, 1992 CASE NO: TENTATIVE TRACT 26148, TIME EXTENSION #1 APPLICANT: ROBERT A. `JVRIGHT/AMCOR REALTY FUND III ENGINEER: MAINIERO, SMITH AND ASSOCIATES, INC. REQUEST: APPROVAL OF A ONE YEAR EXTENSION OF TIME FOR AN APPROVED TENTATIVE TRACT MAP WHICH DIVIDES 14 ACRES INTO 55 SINGLE FAMILY LOTS. LOCATION: NORTHEAST CORNER OF WASHINGTON STREET AND 50TH AVENUE. ENVIRONMENTAL CONSIDERATION: A NEGATIVE DECLARATION WAS ADOPTED BY THE CITY COUNCIL AT THEIR MEETING OF DECEMBER 4, 1990, DURING CONSIDERATION OF THE ORIGINAL APPROVAL. BASED UPON THIS ACTION AND CURRENT SURROUNDING CONDITIONS, IT HAS BEEN DETERMINED THAT NO FURTHER REVIEW IS DEEMED NECESSARY. BACKGROUND: This request was originally approved by the City Council on December 4, 1990, subject to conditions. The Planning Commission on November 13, 1990, conducted a public hearing and recommended approval of the original tract, subject to conditions. The applicant has not yet recorded the final map and has therefore asked for a one year extension of time to complete the recordation. The property is zoned SR (Special Residential) and designated in the General Plan as Low Density Residential (2-4 dwelling units per acre). The lots sizes range from a minimum of 7200 square feet to a maximum of 9763 square feet with the average lot size being 8482 square feet. The property is provided with a retention basin at the intersection of Washington Street and 50th Avenue. Adjacent to the east property line of the site is the La Quinta Evacuation Channel with the La Quinta Sports Complex beyond the Channel. PCST.090 1 Approved access to the site is through a street on 50th Avenue and a street on Washington Street. Due to the location of these streets, access will be limited to right turn in and out only. The map which is presented to you shows a access to the north to Saguaro Drive. This access was deleted by the Planning Commission action in November, 1990. The City Council approval also deleted this street. Originally Staff had recommended that this access be provided in order to improve access to the residential areas to the north of this project site since Saguaro Drive and Bottlebrush Drive are scheduled to be cul-de-laced. This would leave only Sagebrush Avenue for access for lots on Saguaro Drive, Bottlebrush Drive, and Sagebrush Avenue. The primary reason the Planning Commission deleted this northerly access was the protest from a number of the property owners on Saguaro, Bottlebrush, and Sagebrush. When the final map is prepared for this tract, the northerly access will be deleted and replaced with a single family lot. The lot for access fronting on Saguaro Drive is not owned by the applicant. AMENDED CONDITIONS: City Staff has reviewed the existing Conditions of Approval and feel that some change is necessary in order to bring the approval up to current standards. The Engineering Department has requested a number of amendments. Additionally, they have asked that four new conditions be imposed. The majority of the amended conditions pertain to updated and clarified language. The conditions which are proposed to be amended are noted in the attached Conditions of Approval. Additionally, the Planning Staff is recommending a number of relatively minor changes. CONCLUSION: The Planning Staff feels that this one year extension of time request is acceptable. Findings for recommending approval of this extension are noted in the attached Resolution. RECOMMENDATION: By adoption of Planning Commission Resolution 92- recommend approval of a one year extension of time for this tentative tract, subject to the attached conditions. Attachments: 1. Location map 2. Tentative Tract Map exhibit 3. Assessor's Map exhibit 4. Road circulation and surrounding area exhibit 5. Comments from outside agencies (CVWD, Sunline Transit Agency, City Fire Marshal) b. Draft Planning Commission Resolution and Conditions of Approval PCST.090 ATTACHMENT No. 1 TO INDIO_ DRIVE AVENUE 48th in PROJECT o SITE EnQ w 3c w ti ® x w 7 w 3 AVENUE 50 «9 1-4 VICINITY MAP CASE Nm TENTATIVE TRACT NO. 26148 ® - w J Q U 0 0 F- 0 z ORTH I a I ATTACHMENT No.. 2 lW iI, t '� T IF t CL 1 t d �14aw4 W OC7G'1`9 E- g SWISH ISH Go z CO J __ LD .z --, a Q -U Ddd �I M J � LL s ' W Q J �> • . F' W Wcc iNINSA V 0 v a Iq fr I"Po pro rio•oro � � n ly ATTACHMENT No. 3 1 9i•Cfs fro-O!O YI •' .• 7 !Y t+'d .�1D'O w W N AT. ACHMENT No. 4 TT 21555 PARC LA QUINTA PRIVATE STREETS SAGEBRUSH AV � I Z BOTTLEBRUSH DR O 0 Z Q SAGUARO DR ......................................................................... ti n-0 t PROPOSED TRACT TT 26148 50th AVENUE TT 25154 ROAD CIRCULATION IN SURROUNDING AREA 1 1 i ESTABLISHED IN 1918 AS A PUBLIC AGE0 ONCY COACHEL,LA VALLEY WATER DISTRICT POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 922M • TELEPHONE (619) 398.2851 DIRECTORS TELLIS CODEKAS, PRESIDENT RAYMOND R. RUMMONDS, VICE PRESIDENT JOHN W. MCFADDEN DOROTHY M. NICHOLS THEODORE J. FISH Planning Commission City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: October 16, 1990 OFFICERS THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER BERNARDINE SUTTON, SECRETARY OWEN MCCOOK ASSISTANT GENERAL MANAGER REDWINE AND SHERRILL, ATTORNEYS File: 0163.1 0SCOZI_4 Subject: Tentative Tract 26148, Portion of Southeast Quarter, Section 31, Township 5 South, Range 7 East, San Bernardino Meridian This area is protected from stormwater flows by a system of channels and dikes, and may be considered safe from stormwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time. A portion of this area is adjacent to the right--of-way of the La Quinta Evacuation Channel. We request that the developer be required to install suitable facilities to prohibit access to this right-of-way. The developer shall obtain an encroachment permit from the Coachella Valley Water District prior tc any construction within the right-of-way of the La Quinta Evacuation Channel. This includes, but is not limited to, surface improvements, drainage inlets, landscaping, and roadways. The tentative map shows tQA" street to connect to Avenue 50. The design of "A" street shall include provisions to contain the runoff from the La Quinta Evacuation Channel within Avenue 50. The structural integrity of the dikes on the La Quinta Evacuation Channel shall be maintained to prevent flooding of the tract. TRUE CONSERVATION USE WATER WISELY Planning Commission O -2- O October 16, 1990 The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. There are existing district facilities not shown on the development plans. There may be conflicts with these facilities. We request the appropriate public agency to withhold the issuance of a building permit until arrangements have been made with the district for the relocation of these facilities. Plans for grading, ;Landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, 0/ Tom evy General Manager -Chief Engineer RY:gh/el02 cc: Don Park Riverside County Department of Public Health 79-733 Country Club Drive, Suite D Bermuda Dunes, California 92201 bc: Water Management Specialist Oslo lam'' j EC -- R COACHELLA VALLEY WATER DISTRICT FILE vw ai.navn -" ' f-4— rbt,+r.1 - 9r RIVERSIDE Planning & Engineering Office '9.733 Country Club Drive, Suite F Indio, CA 92201 (619) 342.8886 To: City of La Quinta Planning Division Attention: Glenda lainis Re: Tract Map No. 26148 Robert Wright RIVERSIDE COUNTY �NIIFORN/�� FIRE DEPARTMENT oF�6E pEN ROTEC?; 9y IN COOPERATION WITH THE CALIFORNIA DEPARTMENT OF FORESTRY AND FIRE PROTECTION C T GLEN J. NEWMAN D ��, F FIRE CHIEF October 11, 1990 Planning & Engineering Office 3760 12th Street c�VeVE� Riverside, CA 92501 (714) 787.6606 OCT 1 ; 1990 CITY UI- LA QUINTA PLANN11C & DEVELOPMENT DEPT. With respect to the condition of approval regarding the above referenced Tract Map, the Fire Department requires the following fire protection measures be provided in accordance with La Quinta Municipal Code and/or recognized fire protection standards: 1. Schedule A fire protection approved Super fire hydrants, (6" x 4" x 2}" x 2}") shall be located at each street intersection spaced not more than 330 feet apart in any direction with no portion of any frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1000 gpm for 2 hours duration at 20 psi. 2. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed/approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 3. The required water system including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. 4. Improvement plans for the entry streets shall be submitted to the Fire Department for review/approval prior to the construction of any access restricting devices. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering Staff at (619) 342-8886. Sincerely, RAY REGIS Chief Fire Department Planner By 5" QWPOV\ Dennis Dawson Deputy Fire Marshal to MEMBER AGENCIES Cathedral City Coachella Desert Hot Springs Indian Wells Indio La Quinta Palm Desert Palm Springs Rancho Mirage Riverside County Ms. Glenda Lainis Planning Division City of La Quinta 78-105 Calle Estado P. O. Box 1054 La Quinta, CA 92253 RE: TT 26148 Dear Ms. Lainis: December 20, 1990 Thank you for allowing SunLine Transit Agency to review the above referenced plans. I apologize for the lateness of this letter but hope that you can find a way to accommodate our request. SunLine Transit Agency operates services near the vicinity of this site. However, currently we do not operate on Washington Street or on Avenue 50th adjacent to the site. In recent years, however, we have. SunLine Transit Agency anticipates restructuring the routing within the La Quinta area within the vicinity of the site. Projects of this size and nature generate increased need for transit services in addition to the need that currently exists within the area. Therefore, we ask the City's assistance in requesting that the developers include, in these plans, transit amenities. We suggest that these amenities include a bus turnout and a passenger waiting shelter. We further suggest that these amenities be located on Washington Street near the vicinity of Avenue 50. SunLine Transit Agency has suggested standards for bus turnouts and passenger waiting shelters. I hope that you will assist SunLine in insuring that transit considerations are included in this project. If we can be of assistance, please feel free to give us a call. Yours Very Truly, SUrINE TRANSIT &GENCY Debra Astin Director of Planning 32-505 Harry Oliver Trail • Thousand Palms, CA 92276 • (619) 343-3456 • FAX (619) 343-3845 PLANNING COMMISSION RESOLUTION 92- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS, CONFIRMING THE ENVIRONMENTAL ANALYSIS AND RECOMMENDING APPROVAL OF A ONE YEAR EXTENSION OF TIME FOR A TENTATIVE TRACT WHICH ALLOWS 55 SINGLE FAMILY LOTS ON 14 GROSS ACRES. CASE NO. IT 26148 - ROBERT WRIGHT/AMCOR REALTY FUND III EXTENSION OF TIME #1 WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 13th day of November, 1990, hold a duly noticed Public Hearing to consider the request of Amcor Realty Fund III to subdivide 14 acres into single family development lots for sale, generally located on the southeast corner of Washington Street and 50th Avenue, more particularly described as: PARCEL 1, DESERT CLUB MANOR TRACT NO. 2, ON FILE IN BOOK 23, PAGE 99 OF MAPS, RIVERSIDE COUNTY RECORDS WHEREAS, the City Council of the City of La Quinta, did, on the 4th day of December, 1990, hold a duly noticed Public Hearing to consider the Applicant's request and recommendation of the Planning Commission concerning the Environmental Analysis and Tentative Tract 26148; and, WHEREAS, on the 8th day of December, 1992, the Planning Commission considered the request of Robert Wright/Amcor Realty Fund III for a first one year extension of time for recordation of the final tract map; and, WHEREAS, said extension of time has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director has determined that the proposed extension of time will not have a significant adverse impact on the environment and since a Negative Declaration has been adopted, no further documentation is deemed necessary; and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tentative Tract 26148, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and RESOPC.092 1 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the recommendation for approval of said extension of time: 1. That Tentative Tract 26148, as conditionally approved, is generally consistent with the goals, policies and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, SR Zoning District development standards, and design requirements of the Subdivision Ordinance. 2. That the subject site has a rolling topography because of the sand dunes with the east central area being the lowest part of the site. The proposed circulation design and single family lot layouts, as conditioned, are, therefore, suitable for the proposed land division. 3. That the design of Tentative Tract Map 26148 may cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley Fringe -Toed Lizard, but mitigation measures in the form of fees for a new habitat area will lessen this impact. 4. That the design of the subdivision, as conditionally approved, will be developed with public sewers and water, and therefore, is not likely to cause serious public health problems. 5. That the design of Tentative Tract Map 26148 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Tract 26148, as conditioned, provides for adequate maintenance of the landscape buffer areas. 7. That the proposed Tentative Tract 26148, as conditioned, provides storm water retention, park facilities, and noise mitigation. 8. That general impacts from the proposed Tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS , in the review of this Tentative Tract Map, the Planning Commission considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: REsoPc.092 2 1. That the above recitations are true and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Analysis 90-181 relative to the environmental concerns of this Tentative Tract; 3. That it does hereby recommend approval of Tentative Tract 26148, extension of time #1 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 8th day of December, 1992, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.092 PLANNING COMMISSION RESOLUTION 92- CONDITIONS OF APPROVAL - PROPOSED TENTATIVE TRACT 26148, TIME EXTENSION #1 DECEMBER 8, 1992 * Amended December 8, 1992 ** Added December 8, 1992 A. GENERAL CONDITIONS OF APPROVAL 1. Tentative Tract Map No. 26148 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 December 4, 1992, unless approved for further extension pursuant to the City of La Quinta Land Division Ordinance. 3. The City shall retain a qualified archaeologist, with the Developer to pay costs, to prepare a mitigation and monitoring plan for artifact location and recovery. Prior archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for digging test pits; 2) allow sharing the information with the CVAS; and 3) provide for further testing if the preliminary result show significant materials are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a Grading Permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistants)/representative(s), shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. CONAPRVL.045/CS - 1 - Conditions of Approval - TT 26148 The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Planning and Development Department. 4. The Developer of this subdivision of land shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map without the approval of the City Engineer. 5. The Applicant shall comply with the requirements of Sunline Transit. Traffic and Circulation 6. Applicant shall dedicate right-of-way for public streets as follows: a. Washington Street: half street (60-feet) right-of-way for 120-foot wide Major Arterial Street as measured from the Washington Street Specific Plan centerline. b. 50th Avenue: half street (50-feet) right-of-way for 100-foot wide Primary Arterial Street. C. On -site public streets full street (60-feet) right-of-way for a local street per General Plan, plus corner cut -backs at intersections, plus suitable right-of-way geometric for "knuckle" turns as required by the City Engineer. *7. The city is contemplating adoption of a major thoroughfare improvements ordinance. The ordinance is intended to distribute the cost of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is subdivided or developed for beneficial use. If the ordinance is adopted at least 60 days prior to recordation of any final map in this development, this project shall be subject to the provisions of the ordinance. If the ordinance is not adopted 60 days prior to recordation of any final map, Applicant shall comply with the following public street improvement requirements. CONAPRVL.045/CS - 2 - Conditions of Approval - TT 26148 The Applicant shall construct, or enter into agreement to construct, street improvements for the following streets to the requirements of the City Engineer and the La Quinta Municipal Code including all appurtenant conforms and amenities prior to approval of the final map. a. On -site public streets: 40-foot wide street improvements per Riverside County Standard Drawing No. 104. b. Washington Street: half street improvements per Riverside County Standard Drawing No. 100 B with 18-foot wide median plus eight -foot -wide sidewalk and all appurtenant improvements. C. 50th Avenue: 50th Avenue, from Washington Street to the east side of the Evacuation Channel: three-quarter street improvements per Riverside County Standard Drawing 100 with 12-foot wide median and sidewalk and all appurtenant improvements. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised median if required, street name signs, sidewalks, and centralized mail delivery approved in design and location by the US Post Office and the City Engineer. Mid -block street lighting is not required. Enhancement is existing improvements may be required to integrate the proposed improvements with existing conditions. This includes street width transitions extending beyond tract boundaries. Access points and turning movements of traffic shall be restricted as follows: A. Avenue 50 - 509 feet east of the west tract right of way line: Right-in/right-out. B. Washington Street - 430 feet north of the south tract right of way line: Right-in/right-out only. B. Applicant shall dedicate the Washington Street right-of-way within sixty (60) days after tentative map approval. 9. The Applicant shall amend the Tentative Tract Map to eliminate the portion of "F" Street extending from "B" Street to Saguaro Drive. CONAPRVL.045/CS - 3 - Conditions of Approval TT 26148 B. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL 10. Prior to final map approval by the City Council, the Applicant shall meet the parkland dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code by paying parkland fees -in -lieu of parkland in accordance with said Section. 11. A noise study shall'be prepared by a qualified acoustical engineer, to be submitted to the Planning and 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 and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. *12. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Planning and Development Department. If tract improvements are phased with multiple final maps, off -site improvements and tract -wide improvements such as perimeter walls and landscaping, common drainage basins, and perimeter landscaping shall be constructed or secured prior to approval of the first final map. The applicant shall develop tract phases in the order of the approved phasing plan so that improvements required of each final map are complete prior to issuance of Certificates of Occupancy within subsequent final maps. The City Engineer may consider proposals by the applicant to stage the installation of tract -wide improvements normally secured with the first final map (ie: off -site improvements, perimeter walls and perimeter landscaping) with the orderly development of all phases within the tentative tract. 13. Applicant shall form a homeowners association to fund and maintain: a. Perimeter Landscaping areas b. Retention basin C. A portion of right-of-way and remnant parcels within the subdivision that are not contiguous to a buildable lot. The developer may elect to redesign the tract in a manner that eliminates these unmaintained areas. CONAPRVL.045/CS - 4 - Conditions of Approval - TT 26148 Grading and Drainage 14. The tract grading plan shall be prepared by a registered civil engineer and approved by the City Engineer prior to final map approval. *15. The Applicant shall retain a California registered civil engineer, or designate one who is on the Applicant's staff, to exercise sufficient supervision and quality control during construction of the tract grading and improvements to insure compliance with the plans, specifications, applicable codes, and ordinances. The engineer retained or designated by the Applicant and charged with the compliance responsibility shall make the following certifications upon completion of construction: a. All grading and improvements were properly monitored by qualified personnel during construction for compliance with the plans, specifications, applicable codes, and ordinances and thereby certify the grading to be in full compliance with those documents. 16. Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each lot in the tract, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The date shall be organized by tract phase and lot number and shall be cumulative if the data is submitted at different times. *17. The Applicant shall submit a copy of the proposed grading, landscaping, and irrigation plans to Coachella Valley Water District for review and approval with respect to CVWD's water management program. 18. A thorough preliminary engineering geological and soils engineering investigation shall be conducted with a report submitted for review along with the grading plan. The report's recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. A statement shall appear on the final subdivision map that a soils report has been prepared for the tract pursuant to Section 17953 of the Health and Safety Code. 19. Any earthwork on contiguous properties requires a written authorization from the owner(s) (slope easement) in a form acceptable to the City Engineer. CONAPRVL.045/CS - 5 - Conditions of Approval - TT 26148 20. The Applicant shall show all existing utility facilities on the final map including CVWD sewer lines. *21. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in a landscaped retention basin. An on -site landscaped retention basin designed for a maximum water depth not to exceed six feet shall be provided. The basin slopes shall not exceed 3:1. Other requirements include, but are not limited to, a grassed ground surface with permanent irrigation improvements, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The tributary drainage area for which the applicant is responsible shall extend to the centerline of any public street contiguous to the site. The tract shall be graded to receive storm flow from adjoining property at locations that have historically received flow. The applicant shall design and install an underground pipe to carry overflow drainage from the basin to the La Quinta Evacuation Channel. The outfall structure at the channel shall be constructed to CVWD requirements. *22. The applicant shall construct facilities to handle nuisance water from this subdivision and from the west h' t Street The facilities may consist of side of Was ing on . a sand -filter leachfield in the drainage basin or of suitable piping connections to the overflow drainage pipe to the Evacuation Channel. With either system, the applicant shall provide an inlet pipe stub -out to the Washington Street right of way for future connection of a system carrying the nuisance water from the west side of Washington Street. 23. Drainage disposal facilities required by the City Engineer. comply with the provisions of Drainage, including payment of therewith. Traffic and Circulation shall be provided as The Applicant shall the City Master Plan of any drainage fees required *24. Applicant shall comply with the following requirements of the Public Works Department: a. The Applicant shall dedicate all necessary public street and utility easements as required, including all corner cutbacks. CONAPRVL.045/CS - 6 - Conditions of Approval TT 26148 b. The Applicant shall submit street improvement plans that are prepared by a registered civil engineer. Street improvements, including traffic signs and markings and raised median islands (if required by the City General Plan), shall conform to City standards as determined by the City Engineer and adopted by -the La Quinta Municipal Code (three-inch AC over four -inch Class 2 Base minimum for residential streets). Street design shall take into account the soil strength, the anticipated traffic loading and 20-year street design life. C. Street name signs shall be furnished and installed by the Developer in accordance with City standards. Prior to issuance of Certificates of Occupancy for buildings within the tract, Applicant shall install traffic control devices and street name signs along access roads to those buildings. *25. Applicant shall dedicate, with recordation of the tract map, access rights to Washington Avenue and 50th Avenue for all individual parcels which front or back-up to those rights -of -way. Applicant shall dedicate right of way and easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and centralized mail delivery units. 26. Improvement plans for the entry streets shall be submitted to the City Engineer and Fire Department for review/approval prior to final map approval. Tract Design *27. A minimum 20-foot landscaped setback shall be provided along Washington Street and 50th Avenue respectively. Design of the setbacks shall be approved by the Planning and Development Department. Setbacks shall be measured from ultimate right-of-way lines. a. The minimum setbacks may be modified to an "average" if a meandering or curvilinear wall design is used. b. Setback areas shall be established as a separate common lot and be maintained as set forth in Condition No. 13, unless an alternate method is approved by the Planning and Development Department. Within 60 days of the approval of Time Extension #1 for this Tentative Tract Map, the applicant shall dedicate a blanket sidewalk/bikepath easement over the Avenue 50 setback lot and a blanket sidewalk/bikepath/storm drainage easement over the Washington Street setback lot. CONAPRVL.045/CS - 7 - Conditions of Approval TT 26148 Applicant shall acquire easements from CVWD as necessary for encroachments into the storm channel including the knuckle turn at the intersection of "C" and "D" streets and a seven -foot -curb -to -right of way line setback for this knuckle and the east side of "D" street. 28. The tract layout shall comply with all the SR zoning requirements, including minimum lot size (7200 sq. ft.) excepting for procedure for submittal and approval of unit elevations. The latter shall be processed in accordance with condition #39. Walls, Fencing, Screening, and Landscaping 29. Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the grading and site development. These shall include but not be limited to: a. The use of irrigation during any construction activities; b. Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site; 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. 30. 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. 31. Prior to final map approval, the Applicant shall submit to the Planning Division for review and approval a preliminary plan (or plans) showing the following: a. Landscaping, including plant types, sizes, spacing, locations, and irrigation system for all landscape buffer areas including portions of right-of-way and remnant parcels within the subdivision that are not contiguous to a buildable lot. CONAPRVL.045/CS - 8 - Conditions of Approval - TT 26148 Desert or native plant species and drought resistant planting materials shall be incorporated into the landscape plan. No lawn and only emitter or bubbler irrigation shall be allowed in area between curb and sidewalk. b. Location of the meandering sidewalk along Washington Street and 50th Avenue. Note this sidewalk shall meander within both the landscape buffer and the parkway area. The Applicant shall comply with the requirements of the Washington Street Specific Plan (SP 86-007). C. Location and design detail of any proposed and/or required walls. d. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. e. Landscaping of retention basin, i.e., grass with accent trees and an irrigation system. *32. Prior to final map approval, the subdivider shall submit criteria to be used for landscaping of all individual lot front yards. At a minimum, the criteria shall provide for shrubs, two trees, groundcover, (five trees on a corner) and an irrigation system. C. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF BUILDING PERMITS *33. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning and Development Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District o California Regional Water Quality Control Board (NPDEA Permit) CONAPRVL.045/CS - 9 - Conditions of Approval TT 26148 The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures on the plans. Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 34. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee Program in effect at the time of issuance of building permits. 35. The maximum building height of structures in this tract shall be limited to seventeen feet or one story in height, whichever is less. 36. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b. Sales facilities, including their appurtenant signage. C. On -site advertising/construction signs. *37. Landscape and irrigation plans for landscaped lots, common retention basins, park facilities, and other areas indicated in Condition #13 shall be prepared by a licensed landscape architect. The plans a 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. These improvements shall be constructed with the tract improvements and shall be maintained in accordance with Condition #13. 38. Prior to the issuance of a grading permit, the 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 TT 26148 and EA 90-181, which must be satisfied prior to the issuance of a grading permit. CONAPRVL.045/C5 - 10 - Conditions of Approval - TT 26148 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 EA 90-181 and TT 26148 which must be satisfied prior to the issuance of a building permit. Prior to final building inspection approval, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining conditions of approval and mitigations measures of EA 90-181 and TT 26148. The Planning and Development Director may require inspection or other monitoring to assure such compliance. *39. The Applicant shall submit complete, detailed architectural elevations for all units, for the Design Review Board and Planning Commission review and approval as a Business Item prior to building permit issuance. The architectural standards shall be included as part of the CC & Rs as necessary. The latter shall be submitted to the Planning & Development Department for review. Consideration shall be given to providing shade protection over glass areas through architecture of building *40. The Developer will be required to construct the following prior to final inspection of housing units on affected lots. a. Masonry wall along the east side of Lots 1, 31 (or lot adjacent to channel), 32, and 54. These walls shall all comprise the same or similar materials and wall design. This requirement is to ensure that a cohesive and uniform image is provided of the eastern side of TT 26148 for viewers traveling west on 50th Avenue. b. A masonry wall along the boundaries of the retention basin lot, as approved by the Planning and Development Director. C. A six foot high masonry wall along the northern boundary of the project. The height of this wall shall be measured from the height of the existing and estimated proposed pad levels of lots on the south side of Saguaro Drive. Existing sections of wall along this property boundary built by homeowners shall remain and not be duplicated. In the situation where a wooden fence has been constructed along the rear of a property bordering the north side of TT 26148, permission shall be obtained from the property owners in question before construction of that wall segment takes place. CONAPRVL.045/CS - 11 - Conditions of Approval - TT 26148 Traffic and Circulation 41. Prior to the final building inspection of the 30th unit two publicly maintained roads shall be provided connecting this subdivision to Washington Street and 50th Avenue. Public Services and Utilities *42. The Applicant shall comply with all requirements of the Coachella Valley Water District as noted in their letter dated October 16, 1990 on file in the Planning Department. Any necessary parcels for District facility expansion shall be shown on the final map and conveyed to the Coachella Valley Water District, in accordance with the Subdivision Map Act. 43. All on -site and off -site utilities including any existing utility poles shall be installed underground and trenches compacted to City standards prior to construction of any street improvements. The soils engineer retained by the Applicant shall provide the necessary certified compaction test reports for review by the City Engineer, as may be required. CONDITIONS ADDED DECEMBER 8, 1992: **44. All requirements of the Fire Marshal shall be complied with. **45. Grading, drainage, street, lighting, landscaping and irrigation, park, gate, and perimeter wall plans are not approved for construction until they have been signed by the City Engineer. **46. The City is comtemplating 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, the applicant shall fully comply with the quality -assurance program. If the quality -assurance program has not been adopted, the applicant shall adopt a construction quality -assurance program which meets the approval of the City Engineer. **47. The applicant shall employ or retain a California registered civil engineer, geotechnical engineer, or surveyor, as appropriate, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction and the quality control program to be able to produce and sign as -built drawings and certify compliance of all work with the plans, specifications and applicable codes. CONAPRVb.045/CS - 12 - Conditions of Approval - TT 26148 **48. The applicant shall provide the City a set of "as built" reproducible drawings of all grading and improvements except water and sewer. Each sheet of the drawings shall have the words "As -Built" or As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the as -built condition. **49. Prior to recordation of a final map, the Applicant shall pay the required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat Conversion Program, as adopted by the City, in the amount of $600 per acre of disturbed land. CONAPRVL.045/CS - 13 - STAFF REPORT PLANNING CONEMSSION MEETING DATE: DECEMBER $, 1992 PROJECT: COMMUNITY PARK NORTH APPLICANT: CITY OF LA QUINTA LANDSCAPE ARCHITECT: PURKISS ROSE-RSI REQUEST: REVIEW OF CONCEPTUAL PLANS FOR 18-ACRE PARK SITE. LOCATION: NORTHEAST CORNER OF ADAMS STREET AND WESTWARD HO DRIVE BACKGROUND: The City is in the process of developing plans for the Community Park North which is located in the area north of Highway 111 and east of Washington Street. Presently to the south under construction, is the new La Quinta High School. To the east is a golf school and residential properties. To the north and west the land is presently vacant but have approved tentative tract maps. The City Council has seen this plan. and asked that the various City commissions and boards review it and make a recommendation. The Community Services Commission has seen the plan and recommended its design. After a short presentation and discussion, the Design Review Board at their meeting of December 2nd, unanimously recommended the design of the project. There was some discussion of the possible use of Palm Trees, restroom facilities near the amphitheater/stage, and proposed facilities. RECOMMENDATION: Staff would recommend that the Planning Commission review the park design and program and formulate a recommendation which will be forwarded to the City Council. Attachments: 1. Preliminary development plan 2. Design Development Report PCST.092 1 STAFF REPORT PLANNING COMMISSION MEETING DATE: DECEMBER 3, 1992 PROJECT: FRITZ BURNS COMMUNITY PARK APPLICANT: CITY OF LA QUINTA LANDSCAPE ARCHITECT: T. I. MALONEY, INC. REQUEST: REVIEW OF COMMUNITY PARK PLAN FOR A 9.6 ACRE PARK. LOCATION: EAST SIDE OF AVENIDA BERMUDAS BETWEEN NEW 52ND AVENUE AND OLD 52ND AVENUE. BACKGROUND: The City is in the process of developing plans for the Fritz Burns Park which is located in the southern part of the City near the Cove. Presently to the south of the site is vacant land (proposed TT 27613), to the north is the new 52nd Avenue and vacant land, to the west are single family residences and vacant lots, and to the east is the City Fire Station and vacant land. The City Council has seen this plan and asked that the various City commissions and boards review it and make a recommendation. The Community Services Commission has seen the plan and recommended its design. Following a brief presentation and discussion, the Design Review Board at their meeting of December 2, 1992, unanimously recommended the design of the park. There was some discussion regarding the provision of a bike path along Avenida Bermudas and the provision and location of a concession stand within the community facility structure. RECOMMENDATION: Staff would recommend that the Planning Commission review the park plan and report and formulate a recommendation which will be forwarded to the City Council. Attachments: 1. Preliminary Master Plan 2. Master Plan Process Report PCST.093 MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California November 24, 1992 7:00 P.M. 1. CALL TO ORDER A. The meeting was called to order at 7:03 P.M. by Chairwoman Barrows; Commissioner Marrs led the flag salute. II. ROLL CALL A. Chairwoman Barrows requested the roll call. Present: Commissioners Ellson, Marrs, Adolph, and Chairwoman Barrows. B. Commissioner Marrs moved to excuse Commissioner Mosher. Commissioner Ellson seconded the ;motion and it passed unanimously. C. Staff Present: Planning Director Jerry Herman and Principal Planner Stan Sawa, Associate Planner Greg Trousdell, Associate Planner Wallace Nesbit, Associate Planner Leslie Blodgett, and Department Secretary Betty Anthony. III. PUBLIC HEARINGS A. Zoning, Ordinance Amendment 92-030; a request of the City to amend Title 6 of the Municipal Code to add requirements for fugitive dust control. 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 Adolph asked for clarification on what the City would be accepting. 3. Chairwoman Barrows opened the public hearing. Mr. Bob Pippin, Vista Development stated that he had attended the Fugitive Dust hearings and his concern was that this will cause added costs to developers. He felt the bonding could be handled through the grading bond instead of implementing additional costs by asking for an additional bond for fugitive dust control. He further suggested the City work with the lending banks and require a "set -aside" letter. Discussion followed regarding alternatives available as well as what fugitive dust is. PC11-24 1 Planning Commission Minutes November 24, 1992 4. Mr. Ed Kibby, representing the Building Industry Association, stated his concern for the added costs to be incurred by the developer. He felt that in todays economy, the City's should be doing all they can to help promote construction and not add additional costs. 5. Mr. Jerry McCanis, representing Coachella Valley Association of Governments, expressed his gratitude to the City Staff for working with them on this ordinance. He stated this was a model ordinance and had been created by the Technical Committee made up of different representatives from the various Valley cities. He further explained that the ordinance was in compliance with the Environmental Protection Agency. Discussion followed relative to bonding. Mr. McCanis expressed his desire to see the Planning Commission recommend approval of this ordinance to the City Council. 6. There being no further public comment, Chairwoman Barrows closed the public hearing. Commissioner Adolph questioned Staff about whether a developer when he provided a performance bond if this could not be added to it. Assistant City Engineer Steve Speer stated it could be added to the bond. Discussion followed regarding the rewording of the bond requirement and ways to financially secure the dust problem. 7. Following the discussion, it was moved by Commissioner Adolph and seconded by Commissioner Ellson to adopt Planning Commission Resolution 92-040 recommending to the City Council approval of Zoning Ordinance Amendment 92-030, Fugitive Dust Control, as amended. ROLL CALL VOTE: AYES: Commissioners Ellson, Marrs, Adolph, & Chairwoman Barrows. NOES: None. ABSENT: Commissioner Mosher. ABSTAINING: None. B. Specific Plan 90-018, Tentative Tract 26008, and Tentative Tract 26009; a request of Vista Development Company for a first one year extension of time. 1. Associate Planner Leslie Blodgett presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Commissioner Ellson inquired of Staff if the block wall that will surround the retention basin for Tract 26009 have any visibility through it. Staff stated that Condition #14 required a decorative fence. 3. Commissioner Adolph asked if the equestrian trail would be fenced. Staff PC11-24 Planning Commission Minutes November 24, 1992 stated they were conditioned to provide a split rail fence. 4. There being no further questions of Staff, Chairwoman Barrows opened the public hearing. Mr. Robert Pippin, Vista Development Company briefly explained his request and stated he had no objections to Staff s recommendations. 5. There being no further public comment, Chairwoman Barrows closed the public hearing. Commissioner Ellson moved and Commissioner Marrs seconded a motion to adopt Planning Commission Resolutions 92-041 (Specific Plan 90-018), 92-042 (Tentative Tract 26008), 92-043 (Tentative Tract 26009) recommending approval to the City Council of a first one year extension of time, subject to conditions. ROLL CALL VOTE: AYES: Commissioners Ellson, Marrs, Adolph, & Chairwoman Barrows. NOES: None. ABSENT: Commissioner Mosher. ABSTAINING: None. C. Tentative Tract 24774; a request of Vista Development Company for a first one year extension of time. 1. Principal Planner Stan Sawa presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Commissioner Ellson inquired how many units were planned per acre. Staff stated approximately 3-4 units per acre. 3. There being no further questions of Staff, Chairwoman Barrows opened the public hearing. Mr. Robert Pippin, representing Vista Development company stated his concurrence with Staffs recommendations. 4. Commissioner Adolph questioned Mr. Pippin as to whether he had worked out his water problems with PGA West. Mr. Pippin stated he had. 5. There being no further public comment, Chairwoman Barrows closed the public hearing. 6. Commissioner Marrs moved and Commissioner Adolph seconded the motion to adopt Planning Commission Resolution 92-044 recommended to the City Council approval of Tentative Tract 24774 first extension of time request, subject to conditions. PCll-24 3 Planning Commission Minutes November 24, 1992 ROLL CALL, VOTE: AYES: Commissioners Ellson, Marrs, Adolph, & Chairwoman Barrows. NOES: None. ABSENT: Commissioner Mosher. ABSTAINING: None. D. Specific Plan 92-022 and Plot Plan 92-490; a request of E.F.P. Corporation (Ed Carnes) to establish development standards for a future shopping center and a ±260,000 sq. ft. commercial shopping center on a portion of a ±23 acre site. 1. Associate Planner Greg Trousdell presented the information contained in the Staff report, and noted the changes in the size of the project from 260,000 square feet to 265,000 square feet and a modification in the two way entrance on Jefferson Street. A copy of the file can be viewed in the Planning and Development Department. 2. Commissioner Adolph asked if the developer was asking for architectural approval. Staff explained that they were asking for a conceptual approval and that the Design Review Board would review the final architectural drawings. Commissioner Adolph stated he would like to see final architectural drawings. Commissioner Barrows stated that Condition #22 could be changed to require the project to come back before the Planning Commission. 3. Commissioner Ellson asked Staff to clarify when sections were two story. Staff stated the applicant would describe the project. Commissioner Ellson further inquired if the theater traffic would have to cross the traffic area. She suggested that the theater be switched with Building #B. 4. There being no further questions of Staff, Chairwoman Barrows opened the public hearing. Mr. Michael Hurst, architect for the project, gave a detailed report of the project. 5. Commissioner Adolph asked if the overhead power poles would be put underground. Mr. Hurst stated he would comply with the Conditions of Approval. Commissioner Adolph stated his concern that Building "I" would be to close to the corner. Mr. Hurst explained that the building would be recessed back. 6. Commissioner Ellson inquired if the flood control channel would be covered in concrete. She was concerned about the aesthetics. Mr. Hurst stated he had a proposal to present to the Water District. PC11-24 Planning Commission Minutes November 24, 1992 7. Chairwoman Barrows asked for clarification on the use of the neon lighting. Mr. Hurst stated it was to be used as an accent to buildings "C", "F", and "E". It would be hooded so only the lighting would be seen. Discussion followed regarding the lighting. S. Commissioner Ellson asked about the window shading and if angle parking would be provided. Staff stated that angle parking would be required north of the center street. 9. Mr. Bud Melkesian, neighbor to the north, stated his concern about the view of the north elevation, as well as the noise, traffic, lighting, buffers, and graffiti on the walls. Commissioner Marrs stated that the Commission had discussed most of these issues in study session and felt they would be addressed in the Conditions of Approval. 10. Mr. Wally Reynolds, property owner to the east, stated that the Indian Springs golf community to the north was concerned about the amount of noise, traffic, lighting, buffering, and graffiti on the walls. Commissioner Marrs stated that the issue of graffiti was addressed by the Commission in their study session and stated that in the Conditions of Approval #20 the noise issue would be addressed. 11. Mr. Ed Carns, Project Manager for the project, stated that the project would maintain its own security force and would be patrolling the project for any problems including graffiti. 12. Ms. Pam Serabian, property owner to the north, asked if the City had any plans in the near future for a bridge over Jefferson Street at the channel. Assistant City Engineer Steve Speer stated that the City had no plans for the immediate future for a bridge on Jefferson Street. 13. Commissioner Marrs inquired if the north entrance to the project would line up with Vista Grande. Staff replied it would. 14. Commissioner Ellson asked Staff if the utilities would be undergrounded and if the parking would be angled. Staff stated the utilities would be undergrounded and angle parking would be provided. 15. There being no further public comment, Chairwoman Barrows closed the public hearing and opened the matter for Commission discussion. PCll-24 5 Planning Commission Minutes November 24, 1992 16. Following discussion regarding the location of the theater and parking, Commissioner Adolph moved and Commissioner Ellson seconded a motion to adopt Planning Commission Resolution 92-045 recommending to the City Council approval of Specific Plan 92-022 and Plot Plan 92-490 subject to the amended conditions and confirmation of the Environmental Determination. ROLL CALL VOTE: AYES: Commissioners Ellson, Marrs, Adolph, & Chairwoman Barrows. NOES: None. ABSENT: Commissioner Mosher. ABSTAINING: None. E. Plot Plan 91-456, Amendment #1; a request of the Koenig Companies for approval of an amendment to allow the reduction of the size of the project from 116,600 square feet to 85,650 square feet on 9.25 acres reduced from 11.8 acres. 1. Principal Planner Stan Sawa presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. There being no questions of Staff, Chairwoman Barrows opened the public hearing. Mr. John Koenig, applicant, stated his concurrence with the Staffs recommendations but added his concern about being able to meet the 50 % parking lot shading. He further went on to explain the art project proposed for the project. 3. Commissioner Adolph asked if the trellis proposed on the Tampico side would be screened. Mr. Koenig stated there would be a screened wall on the south side so the parking lot would be sheltered from the street. Discussion followed regarding the west wall. 4. Commissioner Adolph stated his concern that the delivery trucks would not be able to make the turn to exit onto Washington Street. Mr. Koenig stated the project would be designed to be sure they could. Discussion followed regarding shop #2 north elevation and potential trash problems. 5. There being no further public discussion, Chairwoman Barrows closed the public hearing. PC11-24 6 Planning Commission Minutes November 24, 1992 IV. V. 6. Commissioner Ellson asked for a clarification of the "qualified cultural resources management firm". Staff stated this was a new name for the archaeological firm. 7. There being no further discussion, it was moved by Commissioner Marrs and seconded by Commissioner Ellson to adopt Minute Motion 92-038 approving Plot Plan 91-456, Amendment #1, subject to the amended conditions. Unanimously approved. PUBLIC COMMENT: - None BUSINESS SESSION: A. Sign Approval 92-159; a request to install a shopping center identification sign, directional signs and multiple building signs for a future office/commercial facility planned on 5.5 acres. 1. Associate Planner Greg Trousdell presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Commissioner Adolph asked what the percentage of square footage was to the building and if the amounts met City Code. Staff stated they did meet the Code requirements. Commissioner Adolph stated his concern for a "mish/mash" of signs. 3. Mr. Skip Berg, applicant, discussed with the Commission and Staff signs #7, #8, #b, #e, #f, #15, #17, and #20. 4. Commissioner Adolph asked the applicant how important the embellishments were on the signs. Mr. Berg stated they were for aesthetics only. 5. Following a lengthy discussion on the various signs, it was moved by Commissioner Marrs and seconded by Commissioner Ellson to adopt Minute Motion 92-039 approving Sign Approval 92-159 subject to the amended conditions. Commissioners Ellson, Marrs, and Chairwoman Barrows voted AYE. Commissioner Adolph voted NO. Commissioner Mosher was absent. The motion passed 3-1-1. 7PC11-24 7 Planning Commission Minutes November 24, 1992 VI. CONSENT CALENDAR A. There being no corrections Commissioner Ellson moved that the Minutes of November 10, 1992, be approve as submitted. Commissioner Marrs seconded the motion and it carried unanimously. VH. OTHER - A. Planning Director Jerry Herman asked the Commission if they wished to hold their December 22, 1992 meeting. Following discussion, it was moved by Commissioner Marrs and seconded by Commissioner Adolph to cancel the Planning Commission meeting of December 22, 1992. Unanimously approved. B. Planning Department Secretary Betty Anthony reminded the Commission of the Art in Public Places meeting to be held December 3, 1992, at the La Quinta Middle School at 7:00 P.M. VIH. ADJOURNIV�ENT A motion was made by Commissioner Marrs and seconded by Chairwoman Barrows to adjourn this regular meeting of the Planning Commission to a regular meeting on December 8, 1992, at 7:00 P.M. at the La Quinta City Hall Council Chambers. This meeting of the La Quinta Planning Commission was adjourned at 11:26 F.M., November 24, 1992. PCll-24 8