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1993 04 27 PC
AL rr H E( A ?82 - 1992 0 C 1 r F Uln Ten Carat 1 W, 01', I )F 10/ ya 211100ti(a A Regular Meeting to be Held at the La Quinta City Hall Council Chambers 78-105 Calle Estado La Quinta, California April 27, 1993 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 93-011 Beginning Minute Motion 93-021 CALL TO ORDER -- Flag Salute ROLL CALL PUBLIC HEARINGS 1. Item ............... TENTATIVE TRACT 24890-2, EXTENSION #2 Applicant .......... J. M. Peters Location ........... Generally bounded by 52nd Avenue on the south, Jefferson Street on the East, and Calle Rondo on the west. Request ............ To create 10 condominium lots from 7 condominium lots Action ............. Resolution 93- 2. Item ............... TENTATIVE TRACT 25499 (REVISED) Applicant .......... Location ........... Sunrise Company, Mr. Allan Levin Generally located easterly of Lake Cahuilla and north of 58th Avenue within PGA West. Request ............ One year time extension. Action ............. Resolution 93- PC/AGENDA 1 3. Item ............... CONDITIONAL USE PERMIT 93-006 - TACO BELL Applicant .......... Fancher Development Services, Inc. (Ms. Nina Raey) Location ........... 78-932 Highway 111 within the One Eleven La Quinta Center. Request ............ Approval to construct and operate a fast food restaurant with a drive-thru. Action ............. Resolution 93- 4. Item ............... GENERAL PLAN AMENDMENT 93-043 CHANGE OF ZONE 93-075, CONDITIONAL USE PERMIT 93-005, TENTATIVE PARCEL MAP 27727, TENTATIVE TRACT 27728, STREET VACATION 93- 025 Applicant .......... Winchester Asset Management (for La Quinta Golf Properties) Location ........ ... South and west of Lake Cahuilla Request ............ Approval of a General Plan Amendment to change the open space designation to Low Density Residential; a Change of Zone from Hillside Conservation to R-1-20,000 & R-5; a Conditional Use Permit to allow development including an 18-hole Parcel Map golf course; a to allow the division of Section 29 into 4 parcels; a Tentative Tract to allow the division of portion of Section 29 into 65 single family residential lots; a Street Vacation to vacate a dedicated paper streets adjacent to the site (Adams Street & 58th Avenue). Action ............. Resolution 93- Resolution 93- Resolution 93- � Resolution 93- , Resolution 93- , Minute Motion -93-' 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 CONSENT CALENDAR Approval of the Minutes of the regular Planning Commission meeting held April 13, 199. OTHER ADJOURNMENT STUDY SESSION MONDAY, APRIL 26, 1993 4:00 P.M. All Agenda items. PC/AGENDA 2 PH 1 STAFF REPORT PLANNING COMMISSION MEETING DATE: APRIL 27, 1993 CASE NO: TRACT 24890-2 APPLICANT: J. M. PETERS COMPANY ENGINEER: MORSE CONSULTING GROUP, INC. REQUEST: TO CREATE 10 CONDOMINIUM LOTS FROM 7 EXISTING CONDOMINIUM LOTS. LOCATION: THAT AREA GENERALLY BOUNDED BY 52ND AVENUE ON THE SOUTH, JEFFERSON STREET ON THE EAST, AND CALLE RONDO ON THE WEST. GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 DWELLING UNITS PER ACRE) AND GOLF COURSE OPEN SPACE. EXISTING ZONING: R-2 (MULTI -FAMILY DWELLINGS) ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT 85-034 WAS PREPARED IN CONJUNCTION WITH THE ORIGINAL APPLICATION AND A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT WAS APPROVED. NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED AT THIS TIME. LOT SIZES: CONDOMINIUM LOTS = 0.796 TO 2.362 ACRES COMMON AREA LOTS = 0.365 TO 2.231 ACRES GOLF COURSE LOT = 75.417 ACRES PRIVATE STREET = 5.052 ACRES UNITS: 97 CONDOMINIUM UNITS. NO CHANGE FROM ORIGINAL APPROVAL. DENSITY: NO CHANGE. 1.62 DWELLING UNITS PER ACRE BASED ON 404 ACRES. BACKGROUND: PCST.121 1 On October 17, 1989, Council approved Tentative Tract 24890 which created a 443 lot subdivision on a site 404± acres in size within the northern part of the Oak Tree West project (SP 85-006). The lots in Phase 2 of the tract were created for air -space condominiums, and related common area and golf course uses. The Citrus Golf Course and a temporary clubhouse exist on the property. On February 19, 1993, the applicant applied for an amendment to Tract 24890-2, which is a part of the Citrus Course. The amendment calls for the creation of 10 condominium lots from 7 existing condominium lots. Six common area lots and one golf course lot are also a part of this tract and are not proposed to change with the proposed amendment. ANALYSIS: Staff transmitted copies of the proposed amended map to City Departments and the Coachella Valley Water District (CVWD) for review and comment. No comments or concerns were received by Staff on this project. Staff is requiring a schedule of completion to be submitted for the perimeter landscaping, walls, and exterior lighting. The proposed amended map will not increase or decrease that area designated for condominium development. What the amended map does is subdivide the seven existing condo lots into ten lots creating three new lot lines. The existing common area lots and golf course lot lines are not affected by the proposed amendment. The circulation pattern and public improvements will not be changed from what was approved in 1989. The same number of condominium units are still proposed. There is no information about unit design changes at this time. Any such design changes will be required to obtain City approval. CONCLUSION: The proposed amended tract map is acceptable subject to conditions. Compliance with Specific Plan 85-006 Conditions of Approval will be required. RECOMMENDATION: Move to adopt Planning Commission Resolution 93- , recommending to the City Council approval of Amended Tract 24890-2, subject to conditions. Attachments: 1. Location map 2. Application 3. Amended Tract Map 24890-2 exhibit 4. Draft Planning Commission Resolution 5. Draft Conditions of Approval PCST.121 2 0 R TrH Illo, qj 11;11 Lo ORTH CASE N06 Amended Tract Map 24890-2 SCALE: LOCATION MAP CITY OF LA QUINTA PLANNING & DEVELOPMENT DEPARTMENT 78-105 CALLE ESTADO LA QUINTA, CALIFORNIA 92253 AMENDING Case No IT �O -#VJ"qW �'1 V 1 TRAMAP Date Received a A CT Location of Property: N W CORNER OF JFFFER Q„�A i�jD�AVF_NUF. 52 Assessor's Poxcel No.: _ 769-047-21 22 23. 769-0 9 acreage 19.499 __ Zone ,LE Legal Description: TRACT 24890-2 PER M.B. 217191-98 �.�.. Related cases filed in conjunction with this request: TENTATIVE TRACT 24890 APPLICANT J.M. PETERS COMPANY 714-854-2500.._-.--- �"�. Aaae Phone 3501 Jamboree Road Suite N e Address OVM(S) J.M. PETERS COMPANY llaQe 3501 Jamboree Road, Suite 200E Newport Beach, C O1NMR/S1JRVK= MORSE CONSULTING GROUP 4 Venture, Suite 100, Irvine, CA 9271 `Address) Contact Person Phone 714-7 5 3-9011 -- — --- Signature of Applicant Date Si82 i0 5632 3-08-93 Authority for this applicat hereby given: CASH i TOTAL 1 1696.5 Signature of Property Owner(s) Date Written authority wq be attached) Date Fee: $370 �-•--a��.,..- ��-�-_:.-._-.�_- + 12 PER ADDITIONAL LOT M12=$36) + 10 PER ACRE (19,499 0- 10=$194.99) TOTAL $600.99 9: 9:B 1 9 i993 T Pg ram'., .�{.. ,-•I j'. ~ 1 ' �41.... .-. PLANNING COMMISSION RESOLUTION NO. 93- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND RECOMMENDING APPROVAL TO THE CITY COUNCIL OF TRACT NO. 24890-2 AMENDMENT #1 TO CREATE 10 CONDOMINIUM LOTS FROM 7 EXISTING CONDOMINIUM LOTS ON 19.49 ACRES CASE NO. TT 24890-2 - J. M. PETERS COMPANY WHEREAS, the Planning Commission of the city of La Quinta, California did on the 12th Day of September, 1989, hold a duly -noticed Public Hearing to consider the request of J.M. Peters Company, Inc. to divide 404+ acres into 657 lots (564 residential lots) in the R-2 and C-P-S (change of zone to R-2 under consideration) zone, as Tentative Tract 24890, generally located at the northwest intersection of 52nd Avenue and Jefferson Street, more generally described as: Portions of the south half of the north half and the south half of Section 5, T5S, R7E, SBBM. WHEREAS, the City Council of the City of La Quinta, California, did on the 17th day of October, 1989, hold a duly -noticed Public Hearing to consider the Applicant's request and recommendation of the Planning Commission concerning the Tentative Tract Map No. 24890; and, WHEREAS, the Planning Commission of the City of La Quinta did on the 27th day of April, 1993, hold a duly -noticed Public Hearing to consider the request of J.M. Peters Company, Inc. to redivide 7 existing condominium lots into 10 condominium lots within Tract 24890-2, on 19.49 acres; and, WHEREAS, said Amended Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director has determined that this Amended Tract Map has previously been assessed during consideration of Specific Plan No. 85-006; and WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tract No. 24890-2 and Specific Plan NO. 85-006, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the recommendation for approval of said Amended Tract Map: CC/RESOPC.055 - 1 - 1. That Amended Tract No. 24890-2, as conditionally approved, is consistent with the goals, policies, and intent of the La Quinta General Plan for land use density, circulation requirements, proposed zoning district development standards, and design requirements of the Subdivision Ordinance and the La Quinta Municipal Code. 2. That the design of Amended Tract Map No. 24890-2 will not cause substantial environmental damage or injury to the wildlife habitat. 3. That the proposed subdivision, as conditionally approved, will be developed with adequate sewer, water, drainage, and other utility systems, and, therefore, is not likely to cause serious public health problems. 4. That the proposed Amended Tract No. 24890-2, as conditioned, will provide for adequate maintenance of all common areas and facilities, including the internal private street system, stormwater retention areas, and common landscaped areas. 5. That the design of Amended Tract Map No. 24890-2 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use will be provided, which are substantially equivalent to those previously acquired by the public. 6. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan, and were further considered during preparation of Environmental Assessment for Specific Plan No. 85-006. WHEREAS, in the review of this Amended Tract Map, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby recommend approval of the subject Amended Tract Map No. 24890-2 for the reasons set forth in this Resolution and subject to the attached conditions. CC/RESOPC.055 - 2 - 3. That it does waive Section 13.12.050, street alignment and Section 13.12.080(c) of the La Quinta Subdivision Ordinance. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 27th day of April, 1993, 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 BJ/RESOCC.015 - 3 - PLANNING COMMISSION RESOLUTION 93- CONDITIONS OF APPROVAL TENTATIVE TRACT No. 24890-2, AMENDMENT #1 APRIL 27, 1993 GENERAL +1. Tentative Tract Map No. 24890-2 shall comply with the requirements and standards of the State Subdivision Map Art and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. +2. Design and improvement of Tentative Tract 24890-2 shall be in substantial conformance with Exhibit A, except where there are conflicts between these conditions and said Exhibit, these condition(s) shall take precedence. 3. This Tentative Tract Map approval shall expire two years after the original date of approval by the La Quinta City Council, unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 4. All applicable requirements and conditions of Specific Plan No., 85-006, as amended shall be met as stipulated in City Council Resolution NO. 89-76 (or current resolution). 5. Existing power poles shall be undergrounded as required by the La Quinta Municipal Code Section 13.28.090. 6. Prior to issuance of any building permits, the appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b. Sales facilities and/or model homes, including their appurtenant signage. (Model home unit permits will not be issued until the final map has been recorded.) C. Access gates and/or guardhouses. d. On -site advertising/construction signs. +7. Prior to final map approval, the Applicant shall submit to the Planning & Development Department for review and approval a plan (or plans) showing the following: a. Landscaping, including plant types, sizes, spacing, locations, and irrigation system for all landscape buffer and common areas including gates. Desert or native plant species and drought -resistant planting materials shall be incorporated into the landscape plan. CS/CONAPRVL.050 - 1 - Conditions of Approval Tentative Tract 24890-2 Amendment #1 J. M. Peters April 27, 1993 b. Location and design detail of any proposed and/or required walls. C. Exterior lighting plan, in conformance with any future "Dark Sky" Ordinance emphasizing minimization of light and glare impacts to surrounding properties. d. A schedule of completion shall be submitted to the Planning & Development Department for items a, b and C. 8. Prior to building permit approval(s), the subdivider shall submit criteria to be used for landscaping of all individual lot front yards. At a minimum, the criteria shall provide for three 15-gallon trees on interior lots and five 15-gallon trees on corner lots, as well as an irrigation system and suitable ground cover. 9. The subdivider shall make provisions for maintenance of all landscape buffer common areas, recreation areas, and storm water retention areas via one of the following methods prior to final map approval: a. Subdivider shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 (Streets and Highways Code, Section 5820 et seq.) or the Lighting and Landscaping Act of 1972 (Streets and Highways Code 22600 et seq.) to implement maintenance of all improved landscape buffer and storm water retention areas. It is understood and agreed that the Developer/Applicant shall pay all costs of maintenance for said improved areas until such time as tax revenues are received from assessment of the real property. b. The Applicant shall submit to the Planning and Development Department a Management and Maintenance Agreement, to be entered into with the unit/lot owners of this land division, in order to insure common areas and facilities will be maintained. A unqualified right to assess the owners of the individual units for reasonable maintenance costs. The association shall have the right to lien the property of any owners who default in the payment of their assessments. +10. Prior to the issuance of a grading permit/building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department CS/CONAPRVL.050 - 2 - Conditions of Approval Tentative Tract 24890-2 Amendment #1 J. M. Peters April 27, 1993 o Planning and Development Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building & Safety Department at the time of the application for any permit for any use contemplated by this approval. 11. Prior to the issuance of any grading, building, or other development permit or final inspection, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of Tentative Tract 24890 which must be satisfied prior to the issuance of any permits/final inspections. The Planning and Development Director may require inspection or other monitoring to assure such compliance. Said inspection or monitoring may be accomplished by consultant(s) at the discretion of the Planning Director, and all costs associated shall be borne by the Applicant/Developer. 12. Lots that exceed 2-1/2 depth times width ratio, shall be provided with 25-foot front yard setback. **13. Approval of this Tentative Tract Map shall be subject to approval of GPA No. 89-026, SP No. 85-006 (Amendment), and CZ No. 89-045, by the City Council. 14. Street name proposals shall be submitted for review and approval by the Planning and Development Department prior to recordation of any portion of the final map. Street name signs shall be furnished and installed by the developer in accordance with standards of the City Engineer. Signage type and design shall be subject to review and approval of the Planning and Development Department and the Public Works Department. 15. Minimum landscaped setbacks adjacent to public streets as stipulated in Specific Plan No. 85-006 (amended), shall be required. Design of the setbacks shall be approved by the Planning and Development Department. Setback shall be measured from ultimate right-of-way lines. a. The minimum setback may be modified to an "average" if a meandering or curvilinear wall design is used. b. The parkway setback area(s) shall be established as (a) separate common lot(s) and be maintained as set forth in Condition No. 9, unless an alternate method is approved by the Planning and Development Department. CS/CONAPRVL.050 - 3 - Conditions of Approval Tentative Tract 24890-2 Amendment #1 J. M. Peters April 27, 1993 16. Exceptions to La Quinta Subdivision Ordinance Sections 13.12.050, Street Alignment and 13.12.080(c) lots, is hereby approved. PUBLIC SERVICES AND UTILITIES: 17'. Applicant shall comply with following Conditions of the City Fire Marshal: A. Schedule A fire protection approved Super fire hydrants, (6" X 4" X 2-1/2" X 2-1/2") shall be located one at each street intersection spaced not more than 330 feet apart in any direction with no portion of any frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 2500 gpm for two hours duration at 20 psi. B. The water mains shall be capable of providing a potential fire flow of 2500 gpm and an actual fire flow available from any one hydrant shall be 1500 gpm for two hours duration at 20 psi residual operating pressure. C. Prior to recordation of the final map, Applicant/Developer shall furnish one blueline coy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed/approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department". D. The required water system including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. E. Prior to the recordation of the final map, the Applicant/Developer shall provide alternate accesses as approved by the County Fire Department. 1.) Exterior accesses issues. 2.) Cul de sac secondary access issue. F. Whenever access into private property is controlled through use of gates, barriers, guard houses or similar means, provision shall be made to facilitate access by emergency vehicles in a manner approved by the Fire Department. All controlled access devices that are power operated shall have a radio -controlled over -ride system capable of opening the gate when activated by a special CS/CONAPRVL.050 - 4 - Conditions of Approval Tentative Tract 24890-2 Amendment #1 J. M. Peters April 27, 1993 transmitter located in emergency vehicles. Devices shall be equipped with backup power facilities to operate in the event of power failure. All controlled access devices that are not power operated shall also be approved by the Fire Department. Minimum opening width shall be 12-feet, with a minimum vertical clearance of 13-feet 6-inches. G. Medians and islands may require additional setbacks to allow Fire Department access. 18. All requirements of the Coachella Valley Water District shall be met. ENGINEERING DEPARTMENT 19. Prior to transmittal of the final map to the City Council by the City Engineering Department, any existing structures which are to be removed from the property shall have been removed or there shall be an agreement for the removal which shall be secured by a faithful performance bond in a form satisfactory to the City and granting the City the right to cause any such structures to be removed. 20. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. 21. The Applicant shall pay the required processing, plan checking and inspection fees as are current at the time the work is being accomplished by City personnel or subcontractors for the Planning, Building or Engineering Divisions. 22. The Applicant acknowledges that the City is considering a City-wide Landscaping and Lighting District and by recording a subdivision map agrees to be included in the district. Any assessments will be done on a benefit basis as required by law. 23. All traffic, circulation, and drainage conditions placed on Specific Plan No. 85-006 shall apply except where specifically modified by the conditions for this tentative subdivision map. 24. Applicant shall post security for street improvements in the right-of-way contiguous to the subdivision as follows: Jefferson Street - 1/2 width plus 1 land + raised landscaped median Avenue 52 - 1/2 width plus 1 land + raised landscaped median Calle Rondo - 1/2 width Calle Tampico - 1/2 width Park Avenue - 1/2 width CS/CONAPRVL.050 - 5 - Conditions of Approval Tentative Tract 24890-2 Amendment #1 J. M. Peters April 27, 1993 25. The Applicant shall have prepared street improvement plans (for public and private streets) that are prepared by a registered civil engineer. Street improvements, including traffic signs and markings, and raised median islands (if required by the City General Plan) shall conform to City standards as determined by the City Engineer and adopted by the La Quinta Municipal Code (3-inch AC over 4-inch Class 2 base minimum, for residential streets). Street design shall take into account the subgrade soil strength, the anticipated traffic loading, and street design life. 26. A common area lot shall be established for that area between the tract perimeter wall and street right-of-way for Jefferson street, Avenue 52, Calle Rondo, Calle Tampico, and Park Avenue streets. Landscaped maintenance responsibility of the total common lot and street landscape parkway shall be the responsibility of the development. 27. The Applicant shall have a grading plan that is prepared by a registered civil engineer, who will be required to certify that the constructed conditions at the rough grade stage are as per the approved plans and grading permit. This is required prior to issuance of building permits. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. 28. The Developer of this subdivision shall submit a copy of the proposed grading, landscaping and irrigation plans to Coachella Valley Water District for review and comment with respect to CVWD's water management program. 29. A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The reports recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. 30. The Developer 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. 31. Drainage disposal facilities shall be provided as required by the City Engineer. The Applicant shall comply with the provisions of the City Master Plan of Drainage, including payment of any drainage fees required therewith. CS/CONAPRVL.050 - 6 - Conditions of Approval Tentative Tract 24890-2 Amendment #1 J. M. Peters April 27, 1993 32. All utilities will be installed and trenches compacted to City standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer. 33. The Applicant shall post security equivalent to the proportional share designated, and may obtain some reimbursement from the City in a manner approved by the City Council for traffics signals, in accordance with the following table. Initial Portion Eligible Posting for Requirement Reimbursement Jefferson @ Avenue 50 50% 37.5 Jefferson @ Project Entrance 100% None Jefferson @ Avenue 52 50% 25% Avenue 52 @ Project Entrance 100% 50% 34. Applicant shall dedicate all necessary public street right-of-way and utility easements for the following streets: Jefferson 60' half width Avenue 52 120' full -width (see note) Calle Rondo 30' half -width and suitable conforms Calle Tampico 30' half -width and suitable conforms Park Avenue 30' half -width and suitable conforms NOTE: The 120' figure may be reduced to 110' pending outcome of proposed General Plan Amendment. 35. Applicant shall record permanent public access easement on all lots created in the subdivision for private streets. **36. In order to improve access between Washington Street and this subdivision for traffic with trip ends in the subdivision, and to provide for orderly development along Avenue 52 east of Washington Street to the eastern edge of Tract Map #24889, the Applicant shall make every effort to obtain a 60-foot*** wide easement for public street purposes from the adjoining property owner to the west. As a minimum, an interim two-lane paved facility shall be concurrently constructed in the easement that joins Washington Street when the other Avenue 52 improvements are installed. The interim facility shall be constructed in a manner that will permit incorporation into the ultimate street improvement with minimal adaptation. The Applicant may seek reimbursement for the improvements for that section of Avenue 52 east of Washington Street to the western edge of Tract # 24890 in the following manner. CS/CONAPRVL.050 - 7 - Conditions of Approval Tentative Tract 24890-2 Amendment #1 J. M. Peters April 27, 1993 1. Prior to January 1, 1992, the Applicant shall seek direct reimbursement, from the developer of the property that provides the easement. 2. After January 1, 1992, the Applicant may seek reimbursement from the City consistent with any policy or program in existence at that time. It shall be understood by all parties involved in providing the easement and subsequent interim improvement that the City intends to condition the future development of the property adjoining Tract #24890 to affect reimbursement for costs relevant to same incurred by the Applicant or City whichever is carrying the cost at the time. If the Applicant is unable to obtain the easement, the following condition shall apply: A. The intersection of "new" Avenue 52 with "old" Avenue 52 shall be configured in a manner that the two intersect at 90 degree angles. The curve on "new" Avenue 52 that leads into the intersection shall have a minimum radius. B. In addition to the right-of-way required for the ultimate alignment of Avenue 52, the Applicant shall dedicate additional right-of-way as needed, to accommodate the interim intersection configuration. C. Traffic signals shall be installed when traffic counts warrant the need, as determined in accordance with the collective conditions of approval for this tract. The Applicant shall be 100% responsible for the cost of the signals; the City will administer the design and installation. D. Although "new" Avenue 52 shall be offered for dedication, it will not be accepted as a public street until the link to Washington Street is completed, and the other link which is constructed under these collective conditions of approval has been determined by the City Engineer to be in a state of good repair. 37. The Applicant shall enter into a license agreement with the City to provide for maintenance, liability insurance coverage, and other relevant concerns that may be identified, and as needed, for the tunnel that is proposed for placement under the pavement in the Jefferson Street right-of-way. The agreement, which will be subject to approval of appropriate City officials, will be prepared by the City at the Applicant's expense prior to issuance of permits to construct tunnel. CS/CONAPRVL.050 - 8 - Conditions of Approval Tentative Tract 24890-2 Amendment #1 J. M. Peters April 27, 1993 38. Applicant shall provide street grades that are 0.35 percent or greater unless demonstrated by engineering design, and approved by the City Engineer, that drainage is adequate and the minimum gradient cannot be satisfactorily obtained. 39. Security posting requirements for the traffic signals may be staged in proportional increments commensurate with, and based on, the number of dwelling units in each successive development phase. The Applicant shall provide traffic signal improvement plans prepared by a registered civil engineer, and install the signals when warranted pursuant to an annual warrant study of the intersections identified in Condition #33. The study shall be conducted by a qualified traffic engineer at the Applicant's expense and submitted for review and approval by the City Engineer. 40. The Applicant shall post security for private street improvements in the subdivision in amounts commensurate with, and as needed, to meet circulation and access requirements for each proposed phase of the subdivision development. The security shall be posted prior to recording of the subject phase of the final map. Installation of the secured improvements by the Applicant shall occur prior to issuance of Occupancy Permits. 41. The Applicant shall post security for all public street improvements prior to recording of the final subdivision map. 42. Installation of the secured public street improvements by the Applicant shall occur and may be staged in a manner commensurate with the development phasing of this subdivision, adjoining subdivisions and traffic needs, all as determined by the City Engineer. As a minimum, an interim two-lane paved facility shall be constructed concurrently with Phase I of the development in the Avenue 52 right-of-way, and the easement required in Condition No. 38 from Jefferson to Washington Streets. The interim improvement shall be constructed in a manner that will permit incorporation into the ultimate street improvement with minimal adaption. 43. The Applicant may obtain some reimbursement from the City in a manner approved by City Council for the segment of Avenue 52 constructed in the 60-foot wide easement between Washington Street and the westerly most boundary of Tract No. 24890. 44. The Applicant shall vacate vehicle access rights to all public streets except for selected private streets that may intersect Avenue 52 and Jefferson Street at locations, and in a manner approved by the City Engineer. CS/CONAPRVL.050 - 9 - Conditions of Approval Tentative Tract 24890-2 Amendment #1 J. M. Peters April 27, 1993 45. Additional exceptions where vehicle access rights to public streets may be retained are as follows: 1) the golf course maintenance facility located adjacent to Avenue 52 and Calle Rondo may enjoy direct access to Avenue 52 and Calle Rondo (temporarily only, see Condition #50, but the Avenue 52 access shall be right -turn -in/ right -turn -out only; 2) the C.V.W.D. well site located adjacent to Calle Rondo and Calle Tampico may enjoy direct access to either street, but not both; 3) gated emergency access to interior private streets from Jefferson Street and Park Avenue shall be provided in accordance with the requirements of the City Engineer and City Fire Marshal. 46. The Applicant shall aesthetically enhance the outward appearance of the C.V.W.D. well site located adjacent to Calle Rondo and Calle Tampico, and the golf course maintenance facility located adjacent to Calle Rondo and Avenue 52. Specific improvements shall include: 1) continuation of the sound wall and landscaping in the setback area along the Calle Rondo, Calle Tampico, and Avenue 52 frontages; 2) a paved driveway at the access point; 3) an aesthetically attractive sight restricted gate. 47. The Applicant shall provide a 20-foot wide and a 10-foot wide landscaped setback lot respectively, on the Avenue 52 and Calle Rondo frontages adjacent to the golf course maintenance facility. 48. Along Jefferson Street where golf course abuts proposed perimeter wall, decorative wrought iron or steel tube fencing shall be used to allow views into project, if in conformance with acoustical study (as required by Specific Plan No. 850996, as amended). *49. Custom home lots Numbers 487-505 and 530-554 shall be permitted to be a maximum 28-feet in height within one story. *50. Existing maintenance building access to Calle Rondo shall be permanently eliminated at the time 52nd Avenue is realigned, as required by Condition No. 11 of Plot Plan No. 86-285. * Added by City Council on October 17, 1989. ** Amended by City Council on October 17, 1989. *** The 60-foot dimension may be reduced to 55-feet pending the outcome of proposed General Plan Amendment. + Amended by Planning Commission on April 27, 1993 CS/CONAPRVL.050 - 10 - PH 2 STAFF REPORT PLANNING COMMISSION DATE: APRIL 27, 1993 PROJECT: TENTATIVE TRACT 25499 (REVISED) SECOND EXTENSION OF TIME LOCATION: GENERALLY LOCATED EASTERLY OF LAKE CAHUILLA AND NORTH OF 58TH AVENUE WITHIN PGA WEST. APPLICANT: SUNRISE COMPANY, MR. ALLAN LEVIN REQUEST: ONE YEAR TIME EXTENSION REVISED PLAN: TO SUBDIVIDE 88.5 ACRES INTO 33 RESIDENTIAL CONDOMINIUM LOTS TO ALLOW FOR DEVELOPMENT OF 308 CONDOMINIUM UNITS. PAST APPROVAL: TO SUBDIVIDE 88.5 ACRES INTO 33 RESIDENTIAL CONDOMINIUM LOTS TO ALLOW FOR DEVELOPMENT OF 409 CONDOMINIUM UNITS. ENVIRONMENTAL CONSIDERATIONS: TIME EXTENSION REQUESTS ARE EXEMPT FROM CEQA REQUIREMENTS. GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL (2-4 UNITS/ACRE) AND GOLF COURSE OPEN SPACE FOR THE EXISTING GOLF COURSE. EXISTING ZONING: R-2 ORIGINAL PROTECT (BACKGROUND: Tentative Tract 25499 is a development map proposal located within a portion of previously approved Tract 21642, which subdivided a larger area of PGA West into lots for land sales to Sunrise Company. Tentative Tract 24801 was previously approved as a similar re -subdivision of a portion of Tract 21642. Tentative Tract 24801 was approved for 105 condominium units on eight lots, encompassing ±31.4 acres. PCST.113 PREVIOUS PROTECT DESCRIPTION: Tentative Tract 25499 is a re -subdivision o development of 409 condominium units on 33 unit types as part of this tract map which are: A. Original Plan The Champions 127 units The Legands 181 units The Highlands 101 units Total 409 units B. Revised The Galleries 35 units The Legends 145 units The Highlands 128 units Total 308 units f 88.5 acres of recorded Tract 21642 for the lots. The Applicant proposed to construct three NOTE: The original tentative tract map approved 409 units, however, the Applicant voluntarily reduced the number to 308 units on May 18, 1990. PREVIOUS ANALYSIS: 1. The Galleries, Legends, and Highlands units were previously approved for development within other tracts in PGA West including Tentative Tract 24801. There are three variations on the Highlands unit type, two which have side -loading garages, and could be permitted a minimum front setback of 15-feet. This however was not requested with the development of this tract. This is consistent with other previously approved unit types with side -loading garages. 2. As noted during review of Tentative Tract 24801, this tract shall be required to improve 58th Avenue, though the timing of that requirement has not been agreed upon between the Applicant aird the City. Staff consensus is that 58th Avenue improvements should be required with this tract approval, but can be deferred until the final unit map abutting 58th Avenue is submitted for plan check. A condition is proposed to allow this. Until those improvements are in place, the Applicant must comply with the Fire Marshal's access and improvement requirements as they affect tract development without 58th Avenue access (Condition #16). 3. The Applicant's first extension of time was approved by the City Council on April 21, 1992, which extended the tentative tract map to March 6, 1993. PCST.113 4. On May 18, 1990, the Planning Director approved a request to revise the map to allow replotting of the Legand units and Highland units and introducing the Gallaries units to this tract. Condition #20 allowed this change to occur. 5. Minor tract boundary modifications were made to Phase 4 in 1990 by the Director of Planning and Development to accommodate the applicant prior to final map recordation. The final map for Phase 4 was approved by the City Council on December 4, 1990. RECENT PROJECT DEVELOPMENT: Phases 1 through 4 of Tract 25499 were recorded over the last two years. Therefore, a majority of the subject site has been improved with both street improvements and other necessary on and off -site improvements. A copy of the map is attached. The Applicant has applied for the time extension because their original one year time extension approval expired on March 6, 1993. The Applicant filed his request prior to the expiration of the tentative tract map. The Applicant is requesting another one year extension. The only portion of Tentative Tract 25499 which has not recorded is Phase 5 of the tract. Phase 5 is located in the easterly portion of the original tract. TENTATIVE TRACT 27332: Last year the Sunrise Company gained approval to re -subdivide approximately seven acres of Tract 25499-3 into five lots which would permit 42 single family homes. The subject site is located on the east side of Interlachen, north of Hermitage. Trophy units have been approved for this new project. The tentative map was approved by the Planning Commission on March 10, 1992 and by the City Council on March 17, 1992. In June, 1992, the map was recorded and since that time the property has been developed. INTER-DEPARTMENTREVIEW: All City Departments have reviewed the Applicant's requested to extend the tentative map for an additional one year period. No changes are recommended. CONCLUSION: The tentative tract map extension request is acceptable, subject to the original conditions. The tentative map will expire on March 6, 1994. RECOMMENDATION: Move to adopt Planning Commission Resolution 93- recommending a one year time extension for Tentative Tract 25499 (Revised), subject to conditions. PCST.113 Attachments: 1. Location map 2. Tentative Tract 25499 3. Planning Commission Resolution 93-, PCST.113 PLANNING COMMISSION RESOLUTION 93- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF TENTATIVE TRACT 25499 (REVISED), 2ND EXTENSION OF TIME TO ALLOW THE CREATION OF A CONDOMINIUM SUBDIVISION. TRACT 25499 (REVISED), 2ND EXTENSION OF TIME - SUNRISE COMPANY WHEREAS, on May 1, 1984, the La Quinta City Council certified the EIR for PGA West Specific Plan 83-002 (Council Resolution 84-28) as adequate and complete, adopting "Statements of Overriding Considerations", adopted "CEQA Findings and Statements of Facts"; and, WHEREAS, the City Council approved the PGA West Specific Plan 83-002 (Council Resolution 84-31) on May 15, 1984, subject to conditions; and, WHEREAS, on September 20, 1988, the La Quinta City Council did hold a duly -noticed Public Hearing on Amendment #1 to Specific Plan 83-002 and, after so doing, did approve said Amendment subject to conditions, and did further certify a supplemental Environmental Impact Report focusing on traffic generation and circulation; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 13th day of February, 1990, hold a duly -noticed Public Hearing to consider the request of Sunrise Company to subdivide approximately 88.5 acres into 33 residential lots for development of 409 condominium units, generally bounded by 58th Avenue on the south, Madison Street to the east, the All -American Canal on the west, and Airport Boulevard extended on the north; and, WHEREAS, the City Council of the City of La Quinta, California, did, on the 6th day of March, 1990, hold a duly -noticed Public Hearing and approved the Applicant's request to subdivide approximately 88.5 acres into 33 residential lots for development of 409 condominium units, generally bounded by 58th Avenue on the south, Madison Street to the east, the All -American -Canal on the west, and Airport Boulevard extended on the north, more particularly described as: BEING A SUBDIVISION OF LOTS 1-4, 9-17, AND 28 OF TRACT 21642 IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE AS PER MAP RECORDED IN BOOK 202, PAGES 51-61 INCLUSIVE OF MAP IN THE OFFICE OF THE COUNTY RECORDER OF RIVERSIDE COUNTY CS/RESOPC.053 - 1 - WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 14th day of April, 1992, examine the request of Sunrise Company to extend their tentative tract map approval for a one year period pursuant to the City's Subdivision Ordinance provisions; and WHEREAS, the City Council of the City of La Quinta, California did on the 21st day of April, 1992, examine the request of Sunrise Company to extend their tentative tract map approval for a one year period pursuant to the City's Subdivision Ordinance provisions; and, WHEREAS, the Planning Commission did on the 27th day of April, 1993, examine the request of Sunrise Company to extend their tentative tract map approval for a 2nd one year period pursuant to the City's Subdivision Ordinance provisions; and, WHEREAS, said tentative map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance 5), in that the Planning Director has determined that the proposed tentative tract is a part of and is consistent with the overall PGA West Specific Plan, as amended, and is therefore exempt from further environmental review pursuant to California Government Code Section 65457; and, WHEREAS, at said original 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 a recommendation for approval of said tentative tract map extension of time: 1. That Tentative Tract 25499, as conditionally approved, is consistent with the PGA West Specific Plan as amended, the goals, policies, and intent of the La Quinta General Plan and the standards of the Municipal Land Division Ordinance. 2. That the subject site is physically suitable for the proposed land division. 3. That Tentative Tract 25499, as conditioned, is consistent with the approval and conditions of Tract 21642, of which the subject tract is a part. 4. The improvements to be required for the development of Tentative Tract 25499 will insure that adequate access, circulation, and public utilities are provided for the health, safety, and welfare of its residents. CS/RESOPC.053 - 2 - 5. That the impacts associated with development of Tentative Tract 25499 can be mitigated through the approval conditions imposed upon it, as well as through adherence to those conditions of the PGA West Specific Plan which are applicable. WHEREAS, the Extension of Time request is permitted by the City's Subdivision Ordinance and by the Subdivision Map Act for the State of California. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion that the previous Environmental Impact Reports for the PGA West Specific Plan, as amended, assessed the environmental concerns of this tentative tract; 3. That it does hereby approve the above -described Tentative Tract Map 25499 (Revised), 2nd Extension of Time 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 27th day of April, 1993, 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 CS/RESOPC.053 - 3 - PLANNING COMMISSION RESOLUTION 93- SUNRISE COMPANY TENTATIVE TRACT 25499 (REVISED), 2ND TIME EXTENSION -RECOMMENDED APRIL 27, 1993 GENERAL 1. Tentative Tract Map 25499 (Revised), 2nd Time Extension, shall comply with the requirements and standards of the State Subdivision Map Act, the City of La Quinta Land Division Ordinance, and all other City, County, and State applicable laws and ordinances. 2. This tentative tract map approval shall expire on March 6, 1994 unless an extension is granted by the City Council pursuant to the City's Subdivision Ordinance provisions. 3. The development of the site and buildings shall comply with Exhibit "A" pursuant to the Planning and Development Department's Tentative Tract Map 25499 file as conditionally approved. The following building and site design conditions shall take precedence in the event of any conflicts with the provisions of the tentative tract map or -the previously approved unit plans for the Legend, Champion and Highland units. 4. Tentative Tract Map 25499 shall comply with all applicable conditions and requirements of Specific Plan 83-002, "PGA West", as amended and in effect at the time of recordation. GRADING 5. The Applicant shall submit to the City Engineer a grading plan that is prepared by a Registered Civil Engineer, who will be required to certify that the constructed conditions at the rough grade stage are as per the approved plans and grading permit. This is required prior to issuance of building permits. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. 6. The developer of Tentative Tract 25499 shall submit a copy of the proposed grading, landscaping, and irrigation plans to Coachella Valley Water District for review and comment with respect to CVWD's water management program. CS/CONAPRVL.030 - 1 - Conditions of Approval - TT 25499 April 27, 1993 7. A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The reports' recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. Pursuant to Section 1.1568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. 8. The developer of Tentative Tract 25499 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. 9. All utilities will be installed and trenches compacted to City standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer. 10. The remaining southerly unsurveyed area will be surveyed during a season when vegetation and irrigation practices allow good ground visibility. This will be accomplished prior to grading for development on this area. Arrangements will be made by the project Applicant for a qualified consultant to monitor initial stages of developmental grading operations. In the event archaeological or paleontological resources are discovered during grading, the monitor will be authorized to temporarily redirect grading operations to allow the resource •to be assessed and, if appropriate, analyze. DRAINAGE 11. Drainage disposal facilities shall be provided as required by the City Engineer. The Applicant shall comply with the provisions of the City Master Plan of Drainage, including payment of any drainage fees required therewith. Runoff from the 100-year design storm must be retained on -site as required by the City Engineer and subject to his approval. Applicant is advised that the City Engineer may require drainage release(s) relative to adjacent ownerships. ACCESS/CIRCULATION/STREET IMPROVEMENT 12. The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer. CS/CONAPRVL.030 - 2 - Conditions of Approval - TT 25499 April 27, 1993 13. The Applicant shall submit street improvement plans for private streets prepared by a Registered Civil Engineer. Street improvements, including required traffic signs and markings, shall conform to City standards as determined by the City Engineer and adopted by the La Quinta Municipal Code. Street design shall take into account the subgrade soil strength, the anticipated traffic loading, and street design life. All interior private streets shall be a minimum 36-foot curb -to -curb pavement width. 14. The Applicant shall vacate vehicle access rights to 58th Avenue from all abutting individual lots. Access to these streets from this subdivision shall be restricted to approved street intersections only. 15. The Applicant shall construct street improvements for Lots A-1 through H-2 to the requirements of the City Engineer and the La Quinta Municipal Code. All cul-de-sacs shall have a minimum curb radius of 45-feet. 16. Applicant shall submit a tract phasing schedule for Tentative Tract 25499, which shall be subject to review and approval by the Planning and Development Department. Appropriate bonding for design and construction of 58th Avenue shall be provided as required by the City. Design and construction may be deferred until required by the City, if consistent with approved tract phasing. Applicant responsibility with regard to Tentative Tract 25499 shall be determined by the City Engineer and subject to the following: a. Applicant shall design and construct street improvements for 58th Avenue, along the PGA West frontage, to a 3/4-width, including median island and transitions, to the requirements of the City Engineer and the La Quinta Municipal Code. These improvements may be deferred to recordation of the unit map which abuts 58th Avenue, if appropriate to and consistent with phasing for Tentative Tract 25499. b. All utilities along 58th Avenue adjacent to Tentative Tract 25499 shall be undergrounded to the standards of the respective utility districts/agencies. The City Engineer shall determine the extent of the Applicant's responsibility for this requirement. C. Applicant shall have a registered civil engineer prepare a centerline profile, and cross sections at 100-foot intervals, of 58th Avenue from Lake Cahuilla to Madison Street to aid long range drainage planning and design for this segment of 58th Avenue. CS/CONAPRVL.030 - 3 - Conditions of Approval - TT 25499 April 27, 1993 17. Applicant shall make provision for interim secondary access, in accordance with the Fire Marshal's and the City Engineer's requirements. PUBLIC SERVICES AND UTILITIES 18. Fire protection shall be provided in accordance with the requirements of the Municipal Code and the City Fire Marshal, as follows: a. Schedule A fire protection approved Super fire hydrants (6"X4"X2-1/2"X2-1/2") shall be located one at each street intersection spaced not more than 330 feet apart in any direction with no portion of any frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 2,500 GPM for two hours duration at 20 PSI. b. Prior to recordation of any final map, applicant/ developer shall furnish one blueline copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed/approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 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 any individual lot. d. A minimum of two access roads shall be installed and maintained at all times during project phasing: 1.) Prior to the final building inspection of the first unit, an alternate access road to 58th Avenue shall be constructed. 2.) Street Lots "C-1, C-2" (Jack Nicklaus) shall be extended to connect to an existing improved and maintained street. 19. The Applicant shall comply with the following requirements of the Coachella Valley Water District: a. The developer shall obtain an encroachment permit from the Coachella Valley Water District prior to any construction within the right-of-way of the Coachella Canal. This includes, but is not limited to, surface improvements, drainage inlets, landscaping, and roadways. CS/CONAPRVL.030 - 4 - Conditions of Approval - TT 25499 April 27, 1993 b. The Applicant shall provide and dedicate to the District any land needed for the provision of additional facilities, including, but not limited to, sites for wells, reservoirs, and booster pumping stations. These sites will be dedicated in accordance with the requirements of CVWD and the provisions of the Subdivision Map Act. C. The Applicant shall resolve any potential conflict(s) with existing District facilities prior to any approvals for development permits being issued. Verification of CVWD authorization shall be submitted prior to any permit issuance. d. 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 golf course and landscape irrigation. SITE/BUILDING DESIGN 20. The following setback criteria shall be applied to site design: a. A minimum front yard setback of 20 feet shall be required on all residential dwelling units in the project, except for the "Legend" (Plan 40), which is permitted to have a 15-foot setback to accommodate an accessory golf cart storage structure; and the "Galleries" and "Highlands" (units H-1 and H-2 type), which may have a 15-foot setback for side -entry garages. b. A minimum setback of 10 feet between any building and/or building complex shall be required on all residential units. All buildings shall maintain a minimum of five (5) feet from any interior side property line, ten (10) feet on corners. 21. The Applicant shall comply with the recommendations of the completed noise analysis for "PGA West". Interior building design measures established in the noise analysis shall be incorporated into the unit plans submitted for plan check and shall be verified by the Building Official prior to permit issuances. CS/CONAPRVL.030 - 5 - Conditions of Approval - TT 25499 April 27, 1993 22. The Applicant shall submit detailed landscaping plans for all common areas within Tentative Tract 25499. (Landscaping in individual unit courtyard or other enclosed areas may be installed at the developer's discretion, but shall conform to CVWD and Riverside County Agricultural Commission Office requirements.) Final approval of all common area landscaping shall be given by the Planning and Development Department and shall be inspected by the City prior to or at time of building final. 23. Prior to submittal of landscaping plans as required in Condition 22, the applicant/developer shall: a. Secure the Agricultural Commissioner's approval for landscaping material to be used within the development. b. Secure the CVWD review of the grading, landscaping, and irrigation systems. MISCELLANEOUS 24. The City formed a City-wide Landscaping and Lighting District .in 1988. The perimeter landscape lots in this subdivision will be added to the District assessment roll when the final map is recorded. The annual assessment for each lot will be based on a benefit basis as required by law. 25. The developer of Tentative Tract 25499 shall disclose the following information to those buyers of units located within Tract 25499: "The Riverside County Sheriff's Department operates its shooting practice and qualifying range on the north side of Lake Cahuilla, approximately 1,700 feet from the westerly boundaries of Lot 1 of Tract 25499 (in the southeast quarter of the northwest quarter of Section 20, T6S, R7E, S.B.B.& M.). This range is used for monthly practice and quarterly qualifying sessions, and is also used by various other Coachella Valley agencies. For more specific information, contact: Riverside County Sheriff's Department, 46-057 Oasis Street, Indio, CA 92201, (619) 342-8800." This information (or similar wording) shall be disclosed through an amendment to the purchase agreement of the affected units. The amendment shall be signed as "Received and Read" by the prospective buyer. CS/CONAPRVL.030 - 6 - Conditions of Approval - TT 25499 April 27, 1993 26. Prior to any permit issuance for the 58th Avenue entry gates/guardhouse, plot plan approval must be obtained from the Planning and Development Department for access and design of the proposed gates and guardhouse. 27. Applicant shall execute appropriate easements for golf course access paths between structures, across residential street lots, etc., to allow for maintenance access of the golf course areas from the existing 58th Avenue maintenance facility. A key map, with all access easement locations shown, shall be provided for review by the Planning and Development Department prior to recordation of the easement instrument(s). 28. Any minor changes in the Tentative Tract Map including, but not limited to, unit locations, unit orientation, unit mix changes (provided such changes do not result in an increase in the approved Tract unit quantity), exterior building color changes, changes in lot lines, lot shape modifications, changes in lot dimensions and street alignment alterations shall be subject to the approval of the Planning Director. Such approval shall not include any multi -story units. All changes shall be deemed compatible with approved unit designs, and shall be consistent with the overall character of the project. CS/CONAPRVL.030 - 7 - s s Avenue 54 CASE Nm a� o a- 3 > N Q r w O O m i q ENTATfVE ' TRACT 11,. 25499 ,enue 58 Tentative Tract Map 25499 Time Extension Request Airport Boulevard (AVE. SG) ORTH SCALE: nts PH 3 STAFF REPORT PLANNING COMMISSION MEETING DATE: APRIL 27, 1993 CASE NO: CONDITIONAL USE PERMIT 93-006; TACO BELL APPLICANT: FANCHER DEVELOPMENT SERVICES, INC. (MS. NINA RAEY) OWNER: WASHINGTON/ADAMS PARTNERSHIP (AGENT: MR. COLM MACKEN, T.D.C. DEVELOPMENT COMPANY) ARCHITECT: SCHUSS & CLARK (MR. RICK CLARK) LANDSCAPE ARCHITECT: BEAU SHIGETOMI & ASSOCIATES ENGINEER: J. RONALD WHITE & ASSOCIATES, INC. REQUEST: APPROVAL TO CONSTRUCT AND OPERATE A FAST FOOD RESTAURANT WITH A DRIVE-THRU. LOCATION: 78-932 HIGHWAY 111; NORTH SIDE OF HIGHWAY 111 AND +900 FEET WEST OF ADAMS STREET, IN THE ONE ELEVEN LA QUINTA SHOPPING CENTER. GENERAL PLAN LAND USE DESIGNATION: MIXED COMMERCIAL WITH A NON-RESIDENTIAL OVERLAY ZONING: C-P-S (SCENIC HIGHWAY COMMERCIAL) ENVIRONMENTAL DETERMINATION: A NEGATIVE DECLARATION OF THE ENVIRONMENTAL IMPACT (EA 89-150) WAS APPROVED FOR THE OVERALL 111 LA QUINTA CENTER OF WHICH THIS SITE IS A PART, BY THE CITY COUNCIL AT THEIR MEETING OF APRIL 17, 1990, AND ENVIRONMENTAL ASSESSMENT 93-257 WAS PREPARED FOR THIS NEW CASE BASED ON THE ATTACHED PLANS. PCST.117 1 SURROUNDING ZONING AND LAND USE: BACKGROUND: NORTH: C-P-S/EXISTING WAL-MART STORE WHICH IS PART OF THE I I I LA QUINTA CENTER. SOUTH: C-P-S/VACANT (FUTURE WASHINGTON SQUARE SHOPPING CENTER). EAST: C-P-S/VACANT LAND WHICH IS PART OF THE 111 LA QUINTA CENTER. THE SITE IS PLANNED FOR ANOTHER FAST FOOD RESTAURANT PER THE PROVISIONS OF SP 89-014. WEST: C-P-S/VACANT LAND WHICH IS PART OF THE 111 LA QUINTA CENTER. The site is a part of the 111 La Quinta Shopping Center (SP 89-014) which was approved by the City Council on April 17, 1990. The specific plan was amended in October, 1992 to allow three drive-thru restaurants on the pad sites with the III La Quinta Center. This specific plan indicated a restaurant with a drive-thru facility at the site proposed by the Applicant. DESCRIPTION OF SITE: The property is a rectangular shaped (± 160' by ±235') parcel containing approximately 36,224+ square feet of area. The site fronts directly on Highway 111 and is bordered by a full movement entrance at the southwestern end of the property. Future buildings are anticipated directly to the west and east of this site, and the existing Wal-Mart development is located to the north of this site. New off -site improvements have recently been installed along the frontage of the property (i.e., 8-foot sidewalk, landscaping, etc.) by the master developer. STATISTICAL DATA: 1. Building square footage 1,989 sq. ft. 2. Parking spaces required and provided 20/27 4. Seating provided (indoor only) 68 *NOTE: * 1. Additional parking available within the shopping center. 2. Drive-thru lane not counted as parking. 3. Parking calculations based on 50 % of the building being dining area. PCST.117 2 PROTECT PROPOSAL: The Applicant has submitted a plan for a fast food restaurant with a single lane drive-thru on pad site F-2 of the One Eleven ]La Quinta Shopping Center. The restaurant will serve breakfast, lunch, and dinner. No alcoholic beverages will be served on -site. The single story restaurant will accommodate walk-in customers plus patrons who wish to use the drive-thru facility. SITE LAYOUT: The Applicant has laid out the restaurant on the north side of the site with the drive-thru lane on the south facing Highway 111. The building is laid out parallel to Highway 111 with parking to the east and north (or front of the building) and the restaurant is approximately ±40 feet from the south property line. Access to the drive-thru lane will be from the west and egress will occur at the northwest corner of the property. CIRCULATION: The project can be accessed from an approved Highway 111 driveway. Additionally, the site can be accessed from the shopping center. Due to the facilities location within the shopping center, in addition to the on -site parking spaces available, additional parking will be provided to the west and north. LANDSCAPING: The Applicant has submitted a preliminary landscaping plan for the property. The plant materials consist primarily of native and other low water usage plants. In the perimeter area between Highway III and the site, the landscaping will need to be coordinated with the perimeter landscaping which is being provided by the master developer of the shopping center. The landscape material was selected based on the master developer's plant list. The Applicant has provided a mounded landscaping to screen the view of the site from the street. SIGNAGE: The Applicant: has indicated sign locations for the property. A freestanding menu sign is shown in the landscape area adjacent to the drive-thru lane and other miscellaneous signs and logos are on the building. Numerous directional signs will be necessary due to the circulation pattern proposed. PCST.117 ARCHITECTURE: The architecture of the project is contemporary Spanish Revival, in nature, with exterior materials consisting of exterior plaster and a clay tile roof. These materials and colors match the main shopping center buildings. REVISED SUBMITTAL: On April 6, 1993, Staff received a revised architectural submittal addressing several of the development issues which are addressed in the next section of the report. DEVELOPMENT ISSUES: A. Drive-Thru Lane - The drive-thru lane location was conceptually approved by City Council in October of this year when the specific plan document was modified to allow three drive-thru pad sites on the 111 La Quinta Shopping Center site. The final design solution would have to be approved by the Planning Commission and City Council through the conditional use permit process. The City Council also required two pick- up/delivery windows for each future drive-thru restaurant pad site. The location and design of the drive-thru is consistent with City design standards with the exception of two areas. The first area is the Off -Street Parking Code which requires the project to have shaded areas for the vehicles being serviced for each pick-up/delivery window of the project. In this design, there are two windows; therefore, two shaded covered areas are required. The new submittal rectified this problem. The other area is the visibility of the drive-thru lane and its relationship to Highway 111. The adopted specific plan requires the lane to be fully screened with a retaining wall next to the drive- thru lane and the perimeter mounding bermed up to the wall. The Applicant's landscape plan does show mounding and trees for this area, but in Staff s opinion, the lane is only partially screened. Staff recommends additional measures as approved in the Specific plan modification be taken to rectify this deficiency (e.g., masonry wall). B. Building Design and Awnings - Various awnings have been proposed for the exterior of the Taco Bell Restaurant on March 5, 1993 submittal. The awnings are yellow, green, and red. The awnings add color to the building and it reflects the corporate identification program that is prevalent in many of the existing restaurants in Southern California. The awnings typically are opaque but fluorescent lighting is used behind the awning to accent the building and :for pedestrian lighting. The colors match the colors which are used for the building signs. Staff is not comfortable with the multi -colored awnings over the exterior windows. The awnings should be in keeping with the colors of the shopping center structure. The colors for the shopping center did not include yellow or red. The shopping center is designed to reflect a southwestern design theme. The new submittal rectified this PCST.117 4 problem by incorporating the double diamond (polystyrene) cornice molding around the building in place of the multiple colored "corporate" awning which was shown on the initial submittal. C. Roof Design - The roof design is in keeping with the general style of the shopping center. However, the facade arch should have a two step design motif versus a one step design in order to match the design elements of the shopping center. A condition has been imposed to fix this problem. D. Sign Program - The applicant has proposed various signs for the project, they include: Building Signs 4 - Taco Bell. (red) 4 - Logo (yellow, red, & green) 2. Directional Sign (Various) 3. Menu Sign (1) - ± 10 sq. ft. (ea.) ± 4 sq. ft. (ea.) 4.5 sq. ft. (ea.) @ 40" high ±25 sq. ft. @ 6.5' high The site is part of the Transpacific Development Company project, therefore, the proposal is required to meet the provisions of the approved sign program (excerpt attached). The approved sign program allows a maximum 24-inch high letters with the length being 75 % of the frontage up to a maximum of 50 square feet. The approved letter style is Helvetica Light or as approved by the City. Approved colors are white, red, blue, green, yellow, or as approved by the developer and City through a modification. The approved material is a plexi-glass face, matte black painted cans for returns, and internally illuminated letters. National or regional tenants with more than five outlets are allowed to use their standard sign if approved by the Design Review Board and Planning Commission. Additionally, only one color per sign is allowed unless specifically approved. The sign proposal is consistent with the adopted sign program for the shopping center with the exception of the drive-thru menu board sign and size of the directional signs. The menu board sign is not permitted. The existing sign code allows a menu board sign to be attached to the building or window but the size should not exceed three square feet. The present Sign Code permits directional sign provided they are 3 square feet and do not exceed 3 feet in overall height. In order to permit the request, a sign adjustment will be necessary. The Planning Commission shall evaluate the merit of the request during the review of the conditional use permit application. Staff and the Design Review Board were not opposed to a freestanding menu board sign or freestanding directional signs since these were approved for the Carl's Jr. project in January of this year. A monument sign location has been approved which is located midway between this use and the proposed McDonald's to the east. Should they wish to be on that sign, it would replace the building sign facing Highway 111, per the approved sign program. PCST.117 DRIVE-THRU LANE STACKING: The drive-thru lane forms a half circle around the southern portion of the proposed restaurant. The lane can accommodate approximately 11 to 13 vehicles from the entrance to the exit on the east side of the facility. The only shortcoming of this design is the placement of the menu board sign and its relationship to the stacked vehicles waiting to be serviced. In the current design, only two vehicles could be in the 12-foot wide lane placing orders before the east/west two-way lane would become congested and unusable. The City's design standards call for seven spaces to be provided to prevent vehicle stacking from impacting vehicle movement. However, based on the fact two pick-up windows will be utilized based on the provisions of the adopted Specific Plan (89-014), Staff is comfortable with four car stacking before an order is placed based on the overall design of the facility and its relative size (±2,000 sq. ft.). DESIGN REVIEW BOARD ACTION: The Board reviewed the project on April 7, 1993. The Design Review Board stated they were comfortable with the proposal and they felt the development is compatible with the architectural style of the One Eleven La Quinta Shopping Center. The recommendations of the Design Review Board are included in the draft Conditions of Approval. The Board only made minor changes to the submittal and the final vote of the Board was 5-0. A copy of the draft Design Review Board minutes have been attached. RECOMMENDATION: Move to adopt Planning Commission Resolution 93- approving Conditional Use Permit 93- 006, and confirm the Environmental Determination, subject to conditions. Attachments: 1. Location map 2. Plans and exhibits (March 5, 1993) 3. Excerpt from approved sign program 4. Draft Design Review Board minutes 5. Revised plans date stamped April 6, 1993 6. Cross-section detail 7. Environmental Assessment 8. Applicant's sign program 9. Draft Planning Commission Resolution 10. Draft Conditions of Approval PCST.117 6 IL 'k DAY-CARE "ILI 3500 W SHOPSSF D N 1 41 4, K 'LL S I 7 1 1 ON At CAR WAS" 0- (PAD W8114 SF tl I Z-4 ctf, '00 t 31 503 PAD Cc S.(w 0 Z- - - - - - - - - - - q APPROVED POSED S ROPI II Si to Conditional Use Permit 93-006 Taco Bell Restaurant Design Review Board Minutes April 7, 1993 5. Following apession regarding th face style, Boardmemb right moved Boardmember seconded a motion to prove Sign Ap tion 93-207 as r mended by Staff. Unan' usly approved. F. Conditional Use Permit 93-006; a request of Taco Bell for approval to construct and operate a fast food restaurant with a drive-thru. 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. Boardmember Curtis questioned Staff about the north side parking area. He was concerned that cars would be backing into the interior two-way east/west drive aisle for the shopping center. Staff stated that the Engineering Department had been notified and they had no objections. It was felt that 30 feet for a parking space was enough distance to make the maneuver. Chairman Harbison questioned the stop sign backing traffic up and blocking the cars from backing out. Members discussed the private two-way aisle, the parking space widths, and distance needed for a turn maneuver. 3. Boardmember Rice asked if the satellite dish could be screened and asked what the purpose of the dish would be. Mr. Scott Duffner, representing Fancher Development, stated the dish was a corporate link to monitor all the on -site mechanical equipment. He further stated it was small in size (4'4") and would not be seen from the street because it will be behind a four -foot high equipment well. 4. Mr. Duffner stated his concern with the Conditions of Approval. In particular #1 regarding the screen wall. He asked that the Board allow a combination of berming and landscaping. Discussion followed between Mr. Duffner, the Board, and Staff regarding the height of the berms and the different grade levels. The Boardmembers expressed their concern that the drive-thru be screened from Highway 111. They would prefer landscaping and berming rather than a wall if this could be accomplished. 5. Commissioner Marrs asked Mr. Duffner if any of the other Taco Bells had the dual windows. Mr. Duffner stated there were but they were discovering the windows were ineffective unless enough distance was allowed to have one car at the pick-up window, one at the pay window and one between. Otherwise it was ineffective. He went on to explain their process for speeding up service. V Design Review Board Minutes April 7, 1993 6. Boardmember Wright asked Mr. Duffner how the screen wall will relate to the street level (i.e., Highway 111). Discussion followed again regarding the height of the berm. Mr. Duffner stated their preference for hiding the pickup window would be to build a planter that would screen that portion. 7. Following the discussion, it was moved by Boardmember Anderson and seconded by Boardmember Curtis to approve Conditional Use Permit 93- sr` 006, subject to the Staff conditions and requiring a minimum of 4-feet of vertical screening of the drive-thru lane (e.g., a combination of berming, and landscaping), and by installing a raised planter between the covered trellises columns. the Board also agreed to permit the freestanding menu- s_ board sign and the 4.5 square foot directional signs. Unanimously approved. Y�Y G. Sin Program A ndment SP 89-014 ; a request TDC for a deviation from the approved sign p ram. 1. Principal PlannerSte Sawa presented the inform on contained in the Staff report, a copy o which is on file in the Plannin d Development Department. Staff ted out this was in part sign location modification to be located tween Taco Bell and McDon s. 2. Mr. Colm Macken, representin TDC Development, explain to the d the reason for the request an answered questions of the Bo d. 3. Boardm ber discussed with Staff and\QuintaCe tenants woul% be identifi on each of the signs. 4. Following the cussion, it was mober Rice and seconded by Boar mber Anderson tndment to the Sign Program for th One Eleven Las submitted. Unanimously approved. Chairman Harbison cIIW for a five minute break to Ike the Boardmembers an ofortunity to view the sign at Ancho 's Pizzeria before discussing t sign approval. H. Sign Approval -203; a request of Anchovie's\thei nal approval an awning and sign. 1. Associate \Dep�art Trousdell preseation contained in the Staff y of which ithe Planning and Developmt. DRB4-7 4 r N b •r N L 75% "AREA A" N � � — NET SIGN AREA Lu --t p .cR C, 5880, 75% 0 0 "AREA B" t -- --- —rt LNET SIGN AREA Leasehold Width L Leasehold Width (Varies) (Varies) Lease Line ---� Lease Line MINOR TENANT SIGNS (PRIMARY PURPOSE: MAJOR IDENTIFICATION QUANTITY: ONE PER LEASE AREA FRONTAGE. CORNER END eRSEPERATETENAW SPACES MAY SPLIT ALLOWABLE FRONTAGE SIGN AREA AMONG TWO SIGNS.fr`='- ( S 40 rlo � NET SIGN AREA A: AS DEFINED ABOVE, NOT TO EXCEED 50 S.F. MAX.* (INCLUDING TENANT LOGO) NET SIGN AREA B: AS DEFINED ABOVE (TOWER LOCATIONS), NOT TO EXCEED 50 S.F. MAX.' - INCLUDING TENANT LOGO LETTER STYLE: HELVETICA LIGHT OR AS APPROVED BY CITY AND DEVELOPER.' COLORS: WHITE/RED/BLUE/GREEN/YELLOW OR AS APPROVED BY DEVELOPER' MATERIAL: PLEXIGLAS FACE, MATTE BLACK PAINTED ALUMINUM CAN. INTERNALLY ILLUMINATED INDIVIDUAL LETTERS. NET SIGN AREA C (ADDRESS): LETTER STYLE: 6" HELVETICA LIGHT COLORS: "FRAZEE", CZ-588OW LL MATERIAL: DIECUT FACED LETTERS'A' vier ' NATIONAL OR REGIONA NANTS WITH MORE THAN 5 OUTLETS WILL BE ALLOWED TO USE THEIR STANDARD SIGN O TWO ADJACENT SEPERATE TENANT SIGNS SHALL BE THE SAME COLOR WITHOUT CITY APPROVAL. ONE COLOR ONLY PER SIGN OTHER THAN LOGO UNLESS APPROVED BY CITY. 22 ai S- 4 ra aD Ll- rts U r N fa -P U •r •r _g_- CL U a s- �-Q 0 CITY OT 1A QMWA op 0t�� ENVIRONMENTAL CHECKLIST FORM I. BACKGROUND 1. Name of Proponent: + ' 2. Address and Phone Number of Proponent: 3. Date of Checklist: 4. Agency Requiring Checklist: S. Name of Proposal, if applicable: ENVIRONIJENTAL IMPACTS (Explanation of all "Yes" and "Maybe" answers is required on attached sheets.) 1. Earth. Will the proposal result in: Yes Maybe No a. Unstable earth conditions or in changes in geologic substructures? _ b. Disruptions, displacements, compaction or overcovering of the soil? _ c. Change in topography or ground surface relief features? — — d. The destruction, covering or modification of any unique geologic or physical features? — — e. Any increases in wind or water erosion of soils, either on or off the site? _ f. Changes in deposition or erosion of beazh, 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 lay, inlet or lake? g. Exposure of people or property to geolcg•.c hazards such as earthquakes, landslides, mud- slides, ground failure, or similar hazards? 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of ambient air quality? _ — b. The creation of objectionable odors? — — c. Alteration of air movement, moisture or temperature, or any change in climate, either locally or regionally? 3. Water. Will the proposal result in: a. Changes in currents, or the course or irection of water movements, in either marine or fresh waters? — = b. Changes in absorption rates, drainage zatterns, or the rate and amount of surface water runoff? — — c. Alterations to the course of flow of food waters? — — d. Change in the amount of surface water in any water body? — = e. Discharge into surface waters, or in =y alteration of surface water quality, in- cluding but not limited to temperature, dissolved oxygen or turbidity? — — f. Alteration of the direction or rate of flow of ground waters? — — g. Change in the quantity of ground waters, either through direct additions or wit'- drawals, or through interception of an aquifer by cuts or excavations? _ = (3) Yes Matte M h. Substantial re:.i..ion in the amount of water otherwise ar-ailable for public water supplies? i. Exposure of pe_s:e or property to water related hazards rach as flooding or tidal waves? 4. Plant Life. Will zee proposal result in: a. Mange in the r:�ersity of species, or number of any species :' plants (including trees, shrubs, grass, _=.ps, microflora and aquatic Plants)? b. Reduction of t:4 _ambers of any unique, rare or endangtre—z species of plants? c. Introduction of -:w species of plants into an area, or re=.:: in a barrier to the normal replenis=-lie:t of existing species? d. Reduction in a~esge of any agricultural crop? S. Animal Life. Will _ e proposal result in: a.. Change in the f_�ersity of species, or numbers of any species :: animals (birds, land animals, including rept::es, fish and shellfish, benthic organisms, inst~s or microfauna)? b. Reduction of tit =ambers of any unique, rare, or endangered E=e:ies of animals? c. Introduction c' new species of animals into an area, or result :- a barrier to the migration or movement of za-i als? d. Deterioration :.: existing fish or wildlife habitat? 6. Noise. Will the p-yP sal result in: a. Increases in ei sting noise levels? b. Exposure of pe:g:e to severe noise levels? 7. Light and Glare. Y::r the proposal produce new light or glare? 8. Land Use. Will the $:oposal result in a substantial alteration of the ;resent or planned land use of an area? 9. Natural Resources. Vill the proposal result in: a. Increase in the rate of any use of any natural resources? b. Substantial der:e:ion of any renewable natural resource! 10. Risk of Upset. Does the proposal involve a risk of an explosion or tL-e release of hazardous sub- stances (including, 1--a not limited to, oil, pesticides, chemica:s or radiation) in the event of an accident or ipset conditions? 11. Population. Will i e proposal alter the location, distribution, dens:, or growth rate of the human population of = area? 12. Housin . Will the ;=posal affect existing housing, or create a demand £sr additional housing? 13. Transportation/circ:a ation. Will the proposal result in: a. Generation of s�stantial additional vehicular movenneat? b. Effects on existi g parking facilities, or demand for new narking? (4) Yes Maybe No c. Substantial impact upon existing transportati= systems? _ d. Alterations to present patterns of circulatiza or movement of people and/or goods? _ e. Alterations to waterborne, rail or air trafP c? _ 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 reed for new or altered gove=- mental services in any of the following areas: a. Fire protection? b. Police protection? c. Schools? d. Parks or other recreational facilities? _ e. Maintenance of public facilities, including , roads? f. Other governmental services? _ 15. Energy. Will the proposal result in: a. Use of substantial amounts of fuel or energy? b. Substantial increase in demand upon existing sources of energy, or require the development of new sources of energy? _ 16. Utilities. Will the proposal result in a need Tor 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)? b. Exposure of people to potential health hazards' 18. Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? 19. Recreation. Will the proposal result in an impact :.won the quality or quantity of existing recrea- tional opportunities? _ 20. Archeological/Hi storical. Will the proposal result in an alteration of a significant archeological or historical site, stricture, object or building? 21. Mandatory Finding of Significance. a. Does the project have the potential to degrade t-%e quality of the environment, substantially re- duce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plan or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? - (5) Yes Maybe No b. Does the project have the potential to achieve short-term, to the disadvantage of long-term, en- vironmental goals? (A short-term impact on the environment is one which o=;rs in a relatively brief, definitive period of time while long-term impacts will endure well intz the future.) c. Does the project have i=;zicts which are indi- vidually limited, but c,=u:at.vely considerable? (A project may impact on tu= :r more separate resources where the impact :n each resource is relatively small, but where t'.e effect of the total of those impacts on the environment is significant.) — d. Does the project have en-.ironmental effects which will cause substantia: adverse effects on human beings, either direct:y or indirectly? — — III. DISCUSSION OF ENVIRONMENTAL E'ek:,UATION IV. DETERMINATION Date: (To be completed by the Lead Agency) On the basis of this initis: evaluation: .— i find the proposed ;.reject COULD NOT have a significant effect on the ervir:nzent, and a NEGATIVE DECLARATION will be prepared. I find that althoug� :.he proposed project could have a significant effect cm the environment, there wall not be a significant effect =n this case because the mitigation measures described cn an attached sheet have been added to the project. A KZEaATIVE DECLARATION WILL BE PREPARED. I find the proposed project MAY have a significant effect on the environment, amd an ENVIRON)iENTAL IMPACT REPORT is required. Signature r�) CITY OF LA QUINTA INITIAL ENVIRONMENTAL STUDY CASE NO. CUP 92-006 (EA93-257) TACO BELL RESTAURANT GENERAL DESCRIPTION: The applicant has requested the development of a +2,000 sq. ft. fast food restaurant on 0.8 acres within the TDC Development (111 La Quinta Shopping Center). The site is located 900 feet west of Adams Street, and north of Highway 111. The restaurant site is one of 17 pad sites within the 111 La Quinta Shopping Complex. The shopping complex is presently under construction. PAST ENVIRONMENTAL DOCUMENTATION: During the review of the 111 La Quinta shopping center by the City in 1989 and 1990, the City processed Environmental Assessment 89-150 for the project. A mitigated Negative Declaration was prepared and adopted by the City Council on April 17, 1990. The master study examined the assumed impacts that the project (618,000 sq. ft. on +60 acres) on the City. Therefore, this past review can be used in the updated version of this case by each review body. The attached assessment is a supplement to the original document. ENVIRONMENTAL IMPACTS EXPLANATION OF "YES" AND "MAYBE" QUESTIONS AND MITIGATION MEASURES 1. EARTH: The soil on this property has been classified as Coachella Sand/Loam. This type of soil has rapid permeability and it can be used for crop production, homesite or other urban development. The site is vacant and was graded during the overall construction of the Wal-Mart phase of development,. The applicant is purchasing the land from the TDC Development Company. The general elevation of the site is approximately 60 feet above sea level. The site is in a Zone 4 Seismic/Geologic Hazard (MEA - General Plan, 1992). A Zone 4 is an area with moderate shaking qualities but less severe than a Zone 12 (highest level). It is categorized as: "effect on people: felt by most people indoors (windows and doors rattle). Some can estimate duration of shaking." Earthquake damage should not be a major problem at the site. MITIGATION MEASURES: Grading of the site shall occur pursuant to the approval of the future grading plan as specified by the City's Engineering Department. All building structures shall be designed pursuant to the standards as prescribed by the Uniform Building Code based on the code which is in affect at the time of plan check consideration, and the plans shall be prepared by a licensed architect or structural engineer. 2. AIR: The project site is located within the Southeast Desert Air Basin (SEDAB) and is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). With the proposed construction, there may be air pollutant sources which may deteriorate ambient air quality. These sources are stationary and mobile sources. Stationary source considerations include emission from on -site construction activities and natural gas combustion. Mobile source consideration include exhaust emissions resulting from short term construction activities and long term generation associated with the project. It could be anticipated that with the construction of the proposed project, there will be an increase in the overall mobile emission releases due to personal vehicle usage by employees or customers. The levels will :be consistent with other projects in the area and no abnormalities are expected by the implementation or development of this project. Public transportation is available and provided by Sunline Transit. MITIGATION MEASURES: 1). Adequate watering techniques shall be employed to partially mitigate the impact of the construction generated dust. 2). Grading and construction shall comply with all applicable City Ordinances and the requirements of the Air Quality Management Plan. 3). Two delivery windows shall be provided as required by the approved Specific Plan for this site to improve delivery service in the drive-thru lane. 4). Public transportation should be encouraged. 3. WATER: With the proposed construction it can be expected that there will be a change in the absorption rate (due to impervious surfaces), drainage patterns and amount and rate of surface water run-off. The project proponent or the shopping center developer (TDC) will provide an on or off -site retention/detention basins for the collection of storm water and nuisance water run-off. The site has been recently protected by the installation of concrete levee in the Whitewater Stormwater Channel pursuant to the design standards of the City and the Coachella Valley Water District. Riverbank erosion within the Channel should not be a problem at the site based on these new improvements. The site is in a Zone X Flood area which means an area of "... 500 year flooding; areas of 100 year flooding with an average depth of less than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees from a 100 year flood." (Source: MEA, 1992) This area is not subject to liquefaction (similar to the problems of the Downtown area). Liquefaction is the term which is used when the ground water table is very close to the surface, and during an earthquake the ground has a tendency to vibrate building structures from their respective foundations and, thus causing failure and other adverse side -effects. MITIGATION MEASURES: The project shall comply with all applicable City requirements regarding storm water and nuisance water containment. 4. PLANT LIFE: The subject site is presently vacant and void of any significant plant life. The site has been graded during the construction of the Wal-Mart Store and in -line tenant stores. No impact is anticipated by the development of this site. MITIGATION MEASURES: None required. 5. ANIMAL LIFE: The subject site is located in an area defined as a Fringed -Toed Lizard Habitat area (a Federally protected species). The City is required to contribute the money to the Valley's Nature Conservancy, and the Conservancy is required to use the money at their Thousand Palms Preserve (1300 acres) to protect and maintain this endangered species. All the Valley cities contribute to this Preserve through contractual arrangements which were made in the early 19501s. The property owner (TDC) paid the Lizard fee when the site was graded last year. MITIGATION MEASURES: The fee was paid by the existing property owner during the grading of the site. 6. NOISE: Because of the proposed construction and subsequent operation of the commercial restaurant, it can be expected that there will be some increase in the existing noise levels on the site. Most of the noise generated will be from motorized traffic coming to the site since the use of the property will be for indoor commercial activities plus the outdoor drive-thru facility. It is anticipated that no internal noise will be projected externally outside of the building mass. A noise study is not required for this project because the facility is not within 1000 feet of a residential area. MITIGATION MEASURES: Landscaping, earth mounding, and screen walls shall be used to buffer the drive-thru lane and any noise which will be generated. However, these measures will also ensure that the future roadway noise from Highway 111 traffic will be mitigate noise within the building itself. 7. LIGHT AND GLARE: It is anticipated that the project will include building and/or parking lot lighting. The lighting for the parking lot will be provided by the master developer ( TDC) , but the development of the building will include indoor and outdoor lighting too. However, at this time, much of the material has not been submitted to staff but as is assumed that during the plan check process of this case, in the future, the applicant will be required to gain approval of this material from the Planning and Building Department prior to construction permit issuance. MITIGATION MEASURES: 1). All lighting will have to comply with the City's "Dark Sky Ordinance". Additionally, light sources shall be shielded to eliminate light glare and off -site spillage onto abutting vacant or developed properties. 2). A lighting plan shall be submitted for the on -site parking lot if additional parking lot lights are proposed. The plan shall include a photometric study of the lighting which analyzes the necessary footcand.le light intensity and identifies the height and spaces of the light poles, type of lighting fixtures, and any other pertinent information which is necessary to assure compliance with the City's Off-street Parking Ordinance and the Dark Sky Ordinance. 8. LAND USE(S): The General Plan has designated the property as fit for commercial development. The proposed plan is consistent with this intent, and the Planning Commission and City Council will review the development plan in the next few months. MITIGATION MEASURES: None is required because the project, if approved, will be conditioned to meet the City's requirements for on and off -site improvements commensurate with the level of development. 9. NATURAL RESOURCES: No major adverse impacts are anticipated with by the construction of this project. MITIGATION MEASURES: None required. However, the applicant shall meet all necessary requirements of the local serving agencies as outlined in the attached agency comments or as mandated during construction plan implementation. This shall include compliance with Title 20 and 24 of the California Administrative Code relating to conserving energy resources which is handled by the Building Department during plan check review. 10. RISK OF UPSET: No adverse impact is anticipated due to explosion or release of hazardous substances. MITIGATION MEASURES: None required. However, all construction activities whether or not they are permanent or temporary shall meet all necessary safety standards of the Federal, State and local government requirements. 11. POPULATION: It is not anticipated that the proposed project will have any adverse or significant impact on population distribution, density or growth rate in the area. The development of the site will increase the need for the City to provide housing opportunities for its residents to support this commercial venture. At this time, the City has approximately 55 percent of its land designated for residential needs. MITIGATION MEASURES: None required. 12. HOUSING: With the proposed project there may be an incremental demand for additional housing for employees of the development. Due to the size of the restaurant, however, any demand would be insignificant because the City presently has an overabundance of land either vacant at this time, but slated for residential development, or developed at this time with housing units. Single family housing is the primary type of housing at this time. Multiple family housing projects will also be forthcoming in the City's high density areas in the future. Approximately half of the City is designated for residential development or growth. MITIGATION MEASURES: None are proposed. 13. TRANSPORTATION/CIRCULATION: The site is generally located approximately 900 feet west of Adams Street on Highway 111 (a State roadway). With the proposed project it can be anticipated that there will be a generation of additional vehicular traffic movement in the immediate area. The project fronts an existing partially developed major arterial street which is planned to have divided median islands to discourage cross traffic vehicular movements. To the west of the building an existing traffic signal has been installed which allows full turning movements into the 111 La Quinta Shopping Center (Wal-mart to the north) and to this site. The Engineering Department (and Caltrans) has expressed a need to mitigate traffic problems in this area through various means, which can include: additional traffic lanes, right -turn medians, center island medians, and other options which might assist traffic through this area in a faster pace thus reducing delays for either north/south or east/west travel. These improvements will be installed by the master developer of the 111 La Quinta Shopping Center. The site is served by the Sunline Transit bus system and no impacts to the Sunline serves are anticipated by the development of the project. The City shall work with Sunline Transit to provide bus shelter facilities along Highway 111 at acceptable areas when the ultimate street improvements are installed. MITIGATION MEASURES: 1). Compliance with all applicable City requirements regarding street improvements unless gauranteed by the master developer of the 111 La Quinta Shopping Center. 2). The project shall provide adequate on -site parking to accommodate the proposed use of the property or provided shared parking with the ill La Quinta Shopping Center. 3) . Permit for any work on Highway ill shall require permission by Caltrans since the roadway is a State Highway. 4). The City shall work with Sunline Transit to provide bus shelter facilities along Highway 111 when the ultimate street improvements are installed in the near future. 14. PUBLIC SERVICES: The project may create a need for additional fire protection, police protection, solid waste collection, and maintenance of public roads in the area. It is anticipated, however, that any increases in this area will be incremental, and further, should only have negligible impacts on existing personnel. or services. MITIGATION MEASURES: 1). Prior to the issuance of a building permit the applicant will be required to pay an infrastructure fee of $6, 000.00 per acre. This fee will help mitigate any associated impacts which are noted above. 2). The project shall comply with all requirements of the Fire and Riverside County Sheriffs Department prior to building permit issuance. 3). The School District mitigation fees shall be paid prior to permit issuance pursuant to the adoption of AB2986 in 1986. 4). The project developer shall make provisions with Palm Desert Disposal to have the project serviced to assure waste products are disposed of without creating health hazards to the community. Necessary facilities shall be built to dispose of product waste and recycling shall be encouraged. 16. UTILITIES: No significant impacts are anticipated in the area of utilities which include natural gas, communication systems, water, sewer, and solid waste. MITIGATION MEASURES: None Required. All necessary improvements as mandated by the City or any other public agency shall be met as part of the development of this site. Copies of the Agency Comments are attached. 18. AESTHETICS: The site is presently vacant but graded in order to permit the construction of the restaurant. The City presently has a policy which discourages multi -level building along Highway 111 within 150 feet of the future property line. The applicant has proposed a plan which is one story. The Planning Commission and City Council will determine the necessary height of the building during the review process. MITIGATION MEASURES: 1). The restaurant should be one story in overall height pursuant to the City's adopted General Plan standards. 2). The development of the on and off -site landscaping program should take into consideration the visual affect of the project and its relationship to Highway 111, an image corridor. The on -site plans of the restaurant owner should reflect the design theme of the master landscape theme by the master developer (111 La Quinta Shopping Center). 19. RECREATION: No significant adverse impacts are anticipated in this area. MITIGATION MEASURES: None required. 20. ARCHEOLOGICAL/HISTORICAL: The master developer has performed the necessary studies and the required on -site work to mitigate the development of the site. This work was done during the initial phase of development and prior to any on -site grading. The historical data gathering was done under the direction of qualified individuals and recorded with the Riverside County Archeological Research Unit. MITIGATION MEASURES: None required. The site has been mitigated pursuant to the conditions of approval for Specific Plan 89-014. 21. MANDATORY FINDINGS: It is not anticipated that there will be any adverse impacts by the project in the areas of plant and animal life, long term environmental goals, cumulative impacts, or impacts on human beings since the site has been graded to permit the development of the Taco Bell Restaurant. Attached: Agency Comments Reference: Previous EA 89-150 .Prepared by: Greg Trousdell Date: Anri 1 1, 1993 SunLine Transit Agency MEMBER AGENCIES Cathedral City Coachella Desert Hot Springs Indian Wells Indio La Quinta Palm Desert Palm Springs Rancho Mirage Riverside County Mr. Greg Trousdell, City of La Quinta P. O. Box 1504 La Quinta, CA 92253 Dear Greg: .D MAR 118 1993 Uff OF LA OUINTA Pt.MNING DEPARTMENT March 17, 1993 Associate Planner RE: CUP93-006. Taco Bell Thank you for allowing SunLine Transit Agency to review the Conditional Use Permit for Taco Bell to be located at Hwy Ill in the 111 La Quinta Center. SunLine Transit Agency has, in the past, provided information on where bus stops need to be located for the entire shopping center. We would refer the City back to those plans. We understand that they are currently under review by Caltrans. SunLine Transit Agency is receiving comments from various customers who are trying to access Wal*Mart and Albertson's located within the Center. As projects such as the Taco Bell are built in the Center, it becomes increasingly difficult for us to serve these passengers. We currently have one stop located near the entranceway to Wal*Mart. The next available stop on Hwy 111 is farside of Washington. We request the city's attention in resolving how SunLine can provide bus service to the 111 La Quinta Center, in the interim, until the Hwy Ill plans are finalized. What is your recommendation? Please let me know how I can work with the city and with the developer to resolve the issue at this Center. Yours very truly, S LINE TRANSIT N 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 ATEq ESTABLISHED IN 1918 AS A PUBLIC AGENCY c+sra�ct COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1o58 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 39&2551 DIRECTORS TELLIS CODEKAS. PRESIDENT RAYMOND R RUMMONDS, VICE PRESIDENT JOHN W MCFADDEN Ma DOROTHY M DELAY THEODORE J. FISH Planning Commission City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: OFFICERS GENERAL MANAGER -CHIEF ENGINEER BERNARDINE SUTTON, SECRETARY -COOK, ASSISTANT GENERAL MANAGER REDWINE AND SHERRILL, ATTORNEYS File: 0163.1 Subject: Conditional Use Permit 93-006, Portion of the Northeast Quarter of Section 30, Township 5 South, Range 7 East, San Bernardino Meridian This area is protected from stormwater flows by the Coachella Valley Stormwater Channel and may be considered safe from stormwater flows except in rare instances. This area is designated Zone X on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. Plans for grading, landscaping, and irrigation systems shall be submitted to 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, cut� L 64, General Manager -Chief Engineer RF:lg/e3/93006 cc: Don Park Riverside County Department of Public Health 79-733 Country Club Drive, Suite D Bermuda Dunes, California 92201 TRUE CONSERVATION USE WATER WISELY e 4— .cbUNTY _ . t RIVERSIDE COUNTY RIVERSIDE,; �; FIRE DEPARTMENT J. M. HARRIS 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92570 • (909) 657-3183 1 FIRE CHIEF To: City of La Quinta Manning Division Attn: Greg Trousdell Re: CUP 93-006 !LIIAIiN6 March 11, 1993 With respect to the conditi,3n of approval regarding the above referenced CUP, the Fire Department requires the following fire protection measures be provided in accordance with La Quinta Municipal Code .and/or Riverside County Fire Department protection standards: 1. Provide or show there exists a water system capable of delivering 1250 gpm for a 2 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 2, The required fire flow shall be available from a Super hydrant(s) (6" x 4" x 2 1/2")9 located not less than 25' nor more than 165' from any portion of the building(s) as measured along approved vehicular travelways. 3. Install panic hardware exit signs as per Chapter 33 of the Uniform Building Code. 4. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A1OBC in rating. Contact certified extinguisher company for proper placement of equipment. 5. Install a Wood Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 6. Install Knox Lock Boxes, Models 4400, 3200 or 1300, mounted per recommended standard of the Knox company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from this office for the ordering of the Key Lock Boxes. This form must be authorized and signed by this office for the correctly coded system to be purchased. -1- FIRE PREVENTION DIVISION ❑ RIVERSIDE OFFICE PLANNING SECTION ❑ INDIO OFFICE 3760 12th Street, Riverside, CA 92501 79-733 Country Club Drive, Suite F, Indio, CA 92201 (909) 275-4777 • FAX (909) 369-7451 (619) 863-8886 9 FAX (619) 863-7072 rnnr.d ran re-cled pare To: Planning Division 3/11/93 Re: CUP 93-006 Page 2 7. If the building/facility is protected with a fire alarm system or burglar alarm system, the lock boxes will require "tamper" monitoring. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning Engineering Staff at (619) 863-8886. Sincerely, RAY REGIS Chief Fire Department Planner By �/ a',.. /7/-4.�,,. Tom Hutchison Fire Safety Specialist JP/th 04/07/1993 15145 FROM jr 9 ICHER DEVELOPMENT SERVS TO 1- 7645617 7 2 2 12 sj 46 20 0 lle P.02 0•i07/ 9!3 15147 FROM NCH R DEVELOPMENT SERVS TO 1 3645617 P.03 P PLANNING COMMISSION RESOLUTION 93- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND APPROVING A CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION OF A TACO BELL RESTAURANT. CONDITIONAL USE PERMIT 93-006 WHEREAS, the Planning Commission of the City of La Quinta, California did on the 27th day of April, 1993, hold a duly noticed Public Hearing to consider the request of FANCHER DEVELOPMENT SERVICES, INC. and TACO BELL for approval of a Conditional Use Permit to allow construction of a one story fast food restaurant with drive-thru lane in the C-P-S Zone located 900 feet west of Adams Street, and north of Highway 111, more particularly described as: A PORTION OF THE NORTH HALF OF SECTION 30, T5S, R7E, S.B.B.M. WHEREAS, said Conditional Use Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended) (Resolution 83-68 adopted by the La Quinta City Council) in that the Planning Director has determined that after an initial study, the project will not have an significant adverse effect on the environment and that. a Negative Declaration should be filed; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify approval of said Conditional Use Permit: The proposed use will not be detrimental to the health, safety, or general welfare of the community. 2. The Conditional Use Permit, as conditioned, is consistent with the approval and conditions of Specific Plan 89-014, Amendment #1, of which this site is a part of. 3. The Conditional Use Permit, as conditioned, is consistent with the zoning requirements and intent of the C-P-S zone and Transpacific Development Company/One Eleven La Quinta Center Specific Plan. 4. That the environmental impacts associated with the development of this project can be mitigated through the approval conditions imposed upon it. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: RESOPC.099 1 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That it does hereby approve Conditional Use Permit 93-006 for the reasons set forth in this Resolution and subject to the attached conditions, labeled Exhibit "A". PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 27th day of April, 1993, 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.099 2 Exhibit A CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 93-006 - TACO BELL RESTAURANT APRIL 27, 1993 PLANNING & DEVELOPMENT DEPARTMENT: 1. The development of this site shall be generally be in conformance with the exhibits contained in the file for Conditional Use Permit 93-006, unless otherwise amended by the following conditions. 2. The approved conditional use permit shall be used by April 27, 1994; otherwise it shall become null and void and of no effect whatsoever. "Be used" means the beginning of substantial construction which is allowed by this approval, not including grading, which is begun within the one year period and thereafter diligently perused to completion. A time extension request can be submitted to extend the project for an additional one year period if the request is made one month prior to expiration of the case and proper filing fees are received. 3. All applicable conditions of SP 89-014 and Parcel Map 25865 shall be complied with as necessary. 4. An exterior lighting plan for the parking lot area and building shall be approved by the Planning and Development Department prior to issuance of a building permit. Lighting fixtures shall be shielded to eliminate glare on the adjacent streets. 5. Should mandatory recycling be required at sometime in future, separate recycling bins if needed shall be provided within a masonry enclosure. 6. Provisions shall be made to comply with the terms and requirements of the City adopted infrastructure fee program in affect at the time of issuance of a future building permit. 7. Construction shall comply with all local and State building code requirements in effect at the time of issuance of a building permit. 8. Final landscape and irrigation plans shall be approved by the Agricultural Commissioner and the Coachella Valley Water District, prior to issuance of a building permit. 9. Applicant shall work with master developer to provide coordination of landscape planting along the south and west sides of the building. CONAPRVL.074 Conditions of Approval CUP 93-006 - Taco Bell Restaurant April 27, 1993 DESIGN REVIEW BOARD 10. The drive-thru lane shall be screened by either a landscaped berm, masonry wall or combination thereof, along the entire length of the proposed drive-thru lane to the satisfaction of the Planning and Development Director. The top of the wall and/or landscaping shall be a minimum of four feet above the finish floor height of the restaurant and meet the provisions of Specific Plan 89-014, Amendment #1. 11. Two drive-thru pick-up windows shall be provided per the provisions of the adopted Specific Plan 89-014. A covered trellis or canopy, should be built over both drive -up delivery windows as required by the provisions of the Off -Street Parking Code. The design and location of the shade structures shall be approved by the Director of Planning and Development. 12. All amplification equipment and lighting for the drive-thru lane shall be screened by appropriate building materials or landscaping to muffle or conceal their existence. 13. The height of a fixture flagpole at the site shall not exceed 40-feet. The American flag and California flag may be flown on the pole if it is constructed and the size of each flag shall not be longer than three feet by five feet. 14. Any roof lighting for the restaurant should be done with bullet fixture units to accent the clay roof tile and be subject to Staff approval. 15. The provisions of the Transpacific Development Company sign program shall be met, but a sign adjustment will be permitted for the freestanding menu sign and the on -site directional signs. The location shall be approved by the Director of Planning and Development. A south elevation building sign will not be permitted if a freestanding monument sign is installed. 16. The satellite receiving dish on the roof shall be screened so that it cannot be seen from outside the project boundaries. 17. The exterior building colors and materials shall match those used in the shopping center unless otherwise approved by the Design Review Board. 18. The drive-thru lane shall be a minimum of 28-feet from Highway 111 right-of-way line so that it is outside the City's landscape parkway easement. Ancillary structures (walls, columns, etc.) will be allowed to encroach into this easement if permitted by the Director of Planning and Development. 19. A minimum of four car stacking shall be provided at the entrance of the drive-thru lane to accommodate vehicular maneuvering prior to the installation of any on -site ordering. CONAPRVL.074 2 Conditions of Approval CUP 93-006 - Taco Bell Restaurant April 27, 1993 20. The facade arch shall have a two step architectural element on each side of the building to match the design motif of the existing shopping center. 21. The future landscape plan should include both the proposed landscaping plus the existing parkway landscaping on Highway 111. 22. Additional shade trees should be installed around the immediate perimeter of the proposed building to accent the low-level shrubs which have been proposed. 23. The final construction plans should be reviewed by Staff during plan check prior to the issuance of a building permit. 24. The landscaping planter on the north side of the building should be enlarged from two feet to a minimum width of five feet. 25. The trash enclosure gates should be solid metal and hung on four inch freestanding steel posts. The enclosure should be a minimum height of six feet. CITY FIRE MARSHAL: 26. Provide or show there exists a water system capable of delivering 1250 gpm for a two hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. 27. The required fire flow shall be available from a Super hydrant(s) (6" X 4" X 2-1/2"), located not less than 25-feet nor more than 165-feet from any portion of the building(s) as measured along approved vehicular travelways. 28. The required water system including fire hydrants shall be installed and operational prior to the start of construction. 29. Install pane hardware exit signs as per Chapter 33 of the Uniform Building Code. 30. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2AlOBC in rating. Contact certified extinguisher company for proper placement of equipment. 31. Install a Hood Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 32. Install Knox Lock Boxes, Models 4400, 3200, or 1300, mounted per recommended standard of the Knox Company. Plans must be submitted to the Fire Department for approval of mounting location/position and operating standards. Special forms are available from this office for the ordering of the Key Lock Boxes. This form must be authorized and signed by this office for the correctly coded system to be purchased. CONAPRVL.074 Conditions of Approval CUP 93-006 - Taco Bell Restaurant April 27, 1993 33. If the building facility is protected with a fire alarm system or burglar alarm system, the lock boxes will require "tamper" monitoring. 34. Final conditions will be addressed when building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. ENGINEERING DEPARTMENT: 35. Prior to issuance of a building permit, plans showing site grading, parking, circulation, and access to streets, shall be reviewed and approved by the Planning and Development Department and Engineering Department to insure compatibility with the overall approved plans. 36. All storm water and nuisance water run-off produced on this site shall be discharged in accordance with the approved drainage plan prepared for Specific Plan 89-014, unless otherwise approved by the City Engineer. 37. All off -site improvements adjacent to the site and site grading shall conform to approved improvement plans prepared pursuant to Specific Plan 89-014. 38. 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 site 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 certification 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. P. The finish building pad elevations conform with the approved grading plans." 39. The Applicant shall pay all fees charged by the City as required for processing, plan checking, and construction inspection. The fee amount(s) shall be those which are in affect at the time work is undertaken and accomplished by the City. 40. All on -site parking spaces shall comply with the City's Off -Street Parking Code. SPECIAL: 41. The State Fish and Game fees shall be paid within 24-hours after review of the case by the City Council. CONAPRVL.074 4 Conditions of Approval CUP 93-006 - Taco Bell Restaurant April 27, 1993 42. Prior to issuance of a grading permit and 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 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 any permit for any use contemplated by this approval. CONAPRVL.074 5 PH 4 STAFF REPORT PLANNING COMMISSION MEETING DATE: APRIL 27, 1993 CASE NOS: GENERAL PLAN AMENDMENT 93-043, CHANGE OF ZONE 93-075, CONDITIONAL USE PERMIT 93-005, PARCEL MAP 27727, TENTATIVE TRACT 27728, AND STREET VACATION 93-025. APPLICANT: WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES). PLANNER/ ENGINEERS: KEITH COMPANIES REQUEST: 1. GENERAL PLAN AMENDMENT: OPEN SPACE DESIGNATION TO LOW DENSITY RESIDENTIAL FOR A PORTION OF THE SITE. 2. CHANGE OF ZONE: HC (HILLSIDE CONSERVATION) TO R-1- 20,000 & R-5 FOR A PORTION OF THE SITE. 3. CONDITIONAL USE PERMIT TO ALLOW THE DEVELOPMENT OF AN 18-HOLE GOLF COURSE. 4. PARCEL MAP: DIVISION OF SOUTH HALF OF THE PROPERTY INTO FOUR PARCELS. 5. TENTATIVE TRACT MAP: DIVISION OF A PORTION OF THE SOUTH HALF OF THE PROJECT INTO 65 SINGLE FAMILY RESIDENTIAL LOTS AND MISCELLANEOUS LOTS. 6. STREET VACATION: VACATION OF DEDICATED PAPER STREETS ADJACENT TO SITE (ADAMS STREET AND 58TH AVENUE). LOCATION: 360 ACRES SOUTH AND WEST OF LAKE CAHUILLA (SOUTHEAST QUARTER OF SECTION 19 AND A PORTION OF THE NORTH HALF OF SECTION 29, T6S, R7E, SBBM). GENERAL PLAN DESIGNATION: OPEN SPACE WITH A MINERAL RESOURCE AREA DESIGNATION OVER THE OLD GRAVEL PIT. EXISTING ZONING: HC (HILLSIDE CONSERVATION) PCST.122 1 ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT 93-255 WAS PREPARED IN CONJUNCTION WITH THESE APPLICATIONS. THE INITIAL STUDY HAS INDICATED THAT NO SIGNIFICANT IMPACTS WILL OCCUR THAT CANNOT BE MITIGATED. THEREFORE, A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT HAS BEEN PREPARED AND IS RECOMMENDED. SURROUNDING ZONING AND LAND USE: NORTH: HC (HILLSIDE CONSERVATION)/VACANT MOUNTAINOUS LAND AND LAKE CAHUILLA COUNTY PARK. SOUTH: HC (HILLSIDE CONSERVATION)/VACANT ALLUVIAL FAN AND MOUNTAINOUS AREAS. EAST: HC (HILLSIDE CONSERVATION)/LAKE CAHUILLA COUNTY PARK AND VACANT LAND. WEST: HC (HILLSIDE CONSERVATION)/VACANT MOUNTAINOUS AND ALLUVIAL FAN AREA. BACKGROUND: Project Description The applications that the applicant has filed would allow the creation of an 18-hole golf course with 65 custom single family residences built around the southern portion of the project area. Additionally, a clubhouse and maintenance building would be constructed in the southern part of the project. 14 of the 18 golf holes will also be located on the southern part of the property. The northern portion of the property which is located slightly to the west will contain only four holes of golf with the remainder of the property remaining undisturbed open space. Description of Site The property consists of 360 acres in two areas attached at the corners. The northwesterly portion of the project site consists of 160 acres (hereafter called Section 19 site). This area will contain only four holes of golf. The remainder of the property will essentially remain undeveloped. This area of the site which is approximately 1/2 mile square, contains mountainous land to the northeast and to most of the west. The second part of the project site which is to the southeast of the Section 19 site contains approximately 200 acres of land (hereafter called Section 29). Upon this property will be constructed all the residential units, the clubhouse, maintenance building, and 14-holes of golf. The eastern half of the portion of the Section 29 site is surface sand and gravel mine which has not operated for several years. This mine is approximately 30 feet deep and over 300 feet wide. PCST.122 2 The project site has on -site elevations which vary from approximately 50 feet to 500 feet above sea level. The residential lots are provided along the north and south sides of the Section 29 site on 48.4 acres with the clubhouse and maintenance building along the east side of the site on 3.2 and 3.0 acres respectively. The northwest corner of the Section 29 site attaches to the southeast corner of the Section 19 site. Description of Applications 1. General Plan Amendment 93-043: Section 29 is presently designated Open Space with a Mineral Resource Designation. The applicant wishes to redesignate those areas where the residential project is proposed along with the clubhouse and maintenance building to Low Density Residential (2-4 du/ac - see attached General Plan Amendment Map). The balance of the property in this section is to remain Open Space without the Mineral Resource Designation. 2. Change of Zone 93-075: this change of zone proposes to rezone the area designated as Low Density Residential to R-1-20,000 with the remaining open area, which would be golf course, rezoned to R-5 (open area combining zone -residential developments). Conditional Use Permit 93-005: this application is to permit the development of the 18- hole golf course on the Section 29 and Section 19 sites. The golf course area consists of approximately 250 acres of the 350 acre site. This acreage does not include the clubhouse and maintenance areas which will be constructed on the Section 29 site. 4. Parcel Map 27727: this parcel map creates four parcels on the Section 29 site. One parcel is for the golf course while individual parcels are provided for the maintenance building and clubhouse. The last parcel would be for the residential development and adjoining roadways. 5. Tentative Tract Map 27728: this tentative tract map application divides the 48.4 acre parcel of Parcel Map 27727 into 65 single family residences and several miscellaneous lots for street purposes and common areas. These lots vary from a low of 21,661 feet of a high of 40,982 square feet, with the average lot size being 25,147 square feet. 6. Street Vacation 93-025: presently, paper streets with 60 feet of right-of-way exists along section lines throughout this area. These right-of-ways were dedicated in the past when the properties were subdivided pursuant to County requirements. These right-of-ways were created despite the fact that in some areas they would be difficult to provide due to the mountainous terrain. Streets presently exist along the east/west alignment of 58th Avenue which bisects the Section 29 and Section 19 portions of the site. Additionally, a 60-foot right-of-way exists in a north/south direction along the Adams Street alignment which bisects the two sites. PCST.122 The applicant is requesting to vacate these right-of-way as they exist adjacent to the project. The applicant is requesting that an easement be reserved where the two portions of the property touch in order to provide vehicular access between the two parcels. This access would be only for golf cart and service purposes. Land Use Plan Summary The 360 acres of site area would be broken down as follows: Land Use Residential Golf Course Clubhouse Maintenance area Open Space Total Dwelling Units per Gross Acre Minimum Lot Size Maximum Lot Size Average Lot Size Acreage (approximate) 48.4 256.2 3.2 3.0 49.2 360 acres General Data .18 du/ac .5 acres .94 acres .58 acres (25,147 sq. ft.) The applicant indicates in his letter which is dated April 20, 1993, that approximately half of the entire development will remain in a natural state. Residential Development The project proposes 65 single family lots on the Section 29 site. These lots will be located along the north and south sides of the gravel pit site and along a portion of the north and south sides of the alluvial fan which it is westerly part of Section 29. No residential lots will be located on the Section 19 site. The applicant proposes the residential lots, which will vary in size from approximately 1/2 acre to .94 acres, to be custom home sites. As noted above, the density over the entire project site would be .18 DU/AC. Since the residential development is only proposed in the Section 29 site, there will be no construction in the areas near or above the toe of the slopes of the mountains in the Section 19 site. Staff would recommend that development standards for the residential structures be developed to insure that construction, materials, colors, landscaping, be compatible and similar to the surrounding natural areas. PCST.122 4 Under the Hillside Conservation zone, which this property is presently zoned, one dwelling unit per ten acres is permitted. Thus for the 360 acres, 36 units are allowed. In order to allow the additional 29 units (for a total of 65 dwelling units), the applicant pushed development rights in conjunction with the 160 acres (Section 19) from Lusardi Land. Prior to any development of the homes taking place, this procedure will need to be completed. Golf Course The project will feature an 18-hole world class golf course designed by Tom Fazio. 14 of the holes will be provided on the Section 29 site with the remaining four holes on the Section 19 site. Of the fourteen holes on the Section 29 site, seven will be provided within the gravel pit area. Generally speaking, the gravel pit area will be left as a "hole" with grading to provide outstanding design. Within the gravel pit area there will be a number of lakes connected by streams meandering between the golf course holes. The areas between the golf course holes will be landscaped in a variety of styles indigenous to the desert. These include a rocky slope habitat, riparian habitat, sandy wash habitat alluvial plan habitat and valley floor habitat. The golf course area will act as a retention basin and at this time the gravel pit is being considered to serve as a state of the art subsurface recharge facility to help recharge the water table of the eastern end of the Coachella Valley via the use of excess water from Lake Cahuilla. This effort is being conducted in concert with the Coachella Valley Water District who according to the applicant, will install the facilities and implement the system. The applicant indicates they will construct an approximately 17,000 square foot clubhouse which will feature amenities and design fit for a world class golf course. The exterior and outdoor design, according to the applicant, will strive to echo and mimic the surrounding ambience of the area. The clubhouse is located at the extreme eastern end of the property adjacent to the main entry road. No specific plans other than the site design shown on the conceptual landscaping plans has yet been submitted. At the southeast corner of the Section 29 site, an area has been set aside for a maintenance facility. No information on this maintenance facility has yet been submitted. Circulation/Access/Street Vacation The primary access to this property is through the existing road which has been utilized by the gravel pit operators. That road which is called Keller Pit Road or Schwabaker Road is an extension of Jefferson Street. Before reaching the site it forks off to the northwest providing access to Lake Cahuilla County Park. Access to Keller Pit Road is from 58th Avenue to the East. At the end of this road, at the entry to the project will be a guard gated entry. The road will then swing to both the north and south providing access to the residential lots. At the end of the south road which is essentially a long cul-de-sac, the applicant proposes to provide a 20-foot wide all weather access road to the northern road. This will serve as an emergency access only between the two roads. PCST.122 5 The applicant indicates a secondary emergency access near the northeast corner of the Section 29 site. This road will lead to the Lake Cahuilla Regional Park access road. The only access proposed to the Section 19 site will be through a narrow golf cart path which could also be utilized for service vehicles. As previously noted, this request includes a street vacation request for the 58th Avenue alignment along the north side of the Section 29 site and south line of the Section 19 site and the Adams Street alignment along the west boundary of the Section 29 site and east boundary of the Section 19. The two property owners to the south of Section 29 have indicated a concern regarding vacation of the streets adjacent to the Section 29 site. Both properties have a portion of their area which is only accessible by the Adams Street alignment or through the proposed project. The applicant has indicated that he would provide an access easement to these properties through his project at one point. This has been addressed as a Condition of Approval. Drainage Presently the subject property is subject to flooding from the surrounding mountains. In order to protect the project against flood inundation hazards, the applicant proposes to construct a berm and system of debris basins, open channels (golf course fairways), and underground storm drains. The debris basis will capture silt -laden water emanating from the west and northwest canyon. This water will be channeled through the site and discharged over a drop structure located at the mid -point of the site, outletting into the lower areas of the golf course. Storm water approaching from the south will be intercepted by special inlet structures and conveyed through reinforced concrete boxes, which outlet into the lower golf course area. These flood waters will be allowed to percolate into the ground. According to the applicant's engineers, the golf course area would experience a maximum water service elevation of 21.9 feet during a 100- year storm event, assuming a percolation rate of 2 inches per hour. The applicant indicates that they anticipate it to take anywhere from approximately 7-11 days to empty the golf course area. Coachella Valley Water District Ground Water Recharge Program The applicant indicates they are discussing with CVWD the possibility of utilizing the golf course area for a subsurface recharge system under the golf course. In a December, 1992, transmittal to the City, the Water District indicated that this concept is still being evaluated. Initially, the Water District had wished to purchase this gravel pit site from the County for recharge use. According to the Water District, the District had first right of refusal for purchase of the site. The Water District indicates that the County failed to provide adequate time for the District to exercise its right and sold the property to the applicant. Staff feels that if the recharge program can be implemented it would create a "win -win" situation for the City as well as the District and the developer. PCST.122 6 Cultural Resources Survey A cultural research survey has been conducted for the subject property. The results of the survey indicate two prehistoric archaeological sites on the Section 19 portion of the property. One site consists of rock ring and alignment of 38 individual rock cairns on a low bench. The second site consists of collection of three rock cairns on a terrace. The recommendation of the archaeologist is that the sites should be avoided by the golf course development, if at all possible. Mitigation measures are noted in the Conditions of Approval to address this item. Biological Survey The applicant has had a biological survey conducted on the subject property. The biological survey includes both plant and animal species. The survey did not find any plant species which are listed by either the State or Federal governments as threatened or endangered. However, they do note that there are a number of plants that may exist in the area but were not seen which are considered rare and endangered by the California Native Plant Society. With regards to the animal survey the two animals of concern are the Desert Tortoise and the Peninsular Bighorn Sheep. The survey indicates that the Desert Tortoise, a Federally listed endangered species, may occur within the project area. However, they did not find any evidence of the Desert Tortoise within the project area. With regards to the Peninsular Bighorn Sheep, they did find two Bigjorn dropping piles, less than six months old, within 150 yards of the northwestern edge of the project boundary. However, the conclusion was that the sheep do not utilize the project site for drinking, lambing, or foraging, but may occasionally transverse the extreme western portion of the site as they move from one portion of the Santa Rosa Mountains to another. The survey did provide recommendations for mitigation measures. Most of these items have been included as mitigation measures. Gravel Pit As indicated, the easterly half of the Section 29 site has over the past years been utilized as sand and gravel mine. The mine is now idle but has been determined not to be depleted. The applicant's indicate that the contours of this quarry will be integrated into the golf course design, thereby retaining the unique characteristics of the site. Equestrian/Hiking Trail System Within this general vicinity is the Boo Hoff Trail which is used by equestrians and hikers. This trail runs through the Section 19 site. In addition to Section 19 the loop trail runs through Sections 20, 24, 25, 30, 36, 31, 32, and 29. Within Section 29, it does not run through the subject property. A portion of this trail within Section 19 runs very close to hole #15 in the Section 19 site. For safety of golfers and trail users alike, the applicant has indicated that he would be willing to relocate that portion of the trail to the northeast and provide adequate signing to insure that hikers and riders use the proper trail. PCST.122 7 The relocation of this trail has been discussed and reviewed with the Desert Riders Association who utilize and maintain this trail as well as other trails within the Valley. They feel the relocation would be acceptable. Utilities The applicant has indicated that all utilities can be provided on site as needed. To date, Staff has not received comments from the affected utility companies that they cannot provide service. Open Space/Landscaping The applicant has submitted a conceptual landscape plan for the property. Except for the fairways, tees & greens themselves, little turf is utilized throughout the project golf course area. The applicant's intent is to retain the natural desert environment as much as possible. Within the project area the applicant proposes five habitat type areas. Along the sloped areas of the gravel pit area and a portion of the alluvial fan areas the landscape concept is a rock slope habitat with the dominate tree being the foothill Palo Verde with Cacti and Ocotillo providing accent. The rocky slope areas are proposed to occur on slopes which are 15 % or greater. The Riparian habitat is proposed adjacent to holes 8, 10, 11, 17 & 18. This will consist of lakes, streams, and marshes. Within this area the dominate tree is proposed to be the California Fan Palm which will occur along the streams in the canyon type areas as well as along the shore lines of the lakes. Additionally, Sycamores and Cottonwood trees will border the water areas. There will be provisions along the lake shoreline for aquatic plants. This sandy wash habitat will exist in the sandy wash areas adjacent to holes #16, #11, #10. The dominate trees within this area will be the Blue Palo Verde, Smoketrees and Desert Willow. Because these are proposed to be sandy wash areas shrubbery will be limited. The alluvial plan habitat will be the most prevalent within the golf course area. This will occur in the flood formed fan and bajadas from the canyon on three to eight percent slopes. Holes #3, #4, #5, #6, #7, #11, and #16 are in this habitat. The dominate tree in this area is the Blue Palo Verde with the Creosote Bush the dominate shrub. The Valley floor is the last used within the area. Holes #1, #9, #10, and #18 are within this habitat. The dominate tree in this area will be the Chilean Mesquite with the Four Winged Salt Bush Atriplex the dominate shrub. Within the Section 19 area there will be four holes of golf and no residential development. Within the center area between holes #13 and #15 will remain an area of undisturbed planting. Additionally, in the surrounding mountainous areas above the 350 foot level, no disturbance is proposed. This is the area which is proposed to be dedicated to the Bureau of Land Management, the City, or other public body to ensure their preservation. The applicant indicates that approximately half of the entire development will remain in or be provided in a natural state. PCST.122 a Within the environmental documents submitted for the Negative Declaration, it is indicated that the golf course will be irrigated with surface water runoff and Colorado River water imported the All American Canal. CVWD has indicated that Colorado River water is not available for this property. Therefore, the water will come from ground water wells and pumping facilities. Written Correspondence The Sierra Club, San Gorgonio Chapter has submitted a letter regarding the proposed project. The Sierra Club feels that a full environmental impact report should be provided. They feel that the project has been inadequately addressed or neglected in the following areas: Project compatibility with immediately adjacent wilderness areas proposed under the Bureau of Land Management plan and the California Desert Protection Act. 2. Potential impacts to the Bighorn Sheep. 3. Recreational impacts and trails. 4. Archaeological data. 5. Project alternatives. 6. Hydrology. Staff would note that the last five items are specifically addressed in the Negative Declaration. Mr. John S. Sanborn on behalf of Mr. John Green who owns property on the south one half of Section 29 adjacent to the property, has submitted a letter regarding specific concerns. The first concern is regarding access to the northwest corner of the Green parcel which is adjacent to the southwest corner of the Section 29 site. Briefly, according to Mr. Sanborn, Mr. Green has approximately 7-10 acres of relatively flat land adjacent to the subject property. This property is fronted on the south and east by mountains which prohibit access. Mr. Green feels that if 58th Avenue and Adams Street are vacated as proposed by the applicant, legal access to this area will not be provided. As an alternative access, the subject property could grant an access easement to this area through the residential street which borders the south property line in this area. As previously indicated, a condition has been recommended which would allow this access. Mr. Green also has a concern regarding utilities. Mr. Green feels that it would be a economical hardship for him to provide access of utilities to this area unless they are brought through the subject property. Mr. Green would like to see the utilities sized to serve his property as well as Mr. Meyer's property to the east and the subject property. PCST.122 9 Mr. Green has a concern about Schwabaker Road (Keller Pit Road) and its access to the proposed project. Mr. Green feels that the road should be brought up to current standards including an all weather crossing, curbs, gutters, and proper width of pavement. A condition is being recommended that the road be improved per Engineering Department requirements from the dike to the subject property. Mr. Green has a concern regarding potential flood waters which cross his and Mr. Meyers property to the east. He feels that adequate provisions must be made to receive these flood water. As previously indicated, provisions are being made to receive and control all flood waters from this property and areas to the west. Mr. Sanborn's letter regarding the Green property is attached for your review. Mr. Richard Meyer who owns 73 acres to the east and south of the gravel pit area has also submitted a letter regarding this project. He feels that the overall concept of the project is very good and will benefit the community and surrounding area. He indicates he is studying the possibility of developing home sites ranging from 3/4 acres to ten acres on his property. He additionally feels that the development of the proposed project, his project, and the Green property are all inter -related and will have an affect on each other. He does note a number of concerns regarding the project as follows: 1. As indicated the maintenance facility is proposed to be at the southeast corner of the Section 29 site. Mr. Meyer indicates that he feels that this location will be detrimental to his property since it will be adjacent to prime homesites for his project. 2. Mr. Meyer also indicates a concern for access to a portion of his property (approximately 8 acres) which are impacted by existing surrounding mountains. As previously indicated a Condition of Approval has been recommended to address this matter for both the Meyer and Green property. 3. Mr. Meyer feels that 58th Avenue and Adams Street should not be vacated unless the Green parcel receives access and unless horse trails and hiking trails are addressed. As noted previously in the report, these items have been addressed and are recommended as Conditions of Approval. 4. Mr. Meyer feels that Schwabaker Road (Keller Pit Road) to the entrance of the proposed project should be a publicly dedicated street. As a private road he feels that it reduces the viability of his property and potentially the Green property. 5. Mr. Meyer feels that the Schwabaker Road should be a all weather crossing. Meaning that the road in the area of the existing dike should be raised so that it does not become inundated during heavy storms. 6. Mr. Meyer like Mr. Green, feels that utility services for this project should be sized for future adjacent development. Mr. Meyer indicates that he would like to see the General Plan Amendment and Change of Zone request brought in to include the balance of Section 29. This would include both the Meyer and Green property. PCST.122 10 In order to do this, it will either have to be initiated by the City Council or Planning Commission or an application would have to be submitted by the property owner affected. 7. Lastly, Mr. Meyer feels that lighting and landscaping at the intersection of 58th Avenue and Jefferson Street (now vacated due to the PGA West project) should be considered at this time. Mr. Meyer's letter is attached for your review. A letter from the Riverside County Regional Park and Open Space District was also received and noted several concerns regarding the project. Those concerns are as follows: 1) They noted that the Boo Hoff Trail will require realignment to maintain its integrity. The District recommends that Mr. Bill Hillman, a member of the County Trails Committee, be involved in this realignment. Staff has provided a condition which will address this. 2) The District indicates a concern over the entry into Lake Cahuilla Park in relationship to the proposed development. They feel that additional information is needed on access, traffic flow and volumes, treatment of 58th Avenue as an entry to Lake Cahuilla. 3) The District is concerned that stormwater flows be directed away from the lake. They wish to be assured that the Park will not be impacted by either stormwater flows or street runoff. 4) The last concern of the District is regarding sewer utility lines. Presently the park is not hooked up to sewer. They would like to have a sewer hookup line made available for future use by the Park. The letter from the District is attached for your review. ANALYSIS: The proposed project is primarily a world class golf course with a minimum number of custom homes proposed. The project has been designed in a manner which is sensitive to the indigenous environment. The applicant intends to retain half of the project area in natural or recreated natural open space. This includes mountainous hillside areas which will be dedicated to the Bureau of Land Management or other public agency for preservation and natural areas within the golf course. The proposed custom homes, club house, and maintenance building, should be designed to enhance the natural mountainous area surrounding the project site. To that end, conditions are recommended which will require that the materials, colors, and architectural styles "blend" in with the surrounding environment. PCST.122 11 Conditions have been recommended which will ensure safe adequate access to the project area and surrounding land uses. If the street vacation of 58th Avenue and Adams Street is approved, the applicant will be required to provide an access easement to the Green property to the south. In turn the Green property should provide an access to the Meyer property. The plan indicates floodwater protection will be provided with waters being retained on site within the golf course site. The Engineering Department conditions and Coachella Valley Water District requirements will ensure that this is done. Furthermore, staff feels that if feasible, the applicant allow the Coachella Valley Water District to install and operate a recharge system within the golf course area. As noted, an Archaeological Survey has been completed on the property. Mitigation measures have been recommended and are included as conditions of approval. A biological survey regarding plants and animal life has also been completed on the property with recommendations made. With the exception of the recommendation to prohibit equestrian and hiking on the property, conditions of approval have been recommended to address these items. Presently the unused surface sand and gravel pit is an eye sore and in some areas unsafe. The proposed project will eliminate the mine and replace it with a low density residential project and a golf course which is fairly indigenous to the desert environment. As noted in the report, a small portion of the Boo Hoff Trail will need to be relocated and rebuilt. This ,relocation will require that the trail that presently runs through a sandy wash area be relocated to a somewhat mountainous area to the northeast. The Desert Riders Association has indicated that this relocation is feasible and will ensure the integrity of the Boo Hoff Trail. The affected local utility companies have indicated that utilities can be provided for this project. In order to preserve the aesthetic qualities of the area, all utilities should be undergrounded and planned for future adjacent development. As indicated the landscape theme of the project is to retain much of the natural indigenous landscaped environment. This includes the preservation of mountainous areas above the 350 foot elevation above sea level. REQUIRED ACTIONS Should the Planning Commission wish to take a positive action on the proposed project the following is necessary: General Plan Amendment - By resolution recommend approval of the General Plan Amendment to the City Council requested by the applicant. This would redesignate the residential areas to Low Density Residential. PCST.122 12 2. Change of Zone - By Resolution, recommend to the City Council that the residentially proposed areas be rezoned to R-1-20,000 with the golf course areas being rezoned to R-5. The R-5 is a zone which is applied to open space and recreation areas within subdivisions and other residential areas. No residential development is permitted in this zone. 3. Conditional Use Permit - By Resolution, recommend approval of this application which would allow the development of the golf course independently of the residential. development. The clubhouse and maintenance facility would be included in this approval. 4. Parcel Map - By Resolution, recommend approval to the City Council of the parcel map to create four parcels. Those four parcels would be the residential area, the golf course area, the clubhouse site, and the maintenance site area. 5. Tentative Tract Map - By Resolution, recommend approval to the City Council of a subdivision of the residential portion of the parcel map into 65 single family residential home sites. 6. Street Vacation - By Minute Motion, move to find that 58th Avenue and Adams Street adjacent to the proposed project site is not necessary for public street purposes and therefore may be vacated. STAFF RECOMMENDATION: Staff recommends approval of the proposed project, as noted above in the required actions, subject to the attached conditions. Attachments: 1. Location Map 2. Letter from applicant dated April 20, 1993 describing project 3. Plan Exhibits (including Conditional Use Permit Exhibit, Landscaping plans, Parcel Map, and Tentative Tract Map) 4. Negative Declaration document 5. Comments from City Departments, outside Agencies and interested citizens 6. Boo Hoff Trail Exhibit 7. Draft Resolutions PCST.122 13 LAKv- GA�i u d '—LA r.. CASE No. PIORTH GPA 93-043 CZ 93-075 CUP 93-005 PM 27727 TT 27728 SV 93-025 SCALE: LOCATION MAP NTS LA QUINTA QUADRANGLE AVj..E j AV�uE w 28 P't A,, 28 7-7 71 33 Asset Management • Development Sen+ m April 20, 1993 Mr. Stan Sawa Planning Department City of La Quinta P.O. Box 1504 La Quinta, Ca. 92253 Dear Stan: Please accept the following as a general scope of the Quarry golf course project. As you know, we are processing this project on the basis of a Conditional Use Permit pertaining to the golf course and it's club house and maintenance building and also a Tentative Tract Map which provides for the 65 residential lots. Although the Conditional Use Permit and the Tentative Tract Map (including the Parcel Map) are being processed simultaneously, each of them stands on it's individual merit. The Quarry is a 360 acre project owned by La Quinta Golf Properties, Inc. and developed by Winchester Asset Management, Inc. It consists of the old and blighted 105 acre county gravel pit, 95 acres of alluvial fan and 160 acres of wash and mountains; all located southwest of Lake Cahuilla. The project will feature an 18 hole world class golf course designed by the 19901, 1.991 and 1992 golf course architect of the year, Tom Fazio. it will include only 65 residential lots ranging in size from approximately one half acre up to one acre for large custom houses. The development will be gated and exclusive. The 65 lots will be located along the North and South sides of the gravel pit and a portion of the North and South sides of the alluvial fan. The 160 acre wash and mountain area will feature only four holes of golf and no residential lots. None of the mountain area will be disturbed. Approximately half of the entire development will remain in, or be in a natural state. An equestrian trail will be provided along the Northern most boundary of the wash and into a portion of the mountains to provide access to the historic Boo Hoff trail. The trail, will be implemented and maintained by the Desert Riders Equestrian Club and has been endorsed by them. With respect to landscaping, it is our intent to salvage as many native plants as possible and to utilize, for the most part, local desert landscaping with splashes of color and elegance. 9782 Winchester Asset Management, Inc. 1122690 Cactus Avenue a Suite 150 • Moreno Valley, California 92553 •714/653-6982 • FAX 714/653-5308 11 �« ^--- - =-- - n..,._ rN----. 01Y)An . 0;1o/1d11--1r,75 . FAX Fi19/346-9369 A prime object of the development is to feature open space in a natural setting, thus the housing density will be one unit per 5.5 acres with no residential encroachment in the mountains. The gravel pit will feature seven holes of golf with topography changes to provide for outstanding golf design. It will also act as a retention basin and an area for waterways and lakes. Additionally, a portion of the gravel pit area will serve as a state of the art subsurface recharge facility to help recharge the water table of the eastern end of the Coachella Valley via use of excess water from Lake Cahuilla. This effort will be conducted in concert with the Coachella Valley Water District who will install the facilities and implement the system. The clubhouse will be approximately 17,000 square feet and will feature amenities and a design attendant to a world class golf course. The exterior and outside design will strive to echo and mimic the surrounding ambiance of the area. In this vein we are requesting that the Planning Commission authorize plot plan approval for the clubhouse and maintenance building on a staff level as time is of the essence for both the seeding of the golf course and the construction of the clubhouse. Also, as a consideration for the equestrian trail, we are asking the City to take the necessary steps to, by law, prohibit any type of motorized vehicle on this trail. The Quarry is to be a very prestigious development to further enhance the image of the City of La Quinta, to clean up a blighted gravel pit, to retain a significant portion of the area in it's natural environment, to provide an equestrian path to link to the historic Boo Hoff Trail and to provide for significant recharging of the east valley underground water table. Golf course installation is scheduled to begin in May with opening occurring January of 1994. Very ruly you Craig B an Presi ent CGB/kc 97U 04/el/tk3 IOC: d'13 ,oOca RIVERSIDE COUNTY ,Regional Wank And Open Space D stnlct 4800 Cmstmore Road a P.O. i3cx 3.507 • Rivomide.. CA 92519-3507 • (714) 275A310 Fax (714) 884-7044 PAUL D. ROMERO General Manager April 15, 1993 Mr. Jerry Herman City of La Qui nta P.O. Box 1504 78-105 Cal1e Estado La Quinta, CA 92253 Dear Mr. Herman: Conditional Use Permit 93-005, Parcel flap 27727 Tentative Tract Map 27728 APR 2 > 1993 f 4 r' The above noted projects are adjacent to the County's lake Cahuilla Regional Park. Both my staff and I have reviewed the plans submitted to us by a Park Commissioner who suggested that we evaluate same for any potentia` impacts to our park facility and operation. Unfortunately, we have not had an opportunity to address the plans in detail but will respond with an understanding that we will have an opportunity for a more in depth review with the project proponent at a later date. Our concerns are as follows: 1. The regional trail system, most specifically the Boo Hoff Trail, will require realignment to maintain its integrity. Mr. Bill Hillman, a member of the county Trails Committee, has indicated that he would like to work with city staff and the project engineer to assure the viability of the county recreation trail element of our General Plan. I would encourage you to allow Mr. Hillman to continue to work at this endeavor. 2. We are concerned about the entry to Lake Cahuilla Park in relationship to the proposed development. The plans do not show entry treatment to the park nor do they identify traffic flows and rates. The park has been in existence for over 20 years and has a history of public use. Obviously, we do not intend to compt"omise the use and activities well established at the park. Consequently, we request more detailed information on access, traffic flow and volumes, treatment of 58th Avenue as an entry to Lake Cahuilla, and any appropriate mitigation requirements associated with changes to the entry to the park. Note new numbers: Telephone 909/275-4310; Fax 909/275-4305. '7c- a.owre, orotect, dewloo. manwmte and mtemrrt for the in-oiration ime ar.d (ItJovment (If All IMnnlc 104/ 41 / 71.) l'JG S it: -- 1C1J Jerry Herman April 200 1993 Page 2 3. Drainage into the Lake Cahuilla properties is an additional concern to our agency. You stated during our brief conversation on Monday, April 19, 1993, that drainage would not be an issue as all flows would be directed away from the lake. Could we have the opportunity to review the engineering drawings related to grading so we can be assured that street runoff and storm flows will not impact the park? If not, would you assure us, in writing, that we will not be impacted by either street runoff or storm flows which could jeopardize the public investment for improvements to Lake Cahuilla Park. 4. The last concern is associated with service lines brought into the park area by the proposed development. We would like to discuss future ties to sewer service lines brought forth as part of the development. More specifically, we would like to have a sewer hookup made available for future use by the park. Thank you for the opportunity to sl council. Please keep us in mind M potential impacts that could be resources. Lake Cahuilla serves a to compromise our constituents use of activity in the lower Coachella ('04 1y, Paul D. ome o General Manager PDR/2880M care our concerns with you and the city hen addressing the development and the caused to our park and recreation broad population and we would not want of a facility that has a long history Valley. c: Jeff Weinstein, Trails Coordinator, Park District RIVERSIDE COUNTY RE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92570 • (909) 657-31I To: City of La Quinta Planning Division Attn: Stan Sawa Re: Conditional Use Permit 93-005 April 6, 1993 APR 7 1999 With respect to the condition of approval regarding the above referenced CUP, the Fire Department requires the following information: 1. Uniform Building Code occupancy classification and construction type of all buildings except residential. 2. Square footage of all buildings except residential. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning Engineering Staff at (619) 863-8886. JP/th ❑ RIVERSIDE OFFICE 3760 12th Street, Riverside, CA 92501 (909) 275.4777 o FAX (909) 369-7451 Sincerely, RAY REGIS Chief Fire Department Planner By JU-- 1 oy-• Tom Hutchison Fire Safety Specialist FIRE PREVENTION DIVISION PLANNING SECTION ❑ INDIO OFFICE 79-733 Country Club Drive, Suitt F, Indio, CA 9220 (619) 863-8886 9 FAX (619) 863-7072 rnred on recycled pope IF CbUNTY �y1��� �.._ or - 1i- - RIVERSIDE ri J. M. HA.RRIS FIRE CHIEF To: City of La Quinta Planning Division Attn: Stan Sawa RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92570 • (909) 657-3 Re: Tentative Tract Map #27728 Tentative Tract Map #27727 April 6, 1993 re J1!8 APR,93 Gi iy jinn, With respect to the conditions of approval for the above referenced land division, the Fire Department recommends the following fire protection measures be provided in accordance with La Quinta Municipal Code and/or Riverside County Fire Department protection standards: 1. Schedule A fire protection approved Super fire hydrants, (6" x 4" x 2 1/2 x 2 112") shall be located at each street intersection spaced not more than 330 feet apart in any direction with no portion of any frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1500 gpm for 2 hours duration at 20 psi. 2. Prior to recordation of the final map, applicant/developer shall furrish 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. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system consisting of Knox Key operated switches, series KS-2P with dust cover, mounted per recommended standard of the Knox Company. Improvement plans for the entry street and gates shall be submitted to the Fire Department for review/approval prior to installation. -I- FIRE PREVENTION DIVISION ❑ RIVERSIDE OFFICE PLANNING SECTION ❑ INDIO OFFICE 3760 12th Street, Riverside, CA 92501 79-733 Country Club Drive, Suite F, Indio, CA 92: (909) 275-4777 • FAX (909) 369-7451 (619) 863-8896 0 FAX (619) 863-7072 printed on eetytled pap To: City of La Quinta Re: TTM 27728 & 27727 April 6, 1993 Page 2 5. If public use type buildings are to be constructed, additional fire protection may be required. If fire flows and hydrant locations will be stipulated when building plans are reviewed by the Fire Department. All questions regarding the meaning of these conditions should be referred tc the Fire Department Planning & Engineering Staff at (619) 863-8886. Sincerely, RAY REGIS Chief Fire Department Planner By Tom Hutchison Fire Safety Specialist JP/th RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS. CALIFORNIA 92570 • (909) 657-31 To: City of La Quinta Planning Division Attn: Stan Sawa Re: General Plan Amendment 93-043 Change of Zone 93-075 April 6, 1993 D A . . APR 7 1993 GI1'Y t)A'r.' ; �e PLANNih PHJ:•1ATr!:.VT With respect to the review of the above referenced cases, the proposed project will have a cumulative adverse impact on the Department's ability to provide an acceptable level of service. These impacts are due to the increased number of emergency or public service calls generated by additional buildings and human population. This project will contribute to the need for additional fire equipment, personnel, and/or a fire station. A funding s,:urce should be identified for the portion of the impacts associated with capitol improvements or one-time costs such as land, buildings, and equipment. If the annual costs necessary for an increased level of service are not off -set by the additional county structural tax, an increase in the Fire Department's annual operating budget will be required. All questions regarding the above requirements should be referred to the Fire Department Planning & Engineering staff at (619) 863-8886. Sincerely, RAY REGIS Chief Fire Department Planner By w Tom Hutchison Fire Safety Specialist JP/th cc: 8-7 FIRE PREVENTION DIVISION , ❑ RIVERSIDE OFFICE PLANNING SECTION �7 INDIO OFFICE 3760 12th Street, Riverside, CA 92501 79-733 Country Club Drive, Suite F, Indio, CA 922 (909) 275-4777 • FAX (909) 369-7431 (619) 863-8886 0 FAX (619) 863-7072 "teeon.,tWreevaw FIAT& ESTABLISHED IN 1918 AS A PUBLIC AGENCY w: 4d7 Yfl C COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 105E • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 3WMI DIRECTORS OFFICERS TELLIS CDDEKAS, PRESIDENT THOMAS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER RAYMOND R. RUMMONDS, VICE PRESIDENT BERNARDINE SUTTON. SECRETARY JOHN W. MCFADDEN OWEN MCODOK, ASSISTANT GENERAL MANAGER DOROTHY M. DE LAY March 30, 1993 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 APR t993 i• iJ4 G�)`•,� I PLAN HihG�iw Y».s..,�.. Subject: General Plan Amendment 93-043, Change of Zone 93-075, Street Vacation 93-025, Conditional Use Permit 93-005, Parcel Map 27727 and Tentative Tract 27728, Portion of the North Half of Section 29, Township 6 South, Range 7 East and the Southeast Quarter of Section 19, Townshi6 South, Range 7 East, San Bernardino Meridian This area is subject to stormwater flows from the canyons to the west. The developer shall execute a release agreement with this district regarding approval of the flood control plans by this district. Plans for stormwater protective works shall be submitted to Coachella Valley Water District for review. The developer shall obtain an encroachment permit from the Coachella Valley Water District prior to any construction within the right-of-way of the west side dike. This includes, but is not limited to, surface improvements, drainage inlets, landscaping, and roadways. 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. TRUE CONSERVATION USE WATER WISELY Planning Commission -2- March 30, 1993 This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. On page 26 of the proposed Mitigated Negative Declaration, under discussion of Initial Study Checklist item 3.h., the developer has incorrectly stated that the golf course will be irrigated with Colorado River water. This project lies outside of the boundaries of Improvement District No. 1 and is, therefore, not eligible to receive Colorado River water at this time. The developer will be required to construct groundwater wells and pumping facilities, either on or off -site, in order to meet the irrigation needs of the project. On page 25, item 3.g., the discussion needs to include potential impacts on the groundwater basin as a result of the golf course irrigation with groundwater. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, L-31 '/ Ic ��rk General Manager -Chief Engineer RF:lg/e3/27728 cc: Don Park Riverside Ccunty Department of Public Health 79-733 Country Club Drive, Suite D Bermuda Dunes, California 92201 COACHELLA VALLEY WATER DISTRICT RIVERSIDE COUNTY COLS BYRD, SHERIFF City of La Quinta Planning Department 78105 Calle Estado La Quinta CA 92253 Atten: Stan Sawa Principle Planner Dear Mr. Sawa: 82-695 DR. CARREON BLVD. 9 INDIO, CA 92201 • (6I9) 342-8 March 31 aPR 1 S193 PtN1NING RE: GPA 93--043, C1293-075 SV 93-025, CUP 93-005, PM 27727, TT27728 We have the following comments concerning the above proposed project. Reaar_dinq Police Services: Increases in population results in an increase of called for services. The proposal reviewed centers on the projected construction of 65 residential lots. This residential area will impact on the Sheriff's Department's ability to provide police services. Based on three bedroom homes with four person occupancy, the project may increase population by a total of 260 residents. A systematic breakdown of the exact number of 2, 3, and 4 bedroom family homes to be constructed was not given. �ecr©� Desiv We recommend that address numbers be mounted on contrasting background. The numbers should be of sufficient size to be legible from the roadway and should be situated near the roofline on the corners of the residence. This will reduce the response time of emergency vehicles to the residence. Street security walls and parking areas should be well lighted to provide a safer environment for the residents and to dissuade would-be criminals from targeting the area for illegal activities. High pressure sodium lights are recommended as they provide the greatest amount of light per kilowatt and are the least expensive to operate. All residential doors should have an industrial quality key and latch system. Deadbolt locks are suggested for all exterior doors. The locks should be installed using three inch set screws to provide maximum benefits. All exterior doors without windows should have a peephole installed to allow good visibility of the outside area without having to open the door. Windows should not Page 2 SIR Letter GPA 93-043 march 31, 1993 be placed close enough to doors, which would allow persons to break the glass and unlock the door by hand. Shrubbery and bushes should be trimmed low to the ground to eliminate hiding places for criminals and to allow better visibility from the street for patrolmen. Windows should never be concealed by vegetation. Although there .is a partial barrier (hill) between the site and the Sheriff's Department's shooting range, they will still be able to hear firearms when discharged. The crime prevention measures outlined in this letter are merely suggestions and are not required as a prerequisite for plan approval. We appreciate the opportunity to comment on the project from a law enforcement point of view. Sincerely, COIS BYRD, SHERIFF Ronald F. Dye, Captain Indio Station CB:RD:gt 'W'aate Management of the Desert, Inc. 41-575 EdEectic Street P.O. Sox 3876 Palm Desert, CaiNomia 92261-3876 619/324.1741 March 25, 1993 Mr. Stan Sawa Principal Planner City of La Quinta Post Office Box 1504 La Quinta, California 92253 A Waste Management Compai MAR 3 1 1993 clnr off;" P1ANNIUS DE i :%fi : ; eT .�a....Zram REGARDING: GULF COURSE AND S F H PROJECT SOUTHWEST OF LAKE CAHUILLA Dear Mr. Sawa: Waste Management of the Desert will be able to absorb the additional residential and commercial solid waste that will be generated by this project. The container/enclosure requirements for the golf course, clubhouse and maintenance facilities should be reviewed by our agency during the design process in order to reduce the possibility of future problems. We look forward to reviewing the future project details with regards to solid waste and recycling needs. Sincere , ex Braicovich Operations Manager JAB/sam Sierra Club San Gorgonio Chapter Serving Riverside and San Bernardino Counties Tahquitz Group • Los Serranos Group San Bernardino Mtns. Group • Mojave Group Moreno Valley Group 568 N. Mountain View Ave., Suite 130 San Bernardino, CA 92401 (714) 381-5015 April 8, 1993 Stan Sawa, Principal Planning Department, 78-105 Calle Estado La Quinta, CA 92253 Planner City of La Quinta BY FAX TRANSMISSION TO 564-5617 Re: The Quarry Dear Mr. Sawa: qpq ,AEI/// The Sierra Club is in receipt of the mitigated negative declaration for the above -referenced development. We appreciate being sent this document per our request to your department. We regret that we will not be able to submit detailed comments prior to your Development Review Committee meeting; however, this does not appear to be a statutory requirement although it would be desirable. We will submit amplifications on the concerns outlined below as soon as feasible. Our brief review indicates that the environmental review for The Quarry project has been inadequate in the following areas, which have been inadequately addressed or in some cases entirely neglected: 1. Project compatibility with immediately adjacent wilderness areas proposed under the BLM Desert Plan and the Calif Desert Protection Act. 2. Potential impacts to bighorn sheep. 3. Recreational impacts and trails. 4. Archeological data. 5. Project alternatives. 6. Hydrology. It is likely that the potential environmental impacts of this project require full environmental review and an environmental impact report. We will submit further comments as soon as possible. very -truly yours, Joan Taylor, Conser ion Chaian ... To explore, enjoy and preserve the nation's forests, waters, wildlife, and wilderness ... ® Printed on Recycled Paper. Richard J. Meyer April 14, 1993 City of La Quinta Planning Commission Re: Tentative Tract 27728 Dear Commissioner. U APR 2 0 1993 G14F 7D5EPA9TirTNT NTTA RUaNsi%,: We own 73 acres that borders East and South of the Quarry Project; and, we plan to develop it for very high end home sites. We are working closely with Messrs. Green and Becker (owners of 1/2 of Section 29) to develop a Master Plan for the remaining 386 acres of Section 29. We believe the over all concept of the Quarry Project is very good and will be a benefit to the community and the surrounding areas. We are studying the possibility of developing home sites ranging from 3/4 acres to 10 acres which would compliment the overall area. We believe there is a synergistic effect of all parcels in Section 29 (The Quarry, Green/Becker, Meyer, and public land owners). Each parcel, when developed, will have an over all effect on the other parcels and their subsequent residents. We ask that viability and integrity be maintained for all of Section 29, thereby enhancing each subsequent resident of Section 29. Our concerns include: 1) The proposed location of the maintenance facility is adjacent to our property and in an area which is expected to be for our prime sites. The facility would diminish our viability of selling these sites as a high end product. 2) Access to Southwest portion of the Meyer property and the Northwest portion of the Green property: As proposed, the road access serving approximately 34 acres (16 for the Quarry, 10 Green, 8 Meyer) would require 3 separate roads. We believe one road to be a higher quality design and of benefit to all subsequent home owners of Section 29. 3) Abandonment of Avenue 58 and Adams: We believe these should not be abandoned unless the Green parcel receives access and unless horse trails and hiking trails are addressed. (714) 852-0193 0 (N4) 7 3 P.O. Box 7247. Newport Beach, California 92660 Page Two April 14,1993 4) Dedication of Schwabacker Road to the entrance of the Quarry Project: back of public dedication causes a segmentation of the lands. This reduces the viability of the Meyer parcel and potentially the Green parcel. The road should be dedicated to the entrance. 5) All weather road access: In my part, I proposed various development concepts. Differing agencies indicated that an all weather road would be a requirement. Should such a road be required, and should a portion of our land be needed to facilitate such a road, we would attempt to cooperate in any reasonable manner as it affects the entrance to the Quarry. 6) Utilities: We believe the utility services should be sized for the future development and access established. As to the General Plan Amendment and zoning change, we would like to see it broadened to include the balance of Section 29. Finally, we wonder if there are plans for lighting and landscaping of the streets at Avenue 58 and Jefferson, the initial approach to the cove area? If so, these should be considered at this time. I thank you for your dedicated public service efforts. Serely I IT Richard J. Meyer SCHLECHT, SHEVLIN & SHOENBERGER TELEPHONE (619) 320-716 JAMES M. SCHLECHT A LAW CORPORATION TELECOPIER (619) 323-1751 JOH AC. SHE" HENBERGER LAWYERS TEI.I�COPIER (619) 325-�61 DANIEL T. JOHNSON POST OFFICE BOX 2744 JOSEPH A. GIBBS Sol EAST TAHQUTM CANYON WAY, SUTrE 100 OF asp, BONNIE GARLAND GUSS PALM SPRINGS, CALIFORNIA 92263-27" DONALD B. McNBLLEY CRAIG W. McARTHUR KAREN S. HELhIUTH R. BRAD SEVIER SIMMON A. HOUSMAN IN REPLY REFER TO. TERI L. VOLLNOGLE DAVID A. DARRIN Jerryy Herman, Planning Director City of La Quinta 78-105 Calle Estado 1 a Quinta, California 92253 10262.1 April -8, 1993 - C , d"1 .5 APR 1 2 1333 M_ �~ i', ' t4YT RE: TENTATIVE TRACT NO. 27728 Dear Jerry: Thank you for providing copies of the Application and plans for Tentative Tract No. 27728. I am also very grateful for the time Stan Sawa took to explain some of the issues. As you know, our firm represents John Green, one of the owners of the property described as the south one-half of Section 29, Township 6 South, Range 7 East. Mr. Green's property is located directly south and adjacent to the above -described Tentative Tract No. 27728. Our firm has been retained to investigate a number of issues raised by this General Plan Amendment Application filed March 12, 1993; the attendant Tentative Parcel M21I Application and the accompanying Street Vacation Application dated March 12, 1993. The purpose of this letter is to raise the following objections to the Application for Tentative Tract No. 27728 as currently drafted: 1. ACCM: Objection is made to the vacation of the public rights -of -way for 58th Avenue and Adams Street. As the Tentative Tract Map designates the internal roadway system for Tract 27728 as private roadways, vacation of 58th and Adams will effectively landlock the developable portion of our client's property located in the northwest quarter of the south half of Section 29. SCHLECHT, SHEVLIN & SHOENBERGER A LAW CORPORATION LAWVIERS Katie Barrows, Chairwoman and La Quinta Planning Commissioners April 8, 1993 Page 2 To illustrate, enclosed please find a photocopy of an aerial view of the proposed project. I have outlined a portion of our client's property suitable for approximately 12 to 18 lots bated immediately south and adjacent to the proposed project. Unless other satisfactory provision is made in the project Application, vacation of 58th Avenue and Adams Street will effectively landlock our client's property. If these public rights of way are to be vacated, a satisfactory solution would be to allow access to the public roadway system through the proposed project• 2. UTILITY QC : An issue similar to that described above is utility access to this landlocked parcel. Public L:diity access is not addressed by this Application. Utilities should be made available to this parcel from the proposed street "D" as shown by the Tentative Tract Map 27728. 3. FLOODINQ: Tentative Tract Map 27728 shows four proposed storm drain inlets along the southeasterly boundary of the project. No such provision has been shown along the southwesterly boundary of the project. Our client has retained an engineer to review these plans and provide further comment on this issue. 4. ALL WEATHER ROAD: The Application fails to address Schwabaker Road where it crosses the Lake Cahuilla flood retention channel. It is our understanding that the current state of Schwabaker Road is such that 1� Tentative Trawould be er water during periods of flood, ct Map 27728, but also all of the stranding not only the 65 lots proposed improved lots to be constructed on the balance of Section 29. There should be some requirement that the crossing at the storm channel be an all-weather road. 5. ATE DATE UTILITY SIZING: The Application fails to address utility sizing as the utilities are brought with SchwabakeRoad utross all the potential developmentthe wash. Ile ies lof Section d be s adequately to serve not only Tract 29. As you know, I received a copy of the Application and plans for Tentative Tract No. 27728 on Monday, April 5, 1993. As the first Planning Commission hearing is scheduled for April 27, I was surprised that our client had not been contacted sooner in order to provide adequate response to this proposed project. In spite of the limited time remaining prior to the initial Planning Commission Hearing, I am optimistic that with your help we can achieve satisfactory solutions to these issues. SCHLECHT, SHEVLIN & SHOENBERGER A LAW CORPORATION LAWYERS Katie Barrows, Chairwoman and La Quinta Planning Commissioners April 8, 1993 Page 3 please call me at your earliest opportunity. Sincerely yo , CRAIG . MCARTHUR for SCHLECHT, SHEVLIN & SHOENBBRGER, ALC CWM:dlr cc: John Green John Sanborn e r ITT, ,, w ♦; .1' - ;��� � 3 � sal 3c � saw, y •�.._�". ;� �' _ y ♦ �-1 � ���*� 1 i 1 i ��'„� - fir, # "' s +►�► �; , �'� �,�•�y#?a � �i .�� � y_^ry,.s'. * '�'1`'iir � \sir a j. w - �`. f 7 ;ti 2. 'ta4'1 1'+1 rR, _:R r•�"�.?iC fit x b y14 '� f 44 Iti"� �la'y ♦..4 a y K �, lq;,: Jr 1 t •�� � ty �€r. � � ,�• 4 )� 7' } ., `,.1 �a T� � s_f+� 7' r� �i4 �,i ' ,, +t .-lls 1 l+v,� - T:�•.. } I J y.a. ", i13. Y �Z :; id' b•'15 �..�1� "',F'. Y�F' 9ai„• ♦Paw }� � J L P ,. ¢� Y i � � FOWIn :., i T . . K� � ,�, 4� � 1 April 20, 1993 Mr. Jerry Herman Planning Director City of La Quinta 78-105 Calle Estrado La Quinta, Ca. 92253 Re: Proposed Tentative Tract Map No. 27728 Dear Jerry: �Illo0 SANBORN/WEBB INC. Civil Engineers - Land Surveyors Architects - Land Planners 93-130 We have been requested to review the application submitted by Keith Company for the development of a golf course and home sites northerly of Mr. John Green's half section (South V; Section 29, Township 6 South, Range 7 East). There are several issues that need to be addressed and they are as follows: ROAD/ACCESS In the northwest corner of the Green parcel, based upon existing topo mapping, there are some 7 to 10 acres of relativity flat land (less than 10% grade) similar to the proposed residential development directly adacent, that could be developed into single family home sites. The proposed project cuts off the currently existing legal access through Avenue 58 and Adams. Access could be provided through the proposed project as their road system is adjacent to the Green property (Street D on Tentative Tract Map No. 27728). Through density transfers, similar to what is being proposed by the proposed development, approximately 16 home sites could be developed on the 7 to 10 acres. There is approximately 160 acres of the Green parcel that is in the steep hill side that can be used for the density transfer. 255 N. El Cielo Road 9 Suite 315 9 Palm Springs, California 92262 • (619) 325-2245 • (619) 325-9426 • FAx (619) 325-5130 Page 2 - Continued Mr. Jerry Herman April 20, 1993 Re: Proposed Tentative Tract Map No. 27728 ROADLACCESS - (CONT.) In order for the Green parcel to have its own access, additional 1600 lineal feet of right-of-way would need to be acquired from the Meyers parcel to the northeast and approximately 2000 lineal feel of road way would be required to across the Green parcel to reach said 7 to 10 acre site. A portion of this would need to be constructed through a steep hill side area at a considerable additional expense to Mr. Green, to provide him legal access to his land locked parcel. UTILITIES The proposed development is going to require public utilities, sanitary sewer, domestic water, telephone, T.V. cable and power. Because said utilities will be located within the street directly adjacent to the Green parcel, these utilities must be made available to the Green parcel. There would be a large economic hardship if Mr. Green was required to bring utilities to the 7 to 10 acre site in his northwest corner. The sewer system would most likely be required to have sewer lift station to provide sanitary sewer at a considerable extra cost. Likewise to bring these utilities through the Green & Meyers parcels also would cause a considerable economic hardship. The utilities in the proposed development must be sized to be able to serve the Green and Meyers parcels lying southerly of said development as well as the Lake Cahuilla Regional County Park to the north. REGIONAL The proposed development should be required to bring Schwabaker ACCESS Road to current standard, including all weather crossing, curbs, gutters and proper width of pavement. This road not only services the proposed project but it serves the Lake Cahuilla County Park, a regional park serving the entire Coachella Valley, the Meyers property and the Green property. FLOOD Adequate provisions must be made by the proposed development to CONTROL receive any potential flood waters which cross the Green and Meyers parcels. In as the old gravel pit and now proposed golf course are to be used as retention basins this provision is most important. Page 3 - Continued Mr. Jerry Herman April 20, 1993 Re: Proposed Tentative Tract Map No. 27728 In general the proposed project could be an asset to the area. However, it is imperative that this project be responsible to its neighbors. The access for both street and utilities is critical to the future development of the adjoining properties. If you have any questions, please call. Sincerely, SANBORN / WEBB, INC. k'k L �wxk�IfA John L. Sanborn JLS:Im C.C. Craig McArthur - Schlecht, Shevlin & Shoenberger John Green - c/o Schlecht, Shevlin & Shoenberger Rich Meyers P\DATA\"DATA\1MM\130GWMN-C LQ El Dseti Trails" Map A sae to Eqstr anl Y 7 and Hiking Trails GrM OA/utdoom . i +r From the eastern slope, the farm lands of the Coachella Valley t be seen below, along with the north end of the Salton Sea. Depenc upon the rainfell, large Occitililas may be seen in bloom during let March and early April. Qlrectkuns: The tralihead may be reached from lake Cahullla, a county park located south of the city of La Quints, in the eastern Coachella Valley. Take highway i f t east, past the City of Mien Welts, to Jefferson Street, turn right to Avenue 54, left to Madison, right to Avenue 58, and follow the signs to take Cahuilla County F The eastern trail may be reached from the park by traveling soul through a low pass between the base of the mountains on the woo and the small mountains on the east. A one track sandy road will i you through and over the dyke and finally dead end at a canyon mouth approximately three miles. Proceed upon the canyon and watch for the Boo Ho" Trail sign on the right. For the Western Trail, travel up the large wash to th9 west from entrance of Lake Cahuilla. Watch for the trait leading over a pass e the left side, close to the dead end of the canyon. On down the sk on the other skis, approximately % mile from the top find the trail to the south. it Is not signed and hard to find, but continue along I base of the mountain on the east side of the large canyon. After 41 mile look for trallhead sign on the right as the canyon narrows. PLANNING COMMISSION RESOLUTION 93- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH ENVIRONMENTAL ASSESSMENT 93-255 AND APPROVAL OF A GENERAL PLAN AMENDMENT TO AMEND THE LA QUI1V'TA GENERAL PLAN LAND USE MAP FROM OPEN SPACE WITH A MINERAL RESOURCE DESIGNATION TO LOW DENSITY RESIDENTIAL. CASE NO. GPA 93-043 - WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) WHEREAS, the Planning Commission of the City of La Quinta, California did on the 27th day of April, 1993, hold a duly noticed Public Hearing to consider the request of WINCHESTER ASSET MANAGEMENT (for La Quinta Golf Properties) to amend the City's General Plan Land Use Element for property located at the westerly terminus of Schwabaker Road (Keller Pit Road), more particularly described as: A PORTION OF THE NORTH HALF OF SECTION 29, T6S, R7E, S.B.B.M. 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 recommending the approval of said General Plan Amendment: 1. Impacts caused by the implementation of this General Plan Amendment can be mitigated. 2. The request for a Low Density land use is consistent with the intent of the La Quinta General Plan. 3. This General Plan Amendment application complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended) and adopted by City Council Resolution 83-68. Mitigation measures can be generated to reduce the impact of the land use changes on abutting properties. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; RESOPC.104 1 2. That the Planning Commission does hereby recommend to the City Council approval of General Plan Amendment 93-043 consisting of a Land Use Map Amendment as described in Exhibit "A", attached hereto. PASSED, APPROVED AND ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 27th day of April, 1993, 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.104 lvw uvnany 1 vafuvnuau CASE No. Gen. Plan Amendment 93-043 Exhibit 'A PLANNING COMMISION RESOLUTION 93— ORTH SCALE: NTS PLANNING COMMISSION RESOLUTION 93- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF CHANGE OF ZONE 93-075 AND CONCURRENCE WITH ENVIRONMENTAL ASSESSMENT 93-255 CASE NO. CZ 93-075 - WINCHESTER ASSET MANAGEMENT WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 27th day of April, 1993, hold a duly notice Public Hearing to consider the request of WINCHESTER ASSET MANAGEMENT (for La Quinta Golf Properties) for a change of zone from Hillside Conservation to R-1-20,000 & R-5 for property more particularly described as: THE SOUTHEAST QUARTER OF SECTION 19, AND A PORTION OF THE NORTH HALF OF SECTION 29, T6S, R7E, S.B.B.M. WHEREAS, said Change of Zone request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended), and adopted by City Council Resolution 83-68, in that the Planning and Development Department has completed an Environmental Assessment/Negative Declaration, which has been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify recommendation of approval of said Change of Zone. 1. The proposed Change of Zone, as requested, is consistent with the goals and policies of the existing La Quinta General Plan. 2. The proposed zoning is consistent with the La Quinta General Plan and the Land Use Plan in accordance with the recommendation of GPA 93-043. 3. The proposed R-1-20,000 Low Density Residential & R-5 zoning is consistent and compatible with surrounding land use and zoning designations. 4. Approval of this proposal will not result in a significant adverse impact on the environment due to mitigation measures contained in the proposed Negative Declaration. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the RESOPC.103 2. That it does hereby recommend adoption of the Negative Declaration by the La Quints Planning Commission pursuant to the attached Environmental Assessment; and, 3. That it does hereby recommend to the City Council approval of Change of Zone 93-075 for the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit "A", attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 27th day of April, 1993, 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.103 2 H-C - Hillside Conservation Zone R-t 20,000 - Single Family Dwelling, min. 20,000 sq. ft. lot size R-5 - Open Area Combining Zone for Residential Developments NORTH CASE No. Change of Zone 93-075 SCALE Exhibit "A" NTS PLANNING COIu MISION RESOLUTION 93- PLANNING COMMISSION RESOLUTION 93- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION & OPERATION OF AN 18 HOLE GOLF COURSE. CONDITIONAL USE PERMIT 93-005 WHEREAS, the Planning Commission of the City of La Quinta, California did on the 27th day of April, 1993, hold a duly noticed Public Hearing to consider the request of WINCHESTER ASSET MANAGEMENT (for La Quinta Golf Properties) to allow the construction and operation of an 18 hole golf course with clubhouse and maintenance facility, located at the westerly terminus of Schwabaker Road (Keller Pit Road), south and west of Lake Cahuilla, more particularly described as: THE SOUTHEAST QUARTER OF SECTION 19, AND A PORTION OF THE NORTH HALF OF SECTION 29, T6S, R7E, S.B.B.M. WHEREAS, said Conditional Use Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution 82-213, adopted by reference in City of La Quinta Ordinance 5), in that the Planning Director has determined that after an initial study, the project will not have an significant adverse effect on the environment and that a Negative Declaration should be adopted; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify recommendation for approval of said Conditional Use Permit: 1. The proposed use will not be detrimental to the health, safety, or general welfare of the community. 2. The Conditional Use Permit, as conditioned, is consistent with the approval and of GPA 93-043, and Change of Zone 93-075, of which this site is a part of. 3. The Conditional Use Permit, as conditioned, is consistent with the zoning requirements and intent of the proposed R-5 Zone. 4. That the environmental impacts associated with the development of this project can be mitigated through the approval conditions imposed upon it. RESOPC.102 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That it does hereby recommend approval of Conditional Use Permit 93-005 for the reasons set forth in this Resolution and subject to the attached conditions, labeled Exhibit "A" PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 27th day of April, 1993, 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.102 2 PLANNING COMMISSION RESOLUTION 93- CONDITIONS OF APPROVAL - RECOMMENDED EXHIBIT "A" CONDITIONAL USE PERMIT 93-005 WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) APRIL 27, 1993 PLANNING & DEVELOPMENT DEPARTMENT The development of an 18 hold golf course, (with clubhouse & maintenance facility) shall comply with the approved exhibits and the following conditions, which shall take precedence in the event of any conflicts. 2. The approved conditional use permit shall be used within one year of the approval date; otherwise, it shall become null and void and no effect whatsoever. "Be used" means the beginning of substantial construction which is contemplated by this approval, not including grading, which is begun within the one-year period and is therefore diligently pursued to completion. Extensions of time may be requested prior to expiration pursuant to Municipal Code requirements. 3. Outside lighting shall be shielded and directed so as not to shine directly upon surrounding adjoining property, mountains, or public rights -of -way. Lighting plans including light pole heights and light types shall be reviewed and approved by the Planning Director prior to issuance of a building permit. Lighting shall comply with the Outdoor Lighting Control Ordinance. 4. Plan for adequate trash provisions for each phase as constructed shall be approved by the Planning and Development Department prior to issuance of building permits. Plan to be reviewed for acceptability by applicable trash company prior to City review. 5. Comprehensive sign program for golf course (business identification, directional and monument signs, etc.) shall be approved by the Design Review Board prior to issuance of a sign permit. Included in the program shall be applications for any adjustments if necessary. 6. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain applicable 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, & Building & Safety Department o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District 0 Riverside County Health Department o California Regional Water Quality Control Board (NPDES Permit) 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 or grading permit for the use contemplated herewith. 7. 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 a building permit. 8. Prior to issuance of any building permits, the Applicant shall submit to the Planning & Development Department for review and approval by the Design Review Board, a preliminary plan (or plans) based on approved conceptual plans showing the following: a. Landscaping, including plan types, sizes, spacing, locations, and irrigation system for all landscape areas. Desert or native plant species, drought resistant planting materials, and drip emitter irrigators shall be incorporated into the landscape plan. Plans shall conform with requirements of Ordinance 220 regarding water conservation. b. Location and design detail of any proposed and/or required walls. Preparation of the detailed landscape and irrigation plans shall be in substantial conformance with the approved conceptual landscape plan on file with the Planning and Development Department. The final plans submitted shall include the acceptance stamps/signatures from the Riverside County Agricultural Commissioner's Office and Coachella Valley Water District (CVWD). 9. Prior to the issuance of any land disturbing permit, applicant/developer shall employ a qualified archeological monitor to oversee grading activity. 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. 10. Handicap access, facilities and parking shall be provided per Federal, State and local requirements. 11. Prior to issuance of any grading permits, the Applicant shall submit to the Engineering and Planning and Development Department an interim landscape program for the entire site which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during grading and site development. CONAPRVL.077 Conditions cf Approval Conditional Use Permit 93-005 - Winchester Asset Management April 27, 1993 These shall include but not be limited to: a. The use of irrigation during any construction activities; b. Planting of cover crops or vegetation upon graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily during construction to prevent the emission of dust and blowsand. 12. Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. 13. Prior to the issuance of a grading permit or building permit, whichever comes first, 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 CUP 93-005 and EA 93-255 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 EA 93-255 and CUP 93-005 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 mitigation measures of EA 93-255 and CUP 93-005. The Planning and Development Director may require inspection or other monitoring to assure such compliance. 14. A Plot Plan application shall be filed for the clubhouse building and parking area and maintenance facility and be reviewed by the Design Review Board and Planning Commission. The architecture for both facilities shall be similar with architecture colors, materials, etc., indigenous to the surrounding desert environment. All outdoor storage and work areas related to the storage facility shall be screened so that it is not visible from adjacent properties at the normal prevalent areas which could be developed. This Plot Plan application requirement includes temporary facilities. CONAPRVL . 0 7 7 Conditions of Approval Conditional Use Permit 93-005 - Winchester Asset Management April 27, 1993 15. If a guard gate entry is provided in conjunction with the golf course development a Plot Plan application shall be filed with review by the Design Review Board and Planning Commission. The architecture for both facilities shall be similar with architecture colors, materials, etc., indigenous to the surrounding desert environment. 16. Approval of this Conditional Use Permit is subject to final approval of Street Vacation 93-025. The Street Vacation must be completed prior to completion of the golf course. 17. The applicant shall maintain the Boo Hoff Trail either on the subject property or shall seek Bureau of Land Management to relocate said Trail onto their property. In either case the applicant shall pay the entire cost of relocating and reconstructing the trail. In addition, the applicant shall provide appropriate signing on and adjacent to subject property to ensure safety of trail users and golfers. Signage shall be subject to approval of the Planning and Development in concert with Desert Riders Association. 18. All mountainous areas above the 350-foot elevation above sea level shall be deeded to the Bureau of Land Management or other appropriate public agency in order to preserve hillsides. Property shall be deeded prior to completion of the golf course. 19. All applicable mitigation measures, as determined by the Planning & Development Director, from mitigated Negative Declaration, on file on the Planning and Development Department, shall be complied with. Mitigation measures are noted on pages 38 through 42 of said document. Prior to initiation of grading for golf course, applicant shall obtain applicable lists of mitigation measures from the Planning & Development Director. PUBLIC UTILITIES 20. All conditions of the Fire Marshal shall be met. 21. All applicable conditions of the Coachella Valley Water District as noted in their letter dated March 30, 1.993, on file in the Planning & Development Department, shall be met. 22. The applicant shall construct, or enter into a secured agreement to construct, the improvements required herein before issuance of encroachment or building permits. 23. 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. 24. The applicant shall comply the City's flood protection ordinance. CONAPRVL.077 Conditions of Approval Conditional Use Permit 93-005 - Winchester Asset Management April 27, 1993 25. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation ("the soils report") shall be submitted with the grading plan. 26. A grading plan shall be prepared by a registered civil engineer. The plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists the actual building pad elevation. The document shall state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. DRAINAGE 27. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow outlet and into the historic drainage relief route. The development shall be graded to receive storm flow from adjoining property at locations that have historically received flow. 28. 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. 29. In design of retention facilities, the percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the retention depth shall not exceed two feet. 30. If retention is on individual lots, the retention depth shall not exceed two feet. If retention is in common retention basins, and the proposed retention depth exceeds six feet, applicant shall mitigate the hazard posed by such retention depth in one or more of the following methods: A. Fences, walls or another form of barrier which prevents access during flooding. B. A warning in the CC&Rs, and signs in the golf clubhouse and any other community or public buildings, that flood waters in the affected area may exceed six feet in depth. CONAPRVL.077 Conditions of Approval Conditional Use Permit 93-005 - Winchester Asset Management April 27, 1993 31. The drainage design shall not cause any change in flood boundaries, levels or frequencies in any area outside the development. 32. 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. 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. 33. 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. UTILITIES 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. STREETS AND TRAFFIC 36. Prior to occupation and/or use of any facilities permitted by this CUP, applicant shall provide all-weather surfaces on all functioning access drives, roads, parking lots, and other transportation facilities. The design of pavement sections shall meet the approval of the City Engineer. QUALITY ASSURANCE 37. 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 improvements required or permitted by this CUP, the applicant shall fully comply with the quality -assurance program. CONAPRVL.077 6 Conditions of Approval Conditional Use Permit 93-005 - Winchester Asset Management April 27, 1993 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. MISCELLANEOUS 38. 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. 39. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. CONAPRVL.077 7 PLANNING COMMISSION RESOLUTION 93- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF PARCEL MAP 27727 TO ALLOW THE CREATION OF A 4 PARCEL SUBDIVISION ON +200 ACRES ACRE SITE. CASE NO. PARCEL MAP 27727 - WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 27th day of April, 1993, hold a duly noticed Public Hearing to consider the request of Winchester Asset Management (for La Quinta Golf Properties) to subdivide +200 acres into 4 parcels, located at the westerly terminus of Schwabaker Road (Keller Pit Road), more particularly described as: A PORTION OF THE NORTH HALF OF SECTION 29, T6S, R7E, S.B.B.M. WHEREAS, said Parcel Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended), and adopted by City Council Resolution 83-68, in that the Planning Director has conducted an initial study, and has determined that the proposed Tentative Tract Map will not have a significant adverse impact on the environment. A Negative Declaration was considered by the Planning Commission of the City of La Quinta; and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Parcel Map 27727, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the recommendation for approval of said Parcel Map: 1. That Parcel Map 2,7727, as conditionally approved, is generally consistent with the goals, policies and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-1-20,000 & R-5 Zoning District development standards, and design requirements of the Subdivision Ordinance. 2. The proposed circulation design, as conditioned, is, therefore, suitable for the proposed land division. RESOPC.101 3. That the design of the parcel map, as conditionally approved, will be developed with public sewers and water, and therefore, is not likely to cause serious public health problems. 4. That the design of Parcel Map 27727 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 5. That the proposed Parcel Map 27727, as conditioned, provides for adequate maintenance of the landscape common areas. b. That the proposed Parcel Mpa 27727, as conditioned, provides storm water retention, park facilities, and noise mitigation. 7. That general impacts from the proposed Map were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Parcel Map, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment 93-255, relative to the environmental concerns of this Tentative Tract. 3. That it does hereby recommend approval to the City Council for the subject Parcel Map 27727 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 27th day of April, 1993, by the following vote, to wit: AYES: NOES: ABSENT: RESOPC.101 2 ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.101 PLANNING COMMISSION RESOLUTION 93- CONDITIONS OF APPROVAL - RECOMMENDATION TENTATIVE PARCEL_ MAP 27727 APRIL 27, 1993 GENERAL 1. Tentative Parcel Map 27727, labeled Exhibit "A" on file in the Planning and Development Department 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 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. Approval of Parcel Map shall be subject to approval of GPA 93-043 & CZ 93- 075, and SV 93-025. 4. Development of parcels shall not occur unless a Tentative Tract, Parcel Map, Conditional Use Permit or Plot Plan, as applicable is approved on the property. CONAPRVL.078 1 PLANNING COMMISSION RESOLUTION 93- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT 27728 TO ALLOW THE CREATION OF A 65 LOT SUBDIVISION ON A 48.4 ACRE SITE. CASE NO. TT 27728 - WINCHESTER ASSET MANAGEMENT (FOR LA QUINTA GOLF PROPERTIES) WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 27th day of April„ 1993, hold a duly noticed Public Hearing to consider the request of Winchester Asset Management (for La Quinta Golf Properties) to subdivide 48.4 acres into 65 single family custom home lots in the Hillside Conservation zone (R-120,000 proposed), located at the westerly terminus of Schwabaker Road, more particularly described as: A PORTION OF THE NORTH HALF OF SECTION 29, T6S, R7E, SBBM WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (as amended), and adopted by City Council Resolution 83-68, in that the Planning Director has conducted an initial study, and has determined that the proposed Tentative Tract Map will not have a significant adverse impact on the environment. A Negative Declaration was considered by the Planning Commission of the City of La Quinta; and, WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tentative Tract 27728, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the recommendation for approval of said Tentative Tract Map: That Tentative Tract 27728, as conditionally recommended, is generally consistent with the goals, policies and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-1-20,000 Zoning District development standards, and design requirements of the Subdivision Ordinance. RESOPC.100 2. The proposed circulation design and single family lot layouts, as conditioned are suitable for the proposed land division. 3. That the design of the subdivision, as conditionally approved, will be developed with public sewers and water, and therefore, is not likely to cause serious public health problems. 4. That the design of Tentative Tract 27728 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 5. That the proposed Tentative Tract Map 27728, as conditioned, provides for adequate maintenance of the landscape common areas. 6. That the proposed Tentative Tract 27728, as conditioned, provides storm water retention, and park facilities. 7. That general impacts from the proposed Tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Tentative Tract, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment 93-255, relative to the environmental concerns of this Tentative Tract. 3. That it does hereby recommend approval to the City Council for the subject Tentative Tract 27728 for the reasons set forth in this Resolution and subject to the attached conditions. RESOPC.100 2 PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 27th day of April, 1993, 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.100 PLANNING COMMISSION RESOLUTION 93- CONDITIONS OF APPROVAL - RECOMMENDATION TENTATIVE TRACT 27728 APRIL 27, 1993 GENERAL 1. Tentative Tract Map No. 27728 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 approval shall expire two years after the original date of approval by the La Quanta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Seller of single family lots shall disclose to each purchaser of lots that Lake Cahuilla Regional Park is located to the north, and that they have activities (i.e. Jet boat races, parties, triathlons, Sheriff's Department shooting range, etc.) which can generate noise levels which can be a nuisance for short periods of time. 4. All applicable mitigation measures as noted in mitigated Negative Declaration (pages 38-42) for this project, on file in the Planning & Development Department, shall be met prior to issuance of the first grading or building permit. Applicant shall meet with the Department of Planning & Development to determine which measures are applicable. 5. Prior to issuance of any land disturbing permit, applicant/developer shall employ a qualified archeological monitor to oversee grading activity. 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. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO FINAL MAP APPROVAL: 6. 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. CONAPRVL.079 1 Conditions of Approval Tentative Tract 27728 - Recommended April 27, 1993 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. Design and architectural standards for the custom residences shall be submitted to the Planning Commission or Design Review Board for review and approval prior to final map recordation. All approved standards shall be included in the CC&R's. A copy of the CC&R's shall be submitted to the Planning Department for review and approval. Standards to reflect the surrounding mountain & desert environment. The applicant shall notify the purchasers of lots that this is near an equestrian use area. This shall be either stated in the CC&R's or the real estate disclosure at time of sale. 10. Prior to final map approval, applicant/developer shall provide to the Director of Planning & Development, documentation transferring development rights for 29 homes (for a total of 65 dwellings) to the subject property. 11. Property lines and perimeter walls for all lots shall be located at the top of the graded slope for each lot. 12. The tract layout shall comply with all the R-1 zoning requirements, including minimum lot size and minimum average depth of a lot. The minimum lot size to be recorded in a final map shall be 20,000 square feet. WALLS, FENCING, SCREENING, AND LANDSCAPING 13. 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: CONAPRVL.079 2 Conditions of Approval Tentative Tract 27728 - Recommended April 27, 1993 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. 14. 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 Department. 15. Prior to final map approval, the Applicant shall submit to the Planning Department for review and approval a plan (or plans) based on approved conceptual plans showing the following: a. Landscaping, including plant types, sizes, spacing, location, and irrigation system for all landscape buffer and entry areas. Desert or native plants species and drought resistant planting material shall be used in the landscape plan. b. Location and design detail of any proposed and/or required wall for perimeter or screening. C. Exterior lighting plan, emphasizing minimuzation of light glare impacts to surrounding properties. CONDITIONS TO BE FULFILLED PRIOR TO ISSUANCE OF BUILDING PERMITS 16. 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: Fire Marshal Public Works Department Planning & Development Department CONAPRVL.079 3 Conditions of Approval Tentative Tract 27728 - Recommended April 27, 1993 Desert Sands Unified School District Coachella Valley Water District - Imperial Irrigation District California Regional Water Quality Control Board (NPDES Permit) Evidence of permits or clearances from the above jurisdictions shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 17. 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. 18. 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 93-255 and Tentative Tract 27728, 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 93-255 and Tentative Tract 27728, 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 93-255 and Tentative Tract 27728. The Planning and Development Director may require inspections or other monitoring to assure such compliance. PUBLIC SERVICES AND UTILITIES: 19. The applicant shall comply with all the requirements of the City Fire Marshal as follows: A. Schdedule 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 no more than 330 feet apart in any direction with no portion of any frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 1500 gpm for 2 hours duration at 20 psi. CONAPRVL.079 4 Conditions of Approval Tentative Tract 27728 - Recommended April 27, 1993 B. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review/approval. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed/approved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." C. The required water system including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. D. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system consisting of Knox Key operated switches, series KS-2P with dust cover, mounted per recommended standard of the Knox Company. Improvement plans for the entry street and gates shall be submitted to the Fire Department for review/approval prior to installation. E. If public use type buildings are to be constructed, additional fire protection may be required. If fire flows and hydrant locations will be stipulated when building plans are reviewed by the Fire Department. 20. The applicant shall comply with all requirements of the Coachella Valley Water District as noted in their letter dated March 30, 1993, on file in the Planning & Development Department. ENGINEERING DEPARTMENT CONDITIONS: 21. 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 recordation of any final map under this tentative 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. CONAPRVL.079 5 Conditions of Approval Tentative Tract 27728 - Recommended April 27, 1993 IMPROVEMENT AGREEMENT 22. The applicant shall construct, or enter into a secured agreement to construct, the on- and off -site grading, streets, utilities, landscaping, on -site common area improvements, and any other improvements required by these conditions before approval of any final map(s) under this tentative tract map. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 23. If tract improvements are phased with multiple final maps, off -site improvements (ie: streets) and tract -wide improvements (ie: perimeter walls, common -area and setback landscaping, and gates) shall be constructed or secured prior to approval of the first final map unless otherwise approved by the City Engineer. The City Engineer may consider proposals by the applicant to secure and construct off -site and tract -wide improvements in stages commensurate with development of two or more phases within the tentative map. DEDICATIONS 24. The applicant shall dedicate right of way, access, 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 tract include: A. Access easement to property adjacent to the most southerly south property line of the tract. B. An offer to dedicate 37' right of way easements for all private roads. C. The easterly two thirds of Schwabaker Road. D. Other easements as may be determined prior to the filing of a final tract map. 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. CONAPRVL.079 6 Conditions of Approval Tentative Tract 27728 - Recommended April 27, 1993 25. 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. 26. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. GRADING 27. Prior to issuance of any grading or building permits, the applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the grading and site development. These shall include but not be limited to: E. The use of irrigation during all construction activities; F. Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site; and G. 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. 28. 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. 29. The applicant shall comply the City's flood protection ordinance. 30. 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. CONAPRVL.079 7 Conditions of Approval Tentative Tract 27728 - Recommended April 27, 1993 31. A grading plan shall be prepared by a registered civil engineer. The plan must meet the approval of the City Engineer prior to approval of any final map(s). The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on the final map(s) that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. Prior to issuance of any building permit. the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each building pad in the tract, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any.. The data shall be organized by tract phase and lot number and shall be cumulative if the data is submitted at different times. DRAINAGE 32. 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. 33. 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. 34. In design of retention facilities, the percolation rate shall be considered to be zero unless the applicant provides site -specific data that indicates otherwise. If retention is on individual lots, the retention depth shall not exceed two feet. If retention is in common retention basins, and the proposed retention depth exceeds six feet, applicant shall mitigate the hazard posed by such retention depth in one or more of the following methods: A. Fences, wars or another form of barrier which prevents access during flooding. B. A warning in the CC&Rs, and signs in the golf clubhouse and any other community or public buildings, that flood waters in the affected area may exceed six feet in depth. CONAFRVL.0'79 8 Conditions of Approval Tentative Tract 27728 - Recommended April 27, 1993 35. The design of the tract shall not cause any change in flood boundaries, levels or frequencies in any area outside the tract. UTILITIES 36. 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. 37. 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 38. 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. 39. The applicant shall provide 15.8% cost participation in determining an appropriate alignment for Avenue 58 and Jefferson Street from one quarter mile east of Jefferson Street to Avenue 62. The determination shall be by means of a Specific Alignment and shall include any necessary reconfiguration of the Lake Cahuilla Park road and Schwabaker Road. The applicant shall provide 15.8% cost participation in the design and construction of street and landscaping improvements required in the above segment of Ave 58 and Jefferson Street. The applicant shall provide funding for preparation and processing of the Specific Alignment which will be administered by the city. The applicant's excess costs in funding the Specific Alignment (beyond applicant's 15.8% share) shall be credited toward the applicant's cost responsibility for design and construction of the required improvements. CONAPRVL.079 9 Conditions of Approval Tentative Tract 27728 - Recommended April 27, 1993 40. 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 sections shall be as follows: Residential 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" If the applicant proposes to construct a partial pavement section for use during development of the tract, the partial section shall be designed with a strength equivalent to the 20-year design strength. 41. 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. 42. The following street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. Avenue 58 and Jefferson Street from one quarter mile east of Jefferson Street to Schwabaker Road or to the Lake Cahuilla Park access drive, whichever is further - Primary Arterial - 76' face curb to face curb. Improvements shall include any necessary realignment of the park access drive and Schwabaker Road. B. Schwabaker Road - Local Street - 36' face curb to face curb. C. Private Residential - 36' face curb to face curb CONAPRVL.079 10 Conditions of Approval Tentative Tract 27728 - Recommended April 27, 1993 LANDSCAPING: 43. The existing trees on the site shall be incorporated into the landscape plan wherever feasible. A tree retention plan shall be submitted to staff as part of the final Landscape Plan and prior to any site grading. 44. Landscape and irrigation plans for landscaped lots, common retention basins and park facilities shall be prepared by a licensed landscape architect. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor -mounted equipment. Landscape and irrigation plans shall meet the requirements of and be signed by the Planning Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 45. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above -ground utility structures. 46. 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 47. 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 constructoon quality -assurance measures which meet the approval of the City Engineer. 48. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. CONAPRVL.079 11 Conditions of Approval Tentative Tract 27728 - Recommended April 27, 1993 49. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As - Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. MAINTENANCE 50. The applicant shall make provisions for continuous maintenance of landscaping and related improvements. 51. 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. 52. 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 53. Prior to the recordation of any 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.079 12 Conditions of Approval Tentative Tract 27728 - Recommended April 27, 1993 The approved Covenants, Conditions, and Restrictions shall be recorded at the same time that the final 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 54. Prior to the issuance of any building permits, the applicant shall provide the Planning and Development Department with written clearance from the Desert Sands Unified School District that the per -unit impact fees have been paid. 55. Applicant shall pay the California Fish and Game Environmental filing fees. The fee is $1,250.00 plus $50.00 for the Riverside County document processing. The fee shall be paid within 24 hours after review by the City Council. 56. 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 57. 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. 58. 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. 59. The applicant shall comply with the provisions of the Hillside Conservation Ordinance (La Quinta Municipal Code Chapter 9.145). CONAPRVL. d79 13 MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California April 13, 1993 7:00 P.M. I. CALL TO ORDER A. The meeting was called to order at 7:08 P.M. by Chairwoman Barrows and Commissioner Mosher led the flag salute. II. ROLL CALL A. Chairwoman Barrows requested the roll call. Present: Commissioners Mosher, Ellson, Marrs, Adolph, and Chairwoman Barrows. B. Staff Present: Planning Director Jerry Herman, Principal Planner Stan Sawa, and Department Secretary Betty Anthony. III. PUBLIC HEARINGS A. Zoning Ordinance Amendment 93-032; a request of the City for an amendment to the R-1 Zoning Ordinance. 1. Planning Director Jerry Herman presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. He further explained the changes made to Exhibit "A". 2. Commissioner Ellson inquired why two acres were required to have sheep. Commissioner Adolph questioned why only rabbits or chicks. Why could a property owner not have both. Discussion followed regarding the limitations on sheep, chickens, rabbits, etc. 3. Commissioner Ellson asked about building heights and lot lines. Staff stated the Commission could make any changes they so desired. Discussion followed regarding building heights. 4. Chairwoman Barrows opened the public hearing and as no one wished to speak, closed the public hearing. Pc4-13 1 Planning Commission Minutes April 13, 1993 5. Commissioners discussed with Staff possible building heights. Following the discussion, Commissioner Ellson moved and Commissioner Mosher seconded a motion to adopt Planning Commission Resolution 93-009 recommending approval of Zoning Ordinance Amendment 93-032, R-1 Zone, to the City Council with the following changes: a. The noncommercial keeping of horses, sheep, or goats provided they are kept not less than one hundred feet from any street and fifty feet from any property line. A maximum of two horses, sheep, goats, or any combination thereof up to two animals per lot shall be allowed. b. Building height shall not exceed two stories, with a maximum height of 28-feet. ROLL CALL VOTE: AYES: Commissioners Mosher, Ellson, Marrs, Adolph, & Chairwoman Barrows. NOES: None. ABSENT: None. ABSTAINING: None. B. Plot Plan 93-495; a request of Simon Plaza for approval to develop a mixed use commercial project consisting of a four story office building, a 44-lane bowling alley, fitness center, restaurant or bank, eye institute or office, parking structure, and related parking. 1. Chairwoman Barrows stated the applicant had requested a continuance of the project. She opened the public hearing and asked if anyone wished to speak regarding the project. 2. Mr. Paul Fisher, representing Desert Outdoor Advertising, stated their concern that their parcel (604-050-001) would be of no value should the project be approved as their would not be enough land left to build upon. Planning Director Jerry Herman stated the proposed development does not include Desert Outdoor Advertising property. The City is trying to acquire the land for the necessary right-of-way for Washington/Highway 111 widening to accommodate the turning movement. 3. There being no further discussion, it was moved by Commissioner Marrs and seconded by Commissioner Ellson to continue this matter to May 11, 1993. PC4-13 2 Planning Commission Minutes April 13, 1993 ROLL CALL VOTE: AYES: Commissioners Mosher, Ellson, Marrs, Adolph, & Chairwoman Barrows. NOES: None. ABSENT: None. ABSTAINING: None. C. Public Use Permit 93-014; a request of PacTel Cellular for approval to operate a 116-foot high monopole for cellular telephone use and 12' X 30' support building. 1. Planning Director Jerry Herman presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Chairwoman Barrows opened the public hearing. Mr. Bob Ballmaier, representing PacTel Cellular addressed the Commission. 3. Commissioner Marrs questioned Mr. Ballmaier about meeting their own conditions for site approval. Mr. Ballmaier stated that no site would be able to meet all the conditions. Their objective was to locate with the least amount of objections. Commissioner Marrs stated it would be difficult for the developer to sell homes with the monopole in this location. Mr. Ballmaier stated he had contacted Landmark Land but they had stated there was no land available. 4. Chairwoman Barrows asked Mr. Ballmaier to identify the site locations in Indian Wells and Thousand Palms. Mr. Ballmaier stated he did not have that information with him and was unable to do so. Discussion followed regarding the present site locations. 5. Commissioner Ellson asked why the monopole was needed. Mr. Ballmaier explained the need to improve service and to meet the Public Utilities Commission requirements. She then inquired if there were competitors who would be wanting the same request. Mr. Ballmaier stated that was possible. Questions followed regarding other locations and the City's emergency services. 6. Mr. Dick McKnickie, representing Imperial Irrigation District, stated that PacTel enhanced their services. Their tower ranged between 150'-200' and was located on 58th Avenue. 7. Commissioner Adolph asked Mr. McKnickie if there were any lights on the pole. Mr. McKnickie stated it met the Federal Communications Commission requirements. Mr. McKnickie stated that when they annexed to the City they asked that no undue restrictions be placed on their site. PC4-13 3 Planning Commission Minutes April 13, 1993 8. Chairwoman Barrows asked why the monopole could not be located on the property on 58th Avenue. Mr. Ballmaier stated that through all their testing, the proposed site was the best location. An alternate site could actually hurt the system. 9. Mr. Forrest Haag, representing Landmark Land Company stated his objections to the project. 10. Commissioner Mosher asked if the original conditions were signed. Mr. Haag stated they were. 11. Mr. Ballmaier stated there were no recorded CC & R's and the agreement was with IID. 12. Commissioner Marrs stated that even though the proposed use may be safe, it would be difficult to sell homes with the tower in their back yard. He further stated he had no objection to the need, but the location needed to be moved. Chairwoman Barrows agreed with Commissioner Marrs and asked Staff if alternate sites could be located. 13. Commissioner Mosher stated that there existed a need to accommodate utility companies, but in this instance a different location was needed. 14. Mr. Ballmaier stated his concern that the system is a network and it will pull from other networks to handle the load and eventually it will overload. 15. Commissioner Adolph inquired if PacTel could utilize the IID tower at 58th Avenue. Mr. Ballmaier stated the system would not tolerate any further distance. 16. Commissioners discussed with Staff and Mr. Ballmaier alternate sites and the problems incurred by the proposed site. 17. There being no further discussion, Chairwoman Barrows closed the public hearing. Commissioner Adolph moved and Commissioner Marrs seconded a motion to adopt Minute Motion 93-015 denying the project based on the following findings: a. The proposed use has been determined to be detrimental to the health, safety, and welfare of the community. b. The monopole has been determined to be not compatible with surrounding land uses and approved residential development. PC4-13 4 Planning Commission Minutes April 13, 1993 C. The resulting installation of an 116 foot high pole would be incompatible with the existing low profile utility equipment of Imperial Irrigation District (IID). d. The monopole is detrimental to the positive aesthetic quality of the area due to its negative impact on the overall panoramic view. e. The proposed location does not comply with the applicant's own criteria which indicates that the use should be in an area with the least population density and/or property that will provide natural screening to the public at large. IV. PUBLIC COMMENT: None V. BUSINESS SESSION: A. Specific Plan 89-014; a request of Transpacific Development Company for approval of an amendment to the approved sign program. 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 Adolph asked if any further monument signs would be permitted. Staff stated no further would be allowed. 3. Mr. Colm Macken, representing TDC explained why they were making the request. 4. Commissioners discussed with Staff and Mr. Macken the monument signs there were presently on Highway 111 and the tenants that would be listed. 5. Following the discussion, it was moved by Commissioner Mosher and seconded by Commissioner Ellson to adopt Minute Motion 93-016 approving the amendment to the sign program as requested with the understanding that no further sign adjustments of this nature would be approved. Unanimously approved. B. Sign Application 93-207; a request of Clothestime for approval of a deviation from the sign program at One Eleven La Quinta Center to allow corporate signage. 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. PC4-13 5 Planning Commission Minutes April 13, 1993 2. There being no questions, it was moved by Commissioner Mosher and seconded by Commissioner Adolph to adopt Minute Motion 93-017 approving Sign Application 93-207 as requested. Unanimously approved. C. Specific Plan 84-003; a request of Cusack Radaker Development Company for approval of a one year extension of time. 1. Planning Director Jerry Herman presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Commissioner Ellson asked Staff if specific plans had any limitations as to how long they could be extended for. Staff explained. 3. Mr. Gary Lohman, representing Cusack Radaker Development stated the reason for their request. 4. Commissioner Mosher asked Mr. Lohman if there were any objections to any of the Conditions of Approval. Mr. Lohman stated they were concerned that if any of the conditions had been met they would not be required to resubmit (Conditions #5, 6, 7, 11.e., 11.f., 11.g., 11.h., 17). Staff stated they would not be required to resubmit for condition that have been satisfied. S. Commissioner Adolph asked Mr. Lohman how viable the hotel was. Mr. Lohman stated it was feasible and discussed the various studies that had been completed on the project. Discussion of room rates followed. 6. Commissioner Ellson asked what was happening with the trees. Mr. Lohman stated that as many trees as possible would be retained. 7. There being no further discussion, it was moved by Commissioner Mosher and seconded by Commissioner Adolph to adopt Minute Motion 93-018 approving Specific Plan 84-003, two year extension of time and subject to the Conditions of Approval. Unanimously approved. D. General Plan Consistency Finding; a request of Coachella Valley Water District for review of General Plan consistency for their project on Fred Waring Drive east of Dune Palms Road. PC4-13 Planning Commission Minutes April 13, 1993 i . 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. Following discussion regarding location, it was moved by Commissioner Ellson and seconded by Commissioner Marrs to adopt Minute Motion 93- 019 approving the General Plan Consistency Finding for the Coachella Valley Water District project. Unanimously approved. E. Street Vacation 93-024; a request of the city to vacate the south half of Calle Tampico from Eisenhower Drive to its westerly terminus (Avenida Carranza). 1. Planning Director Jerry Herman presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Chairwoman Barrows inquired of Staff if the corner lots would get half of the vacated portion and the bike path the other half. Staff stated they would. 3. There being no further questions, it was moved by Commissioner Marrs and seconded by Commissioner Adolph to adopt Minute Motion 93-020 approving Street Vacation 93-024. Unanimously approved. F. Resolution to Merge Redevelopment Area #1 and #20; a request of the City to approve the preliminary plans for the merged La Quinta Redevelopment Project. 1. Planning Director Jerry Herman introduced Mr. Frank Spevacek with RSG who presented the staff report. A copy of which is on file in the Planning and Development Department. 2. Commissioner Ellson asked if the funds would be distributed over the total area rather than one. Mr. Spevacek went on to explain the distribution and answer further questions of the Commission regarding income and the advantages of the merging. 3. There being no further discussion, it was moved by Commissioner Mosher and seconded by Commissioner Ellson to adopt Planning Commission Resolution 93-010 recommending approval to the City Council as submitted. PC4-13 Planning Commission Minutes April 13, 1993 ROLL CALL VOTE: AYES: Commissioners Mosher, Ellson, Marrs, Adolph, & Chairwoman Barrows. NOES: None. ABSENT: None. ABSTAINING: None. VI. CONSENT CALENDAR A. Commissioners asked that the Minutes of March 23, 1993, be amended on Page 3 to show that Chairwoman Barrows abstained from voting; that Audrey Ostrowsky be noted under public comment as a property owner; and on Page 5, Item 6.a. a spelling correction. Commissioner Mosher moved and Commissioner Adolph seconded a motion to approved the Minutes as amended. Unanimously approved. VII. OTHER - None VIII. ADJOURNMENT A motion was made by Commissioner Adolph and seconded by Commissioner Marrs to adjourn this regular meeting of the Planning Commission to a regular meeting on April 27, 1993, at 7:00 P.M. at the La Quinta City Hall Council Chambers. This meeting of the La Quinta Planning Commission was adjourned at 9:01 P.M., April 13, 1993. PC4-13 8