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1988 08 23 PCA G E N D A PLANNING COMMISSION - CITY OF LA QUINTA A Regular Meeting to be held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California August 23, 1988 - 7:00 p.m. I. CALL TO ORDER Flag Salute II. ROLL CALL III. HEARINGS A. PUBLIC HEARING: TENTATIVE TRACT NO. 23813 APPLICANT: LA QUINTA JOINT VENTURE LOCATION: THE AREA BETWEEN CAMINO QUINTANA AND AVENIDA FERNANDO ALONG AVENIDA VISTA BONITA EXTENDED PROJECT: SUBDIVISION OF 10.45+ ACRES INTO 40 SINGLE-FAMILY LOTS 1. Staff Report 2. Public Comment 3. Commission Discussion 4. Hearing Closed 5. Motion for Commission Action B. PUBLIC HEARING: SPECIFIC PLAN NO. 83-002, AMENDMENT #(1 ( PGA WEST) APPLICANT: LANDMARK LAND COMPANY, INC. LOCATION: WITHIN THE PGA WEST DEVELOPMENT, WEST OF MADISON STREET, BETWEEN AVENUE 54 AND AVENUE 58 MR/AGENDA.823 -1- 0 PROJECT: AN AMENDMENT TO THE APPROVED SPECIFIC PLAN TO INCREASE THE NUMBER OF HOTEL ROOMS FROM 650 TO 1,000 UNITS (100 OF WHICH WILL BE BUNGALOW -STYLE), AND INCREASE THE HOTEL HEIGHT FROM FOUR STORIES TO SIX STORIES 1. Staff Report 2. Public Comment 3. Commission Discussion 4. Hearing Closed 5. Motion for Commission Action C. PUBLIC HEARING: SPECIFIC PLAN NO. 121-E, AMENDMENT #1 CHANGE OF ZONE NO. 88-031 TENTATIVE PARCEL MAP NO. 23749 PLOT PLAN NO. 88-393 APPLICANT: LANDMARK LAND COMPANY, INC. LOCATION: WEST SIDE OF AVENIDA OBREGON, +400 FEET NORTH OF CALLE MAZATLAN PROJECT: THE PROPOSAL IS TO ADD 2+ ACRES TO THE EXISTING SPECIFIC PLAN FOR LA QUINTA COVE GOLF CLUB (AKA SANTA ROSA COVE) AND CREATE A PARCEL TO ACCOMMODATE A PROPOSED MAINTENANCE FACILITY AND EMPLOYEE PARKING TO SERVICE THE PREVIOUSLY -APPROVED LA QUINTA HOTEL EXPANSION 1. Staff Report 2. Public Comment 3. Commission Discussion 4. Hearing Closed 5. Motion for Commission Action D. PUBLIC HEARING: ZONING ORDINANCE AMENDMENT NO. 88-005 APPLICANT: CITY -INITIATED LOCATION: CITY-WIDE MR/AGENDA.823 -2- 0 • PROJECT: A CITY -INITIATED AMENDMENT TO TITLE 9 OF THE LA QUINTA MUNICIPAL CODE, TO INCLUDE ZONING REGULATIONS SPECIFICALLY DESIGNED FOR THE VILLAGE AT LA QUINTA SPECIFIC PLAN'S IMPLEMENTATION 1. Staff Report 2. Public Comment 3. Commission Discussion 4. Hearing Closed 5. Motion for Commission Action IV. PUBLIC COMMENT This is the time set aside for citizens to address the Planning Commission on matters relating to City planning and zoning which are not Agenda items. Persons wishing to address the Planning Commission under Public Comment and scheduled Agenda items should use the form provided. Please complete one form for each item you intend to address and submit the form to the Planning Director prior to the beginning of the meeting. Your name will be called at the appropriate time. When addressing the Planning Commission, please state your name and address. The proceedings of the Planning Commission meeting are recorded on tape and comments of each person shall be limited. V. CONSENT CALENDAR Minutes of the Planning Commission meeting of August 9, 1988. VI. BUSINESS A. Item: TIME EXTENSION FOR PLOT PLAN 87-381 AND VARIANCE 87-004 Applicant: WARREN JOHNSON Location: NORTHEAST CORNER OF AVENIDA BERMUDAS AND CALLE CADIZ Project: ONE-YEAR TIME EXTENSION TO START CONSTRUCTION OF AN OFFICE/RETAIL BUILDING 1. Staff Report 2. Commission Discussion 3. Motion for Commission Action MR/AGENDA.823 -3- 0 0 B. Any action relating to Study Session items. VII. OTHER - None VIII. ADJOURNMENT ----------------------------------------------------------------- ---------------------------------------------------------------- ITEMS FOR AUGUST 22, 1988, 3:00 P.M. STUDY SESSION ** DISCUSSION ONLY ** 1. Highway 111 Specific Plan Policy Preview. 2. All Agenda Items. 3. Identification of Future Commission Agenda Items. MR/AGENDA.823 -4- 0 0 III.A. DATE: PROJECT: PROJECT LOCATION: APPLICANT: EXISTING ZONING: ENVIRONMENTAL ASSESSMENT: PROJECT DESCRIPTION: STAFF REPORT PLANNING COMMISSION MEETING AUGUST 23, 1988 TENTATIVE TRACT MAP NO. 23813; A REQUEST TO SUBDIVIDE +10.45 ACRES INTO 40 SINGLE-FAMILY RESIDENTIAL UNITS THE AREA BETWEEN CAMINO QUINTANA AND AVENIDA FERNANDO ALONG AVENIDA VISTA BONITA EXTENDED (SEE ATTACHMENT NO. 1) LA QUINTA JOINT VENTURE, MR. TOM HILL R-2-7000 (SINGLE-FAMILY, 7,000 SQUARE FEET REQUIRED FOR EACH DWELLING UNIT) TENTATIVE TRACT NO. 23813 IS WITHIN THE SPECIFIC PLAN NO. 121-E, FOR WHICH A FINAL ENVIRONMENTAL IMPACT REPORT WAS PREPARED AND CERTIFIED BY THE LA QUINTA CITY COUNCIL. A NEGATIVE :DECLARATION WAS ALSO ADOPTED BY THE LA QUINTA CITY COUNCIL FOR TENTATIVE TRACT NO. 14496-4, WHICH WAS THE PREVIOUS TENTATIVE TRACT APPROVED FOR THIS SITE. THE PREVIOUS TRACT COMPRISED 52 ATTACHED UNITS AND THIS TENTATIVE TRACT APPLICATION IS 40 DETACHED UNITS. THE PROPOSED REDUCTION IN DENSITY, 52 ATTACHED UNITS TO 40 DETACHED UNITS WOULD BE CONSIDERED CONSISTENT WITH THE SANTA ROSA COVE SPECIFIC PLAN. A REDUCTION IN THE OVERALL SPECIFIC PLAN PROJECT DENSITY MAY BE VIEWED AS POSITIVE IN TERMS OF LOWERING THE CUMULATIVE ENVIRONMENTAL IMPACTS ASSOCIATED WITH THE SANTA ROSA COVE DEVELOPMENT. THE ABOVE PRIOR APPROVAL CONTAINED ENVIRONMENTAL MITIGATION MEASURES WHICH WILL APPLY TO THIS PROJECT. THEREFORE, NO ADDITIONAL ENVIRONMENTAL REVIEW IS NECESSARY. A TENTATIVE TRACT MAP APPLICATION HAS BEEN FILED TO SUBDIVIDE THE +10.45-ACRE SITE INTO 40 SINGLE-FAMILY RESIDENTIAL LOTS WITH A SPECIFIC PRODUCT TYPE. THE CIRCULATION BJ%STAFFRPT.006 - 1 - NET DENSITY: SYSTEM COMPRISES A PRIVATE CUL-DE-SAC STREET (LOT B). A CENTRAL LANDSCAPED SWIMMING POOL AREA HAS BEEN PROVIDED (LOT E), AND LOT "A" HAS BEEN DESIGNATED AS A FIRE ACCESS LANE. LOTS "C". "F", AND "G" COMPRISE SMALL PARKING AREAS, AND LOTS "D" AND "H" GENERAL LANDSCAPED AREA. (SEE ATTACHMENTS NOS. 2 AND 3.) 3.83 UNITS PER ACRE �',OT SIZES: MINIMUM LOT SIZE _ +7,200 SQUARE FEET (7,000 SQUARE FOOT MINIMUM REQUIRED - SEE CONDITIONS OF APPROVAL) AVERAGE LOT SIZE _ + 8,000 SQUARE FEET MAXIMUM LOT SIZE _ +22,000 SQUARE FEET DRAINAGE CONSIDERATIONS: ON -SITE RETENTION OF 100-YEAR STORM FLOW REQUIRED TO BE PROVIDED ON -SITE CIRCULATION: A PRIVATE CUL-DE-SAC STREET WITH TWO TURN -AROUND LOOPS ARE PROPOSED. THERE IS A FIRE ACCESS LANE AT THE END OF THE CUL-DE-SAC PROVIDING DIRECT EMERGENCY ACCESS FROM THE SUBDIVISION TO CAMINO QUINTANA TO THE SOUTH OFF -SITE CIRCULATION: THIS SUBDIVISION TAKES ACCESS OFF AVENIDA FERNANDO WHICH EVENTUALLY LINKS UP WITH EISENHOWER DRIVE PREVIOUS APPLICATIONS: SPECIFIC PLAN NO. 121-E WAS APPROVED BY THE COUNTY BOARD OF SUPERVISORS ON APRIL 15, 1975, WITH ASSOCIATED ENVIRONMENTAL IMPACT REPORT NO. 41 THE REVISED SPECIFIC PLAN NO. 121-E AND ENVIRONMENTAL ASSESSMENT NO. 15626 WERE APPROVED BY THE LA QUINTA CITY COUNCIL ON OCTOBER 5, 1982 TENTATIVE TRACT NO. 14496, REVISION NO. 1, WAS APPROVED BY THE LA QUINTA CITY COUNCIL ON OCTOBER 18, 1983 TENTATIVE TRACT NO. 14495, THE ORIGINAL APPROVED TRACT FOR THIS SITE, WAS RECORDED ON D:ECEMBER 16, 1981 BJ/STAFFRPT.006 - 2 - 0 i ANALYSIS: 1. Access Chapter 13.12.020, Subsection "I", in the La Quinta Subdivision Regulations states the following: "Whenever lots of a proposed land division abut on a dead-end road or a cul-de-sac exceed one thousand three hundred twenty feet in length, or six hundred feet in a high fire hazard area, or whenever a proposed land division lies more than one thousand three hundred twenty feet from a public maintained road, or six hundred sixty feet from a high fire hazard area, alternate or secondary access shall be provided, unless waived as part of the tentative map review. Documentation and improvement for such access shall be determined as part of the tentative map review." This project proposes a cul-de-sac +1,320 feet long, which complies with the above regulation. The entrance to the subdivision is however, +600 feet from the corner of Avenida Fernando and Calle Mazatlan, where an alternative access route is provided out of this area. (See Attachment No. 1.) This 600 feet stretch could, therefore, also be considered part of the cul-de-sac maximum length area. In light of the above, the cul-de-sac in the proposed subdivision is considered acceptable for the following reasons: a. This development consists of a private street serving 40 single-family dwelling units, and will not experience any external traffic. b. An emergency fire access point has been provided at the southern end of the cul-de-sac. C. Two adequately -sized turn around loops are provided at the southern end of the tract. d. The configuration of the tract is linear due to the location of golf courses to the west and east. The linear nature of the site restricts the possible road configuration. 2. Comments from the Fire Department Please refer to Attachments Nos. 4 and 5; these are comments from the Fire Department and a letter from the Applicant responding to these comments. BJ/STAFFRPT.006 - 3 - 0 • The issue of the length of the cul-de-sac has been dealt with under "Access". All further concerns of the Fire Department will be addressed by a condition attached to the approval of this project requiring the Applicant to comply with the requirements of the Fire Marshal. 3. Street Name A change in street name from Avenida Vista Bonita to Avenida Fernando is proposed. This is acceptable since, with the introduction of a cul-de-sac in this tract, the upper stretch of Avenida Vista Bonita no longer links up with the lower portion of Avenida Vista Bonita. This cul-de-sac can now be seen as a continuation of the existing Avenida Fernando northeast of this project. (See Attachment No. 1) 4. Zero Lot Lines Specific Plan No. 121-E anticipated the use of zero lot lines in some of the proposed residential area. With the use of zero lot lines, this project is in compliance with the Specific Plan. Maintenance issues brought about by the utilization of zero lot lines should, however, be addressed. In particular, it should be decided who maintains a satisfactory visual appearance of building walls located on lot boundaries. The Applicant has indicated that the homeowners association will be responsible for the roofs and exterior maintenance of all. units. The Building Division has made the following comment: "Zero lot line walls will be required to be one -hour construction with no openings, and must have parapets or have two-hour roof systems per U.B.C." A condition addressing this requirement will be attached to the approval of this Tentative Tract. 5. Entrance Area A condition will be attached to the approval of the above tract stipulating that a plan of the entrance area must be submitted to and approved by the Planning and Development Department prior to the installation of gates. This is to ensure that provision is made for a turn -around area outside the gates for those vehicles not entering the subdivision. 6. Raised Medians The Tentative Tract Map (see Attachments Nos. 2 and 3) depicts raised medians within Avenida Fernando's right-of-way. Care should be taken to ensure that: BJ/STAFFRPT.006 - 4 - 0 0 a. There is good visibility across these medians and only low landscaping is used; and, b. Driveways should line up with the breaks in the median to allow ease of access for vehicles in both directions. Conditions attached to this approval addresses these issues. 7. House Designs and Elevations; Unit Colors and Materials The hcuse designs, elevations, and unit color and texture examples submitted by the Applicant for this tract (see Attachment N. 6) are all compatible with the surrounding area and desert environment. A condition will therefore be attached to this Tentative Tract approval stating that future house designs, elevations, and unit colors and materials must conform with the submitted exhibits. FINDINGS: Findings for Tentative Tract Map No. 23813 can be found in the attached Planning Commission Resolution No. 88-017. RECOMMENDATION: By adoption of the attached Planning Commission Resolution No. 88-017, recommend to the City Council concurrence with the environmental analysis and approval of Tentative Tract Map No. 23813, subject to the attached conditions. attachments: 1. 2. 3. 4. 5. 6. 7. Vicinity Map Tentative Tract Map No. 23813 Unit Sating Plan for TT 23813 Comments from Fire Department Letter from Applicant Regarding Access Examples of House Designs and Elevations Resolution No. 88-017 BJ/STAFFRPT.006 - 5 - E • PLANNING COMMISSION RESOLUTION NO. 88-017 A RESOLUTION OF THE PLANNING COMMISSION OF THE: CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT NO. 23813, TO ALLOW THE CREATION OF A PRODUCT -SPECIFIC SUBDIVISION ON A 10.45+ ACRE SITE. CASE NO. TT 23813 - LA QUINTA JOINT VENTURE WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23rd day of August, 1988, hold a duly -noticed Public Hearing to consider the request of La Quinta Joint Venture to subdivide 10.45+ acres into single-family development lots, generally located in the area between Camino Quintana and Avenida Fernando along Avenida Vista Bonita extended, more particularly described as: A PORTION OF THE SOUTHWEST ONE -QUARTER OF SECTION 36, TOWNSHIP 5 SOUTH, RANGE 6 EAST, SAN BERNARDINO BASE AND MERIDIAN; WHEREAS, said tentative map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director conducted an initial study, and has determined that the proposed tentative tract will not have a significant adverse impact on the environment; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the approval of said tentative tract map: 1. That Tentative Tract No. 23813, as conditionally approved, is generally consistent with the goals, policies, and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-2-7000 zoning district development standards, and design requirements of the Subdivision Ordinance. 2. Tentative Tract No. 23813 is within the Specific Plan No. 121-E, for which a Final Environmental Impact report was prepared and certified by the La Quinta City Council. A Negative Declaration was MR/RESO88.017 -1- 0 • also adopted by the La Quinta City Council for Tentative Tract No. 14496-4, which was the previous Tentative Tract approved for this site. The above prior approvals contained environmental mitigation measures which will apply to this project. Therefore, no additional environmental review is necessary. 3. This request is a re -subdivision of Tract No. 14496-4 recorded on December 20, 1983. 4. That the subject site is linear in nature and bordered on the east and west boundaries by golf courses. The proposed circulation design and single-family lot layouts, as conditioned, are therefore suitable for the proposed land division. 5. That the name "Avenida Fernando" is suitable for the cul-de-sac street proposed in this Tentative Tract. 6. 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. 7. That the design of Tentative Tract Map No. 23813 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. 8. That the proposed Tentative Tract No. 23813, as conditioned, provides for adequate maintenance of the landscape buffer areas. 9. That the proposed Tentative Tract No. 23813, as conditioned, provides storm water retention, park facilities, and noise mitigation. 10. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS,, in the review of this Tentative Tract Map, the Planning Commission has considered the effect of the conter.plated action on 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 envircns with available fiscal and environmental resources; MR/RESO88.017 -2- 0 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 that no additional environmental determination is needed for this Tentative Tract; 3. That it. does hereby recommend approval to the City Council. of the subject Tentative Tract Map No. 23813 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 23rd day of August, 1988, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO88.017 -3- PLANNING COMMISSION RESOLUTION NO. 88-017 CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 23813 PROPOSED - AUGUST 23, 1988 GENERAL 1. Tentative Tract Map No. 23813 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. Tentative Tract Map No. 23813 shall conform with Exhibit "A" (Tentative Tract Application Map) and Exhibit "B" (Unit Siting Plan), as contained in file TT-23813 at the La Quinta Planning and Development Department, unless otherwise amended by the following conditions. 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. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Planning & Development Department. 5. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning and Development Department, Planning Division o Coachella Valley Water District o Desert Sands Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. GRADING AND DRAINAGE 6. The Applicant shall submit a grading plan that is prepared by a registered civil engineer who will be BJ/CONAPRVL.003 - 1 - 0 • required to supervise the grading and drainage improvement construction and 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. 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 report's recommendations shall be incorporated into the grading plan. design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. 8. Drainage disposal facilities shall be provided as required by the Public Works Director. Drainage facilities shall be capable of retaining 100-year storm flows on -site. TRAFFIC AND CIRCULATION 9. An emergency access gate, with provision for pedestrian and golf cart passage shall be provided at the southern end of Lot B. This gate shall be designed and installed in accordance with the Fire Marshal's requirements for emergency access. 10. Applicant shall construct private street improvements to the requirements of the City Engineer and the La Quinta Municipal Code: 11. In the event of a gate being desired at the entrance to this subdivision, the Applicant shall submit a detail plan of the entrance area/proposed gate system to the Planning and Development Department for review and approval. 12. The minimum depth of driveways, measured from the private street right• -of -way to the garage, shall be 20 feet. 13. All parallel parking spaces shall be 22 feet in length. All raised medians shall meet the following requirements: a. Driveways shall line up with the breaks in the median to allow for ease of access for vehicles exiting in both directions. b. Extreme care should be taken, including the use of low landscaping, to ensure good visibility across the median. BJ/CONAPRVL.003 - 2 - 0 • 14. All unit elevations and exterior materials and colors shall conform with Exhibits "C" and 19D", as contained in file TT-23813 at the La Quinta Planning and Development Department, unless otherwise amended by the preceding and following conditions. PUBLIC SERVICES AND UTILITIES 15. The Applicant. shall comply with the requirements of the City Fire Marshal, in accordance with the following La Quinta Municipal Code and/or recognized fire protection standards. a. Lot A shall be improved to a minimum 24-foot width and constructed to the same standards as Lot B. b. 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 1,000 GPM for two hours duration at 20 PSI. C. 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. 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. If public use type building(s) are to be constructed, additional fire protection may be required. The fire flows and hydrant locations will be stipulated when building plans are reviewed by the Fire Department. e. Whenever access into private property is controlled through use of gate, 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 override system capable of opening the gate when activated by a special transmitter located in emergency vehicles. Devices shall be BJ/CONAPRVL.003 - 3 - 0 • 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' 611. 16. The Applicant shall comply with all requirements of the Coachella Valley Water District. Any necessary parcels for district. facility expansion shall be shown on the final map and conveyed to the Coachella Valley Water District, in accordance with the Subdivision Map Act. WALLS, FENCING, SCREENING AND LANDSCAPING 17. Prior to final map approval, the Applicant shall submit to the Coachella Valley Water District for review and to the Planning Division 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 areas. Desert or native plant species and drought: -resistant planting materials shall be incorporated into the landscape plan. b. Location and design detail of any proposed and/or required walls. C. Exterior lighting plan, emphasizing minimization of light and glare impacts to surrounding properties. 18. 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. 19. The homeowners association shall be responsible for the maintenance of exterior walls located on lot boundaries. 20. Zero lot line walls will be required to be one -hour construction with no openings, and must have parapets or have two-hour roof systems per U.B.C. MISCELLANEOUS 21. 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. 22. The subdivider shall make provisions for maintenance of the swimming pool, accessory structures, and all BJ/CONAPRVL.003 - 4 - 0 • landscaped areas via the following method prior to final map approval: 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 homeowners association shall be created with the 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. 31. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities; b. Sales facilities, including their appurtenant signage; C. Model homes. 32. 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 da:_e of recording of the final map, without the approval of the City Engineer. BJ,/CONAPRVL.003 - 5 - ATTACHMENT No.1 STFRAfflM OF ASS/SA CHURCH 1 to 0� ;� JCALLE FLORISTA LA 1 ,� A i DE 0 P" FCALLE SERANOS ca uj CIO Q to • Mt 'J °�=' � � � �,4i,�;ti�v"r�4'M"'Yry SAN TMOTEQT ��` h,r,,� 3 I ARTEAGA ° `i Q AVE MONTERO ?'' ��. AVE FERN°iTf��N J,�,� CALLE REMO f CALLE HUERTO LA - ,�qp'i COF4t1PdAti SAGEBRUS �' INTA Q Ir C JR �L �,,,, m C --- Ft�i RIA Iw BOTTLEBRUSH Di z 0. z HOTEL � w N Li[ E SAGUARO DF s9 m uj CALLE S AMA P IOS AR „ AGO L BENS s 6 , A m `n CIRC L CAL SE A L s .r ORIZ BA G4gt'ra M r�A , �� ���. �rU'�✓� 0� ����P `"G4�F H AVE, O+ ; At AVE ULTIMO 1A�f UINTA H TEL `�AVE TUJUNc�A w VICINITY MAP CASE No. TT 23813 ®RTH SCALE: NTS ATTACHMENT No. 2 cell? i,l,UL I id, a 5 1 ml co T cc --ar— z LU to 0 W) u 1�10 to uj rn CY to is N cI I10 cs t \t \ _ , CY CY ly CY CY TENTATIVE MAP u Z 1 RZ 0 No. 23313 ATTACHMENT No. I, ii, SITING r:\ f t-bUNTY RIVE;s:DE Planning & Engineering Office 46-209 Oasis Street, Suite 405 Indio, CA 92201 (619)342-8886 To: City of La Quinta Planning Division AVACHMENT No.4 RNERSIDE COUNTY FIRE DEPARTMENT ./� c.:-'--- N COOPERATION WITH THE CALIFORNIA DEPARTMENT OF FORESTRY AND FIRE PROTECTION Re: Tentative Tract Map No. 23813 RAY HEBRARD FIRE CHIEF July 28, 1988 Planning & Engineering Office 4080 Lemon Street, Suite 11 L Riverside, CA 92501 (714) 787-6606 The proposal to terminate Avenida Vista Bonita with a cul-de-sac is not acceptable to the Fire Department. Approval of the La Quinta Cove Specific Plan 121-E and Tract Maps No. 14496 and No. 21120 were based upon the construction of Avenida Vista Bonita as a through public road. Alteration of this approved plan will adversly affect the circulation pattern with regards to available means of public egress and emergency vehicle access. 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 recognized fire protection standards: Lot A shall be improved with a minimum 24 ft. width and constructed to the same standa as Lot B (Avenida Vista Bonita). Schedule A fire protection approved Super fire hydrants, (6" x 4" x 2j" x 21tt) 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 1000 gpm for 2 hours duration at 20 psi. 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. 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." If public use type building(s) are to be constructed, additional fire protection may be required. The fire flows and hydrant locations will be stipulated when building plans are reviewed by the Fire Department. 40 40 City of La Quinta 7/28/88 Planning Division Page 2. Re: Tentative Tract Map No. 23813 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 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', with a minimum vertical clearance of 13'61'. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering Staff. Sincerely, RAY REGIS Chief Fire Department Planner By DI R4" -D• Dennis D. Dawson Deputy Fire Marshal to /A40 TTACHMENT No.. • La 1,2,uinta Joint Venture August 5, 1988 Ci':y of La Quinta 78105 Calle Estado La Quinta, CA 92253 Attention: La Quinta City Council & City Planning Commission Dear Members: With respect to the Riverside County Fire Department's response to Tentative Tract 23813, we request an exemption to City of La Quinta Municipal Code 13.12.020I. We base our request on the following: 1- With the street name being changed to Avenida Fernando, a direct emergency access path exists between Eisenhower Drive and Tenta- tive Tract 23813. We feel that this will simplify rather than complicate emergency vehicle access. 2 - A turn around at the end of Avenida Fernande which meets Riverside County Fire Department standards. 3 - A paved emergency fire access road with a fire department approved gate at the south end of the project to make sure that, depending on the emergency and which Santa Rosa Cove entrance is used, access is always available to Tentative Tract 23813. In conclusion we would like to say that the safety of our future home- owners and their property is as much a concern of ours as it is the City of La Quinta and the Riverside County Fire Department. Our feeling is that we have not affected either ingress or egress for emergency vehicles and personnel. Very truly yours, LP_ QUINTA JOINT VENTURE Tom Hill Project Director TH:eh AUG 8 1963 el'! � ur Lil QuATA PLANNING & DEVELOPMENT DEPT. P.O. Box 780, La Quinta, California 92253, Telephone 619 564-1315 0 ATTACHMENT No. 6 EXAMPLES OF HOUSE DESIGNS AND ELEVATIONS u E LO tn a m STAFF REPORT PLANNING COMMISSION MEETING DATE: AUGUST 23, 1988 APPLICANT: LANDMARK LAND COMPANY, INC. PROJECT LOCATION: WITHIN THE PGA WEST DEVELOPMENT, WEST OF MADISON STREET, BETWEEN AVENUE 54 AND AVENUE 58 REQUEST: AN AMENDMENT TO THE APPROVED PGA WEST SPECIFIC PLAN TO INCREASE THE NUMBER OF HOTEL ROOMS FROM 650 TO 1000 UNITS (100 OF WHICH WILL BE BUNGALOW -STYLE), AND INCREASE THE HOTEL HEIGHT FROM FOUR STORIES TO SIX STORIES GENERAL PLAN DESIGNATION: TOURIST COMMERCIAL FOR 65 ACRES FOR THE RESORT VILLAGE AREA ZONING FOR THE RESORT VILLAGE AREA: R-3 FOR 65 ACRES, " THE RESORT VILLAGE AREA" BACKGROUND: PGA West Specific Plan No. 83-002 was approved by the City Council on May 15, 1984, subject to conditions. The project contains 1,665 + acres generally bounded by Avenue 54 on the north, Avenue 58 on the south, the All American Canal/Lake Cahuilla on the west and Madison Street on the east. The approved project included 5,000 residential units, 20 acres of commercial, a major recreational center, and a 65-acre resort village containing 400 hotel rooms, 250 apartments/condominiums or hotel rooms, ancillary hotel uses, and retail shops. PROJECT DESCRIPTION: The Applicant seeks an amendment to the Resort Village Area within PGA West. The original approval granted 400 hotel units, 250 apartment/condominium/hotel cottages, 120,000 square feet of support commercial facilities, professional office space, golf clubhouse facilities, specialty commercial, and a fitness center including a swimming pool, spas, locker rooms, exercise rooms, tennis and racquetball courts, and associated pro shops. The maximum :height of the buildings for the above -noted uses was limited to four stories. BJ/STAFFRPT.004 - 1 - 0 • The Amendment proposes changes to the above -noted uses by the following: 1,000 hotel rooms, 100 of which could be of a bungalow style (i.e., one- or two-story detached from the main complex); a commercial village of 100,000 square feet including restaurants, night clubs, and special resort shopping; a 40,000-square-foot spa which would include a pool, weight rooms, exercise/dance floors, and a special spa bar; and the fifth golf course. The principal hotel structure is proposed to be six stories above the pad grade overlooking the T.P.C. course and would include: hotel rooms, main dining, main bar lounge, alfresco dining, pool and bar, dining terrace, offices, golf pro shops, main ballroom, junior ballroom, and public bar. The following is a comparison of the current approval and the subject amendments: Current Approval 1. Hotel Rooms 400 Units 2. Apartment/Condo/Hotel Bungalow Units 250 Units 3. Speciality Commercial 120,000 sq. ft. 4. Building height a. Apartments/Bungalows 2 & 3 stories b. Hotel four stories 4 stories 5. Fitness Recreation No square Center/Spa footage noted ENVIRONMENTAL REVIEW: Proposed Amendments 900 Units 100 Units 100,000 sq.ft. 1 or 2 stories 6 stories 40,000 sq. ft. The City Council, on May 1, 1984, certified the PGA West Specific Plan No. 83-002 EIR as being adequate and complete. The certification included the adoption of "Statements of Overriding Considerations" and "Findings and Statements of Fact". (Resolution No. 84-28) The! subject amendment proposal was initially considered for its environmental considerations. Based upon this review, a supplemental EIR focused on traffic generation/circulation to update the original EIR analysis was prepared. The supplemental EIR was noticed and distributed in accordance with CEQA requirements. A number of comments have been received, which are included in the final supplemental EIR (attached). BJ/STAFFRPT.004 - 2 - E • The supplemental EIR contains recommended mitigation measures to reduce potentially significant circulation impacts associated with the Specific Plan Hotel Amendment. ANAIYS I S : 1. PGA West Specific Plan No. 83-002 received approval in May of 1984. The approval consisted of 400 hotel rooms plus 250 additional apartment/condominiums or hotel rooms. The hotel was limited to a height of four stories. 2. An EIR was certified (containing Statements of Overriding Considerations) by the City Council on May 1, 1984. 3. A supplemental EIR focused on traffic generation/circulation has been prepared for the subject amendment. Mitigation .measures suggested reduce potential circulation impacts. 4. Condition No. 23 of the original Specific Plan approval has been modified to provide for ease of implementation pursuant to the City Engineer's recommendation. 5. As of the preparation of this report, two written comments have been received and are attached. 6. The Public Hearing Notices were sent to property owners within PGA West and 300 feet beyond the Specific Plan boundaries; in addition, property owners within one-half mile also received courtesy notice of the Hearing. 7. The original EIR and supplemental EIR are attached for your review regarding this Amendment application. 8. The Applicant has provided north/south and east/west cross sections to illustrate the proposed six -story hotel as it relates to the project. 9. The supplemental focused EIR included traffic generation from a fifth golf course. This golf course is not part of the Applicant's request at this time. 10. The additional hotel units, including the fifth golf course, will generate an additional 8,020 average daily two-way motor vehicle trips. 11. The original PGA West Specific Plan envisioned the project to be a resort destination providing recreational amenities for permanent and seasonal residents and hotel guests. 12. The supplemental EIR mitigation measures are contained in the recommended conditions of approval. BJ/STAFFRPT.004 - 3 - 0 • 13. Specific Plan Condition No. 25 relates to action of the County changing the classification of Madison Street between 50th and 38th Avenues from a Secondary to a Major Highway by October 31, 1984. The current classification of said streets are Arterials. Thus Condition No. 25 can be eliminated. Pertinent street improvements for Madison are as noted in Condition No. 19. CONCLUSION: 1. Necessary utilities can be provided to the project. 2. The project requires commercial plot plan review and approval. More site plan details will be required for this additional review process, including Planning Commission hearings. 3. The original EIR identified mitigation measures which were incorporated in the conditions of project approval. 4. The following mitigation measures relate to the proposed amendment: a. The proposed internal circulation layout shall be subject to the review and approval of the City Engineer during the development review process, to insure compliance with City access and design standards. b. Sidewalks and street lights will be installed on -site as specified by the City and as detailed in the conditions of approval attached to the project. C. The project sponsor will be required to contribute to the cost: of installing traffic signals when warranted in the area of impact, as specified by the City during the development review process. d. Stop signs should be installed at all commercial site egress points to control exiting traffic. e. Parking and loading spaces should be provided pursuant to the requirements set forth in the Municipal (Zoning) Code, and as specified by the City in the conditions of approval attached to the project. f. The project sponsor should participate in the City's efforts to widen and extend Madison Street to reduce future travel demands on Jefferson Street. g. Table 3-9 specifies the improvements required at the key intersection to accommodate project -related traffic at acceptable levels of service. BJ/STAFFRPT.004 - 4 - 0 • h. Table 3-12 provides the intersection lane geometric needed to serve cumulative peak hour traffic. The proposed Amendment will have the following characteristics: Circulation Impacts 1. The proposed project will generate an estimated 8,020 average daily two-way motor vehicle trips when completed. 2. The proposed project will generate 800 evening peak -hour trips (400 in -bound and 400 out -bound) when fully occupied. 3. The project will cause level of service change on 4 of the 29 roadway segments analyzed. 4. State Route 11.1 west of Jefferson Street will experience a potentially significant adverse effect (i.e., a drop in the daily LOS from D to E) in conjunction with development on -site. 5. Project -related traffic will cause three intersections to experience a drop in the level of service during peak travel hours. 6. The peak hour levels of service at the critical intersections can be mitigated to the extent that LOS D or better is provided when the project is completed. 7., Traffic signal warrants will be met at five intersections by the year 2003, including balance of PGA West and projected traffic volumes for the expanded hotel operations. 8. Cumulative traffic projections are expected to exceed the LOS C design capacity on one roadway segment in the immediate vicinity, and the project will contribute incrementally to adverse cumulative impacts on this segment as well as others in the general. vicinity. 9. The proposed project will generate an estimated 40,195 daily vehicle miles of travel when completed. RECOMMENDATION: By ac.option of the attached Planning Commission Resolution No. 88-016, recommend to the City Council concurrence with the environmental analysis and approval of Specific Plan 83-002, Amendment #1, subject to the attached conditions. BJJSTAFFRPT.004 - 5 - • 0 PLANNING COMMISSION RESOLUTION NO. 88-016 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS, RECONFIRMING THE ENVIRONMENTAL IMPACT REPORT FOR PGA WEST, CONFIRMING THE SUPPLEMENTAL FOCUSED EIR, AND RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SPECIFIC PLAN 83-002, AMENDMENT #1. PGA WEST SPECIFIC PLAN 83-002, AMENDMENT #1; LANDMARK LAND COMPANY, INC. WHEREAS, the Planning Commission recommended approval of Specific Plan No. 83-002, pursuant to Section 65500 et seq. of the California Government Code, and transmitted the same to the City Council in compliance with Section 65502 of said Law; and, WHEREAS, the City Council held at least one Public Hearing on Specific Plan No. 83-002, as required by Section 65503 of the California Government Code; and, WHEREAS, on May 1, 1984, the La Quinta City Council certified the EIR for PGA West Specific Plan No. 83-002 (Council Resolution No. 84-28) as adequate and complete, adopted "Statements of Overriding Considerations", and adopted "CE:QA Findings and Statements of Facts"; and, WHEREAS, the City Council approved the PGA West Specific Plan No. 83-002 (Council Resolution No. 84-31) on May 15, 1985, subject to conditions; and, WHEREAS, Landmark Land Company, Inc. has requested an amendment to said Specific Plan to add 350 additional hotel rooms and increase the hotel height from four stories to six stories; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23rd day of August, 1988, hold a duly -noticed Public Hearing on said amendment request; and, WHEREAS, said Specific Plan Amendment complies 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 had prepared a supplemental EIR focused on traffic generation/circulation; and, MR/RESO88.016 -1- r� u 0 WHEREAS, the Planning Commission reviewed and considered the original Environmental Impact Report and supplemental focused EIR; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the approval of said Specific Plan Amendment: 1. Specific Plan No. 83-002, Amendment No. 1, is consistent with the goals and policies of the General Plan in that they encourage the provision for hotel and tourist -related uses. 2. The said Amendment increases the number of hotel rooms by 350 and the height by two stories. 3. Compatibility of the residential land uses and the resort village area was addressed in the original certified EIR. 4. The Specific Plan was originally envisioned and considered by the City to function as a major residential, recreational, and resort project oriented around golf and tennis. 5. The Specific Plan approval contained conditions to ensure among other things, consistency with the General Plan and mitigation of environmental consequences. 6. The Specific Plan EIR was certified as adequate and complete. Said certification contained the adoption of "Statements of Overriding Considerations" and "CEQA Findings and Statements of Facts". 7. The supplemental EIR, focused on traffic generation/circulation, identified circulation impacts and mitigation measures which will reduce the potentially significant circulation impacts associated with the proposed amendment. 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 reconfirm the certification of the PGA West Specific Plan EIR, and confirms the findings and mitigation measures contained in the supplemental EIR focused on traffic generation/circulation as appropriate to be included with the prior EIR for PGA West; MR/RESO88.016 -2- 3. That the Planning Commission does hereby recommend to the City Council approval of Specific Plan No. 83-002, Amendment No. 1, for reasons set forth in this Resolution and subject to the attached conditions (Exhibit A). PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 23rd day of August, 1988, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO88.016 -3- • 0 PLANNING COMMISSION RESOLUTION NO. 88-016 EXHIBIT A RECOMMENDED CONDITIONS OF APPROVAL AUGUST 23, 1988 1. Condition No. 23: The Applicant/Developer shall prepare a traffic survey one year after the opening of the PGA West Hotel. Should the results of the study indicate that traffic signals are warranted, the Applicant/Developer shall pay its share of the signal cost. A letter of credit shall be provided in an amount recommended by the City Engineer to ensure that the traffic study and :installation of the traffic signals will be provided. Should the required traffic study indicate that the signal warrants are not met, the Applicant/Developer shall conduct annual warrant studies to determine when the signals are needed. Upon the need for the signals, the Applicant/Developer shall participate in its share of the signal costs. In addition, when the signal warrants are met at the intersection of 54th Avenue and Jefferson, the Applicant/Developer shall pay for the installation of the signal. The City may establish a reimbursement agreement for this signal. The Applicant/Developer shall pay for an annual 24-hour traffic count program, with roadway improvements triggered when threshold values are reached. The Applicant/Developer shall pay for its share of the improvement required based upon its project -related traffic generation impact. The implementation of this condition is to be administered by the City Engineer, acting upon his technical discretion. 2. Condition No. 25 of City Council Resolution No. 84-31 is hereby recinded and deleted. 3. Condition No. 34 of City Council Resolution No. 84-31: Height limitation shall be as specified for the original Specific Plan, except as follows: a. The portion of the area designated for six -story (72 feet) height south of the Airport Boulevard alignment shall be deleted. b. All residential units shall be limited to a maximum of two stories, not to exceed 35 feet. C. The hotel shall be limited to a maximum height of six stories; and the other related buildings, not MR/CONAPRVL.034 -1- • attached to the hotel, within the Village Core shall be limited to two stories. 4. Condition No. 38.i. of City Council Resolution 84-•31 is hereby modified to read as follows: The Applicant shall provide an access road, pursuant to the Uniform Fire Code for the hotel. In lieu of access roads on all sides of the hotel building, the Applicant may provide: o Full access on one complete side of the building, which includes provisions for aerial apparatus operations at strategic locations; and, o Installation of a complete "Life Safety Support System" for high-rise occupancies. MR/CONAPRVL.C34 -2- n� I DESERT MAPIll 93,612 1PALM DMERT, ®� 60 (619) 30A F QUADRANGLE {,DCAMN ® 40' ROAD CLASSIFICATION Hwg4uty -du ®� Medium.duty Unimproved dirt =.-=m 0 Interstate Route O State Route LA QUINTA, CALIF. NE/4 PALM DESERT 15' QUADRANGL.E N3337.5---W 11615/7.5 1959 PHOTOREVISED 1980 DMA 2751 III NE -SERIES V895 '721OW-N. 43° 37'30" 115' s =' �g 13 6:7 113 1 Iv, a B I :I!-1 AA m m e 80-405 Oak Tree La Quinta, CA 92253 August 8, 1988 Planning and Development Department La Quinta City Hall 713-105 Calle Estado La Quinta, California Reference. SPECIFIC PLAN No. 83-002 AMENDMENT #1 (PGA WEST) Gentlemen; This is to express my protest to the proposed amendment for the increase in the size and the increase in the height of the proposed hotel. My protest is based upon the negative effect on the esthetic value of the community where there are no highrise buildings and the proposed 6-story height would be an intrusion to the overall serenity and beauty of the La Quinta area. Secondly, the protest is based upon the unpleasant effects of traffic congestion and the influx of automobiles and people beyond the normal activity for the La Quinta area. Thirdly, the protest is based upon what would appear to be an excessive number of rooms, particularly in view of the recent influx of many hotels in the Coachella Valley area. I hope that this protest will be considered and that the proposed amendment will be rejected. Thank you for your consideration. Yours truly, i John Iberti JI-.jb 0 • STANFORD SANOFF ATTORNEY AT LAW 19002 AVENUE OF THE OAKK NEWHAIAI CA 91321 (805) 257-3988 August 9, 1988 City of La Quinta Planning and Development Department La Quinta City Hall 78-099 Calle Estado La Quinta, CA Re: Specific Plan No. 83-002, Amendment #1 (PGA West) Gentlemen: Mrs. Sanoff and I are property owners at PGA West. The street address of our property is 55-604 Pinehurst, La Quinta, California. We are in receipt of the Notice of Public Hearing referred to above. 3ecause we are located on weekdays in Los Angeles County, we do not have the opportunity to view the proposed Amendment and supplemental EIR. However, we do have one comment. If the hotel is going to be built at all, much less increased in size, what plans are there to widen and improve Jefferson Street, between the entrance of PGA Boulevard and Highway 10? It is apparent that the addition of so many hotel rooms will burden Jefferson Street during peak times of the year. If it has not already been considered, we believe that some requirement should be made to widen Jefferson Street as proposed. Very/truly yours, ''StANFORD 8�11F SS:ja 0 • RESOLUTION NO. 84-31 A RESOLCTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING, WITH CONDITIONS, SPECIFIC PLAN NO. 83-002 FOR CERTAIN PROPERTY IN AND ADJACENT TO THE CITY. WHEREAS, the Planning Commission has recommended approval of Specific Plan No. 83-002 pursuant to Section 65500 et seq. of the California Planning and Zoning Law and has transmitted the same to the City Council in compliance with Section 65502 of said Law; and WHEREAS, the City Council has held at least one public hearing on Specific Plan No. 83-002, as required by Section 65503 of the California Planning and Zoning Law; and WHEREAS, the specific plan, as amended, is consistent with the La Quinta General Plan and the Riverside County General Plan; and WHEREAS, development of the project, as amended and in accordance with the conditions of approval, will be compatible with the surroundi:.c area; and WHEREAS, the impacts of the closure of Jefferson Street on Lake Cahuilla Regional Park will be adequately compensated by improvements to the facilities and by the contribution to a City pool and recreation_ facility; and WHEREAS, the project will be provided with adequate utilities and public services to ensure public health and safety; and WHEREAS, the City finds and determines that each and every conditic included in the specific plan is an integral part of the underlying specific plan approval; that each condition was imposed to ensure, amonc other things, consistency with the general plan and mitigation of envi- ronmental consequences; that the City would not have approved said specific plan in the absence of requiring compliance with each and ever, condition; and that if any condition is invalidated by the action of try Applicant, or not complied with by the Applicant, said specific plan approval, including the design thereof, shall be subject to reconsidera- tion by the City upon written notice to the Applicant; and WHEREAS, based upon the information contained within the Environmental Impact Report prepared for the project, the overriding finding is made that the irrevocable conversion of agricultural land to urban uses is warranted due to the site's location adjacent to and lait:iin the incorporated City limits, the area land ownership pattern, the disproportionate land costs of the site and surrounding properties compared to other agricultural land within the Coachella Valley, the planned construction of a community sewage treatment facility south of the site and the planned extension of community sewers into the area. 0 • NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of La Quinta does hereby adopt Specific Plan No. 83-002, as amended, a copy of which is attached hereto and incorporated herein by this reference,.for certain property in and adjacent to the City, subject to Conditions 1-47 as listed in attached "Exhibit #1, ConditionE of Apprcval - Specific Plan No. 83-002", which exhibit is incorporated herein as though set forth at length. BE IT FURTHER RESOLVED that the City Clerk shall endorse on said Specific Plan No..83-002 the date of its adoption by the City Council and the date of its approval by the Planning Commission. APPROVED AND ADOPTED this 15th ATTEST: CI Y C-ERK APPROVED AS TO FORM: CITY ATTORN�X day of May , 1984. MAYOR APPROVED AS TO CONTENT: 0 i CONDITIONS OF APPROVAL SPECIFIC PLAN NO. 83-002 "PGA WEST" MAY 15, 1984 1. The Applicant shall cormply with Exhibit "A", the plan document for Specific Plan No. 83-002, and the following conditions, which conditions shall take precedence in the event of any conflict with the provisions of the specific plan. 2,. Prior to the issuance of a building permit for construction of any use contemplated by this approval, the Applicant shall first obtain approval of plot plans and tentative maps in accordance with the requirements of the Municipal Land Use and Land Division Ordinances. Soils/Geology 3. The Applicant shall comply with the latest Uniform Building Code, as adopted by the City of La DAnta. The appropriate seismic design criteria will depend upon the type and use of the proposed structure and the under- lying geologic conditions. g) 4. A more detailed geotechnical study will be conducted to establish site - specific geotechnical parameters for engineering design of the planned structure locations at the time tentative subdivision or parcel maps are prepared. The recommendations of this report, as well as those of the structural engineer (for mid -rise development sites) and city engineer shall be complied with prior to the issuance of grading or building permits. F3y_drology/Water Conservation �) 5. Prior to the approval of final tract maps, the approval of zoning permits, or the issuance of building permits, the Applicant shall prepare a hydro- logical analysis for approval by the city engineer which will indicate the :method and design to protect the proposed development from the 100-year flood. This plan shall be consistent with the purposes of any similar plans of the Redevelopment Agency and the Coachella Valley Water District then in effect for flood protection. 15. Prior to the approval of tentative maps or development plans, the Applicant shall design and provide information demonstrating that should there be a breach in the embankment of either Lake Cahuilla or the Coachella Canal, the development design will provide for the channelization or dispersal of the waters in such a way so as to prevent a serious safety threat to the residents of the nearby structures. 3� 7. Prior to approval of building permits, the Applicant shall prepare a water conservation plan which will indicate: C a. Methods to minimize the consumption of on --site water usage, including water saving fixtures, drought -tolerant and native landscaping, and programs to minimize landscape irrigation. -A- b. Methods for minimizing the effects of increased on -site runoff and increased groundwater :recharge, including the construction of on -site collection and groundwater retention basins. 0 • CONDITIONS OF APPROVAL - SPECIFIC PLAN NO. 83-002 Page 2. c. Methods for minimizing the amount of groundwater pumped out for on -site irrigation, including the use of reclaimed water from the new sewage treatment plant to be constructed and the use of irriga- tion water from the Coachella Canal. Wildlife i� 8. Cottonwoods, sycamore (Plantanus Racemosa), mesquite, palms (Washington9a Filifera), and/or native, compatible plantings shall be planted as part of the golf course layouts. Plantings of this type would be beneficial to wildlife habitat values and could offset loss of prairie falcon foraging habitat. 9. Werever possible, native, drought -tolerant, desert plant species shall / be incorporated into the landscaping plan for the entire project area. The landscape architect who produces the development (site) plan should have experience in landscaping with desert species. The Living Desert Reserve, the Horticultural Department of the College of the Desert in Palm Desert and Desert Water Agency can provide valuable assistance in: a) recommending experienced experts in desert species; b) identifying nurseries that have been successful in large-scale propagation of the type necessary for this project; c) recommending appropriate trees, shrubs, and annual and perennial herbaceous species; or d) providing contacted experts to the developer's landscape architect. �) 4< 10. Drip irrigation shall be used wherever possible to irrigate plantings to reduce the demand for water in landscaping and to minimize the need to eliminate unwanted weedy species that become established from wind- borne seed. J ft� 11. In April or May, 1984, the Applicant shall engage a qualified consultant to determine the activity of the prairie falcon eyrie located 1/4 mile north of the project site. Based upon findings and recommendations contained within the consultant's report, appropriate measures shall be developed to allow enhancement of habitat on the project site compatible with golf course development. Archaeology 12. If buried remains are encountered during development, a qualified archaeologist shall be contacted immediately and appropriate mitigation measures can be taken. Air Quality 1) 13. Tb the extent practical, major earth movement for each of the golf courses shall occur before adjacent residential construction is completed. c 14. Tie Applicant shall utilize dust control measures in accordance with the Municipal Code and the Uniform Building Code and subject to the approval of the city engineer. 0 • CONDITIONS OF APPROVAL - SPECIFIC PLAN NO. 83-002 Page 3. g1/ i 15. At the time of submittal of tentative tract maps or plot plans, the Applicant shall demonstrate that the proposed uses include provisions for non -automotive means of transportation within the project site as a means of reducing dependence on private automobiles. This nay include golf cart path systems, bicycle and pedestrian systems, and other similar systems consistent with the Specific Plan. J� .K 16. Specific project designs shall encourage the use of public transit by providing for on -site bus shelters as required by the planning director and consistent with the requirements of local transit districts and the Specific Plan. 3) 17. The Applicant shall encourage and support the use of Sunline van/bus service /Dial -A -Ride/ jitneys between the project site, local airports (e.g., Palm Springs, Thermal), and other regional land uses. Traffic and Circulation 18. 54th Avenue, 58th Avenue, Airport Boulevard and Madison Street contiguous to the project shall be developed in accordance with their General Plan designations and the La Quinta and/or Riverside County design and structural standards in effect at the time of tentative tract or develop- ment approval in conjunction with the phased implementation of the Specific Plan. 54th Avenue, 58th Avenue and Madison Street shall be constructed to mininiL n three-quarter (3/4) width improvement standard. 19. Prior to the closure of Jefferson Street, the Applicant shall construct and improve Madison Street between 54th and 52nd Avenues, or provide adequate financial security (i.e., letter of credit), with a mini.mzn 32-foot-wide pavement, in accordance with the applicable County and/or City standards. In addition, the Applicant shall submit a pavement evaluation study on existing Madison Street between 52nd and 50th Avenues to the city engineer and County Roads Department for review and approval, to determine required pavement repairs and/or improvements which will be installed by the Applicant prior to the closure of Jefferson Street. 20. Prior to the closure of Jefferson Street, the Applicant shall fund and install the necessary off -site pavement improvements to Madison Street between the project's southerly boundary and 58th Avenue, and to 58th Avenue between the project's easterly boundary and Madison Street in accordance with the requirements of the city engineer and the applicable County and./or City standards. 'Ihe Applicant shall submit a pavement Evaluation study to the city engineer and County Roads Department for their review and detenTdnation of the required pavement improvements which shall be installed. 21. Prior to tract map or development approval, the Applicant shall submit a tentative time schedule for the closure of Jefferson as it relates to the phased implementation of the Specific Plan. This schedule shall be subject to the review and approval of the City Council. 0 • C'W)ITIONS OF APPROVAL - SPECIFIC PLAN NO. 83-002 Page 4. V3� ?,r 22. The Applicant shall assume the costs associated with abandonment of Jefferson Street and Airport Boulevard within the Specific Plan area. 23. In order to facilitate mitigation of CLmulative traffic impacts of this and other area projects, the City shall establish a traffic improvement needs monitoring program. This program will undertake biannual traffic count studies to determine if warrants are met for major roadway improve- �,� S meats. Upon determination of needs, the City may initiate projects to /1 meet those needs. Funding of this program may be by fee programs that �0 1-0 assess new development and/or users on a pro-rata or fair -share basis, 2 x,"-' formation of assessment districts, acquisition of State or Federal road ' funds, or other means that fairly allocate costs to those generating the need. The Applicant shall agree to pay the designated pro-rata share that the City may establish to fund off -site roadway improvements and traffic signalization on an "as warranted" basis. 1c 24. The Applicant shall develop all roads internal to the project in accordance j with the design standards specified in the Specific Plan and the structural standards in effect at the time of tentative tract or development approval area in conjunction with the phased implementation of the Specific Plan. All roadways within. the Specific Plan area shall remain private. 25. If Riverside County amends its General Plan to change the status of Madison Street between 50th and 58th Avenues from a secondary to a major highway and changes its road standards to require landscaped medians in major highways for surrounding unincorporated areas by October 31, 1984, Madison Street between 54th and 58th Avenues shall be improved as a 100-foot• wide major highway including provision for landscaped medians and Jefferson Street between 52nd and 54th Avenues shall be widened to accc nrodate four travel lanes. If the above -referenced County actions occur, then Condition No. 19 will have no force and effect. NOise !) ..,*,- 26. Prior to building permit approval, building setbacks, engineering design, orientation of buildings, and noise barriers shall be utilized to reduce noise impacts from nearby existing and future roadways to within the State standards. �) 27. Prior to approval of precise development plans or tentative tract maps, the Applicant will demonstrate that residential structures satisfy the State's indoor criterion. Whiere exposed to noise levels in excess of State standards, Applicant shall install special design features such as double -glazed windows, mechanical ventilation, special roof venting, increased insulation, weatherstripping, or combinations of these and similar measures. io o # 28. Prior to approval of building permits for the commercial center, the Applicant shall deamnstrate that all structures meet State interior noise standards for commercial uses as defined in the State guidelines. * ' • CONDITIONS OF APPROVAL -- SPECIFIC PLAN NO. 83-002 Page 5. 29. Requirements for the installation of solar water heaters shall be determined by the City on a uniform city-wide basis for new construction at a later date. The developer shall comply with the requirements current at the time of construction. 30. All tentative maps and development plans shall be designed to ensure compliance with the State laws regarding solar accessibility. To the extent possible, all structures shall be sited, oriented and designed so as to minimize the energy needs for cooling. Land Use >Q� 31. The project shall be subject to staff review for conformance to established City land use ordinances and policies, and will be subject to public review a1z hearings of the Planning Commission and City Council. 32. Prior to issuance of a grading permit, construction of the golf course or approval of tentative maps or development plans within 1/8 mile of the park, the Applicant shall submit plans showing the buffer area between any structure and the property boundary of the Lake Cahuilla County Regional Park. These plans shall be subject to the review and approval of the Planning Director. 110) ,K 33. Prior to the issuance of any grading permits or approval of any tentative maps or development plans, the Applicant shall submit plans to the Cmmmity Development Department for review and approval demonstrating that there is adequate setback of proposed future golf course, street, utility and structural improvements to provide for the ietback of project perimeter walls along public roadways in accordance with the City's adopted parkway standards in effect at the time of application for said permits. 34. Iieight limitations shall be as shown in the Specific Plan, except as follows: a. The portion of the area designated for six -story (72 feet) height south of the Airport Boulevard alignment shall be delel ed. -_� b. All residential units shall be limited to a maximum of two stories, not to exceed 35 feet. c. The hotel complex and related buildings within the Village Core shall be limited to a maxirmn► height of four stories. 0 • CONDITIONS OF APPROVAL - SPDCIFIC PLAN NO. 83-002 Page 6. 35. The area east of Madison Street shall be developed at a maximum average density of 3 units per acre for a total of 480 units. 36. The commercial area shall be reduced to a maximum total of 20 acres for the future development of a commercial center and offices. 37. Applicant is encouraged to maintain all land, within the property boundaries, in agricultural production until such land is graded for development, provided that such agricultural production is economically feasible. In the event said undeveloped land is not continued or placed in agricultural production, Applicant shall plant and maintain said land in appropriate ground cover to prevent dust and erosion and to provide an aesthetically pleasing environment. Public Services and Utilities 38. Fire protection shall be provided in accordance with the requirements of the Uniform Fire Code in effect at the time of development and the following additional provisions: a. Applicant shall dedicate a one -acre, fire station site within the project boundaries to the City, at a location to be determined by the City in consultation with the Applicant. b., Applicant shall design, construct and equip the fire station to Riverside County Fire Department specifications and City standards and codes. c. Phased construction of the station shall be subject to approval by Riverside County Fire Department and the City Fire Marshall. A station shall be constructed prior to the start of building construction. d,. The Applicant shall purchase and equip the station with a 1,250 gallon/minute engine fitted for future attachnent of a telesquirt as required, and a squad or paramedic unit in accordance with Riverside County Fire Department specifications. e. The station shall be equipped with an engine to fire department specifications prior to the start of framing construction. The station shall be equipped with a telesquirt unit prior to the construction of buildings which are three stories or greater in height. f. The Applicant shall agree to participate in an assessment district for financing operations, maintenance and personnel costs, providing that said district includes other assessable property if served by said district. g. All buildings over 30 feet or over 2 stories in height shall be required to provide built-in fire protection. This requirement shall remain in effect until December 31, 1984, or until the City adopts its revisions to the Uniform Fire Code, whichever occurs first. 0 0 00tZITIONS OF APPROVAL - SPIrIF'IC PLAN NO. 83-002 Page 7. h. City shall enter into a reimbursement agreement with Applicant, whereby City shall agree to reimburse to Applicant those costs of fire station construction and equipment, which are properly attributable to service recipients located outside the project boundary. j�' # 39. The Applicant shall pay a per -unit school developrent fee as determined by the Desert Sands and Coachella Valley Unified School Districts in accordance with the school mitigation agreements as approved by the Ia. Quinta City Council and in effect at the time of the issuance of building permits. 40. To fund improvements to Lake Cahuilla, the Applicant shall pay the amount of $50,000 to the City. This contribution is specifically intended to mitigate the closure of Jefferson Street. 41. The Applicant shall cm -ply with the requirements of the Coachella Valley Water District for the provision of domestic water and sanitation service. The Applicant shall annex the project site to Improvement District No. 55 to obtain adequate permanent wastewater treatment services. 42. The Applicant shall comply with the following requirements of Imperial Irrigation District: a. Applicant shall provide a 2.5-acre site for an electrical substation on, or adjacent to, the development at a location approved by impPsial Irrigation District, the City, and the Applicant; or, shall provide or participate in, other facilities acceptable to Imperial Irrigation District and the City. b. Any relocation of existing overhead power facilities within or adjacent to the project shall be per District regulations appli- cable to the said conditions thereof. 43,. All overhead utility lines located along the perimeter public roadways, U-ith the exception of high voltage power lines of 66 KV and above, shall be installed underground. 44. To fund the cost of a special to be determined by the City, $1,000,000 to the City. This annual payments on the first January 1, 1985. Miscellaneous community services project/facility the Applicant shall pay the amount of amount will be paid in five (5) equal, day of each calendar year commencing 45. Iarrl-nark understands that the City was incorporated in 1982 and has not yet enacted a complete policy on exactions on new development to provide nunicipal improvement and facilities needed as a result of the cumulative impact of such new development; and that City is in the process of pre- paring and enacting such a policy, which will include uniform fees to be ipposed upon new construction to fund the following public improvements CONDITIONS OF APPROVAL - SPECIFIC PLAN NO. 83-002 Page B. and facilities: fire station, public safety facility, city hall, park and recreation facilities, schools, drainage facilities, major thorough- fares and bridges and traffic signalization; that City expects to enact said fees policy on or before December 31, 1984; Landmark agrees to pay said fee or fees in the amount and at the time enacted and from time to tame amended by City. To the extent Applicant constructs specific facilities included within the fee structure (i.e., fire station), it shall receive appropriate credit, as determined by the City Council. If said fee shall include financing of permanent or temporary school facilities, Condition 39 (school development fee) shall be deleted. 46. Prior to the issuance of grading permits or the approval of tentative tract maps or plot plans, the Applicant shall submit a phasing schedule and map for the entire project to the Planning Director for review and approval. 47. Applicant shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 (Streets & Highways Code, Section 5820 et seq.) or the Lighting and Landscaping Act of 1972 (Streets & Highway Code 22600 et seq.) to implement maintenance of landscaping, pavement, and on -site lighting within all commonly maintained driveways, parking areas, greenbelts, private streets, and other improved common ownership areas. It is understood and agreed that appropriate homeowners, associations shall pay all above costs of maintenance for said improved common areas until such time as the City Council determines that, by default of the homeowner's association, a need for maintenance work and establish- ment of a tax rate exists and until such time as tax revenues are received by the district for assessment upon the real property. At the request of the Applicant, this shall be reconsidered and may be deleted at the time of tentative tract approvals. CI- C.L`i'r 01' LA ',IJ_lNTAr Cr IrC'RI�IA, CERiIrYi �: Tr3[AT THE E.hT'VIROI�W^�ENTAL I?,^_�F-ACT REPORT IDRE:"ARED FOR THE: PSIA WEST PROJECTIS RECOGNIZED AS z DE2UATE AND CON.P�ETE`, FrECQ 2�IZING THE l �TEr,- RIDING TO CERTAIN ADVERSE !MPAC'_TS: ,,N'Dr RECOGNIz,ING. THE SIGNIFICANT -� k,' , TCH CANNOT BE ?_,C,, RF �'� rLY MITIGA 'ED, IF TKHEREAS, as part of -hE: 1Ii^i_�ii:�I].t10P. C' the C1 � plan and Redevelopment '_Plan, the PGA West project has hieen prey.j and WHEREAS, an EnvirOrrnenr_al I:r.pac - Report (hereinafter "'1Y."} �,as been prepared and cir'cu Lated, pursuant to the requ--r eme nts r and 1 1 i "r_ SAS, it is the po_:icv o = lE c-ate Of CaiiiO=Pia nd _ accordance ai -i. ne crov-=� or.s o_ she a- .�i 0= La C,L __ntar n - r1 T� _ - r rr -i=n tP_ �lu •'+. i 1_ty �_G1 `J1 .�7 / C (�-!E_r '� 7-ia1 �e� l,_uC: � � �.. _ . ✓ J y r c Of - r ash -a t.. eCt ',:.----_ __,_�E: -J n0 _ E3Sl h'_S- C i ? t E'_ i'_C c � a-71 a- - -�. -dads L'atie- avC JT: _ _. l _ _ i' ex- -3 -E O'_" Z;1 --_all�r �^Sse_'IeG and any `"i,n^`= nC F_ Fa �r � b _ - n_r - accectable based On _ r ' - _ , _ !C, C Z C'11CY Oi the O� Cal' =C o-i - p- Ci' Cf I— a [1i tar in i_�:: dance with --ne provislOns 07 _ 'C rn',7 i ro -�e'_� La 7ual:ity ''.ct of l - r - ^n Cp,6e section 2 1 J0r�, SCC: i r and =he t _ ion �t1Ci. lr70G[; Ct '�! ` t::a the Cl`S' -nail a-!a?�CE Ctle-- -` - i S L712vi ="mil �rC';rC_imenta :D2-z)-nOSeC pro eC aga i S•` _L - -- r - :�rO1 ecL appro-v al : Meaninc that ii the De_ r,er i tS Of a C rO > )SCC C iit`v i a i_he i '":cV01Ca?i�i_E �3C:VcrSS envi-ro-Imental effects, the Ct c -.r ,e c j" Si ClP1-eC1 acceJtahle; -Is and C I!Cl-_ of one - y OT l,c. Ti�J'1_c r _ _ �'- ; deed al e~v:; Yon,,;erta� c,oc__.,._..-LEI on co-ar_s:- c and ccr_s - - -c-r _ _ has =! uP_C �__. +11 - _ - d. _.' 2 C'I JTc _ i-aS =._-\ _ _"Cc anCl --iL. r,,�'-j-ir ra�1S i.0 dQVF�_'Se _ Sr tilC' O i; (-a_ r C. - V'a C�3S iJi1Q� 1-C -' t ��t' �; __ �i - CCr:52C1ereG. alJ'_�1gat1Or:�1 S, cn rC- al%.erna�_2'4'es �v.ent2fiet in '_ t _LR, ^?S fo' r1a fiat aly �t�'_Crl�'_al _t' � _ C r aVe ." 2er; iAc S raC Cr "J_CeC s i c n2. 2cant 2rDr'. the Dth 7 C'_ the e3:ten:. feasible:; and where c' t?,e -a slog: or she ,�:Er'ZEAS f �c;�taOn i tiCi�.� Eb} re r u:�� effec� ' the ,ccc rences cif Figni _ i c= .. c.. _ rr- t -rE - 1 _�r +he f i F%_i�: ;�r,C7% C'r i0'i.,1F nfGr' ldt 2'Jrl 1rtSt` 1i� aric _ 1,HEREAS, the California Er?virorn:-rental Quality Act (hereinafter CEQA) and the State CEQA Guidelines provide that no public aUer,cy shall auorove or carry out a pro ect fQr which an EIR :as been comole=ed and which identifies one or more significant effects of -he a,-Qject 1 ass the _),-hlic agency makes written findings for accompanied le .ivEr__---; c�T - r f ec _s, mpanied by a sta Ent of s s pot-_nc each fincinc. .vD''✓i irk P-F50 tiED 'ghat the C i t v CDllnci - o= � i. -= aces �,`_eb� e "�T he EIR as a ec, a z-nc _ City D_ J3 {11 C rtl� _..a - he Cite n L a', r ri :^ r1 = G C �: C_ c1 5 r(, ; E i r. h E u t' O E r' a 1 ��- �O:S ac �'�C77 D- c Tatti�S t.ne S`a:' Ii �S pi Exhyblt A er), pled "StateiiiE-nts of overriding Cons 1Q: -d 1 ir1S r Z'.' =r'- 4--E--rein - - '- JC c: E-- ein as L.Ol C h Set �• ; ln� E r 1L1' � F S S `a_ 1C.rit !,a QL � ,ita a C,i,=i _" one S ''')Fi 1 C �P..^� c-nC - F. Find2ngs and Stagy ?rlc, o_ r on attached Exhibit E entitled CEO _ which exhihlt is incorpDrated herein as though set =crth :. _ e:: V EXHIB 1 -- STATE 1,,j_El17TS GF C;V=RR=ZINC CO?:S ice` wf m _.:\c ct-,rc:'2{' is cn �,��rtant e,,-,,non.ent to su-ces.sful die - ,(.{{IF'� L•'".=i.ICttt ir�)[ 1.. aT 2. Implementation of the project will indirectly result: in t'r!e elimination of the negative impacts associated with bl i gnt in, the redevelopment pl-04PC't area. 3 public flood Con'Lrol will bet construrted, thereb`' the f�.l i�^e {i{G��lr fl`�d hEzarU rJGLerIL'{C�il n:�16�f1 r��a r' Aso'' v' l nei :h i '�:u'riCa�ly resul'ed! inCUr's'.Ger?ble �rr�PErty u ! lea lrlCCrn- 5ec y for the uric . =5ed ,;'D ec.t is n'eded to �llr?1nce the Ouality of i r.D;�•f ch+ as Ps yen i al and i ci a l n c, _a c ��lii_C 1=4q n�l�_its,- USI�°?55, and Visitors i [l ed - 71^f25t�,,=fit a b i C'-ul ri J% inz, as 7 Qn ej JrGr_5:UC. rr! -rimy. ? 1111 �3C r5i rJ ?ri'�dl In ca 1� inn, new arcuv'i�'` -iLl i l C Tne pr-OJ .C't faCil ztieS tCl up C� S%rJCLf'd� lrlcluj:ng a 5^_'rr�ge �'e -' _"" c'1G {re sLaL }C)r yr;nlCh w7l { uCii�f1 L r n i ants sC�1DO _ _ end Othar future e 7. G- nC j l Ci i:.-G t'G { C^C j p t V� ?5 o faC' iii. e:- C0?5trl;Ct-orl .ut-u C `�2,,c - r_ i7�'CVlSlfllF G �uiiC 5 `Ce5 TCr 2 �'"_Cr r. Lion, �:, _ ; a - i i1 the C:�unty F arks Depar L{�len , as L ccst a - i thOtiU _ - u 1 C `. cccd'�ill 2.nc��: Lh� sp - c "i il'tLe? �G.. �ese Clf,r�5 "I:,TIC ,25e ,ill Lr _- - 5s ,_ ' _ '-1 C ',31:: 1 ^,+- �'1:�.1' •' �' i :C 1-)C State -nl 1� L%7T� t = =lined _ cratcw _ 7i�CJrcJC>r ,_lp f011�. �.. _ iQr %� Cry of'_ ti_ p aC�panied by a = _-1 -13 1--.1t of fa.r-ts s'�p rtirnq ea&: fin-_31JI9. The rr)ssible find'ipigs are: 1. C-lanc-es or al1".e_:-ations have b':!�n rem, rea m, or incorpocdted into, "Erie project «rich te mLtiyaor vQia The si:,ri 1-:1 p__n� -'i e-reNc-_s as iden=ifie in ��ie F'_^al .�-_rP.. row �. -. - _ �;a1_ _" -at -i -ions a:-e i =� ar.� 2. SJrh �-�s r a�' r -� F r Jl1Q c1 c 1C1 _]�L �1� _ EIJC aao,) by SJC1i _�._ -r y __:O'.: I C. -�5 y "_ef J� SJCCI other aQP 1�; 4 7 fives 0-7 l'le ta _ r = CJ1 �.L1C lQ1 �1�'1 r� lS O one prQ�e�`, Cr Oi ea O._ _1c� _iTEJ �^c Si v - - fFa;:-s -24 of C-h,e-" past, r - ---he C1'�i" �:i' 1C1! - ES CS to dUOr:�Je Lr1S pr c 77e a� - - - c F i- y S 'J : C' a _ �.� �-,a has pin On _ -e - ,i l,SV ir,'J.S1C 'S irk :lased On e i0� ;0;,.�1^: SLti1CF= CS - IT s asso Heated Wit''"1 c1P_sE-i?-ics W41 -' 1^L71t1iiC�': t 35 :_`12S' 'Jcc,.i s t' 1.rJ]" to site _ ia7'i a:,'Jroval. Risk of L7^set —' RiS . ra e--as are no. art-Pated in the event o� future a-ci e-nts due to Jae ' s of _ es ror sed in the _., y.Y•-�TT�,�'1� KZ7, Dti :��� !'yI :SV_r _ OF F17 MTIIJI]d'; .r"-)!'. � t I^ rV _ __•_ � _ - __—_ -' _ _. -_ _ _lam—_-_ i�-"JE. OF INSI ll'F 1C F,I .,'i'IC. D_",`i'Ei�i�� a ._ '.I J BE Nu.'y`1::''=�1: TO _ may _7c'�.1_ o?i he site �a `t o u`le �=�"1 Ti �?% O � a' � - r j✓. _ E c-2sp? 1a11`� e Sari inC'-e?S cU.� arl theZ facr-ors 71�ieLciC'Moil 37 �� , i r i _ c ,r, L.4' c:! 5:' DC r Ll �JcLT 2Ct _ 3 I �% 1T 72 C—, 5 Wi�� 171 �� i QrCY E 7:- c-r �u iG ' `CS St G a1Z1 1OC- nnd i:nccns���iemu`' _ `a-i�- is .1=.- :i�v,^_ :=-_�i;/Ut CJ a_LiJri�1 SLZ1:V. CUS YF�^.� SG1� CO')C7_L1'✓ j v'De - 1 , _ - re cr,a:rat;_o b�, a�va- ano ^ Fyn:,.: �=ion» h ' IS /, �7 Tne n (:h M;st=-e Ccnten of r_Ec =less aceauatelV dried. �!-SOS is cons__o s 3 scwere c�-ae to wind �7,9- -�or_s c _ — C _ Cf Sn E.SS1St 1T'_ _''vJ_'d ,mil ix ; - �_It:_n-ed Lo '-'-e:uCe s —SJ=?�:1r.1C '��c;:S�.li �_= i11;'i.: may. __ ire �J .:.i= __ - --�- . .-. 0- will r C3TlC �C'ei�L�eCi CL! C t' ✓... '7]rJ_L iC �F'S W S+,�eets anC drainage :�1,,;a er Y'c-gr?TQE f Y 'S i1 L1 :C �_I7 a a C C SaaL:ent rr�>aon Tea -C, ice 4 5L7CS W11i be -`' .r•a A "}�'� _y __ -,` -;�„�y i r=`^r�s � �S^. I ert1111,�r _Cu-'u L.;.T1CC? --- - -_ . � �� : �' _-�-" - - � . i LOB_ a� Lc c Cy_ l Cai -! ",SOUrces COU l-C] Oc"CL� 0 0 SIGN lakNIT' Eq � �s � 17=1i h\T_ i 1 - - -- - — veceta't-ior: and 'Wi ldlif'e =+ xTE�rl;it rt i `�� 1C 1n ,- = C v:_S`. '1 LseCL:t��%J.r TiI 13 5 . � �� to - t= _ . _ _ _ )-ti.7:' '-_ C'« -_y i elf? S_�-e W.3'.i._t_C: El 1E'1 LO`trle :lE'Vr F''1`JLZCi.' eFI =. rile ':�Zofe � cu)-ld also ini:2Z�1�J ci=?e—C Ic i7�d1_1G falcon a-xd b;gnc'rn sh ep haLirat lcr-ated offsite clue to the C:.�:1at4_'ae e,I- c*-s aS.ifJCiaw� 'Stilt^, �ncrea-Sed h ]I,an actav1�y a -rid urban G,ZCtiv�17. Use' Oi Or.Sl1 tiatP i�=itaz es $e . ,r at es on U-Ie gc) f C01rs'aS) COu16 and establish a urey )base for the p_-rairle fa�.CoriS, ;SC Of CesE=' v 9e -a ZJ ia�^scaping c ld have: a b�_ref-LCial e-1'wt or. wit _d__, �-e. 71 CIS.. and other sums h :vebeen ode o� ar, or are other4, -'_SE hLTIQ I"_.'»GT-S t0 -thE E� �ent fE SLle. r1n,-a^ e= ie-t5 = Cr iOL - - 11a_ "ic/C ircL_�l ---ion y]yr�i IZ'' _� l°r• _3 10I1 w 1 ]_ rnG ir, tC E! :;eneia,-l0n O zap sc of sStreet, on a nasty- inec a,- f - aC 5 4' Avenue rind wcr' � d tea, ,tee a t t-O^,_ e 'S� f C3YC iJ"l'=r1% TCS� O_ the c-_� --�) _..',"d_x _. :3� - O :Four --lane ir,r, ro ,� r ,t a raic e=�; : ; sc tr -F 4- :�'./;-..i:S roc L�'le ''= ri;:'�`.1_:;. '�i�7-' c •'� - e JP L -ter o -; ors northo 52nc ant 5 h - - - _ -- - -C;- - are _ „a (' _'.^,i �. Tr ._ar-, yf _ -sc^ e; "eats i-hat can '�- - 7 s may- I �: :: _lge ��. 7iT�✓tS identified J'Errm -Uhe proyoos(3:- Plan c.re cansldEZed on-11,7 o,., a �,7 calative ]basis jr.asS��-ation wi`L� other Pro_ = u Y�rrc an a kcal on " Sale. ..ir pualii�c� 12 '�17���i�:� = SC?Clr3t 'N"= �� T�YC7 ice;,'_ :. 1 �'T� el- - �t-re�atr quality in Eflv�=:.r plants. 7J tC7tai, - _ �nsiaered i:risi jnificant tiz iF r. curpare a to k�-sL-'wi -e emissions. Cc�r�s ri-ctir�;- elate i, a:cts to Pis quality, inc�jding dust ge ��-atior a-gi ecjui :r�tt 's ;s1'.': gay be z,T , T-ji�� w-tip :�a� � i-�la:� r=�ga lm t- t 1-2 n . J sire �.at sigiLif-- ;L t'.e c� - assrr-- ted with dus n =Crs . Ve h_',—n made r, Or -into ne -0' an r Or SE _ `-lclL: i red for S 1 Sn TJ: -it ai rEtTi n W.')1C�1 W?� 1 �i -' ly-iratigate to t-ne n>_Le It Yl4S E:4CTT _`�C7 - �ITIJact. 2, - ,ll. �.t =:. _=Sr r�1ta� er ems t`r3t <c=�. b �T-�I.i: � 1 11�.�1C�Ll-�a � 1N7 1i--t./�', nac n$ Y�1 the 111? % Or Ot`!"i-,. -`iP 1 ';:J :1" _` d = - ]tC C� k 1t1Q7' 0= Ej-%=GVa, f0_` ``7? J�r�'•S�r C �1� c propose r^ c�-.r -- _ -- �ssOLia'�_on D 1t':: C'i 1 0. _i'✓; Gc 5 s 1I� on a 1F�r and rec', iGTla= scale. 'vC se 11N:4 'y __ ', - _ .JJT�; jt'71-��'-�l� _,'�'__- DJ- S,e -�v� -,c-• ;e .ir Inc �. ? i,eGy_ 'r7TC S r0,'3ic �7S COL1^. he �J�' V_JZ1Cle r]G Se il' ; CSS )' O„- _ Or are 2. ri : ar. f 1 5 ..v :_ Nave ��an e - Of F�na1 LR or c�sE y`1eS'� i ? �5 . y ; �v7 i e Ci7^ F S17XE a QZc u7Q TJ< 1i E 4 5 _L f Q- lI : - T]'y , F_ i -OOP JLw3 � ' ' e �- - c }. n water arc space hea'-�_-, anC tra: ��rtatio . n�c3 « Fir: _,'O ., W; i11 par+ =d _ iy 7l1 t_ gcL F _. _ c it 'ac i�c a. lwel of i1.signi.ficarae. 2. yost si fic�:nt ��.r?l �r., �`a� e.-`cc-ts t?at can be feasibly avc'ide 1 have _.�.Jeen e1 ,7J_ ..a-L— Or sar)stantially reduces by v-rti-e Of mitigation. rl,a.sures in the Final EIR or oche_ -wise liicorr�aratec 'i into the c=C=_t10ns Or cIP-Orval OL:- tje S,)--C1fic Plan. c s -_,t r_ �ar are conS=:.erg si-�, ; t 3. c� ivied f.,-oT, Lhe p-c_ _ _ - OPlV OP_ a I�aIT_11ati\TP 7�='iv S �SSy ✓iCen with o ;'1err projects c> �''Y1-1�' or a lDcal an.c red __cnal sca; e. _ =n '✓_ 'G2 �,'l vD�'. j C2 > i ram. �� r���,��r �'_ I Ei.� W...}_ .may-- � J',_ T, I L rl�'rJ C .��-r Ja.T ..:L�'e, � i��i ����« �.._i17Y'� p- i--'"Je �^ �p� sitI_ o ._' C�-"U� _- of ' i`Z r -�l `v_r,a�i1^C; _?asol'_-Ly,:}e ti,� ,ne aOric ltllra! Soils 'Ttav be c J J rc,_CC tC - Chu '-, _{.�,.._ - i=fC�=._ .� .. J- clue +he �res'ync-e of a _ _ -� L -CC)tine L -_,Vel - .J IT� ann S=�P 15 DI-OSCG �:r ti Lc rS«�10n _ e City of a Qt- ;nta. lip,ie O'-^ C� r nr _ar Or iC 0= _- `v,TySC �= n^ i m tpiaF _I_GVel pi _^.51Q711 1 -)CC, =n har O' 'k -TIT o= _'.z; 1 l C - c �r:^�a -- 1.-- F-' -�. r.i- l _ -^ i I:. _ ._1 �. -a1 l=lr-,'l�? _ -,-�, -�-ly _ _ - ,-lam?Jn� v_r - r F t ,n l l _ 1Ji C7V :J C:� �Tli_ l Cc -in t to -'--he 1-a _u ntayR'e op,;k_Ilt zic?&-nCV« iEX _ :S to 'C� -e LO "i=C C �,a� J^� J 3' C� �F rr 1-,' - _"lent Dn cv,= 1 IG S o f the pmj'a--t site will E ange -t�ri -11Y)c anently e 1 use riL'] r-Lj -ral TDrodir-t-icn to urban. develoa-e-rit. Tnis represents an Ln .3 —i:Lzed -or agricultural -,-T-ii -, s ove,—,iil reductarm -E-le aITTCF-Irt Of !an, u'_ �L Po �c ct to -i c)r_-al, state, aTv: natinationalag-dMI�TUra- an:3 is mnsidexie(3 a s-ic-2-lif Carit ij-pc a -1 Find IiDl-:Iings. T)3 as. , .1 C L T t�l& t C)t In a,, Di--jejopx�pmt of aqricuitur-aL lands in the Prc)jr--= area is ASS Titlal to a&-:'Luvj-nu the 6J7jectives of -Eje City's redeve-Ioj.- nirant pr--ject. 2. 7, he 7 r5able sjceffect is accent -able when b-a'J--32-iced �-j! s sL--- fc,rt-h in the Sta-'---7-7ent of Dverri,3ina Omsi-ar-- to the --r[g --�navo-:5ahle s'-cm� can S v: ��L theg a7IC- e rion's 7 s on c p a -me agrJclit,��ai sc-is 2 S� j T- f 1 as . -h1E 4 '71, J a. Zr---,.7e c;--prien OF aI-i '--1-L7LIraI lands 'r- -'-he Pro j ec7- area s essential 1--c acn:Leving the objectives of the re: c-,vej-cpT, - L f - -M - S :ia-rj JaG. �r -t�le 7=t 0- "Ist -5E3cts !3c---- � 0 1��h -- - -- ' t to ijri c r, -u- c-7 E�-Vcl F -)-S, -7* -W'� ::I--- -c-7 a c -jo ce r v C) 0- :��elirias. i. `L371' cl� LE'r �L1ons r anc3 Other have r =. 7La:a;- L-I^. - - nccrpara'CF:� into the ;C+r D eC"t r Or arE will. r �itica to tizis i-�c;t to a -Level o� iJ� gnu=ice rice i. Nbst �:_a ,if7inant i''-1vi rCmmto P-fIeCts that C.an be ATE )� �= i a+L _ v T��S ` _' _i ra-hiceC 'll �)L the �:>- =_-F-C Plan. 3. Z7pcts iGIeIlii die. irom uie rcr�sed rJ'� an are considers sig::.i_fi rt only or. a `) latrae lr:sls in asEratjor. %,TJth Other ccs oca=2 on a. local and red iona ' scale.. 0 FINAL SUPPLEMENTAL TRAFFIC ENVIRONMENTAL IMPACT REPORT Qui)'1m*ty=l^tWI INCLUDING RESPONSE TO COMMENTS ON DRAFT SUPPLEMENTAL EIR (SCH 83062922) PREPARED FOR: THE CITY OF LA QUINTA 78-105 CALLE ESTADO LA QUINTA, CALIFORNIA 92253 PREPARED BY: ENDO ENGINEERING 25432 TRABUCO ROAD, SUITE 205 EL TORO, CALIFORNIA 92630 0 0 PGA 14EST SPECIFIC PLAN AMENDMENT RESPONSES TO COMMENTS 1. DESERT SANDS UNIFIED SCHOOL DISTRICT 82-879 Highway 111 Indio, CA 92201 Comment - As you are aware, PGA West Specific Plan entered into an agreement with Desert Sands Unified School District for school impact fees. The agreement calls for $628.00 per unit, as oppcsed to $1.50 (soon to be $1.53) a square foot for residential. The agreement only covers residential development under the Specific Plan and this commercial project will be subject to the $.25 a square foot charged for commercial development. Response - Comment noted. 2. COACHELLA VALLEY WATER DISTRICT P. O. Box 1058 Coachella, CA 92236 Comment - This area is protected from stormwater flows by a system of channels and dikes and may be considered safe from stormwater flows except in rare instances. Response - Comment noted. - 1 - BJ/RPTJH.002 • 0 Comment - The District will furnish domestic water and sanitation services 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. Response - Comment noted. Comment - Plans for grading, landscaping, and irrigation system shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. Response - An administrative policy requires this review. However, this specific plan amendment process does not provide such landscaping detail. Detailed landscape plans will be required during commercial plot plan review. Comment - This area is within Improvement District No. 1 of the Coachella Valley Water District for irrigation water services. Water from the Coachella Canal is available to the area. The developer shall use this water for golf course and landscape irrigation. Response - Comment noted. Condition suited for inclusion in commercial plot plan review. 3. FRANK REYNOLDS, DIRECTOR OF PUBLIC WORKS/CITY ENGINEER, - 2 - BJ/]ZPTJH . 0 0 2 0 0 P. 0. Box 1504 LA QUINTA, CA 92253 Comment - The bottom line of the traffic study seems to be that in the year 2003 there are going to be several problems that will require mitigation. Recognizing that those problems will not suddenly appear the moment Guy Lombardo strikes up the band. at midnight, January 1, 2003, some program should be established to monitor traffic conditions as they develop. Any attempt to do this was made in connection with previous conditions imposed on the PGA West development, but apparently due to the ambiguities involved therein, nothing really has happened. In those cases, the triggering of suggested monitoring programs was tied to the issuance of building permits. However, there was no clear definition of who was going to pay for the required traffic studies. BSI assumed that. the City would cause those studies to be conducted, and in October of 1986 submitted a proposal to do a study for $1,700. This apparently started as the result of a memorandum to Larry Stevens from Gary Price, in which it was cited that the prescribed number of building permits had been exceeded. The decision by the City Manager was to hold off on this until a new City Engineer was selected. I looked into this after I came aboard, and by visual inspec--,ion it was my opinion that a traffic study was not yet warranted. A year later I haven't seen enough change to - 3 - BJ/RPTJH.002 • 0 justify a study. Perhaps another tack may be worthy of consideration. It is suggested that we proceed on a basis similar to that used in connection with the La Quinta Hotel expansion. In that case we conditioned Landmark to conduct a traffic survey one year after the opening of the expanded hotel. We further set forth that should the results of that study show that signals were warranted, the developer would pay for its share of the signals. We required letters of credit to insure that those two events would occur. The conditions further provided that in the event the developer's traffic study showed that signal warrants were not met, the City would conduct warrant studies annually for a specified number of years, and if at any point during that time warrants were met, the developer would participate in the cost of signalization. In the previous conditions on PGA West, the manner of financing was rather vague. In order to clear that up I would suggest that: if signal warrants are met at 54th and Jefferson, the sole reason for the foreseeable future would be the PGA West development. Therefore, they should pay the entire cost of the signal, with perhaps a reimbursement agreement tied to the undeveloped properties in the north side of 54th. Other intersections and street improvements possibly can be dealt with on the basis of projections of impact shown in the current PGA West Hotel Expansion Study. Response - Comments noted. The existing mitigation condition will be revised per the above comments. Additional mitigating - 4 - BJ/:RPTJH. 002 • • conditions noted in the Supplemental EIR will be included as recommended conditions for consideration. 4. OFFICE OF THE ROAD COMMISSIONER AND COUNTY SURVEYOR - COUNTY OF RIVERSIDE County Administrative Center 4080 Lemon Street, Eighth Floor P. 0. Box 1090 Riverside, CA 92502 Comment - The traffic study failed to identify that Jefferson Street north of Avenue 52 will provide a Level of Service (LOS) "E" not LOS "C"; and Jefferson south of Avenue 52 will provide a LOS "F" not a LOS "D" as indicated on Tables 3-11 on pages 3-19. State Route 111 west and east of Jefferson Street will provide a LOS "F" not a LOS "E" as indicated on Table 3-10 on page; 3-16. Response - The County's comments regarding discrepancies in the LOS ratings are based upon the ICU range. However, the study uses the roadway capacity to determine LOS not the ICU range. The identified project circulation mitigation measures will reduce potential significant impacts associated with this development. Comment - In order to reduce the travel demand on Jefferson Street and to improve operations beyond the LOS "F" that is projected, the project proponent should develop a mechanism for - 5 - BJ/l2PTJH.002 • • the construction of and participate at a fair share level in the improvement of Madison Street to Indio Boulevard north of the project. Madison Street is an Arterial highway on the General Plan. Response - Comment noted. The mitigation measures noted in the Supplemental EIR identify the need to have the Applicant participate in efforts to widen and extend Madison Street. Such a mitigation condition will be recommended. Comment - In addition, the analysis indicates that State Rouge 111 west and east of Jefferson Street will provide a LOS "F" in the future. It is therefore recommended that State Rouge 111 shall be reclassified as a six lane Urban Arterial on the General Plan in order to provide a LOS "C". Response - Comment noted. 5. RIVERSIDE COUNTY SHERIFF 46-057 Oasis Street Indio, CA 92201 Comment - The population (visitors and employees) at this resort could rise to 6,000 people or more at any given time. The problems typical of such a project, along with increased traffic loads inside and outside of the project will have an impact on calls for service of all types. Locally we may estimate that this project will generate 200 to 250 calls for BJ/IRPTJH . 0 0 2 0 • police service per year, 300 of which will require continued investigation. Response - Comment noted. On an average the hotel could employ point eight (.8) persons per room. The hotel will accommcdate an average of two guests per room. Comment - During the construction of the development there will. be a need for preventive patrol to decrease opportunity for theft of equipment and materials. An alarm system should be considered for all buildings on site and the system should have the capability of identifying the violated building. Address numbers should be at least six inches high and placed on contrasting background. Address numbers should be located where they are easily seen from the street. This will help in reducing response time by emergency vehicles. Response - Comment noted. Security patrols will be employed during construction. Addressing of the site will be examined during Commercial plot plan review, the next level of review. Comment - According to the plan, parking areas will have many trees and shrubs. We recommend that all trees be trimmed as high as possible and shrubbery be trimmed close to the ground. Security lighting should be provided for the project, both during construction and for completion. The use of lighting at night, and the trimming of trees and shrubbery in this manner will lessen the opportunity for crimes to be committed. - 7 - BJ/;RPTJH.002 0 0 Response - Comment noted. Detail landscaping review will take place during Commercial plot plan review. 6. RIVERSIDE COUNTY FIRE DEPARTMENT Planning & Engineering Office 46-209 Oasis Street Suite 405 Indio, CA 92201 Comment - Present design of the Resort Hotel does not meet the Uniform Fire Code requirements for fire apparatus access roads. The Fire Department recommends that the project not be approved until a site plan is submitted that complies with the access requirements of the Uniform Fire Code. The Uniform Fire Code requires that a fire apparatus access road shall be provided within 150 feet of the exterior walls of the first story on all sides of the building. Additionally, Fire Department ground ladder capabilities are limited to a maximum reach of three stories. Therefore, additional access will be required to facilitate the set-up and operation of Fire Department aerial apparatus in order to accomplish rescue operations above the third story. In :Lieu of access roads on all sides of the building, the Fire Department would accept the following: BJ/:RPTJH.002 • 0 A. Full access on one complete side of the building, which includes provisions for aerial apparatus operations at strategic locations, and, b. Installation of a complete "Life Safety Support System" for high-rise occupancies. Response - Comments noted. The Specific Plan Amendment provides a general layout of the facilities. A more detailed site: plan will be submitted for review and comment as part of the Commercial Plot Plan Application. Comment - With respect to the conditions of approval regarding the above referenced document, the Fire Department recommends the following: 1. Provide access to the site per Uniform Fire Code Standards. "Turf Block" type of material shall not be used as the required all-weather hard surface for access roads. 2. applicant/Developer to purchase and equip a truck company (aerial apparatus) in accordance with Riverside County Fire Department and City of La Quinta standards. Apparatus to be placed in service prior to the start of construction of the Resort Hotel. BJ/RPTJH.002 • 0 3. Applicant/Developer to participate in an assessment district for financing operations, maintenance, and personnel costs for fire protection. 4. The required water system, including fire hydrants, to be installed prior to the start of construction or placing of any combustible materials on site. 5. Standpipes for Fire Department use during construction to be installed as per Uniform Fire Code and La Quinta Municipal Code. 6. A Fire Protection Plan shall be submitted by the Applicant/Developer to the Fire Department for approval. The approved plan shall be used by the contractor(s) for fire safety during construction. Response - Comments noted. Appropriate mitigation conditions will. be considered. 7. STATE OF CALIFORNIA DEPARTMENT OF TRANSPORTATION, DISTRICT 11 Comment - This supplemental traffic study for the revised resort village project indicates that project -specific traffic impacts to State Route 111 west of Jefferson Street will drop the Level of Service from "D10 to "E". The traffic mitigation measures, therefore, should include a "fair share" commitment - 10 - BJ /IRPTJH . 0 0 2 • 0 to add capacity to that highway. Our contact person for traffic information is Keith Barnes, Deputy District Director, Special Funded Projects, (619)238-3142. Response - Comment noted. Mitigation measures in this regard will, be recommended. 8. CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD, COLORADO RIVER BASIS REGION 7 73-271 Highway 111 Suite 21 Palm Desert, CA 92260 Comment - According to our review of the subject document and subsequent telephone conversations with Mr. Jerry Herman, City of La Quinta, we understand that the sewage generated from this project site would be treated at Coachella Valley Water District's sewage treatment facility. Therefore, this project should have no adverse effect on the quality of the waters in the Colorado River Basin Region. At this time, we have no comments to offer. Response - Comment noted. 9. JEROME & ININ BURNETT 82-261 Airport. Boulevard Thermal, CA 92274 BJ/RPTJH.002 0 0 Comment - We very strongly oppose granting Landmark Land Company's application for an amendment to increase the size of their proposed hotel from 600 to 1000 rooms and from four stories to six stories in height. Response - Comment noted. The current Specific Plan is approved for 650 hotel rooms. Comment - We live on Airport Boulevard near Monroe and are thus in a position to be adversely affected by such an increase in the scope of Landmark's building plans. Response - The hotel location is more than one-half mile wester-.y of the intersection of Airport Boulevard and Madison Street. Comment - We are extremely concerned by the effect of such a huge! demand on the local water table. We have had to deepen our well 40 feet since Landmark's PGA West was built. Response - The Coachella Valley Water District provides the water to PGA West. Two wells have been provided by the District to serve PGA West. Public water service is available on Airport Boulevard. Comment - In addition, the enormously increased traffic will cause air and noise pollution that will have its effect on the quality of life in this area. - 12 - BJ/:RPTJH.002 • Response - Major access to PGA West will be from Jefferson Street zo PGA West Boulevard. Some traffic will be generated on Airport Boulevard for those guests that fly into the Thermal Airport and then are transported to the hotel. 10. ALLEN AND RUTH APPLEGARTH 82-455 Avenue 65 Thermal, CA 92274 Comment - We represent Desert Lakeshore Homeowners Association, a 140-acre residential community in Section 11, T75{6), R7E, SBM. We are stating our vigorous opposition to an Amendment of the PGA West Specific Plan increasing the existing hotel -building approval from a 600-room, 4-story hotel for tourists to a 1,000 room, 6-story hotel for conventions. Our neighborhood may be able to tolerate the added traffic congestion and pollution, increased housing needs for service persons, visual disfigurement, and necessary disruption caused by the original hotel plan. The new proposal for a larger convention -type hotel is not acceptable in this part of the Coachella Valley. Response - Comments noted. The existing PGA West Specific Plan. is approved for 650 hotel rooms. The request is to increase the number of rooms to 1000 or 350 room increase and from four to six stories. The resort village is not increasing. The supplemental EIR address increases traffic. - 13 - BJ/RPTJH.002 0 This increase can be adequately mitigated. Desert Lakeshore Community is some four miles southeast of PGA West. Proposed Amendment will not directly affect this area. 11. BOB JONES 308 East Rustic Road Santa Monica, CA 90402 Comment - Approval of the Application would dramatically increase the automobile traffic to and from the hotel which would be attributable to the tremendous increase in the total number of hotel rooms and the re -orientation of the hotel from the extended vacation visitor to a more convention -oriented type operation. Response - The proposed Amendment is to increase the hotel from 650 rooms to 1000 rooms, and from four stories to six stories. The Supplemental EIR suggests traffic mitigation which will address the increased traffic. Comment - The increase by two-thirds (2/3) in the total number of hotel rooms will require an exponential increase in the total number of employees which will be required at the hotel and the change in hotel orientation to the convention -type visitor will contribute to the increased need for hotel employees. - 14 - BJ/RPTJH.002 • 0 Response - The requested Amendment will increase the number of hotel rooms from 650 to 1000 or 350 additional rooms. This represents an approximate one-third increase not two-thirds. The Hotel (1000 rooms) is anticipating employing 800 persons. Comment - The Amendment of the Specific Plan hotel approval will, due to the tremendous increase in the required employees at the :Hotel, result in an overwhelming increase in the number of cheap housing units that will need to be constructed in the City of La Quinta, which undoubtedly, as with the five hundred (500) plus apartment building proposed several years past, be situated in the Cove area for the convenience of Landmark Land Company, Inc. Response - The request will increase the anticipated number of employees by 280 (800 employees per 1000 rooms). Affordable housing can be found in the Cove area as well as Indio, Coachella, and the County area east of La Quinta. Comment - The foregoing matters will significantly increase traffic; primarily on Jefferson Street extending from PGA West to Interstate 10 but also increase the overall traffic burden on other City surface streets. Response - Traffic concern noted in the Supplemental EIR will be mitigated. - 15 - BJ/RPTJH.002 • 0 Comment - Increased noise and air pollution associated with the _Lncreased number of automobile trips of guests to and from the hotel and the increased number of employees required by the hotel facility. Response - The hotel site is situated within the interior of the PGA West project. Approximately three-quarter miles from public streets. The South Coast Air Quality Management District regulations requires employers of more than 100 employees to prepare and implement a Transportation Management Plan. The District has the review and approval responsibility for this plan. The basic purpose of this plan is to reduce emission from vehicle sources in the South Coast Air Basin. Comment - Significant visual pollution associated with the high-rise nature of the structure and the fact that the pad upon which it is being erected, particularly in relation to the elevation of the surrounding properties which are exclusively low -profile, rural/residential or resort/residential uses will appear to be much taller in its aesthetic effect. Response - The hotel location is more than one-half mile from any public street. Comment - The additional noise impacts which would be created by the approval of the Application in question would be felt by the entire area including the residents of PGA West who, in large part, are absent during this time of the year and are, in - 16 - BJ/F:PTJH. 002 • essence, being denied a real opportunity to respond and comment on the proposed change due to the timing selected by the developer for the public hearing phase relative to the Specific Plan Amendment. Response - The current approved Specific Plan identifies the same uses as proposed with the requested Amendment. The only difference is six stories rather than four and an additional 350 rooms. Comment - The proponent of the Application has failed to demonstrate the market need for this enormous convention hotel, which market studies should normally be required as part of a responsible Specific Plan Amendment review process. Response - The original Specific Plan was approved in 1984. This approval was subject to numerous public hearings. The plan was approved for 5000 residential units and a 650 room hotel with a resort village. The current request is to amend this approval to add 350 additional rooms. The need for this amendment to prepare a market analysis was not justified given the past approval. Comment - There are significant regional impacts, including but not limited to, traffic, :noise, air and visual pollution which will affect the entire region which would be associated with. the near doubling in size of what already represented the approval of the largest hotel in the La Quinta area. - 17 - BJ/RPTJH.002 • 0 Response - The request represents a one-third increase in hotel rooms. Comment - Construction of a high-rise hotel in the area proposed by the developer will undercut the property values through the correlative necessity of the construction of cheap housing which would be required for the legions of employees needed by a convention hotel operation of that size and because of the inconsistency in lifestyle between a convention hotel and a more sedate, rural atmosphere that has drawn people to the area rather than the hustle and bustle of more congested areas of the Coachella Valley which can be found in the communities to the west of the City of La Quinta. Response - Comment noted. Comment - The lifestyle and quality of life of the citizens of La Quinta is being choked out by the greed, avarice and overreaching efforts of the Landmark Land Company, Inc. machine. I only hope that the Landmark Land Company, Inc. machine is not in fact a Landmark Land Company, Inc./City of La Quinta coalition. Unfortunately, the Coachella Valley community, including your neighboring cities, view La Quinta as a "company town and wholly -owned subsidiary of Landmark". Use this opportunity to prove them wrong! Response - Comment noted. BJ/RPTJH.002 • 0 Comment - Project more appropriate in the vicinity of Interstate 10 where traffic flows can be accommodated and will benefit the entire Coachella Valley. Response - Comment noted. Comment - We see the Application for expansion of the hotel approval at PGA West as part of an on -going growth conspiracy and -the timing of this Application - both by the scheduled public comment phase in July and on the heels of the recent commencement of the expansion of the La Quinta Hotel - representing a very disturbing trend. The citizens of the City of La Quinta residing in the Cove area should not, for one moment, believe that this project does not impact them. The five hundred (500) to six hundred (600) low-cost apartment project, which was railroaded through a few years ago will seem like a mere dot on the horizon compared with the overwhelming need for cheap apartments and housing which will be generated by the approval of this convention hotel monster. In addition, the City of La Quinta should very carefully consider the fact that there are already too many hotels in the Coachella Valley and be advised to carefully consider the possibility that the hotel in question could become a white elephant, a monument and detriment to future, positive development in the City of La Quinta. - 19 - BJ/R.PTJH.002 • 0 You should keep in mind that the developer planning this colossal hotel project lost more than Fifty Million Dollars ($50,000,000) during 1987. How much confidence should the City place in this developer's judgement? Based on the foregoing, we demand that you require full-blown environmental impact report as opposed to any form of negative declaration. In addition, we ask that you take steps to preserve the rural atmosphere of the City of La Quinta and we ask that you carefully consider what affect this hotel will have on the City of La Quinta from the standpoint of spawning tomorrow's slums as well as potentially increasing other ill-conceived hotel projects which, because of lack of market feasibility, may result in tremendous pressure for extraordinary measures such as the legalization of wide-open casino gambling. One need not look further than Washington Street between Interstate 10 and Palm Desert Country Club to see how cheap housing requirements will affect the La Quinta Cove area in an accelerated fashion if hotel projects such as the one contemplated are approved. At a minimum, we believe that the original Specific Plan approval should be carefully re-examined to determine any improprieties that may have existed in that process. In addition, we think that each and every question raised herein as well as innumerable other questions which we are certain will be raised by the residents of the PGA West area - provided they are given proper notice of this, Application and a reasonable opportunity to be heard - needi to be fully considered and that the same should be delayed - 20 - BJ /b.PTJH . 0 0 2 until the winter of 1988-89 so that our seasonal residents may have an opportunity to comment on this project. In addition, each resident of the City should be given copies of specifications, renderings and environmental impact report. Legal requirements of notice are inadequate due to monstrous size of project. If the developer and/or the City of La Quinta are unwilling to behave in a fair and reasonable manner and undertake a full and complete examination of this proposed high-rise hotel and to extend the public comment phase well into the winter season so that the residents of PGA West as well as other residents of the City of La Quinta might have a reasonable opportunity to comment, please be advised that we are ;prepared to expend amply amounts of time and money to fight each and every aspect of this hotel project and to protect our interests both in and out of the courtroom. Response - An EIR was prepared and certified by the City Council for the original PGA West Specific Plan. A Supplemental EIR focused on Traffic impacts was prepared for the Amendment. Mitigation measures will be recommended. The noticing requirements provide for public hearing notices be sent to property owners within 300 feet of the exterior boundary of PGA West, and published in the newspaper. In addition, notices have been sent to property owners within 1/2-mile of the project. Comments both written and oral may be given prior to or at the hearings. The Specific Plan Amendment will be considered at a minimum of two public hearings (one - 21 - BJ/R.PTJH.002 • 0 before the Planning Commission and one before the City Council); prior to any action being taken. No Comments were received from the following agencies and Depa:rtmants: 1. Southern California Gas 2. Community Safety Department, City of La Quinta 3. Planning and Development Department - Building Division, City of La Quinta - 22 - BJ/R.PTJH.002 • 0 °+ N W F .a) z 0 CO') 0 U ;, c W a o E'y 'a O° r .. o N Z W 7 p ti iy C N A N 'E pp y oa�'�' a) u C'� Al (7 d'n b0 Q rNi h OM °o vNi ��QCQ V V 0- Q� fA S7 C. 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J V W W V '� 6 L •- N t 3 t U N L 'r- 01 G i w L C O w W > C y 4-• C O V+ pp E N V- 0! O COO .� 9 L to •.- L^ J Y C '� V 4- OI Ul •.- L O V ro L Y YOl w V• OJ O L L c V- O N L V- V- O N> O U 3 u 3 Y -x S Q M. O In 3 d p ^J J d V O U w .� ro N Ol .� C .r YI •7 L d ro^ L N 3 � p, N ro L L V C C! V W Y W E L Q C It \t3 1 Pump b 40' I. 11 t II - 11 A�--rrJ /x� 9 3725 J \�� U _ _ _ \\� It II \• \� // _il1 ��J a II II r,It 7 AV NUE II n 54 �S �L% A`1�A\�V�1' ��''-=_• ri'� � 1V � I �___________�___-- ° it v0 =�_ a II J "X/ II li 12 n I AVENUE !i6 i 3722 rr'-r I I 0 y ............. -THE SITE i 11 \ - 11 AVENUE 2I PI. 2§`Pit�l �v�'A i� �V`28 11I 7'30" 4[t O .—MOR_GEOLOGICAL SURVEY RESTON V.RGIN'—1650-3a"37'30" �00m DESERT MAP SHOP 7"12 HU1(Y. 111 ROAD CLASSIFICATION PALM DESERT, CA 922W Heavy-duty_._ Ught-duty (619) 346.1101 Medium•duty—® Unimproved dirt m.=veme=R 0 Interstate Route O State Route CALIF LA QUINTA, CALIF. QUADRANGLELOCAMON NE/4 PALM DESERT 15'GUADRANOLE N3337.5—W 11615/7.5 1959 PHOTOREVISED 1980 DMA 2751 IIl NE -SERIES V895 "IN dop; C� .'cE�:i:eG rEt -d LS, cSS eSSMelitS EnQ CaSCS fcr rvr, Wez-Z. Supplemental Archaeological assessment Traffic Impact Report Specific Plan No. 83-002 (Council Resolution 84-31) General Plan Amendment No. 84-002 (Council Resolution 84-29) Change of Zone 84-007 (Council Ordinance No. 55) The original EIR was certified by the City Council on May 1, 1984 (Council Resolution 84-26). The original Environmental Impact Report was determined to be relevant with the exception of the traffic information. Therefore, a supplemental traffic study was prepared to update the 1983 traffic impact report by evaluating the amendment relating tc= 1. Traffic loads and levels of service. 2. Regional traffic forecasts contained in the Coachella Valley Area Transportation Study. 3. Identification of any additional mitigation measures beyond those contained in the original EIR. BJT/RPTJH. 0 �^. 1 r DEVELOPMENT REVIEW CITY OF LA ®UINTA COMMITTEE REQUEST 78-105Celle Estado P.O. Box 1504 FOR COMMENT La Quinta, CA 92252 PLANNING DIVISION PHONE: (619) 564-2246 meow DATE (r, S. Soil. Public Works �� Palm Desert Disposal Conservation To: - Fire Marshal Agriculture Commission Service Community Safety Dept. Sunline Transit - Building Division Y Caltrans (Dist. 11) S. Dept.. Of CVWD F1S11- City of Indian Wells Imperial Irrigation District *_ Cit of Indio y & Wildlife _ Southern California Edison City of Ili, Southern California Gas Riverside County: ureau of Land Mgmt.= Chamber of Commerce Planning _ Parks Dept. City Manager Env. Health USUSD Sheriff . V . A. G. _ CVUSD= Road Dept. Property_ General Telephone tate Clearing House Owners Association SUBJECT: Findings and Conditions concerning subject project in compliance with the California Environmental Quality Act. PROJECT NAME/TITLE __ Gt •n' CEO dt PROJECT LOCATION P , r► CITY CASE NO. AEEA - f? _0 8 Z The City of La Quinta Development Review Committee is conducting an initial environmental study pursuant to the California Environmental Quality Act (CEQA) for the above referenced project. Attached is the initial information form prepared by the project proponent and other related project materials. Your comments are requested with respect to: 1. Physical impacts the project presents on public resources, facilities, and/or services; 2. Physical impacts and possible effects on the environment resulting in project development; 3. Recommended conditions; 1) that you or your agency believe would mitigate any potential adverse effects; 2) or should apply to the project design; 3) or improvements to satisfy other regulations and concerns which your agency is responsible; and 4. If you find that the identified impacts will have significant adverse effects on the environment which cannot be avoided through conditions, please recommend the scope and focus of additional study(ies) which may be helpful. Please send your response by or bring your response to the DEVELOPMENT REVIEW COMMITTEE meeting scheduled for: ��jj p Date: � U�.�t.� c; G' , ( i pO 13 Time. at La Quinta City Hall. Comments made by Date Title Agency/Division Phone No. �1FIE1) • 0 Cli ��\�I//j``s. z° Desert Sands Unified School District rn RANCHO DUNES o 82-879 Highway 111 • Indio, California 92201-5678 • (619) 347-8631 Ra,NCHO MIRAGE _ 8 Y INDIAN WELLS y 'ALM DESERT ,y s LA OUINTA w� June 16, 1988 1'7 IN D10 L� Mr.. Jerry Herman, Principal Planner City of LaQuinta P. 0. Box 1504 LaQuinta, Ca. 92253 RE: Comments on Specific Plan #83-002, Amendment #1, Your Case #EA-88-087 (PGA West) Dear Jerry: As you are aware, PGA West Specific Plan entered into an agreement with Desert Sands Unified School District for school impact fees. The agreement calls for $628.00 per unit, as opposed to the $1.50 (soon to be $1.53) a square foot for residential. The agreement only covers residential development under the Specific Plan and this commerical project will be subject to the $.25 a square foot charged for commercial development. If you have any questions, please feel free to give me a call. Sincerely, tucia Moran, Assistant Facilities Planning and Development LM:es Attachment �DEVELOPMENT' REMW-I •��n�„ ti., ;..t w , , . , , r � � � r � �.: _ .: r • P.O. .�� BOz 1504.. FOR COMMENT La Quints, CA 822S pm- -MONUMOMM� L PLANNING DIVISION PHONE: (6 f 8) 564-2246 DATE & — 8 — S E S. S e it Public Works Palm Desert Disposal Conservatitn —_ Fire Marshal Agriculture Commission Service Community Safety Dept. Sunlite Transit r Building Division Caltrans (Dist. 11) S Dept. of Fish CV D City cf Indian yells . Imperial Irrigation District City of Indic & �oilclife Southern California Edison City of Southern California Gas Riverside County: ur�� o f wand "igmt.— Chamber of Commerce Fanning Parrs DeT't . — City Kanag¢r Irv. Healir _ LSLSD =`eriff . '. �. G. _ C<L'SD ft.ad Dept. •- CFET'V GELEr81 Telaphc,r ta_e C? ear_._s house SLoJECT: Findings and Conditions concerning subject project in compliance with the Ca.ifcrr.:a Envirommental Quality Act. PFJJEC. NAKE /T7' E a 'G i��iLl ft f3 �� -GG: FR:;JECT LOCAT.ON P A 1E+s:t• -- Mo r% �4, i 6 t'�s CITY CASE N:�. Le / 98 —0 B 7 The City of La Quinta Development Review Corr ittee is conducting an_ initial environmental study pursuant to the California Envirorrnental Quality Act (CEQA) for the above referenced project. Attached is the initial information form prepared by the project proponent and other related project materials. Your comments are requested with respect to: 1. Physical impacts the project presents cn pr.'lic reso:rces, facilities, and/cr services; 2. Physical impacts and possible effects cn t-:e envircrL:.ent resulting in project development; 3. Recommended conditions; 1) that you or your agency believe would :,; .• ,�� mitigate any potential adverse effects; 2) or should apply to the project design; 3) or improvements tc satisfy other regulations and concerns which your agency is responsi.-,le; and 4. If yc� find that the identified impacts will have significant adverse effects on the environment which cannct be avoided through conditions, please recommend the scope and focus of additional study(ies) which may be helpfrl. Please send your response by or brim your response to the DEVELOPMEN. R-'r'':EN COMMITTEE meeting scheduled for: � u�.�t � Date: � c�, t iCt Time: c at La Quinta City Hall. Comments made by f - _Date Title". ,; ?, s Agency/Division t.> Phone No. "' � �1 , ; , Jr'wATER • 0 N .vl8 n5 ,. ;a11c A0!-r:1 STRIC 'O::T O` O:- 'ic;f iC50 r"(')A(1HF1.-k ^A,! F,)PNIA 92236 "U _-P`:ONE JIH C O.tS „- -,(' SAY 6. O:'I)rl IIU'„IivOXAS PII'SIDtn. THG'vAS - I WY,GL Nt- 7/M —AW,CI I C - I f I E COIJ'! 4AS,,/IGL PHESIU' N I Hi 'I`,AHiJI ;U JOI 1,.'P01N_II KI-I- H H. AINSNOHI 11' ASSISIAv, �' )OHO IiYIv; NICHOIS H, DV`A iN� A'VUSII i�1'i A 0VS THI- MORE J I-ISF June 27, 1988 Planning Commission City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: File? 0163.1 Subject: Specific Plan 83--002, Portion of Sections 16, 21 and 22, Township 6 South, Range 7 East, Sar_ Bernardino Meridian This area :is protected from stormwater flows by a system of channels and dikes, and may be considered safe from stormwater flows except in rare instances. The District will furnish domestic waiter and sanitatier 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 charge. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella galley Water District for review. This review is for ensuring efficient water management,. The area is within Improvement District No. 1 of the Coachella Valley Water District for irrigation water service. Water from the Coachella Canal is available to the area. The developer shall use this water for golf course and landscape irrigation. If you have any questions please call Bob Meleg, Stormwater Engineer. Yours very truly, Tom Levy General Manager -Chief Engineer CS:il cc: Dan Park Riverside County Department of ?ublic Health, Indic -TRUE CONSERVATION USE WATER VASELY MOM FROM: • 0 ceit,l 4 4 Q" , - MEMORANDUM Planning and Development Frank Reynolds, Director of Public Works/City Engineer DATE: July 13, 1988 SUBJECT: PGA West Hotel Expansion The bottom line of the traffic study seems to be that in the year 2003 there are going to be several problems that will require mitigation. Recognizing that those problems will not suddenly appear the moment Guy Lombardo strikes up the band at midnight, January 1, 2003, some program should be established to monitor traffic conditions as they develop. An attempt to do this was made in connection with previous conditions imposed on the PGA West development, but apparently due to the ambiguities involved therein, nothing really has happened. In those cases, the triggering of suggested monitoring programs was tied to the issuance of building permits. However, there was no clear definition of who was going to pay for the required traffic studies. BSI assumed that the City would cause those studies to be conducted, and in October of 1986 submitted a proposal to do a study for $1,700. This apparently started as the result of a memorandum to Larry Stevens from Gary Price, in which it was cited that the prescribed number of building permits had been exceeded. The decision by the City Manager was to hold off on this until a new City Engineer was selected. I looked into this after I came aboard, and by visual inspection it was my opinion that a traffic study was not yet warranted. A year later I haven't seen enough change to justify a study. Perhaps another tack may be worthy of consideration. It is suggested that we proceed on a basis similar to that used in connection with the La Quinta Hotel expansion. In that case we conditioned Landmark to conduct a traffic survey one year after the: opening of the expanded hotel. We further set forth that should the results of that study show that signals were warranted, the developer would pay for its share of the u C� PLANNING AND DEVELOPMENT JULN'' 13, 198 PAGE: 2 signals. We required letters of credit to insure that those two events would occur. The conditions further provided that in the event the developer's traffic study showed that signal warrants were: not met, the city would conduct warrant studies annually for a specified number of years, and if at any point during that time warrants were met, the developer would participate in the cost of: signalization. In the previous conditions on PGA West, the manner of financing was rather vague. In order to clear that up I would suggest that if signal warrants are met at 54th and Jefferson, the sole reason for the foreseeable future would be the PGA West develo-pment. Therefore, they should pay the entire cost of the signal, with perhaps a reimbursement agreement tied to the undeveloped properties in the north side of 54th. Other intersections and street improvements possibly can be dealt with on -the basis of projections of impact shown in the current PGA West Hotel Expansion Study. FR/lmm engplan.pga J • • OFFICE OF THE ROAD COMMISSIONER AND COUNTY SURVEYOR COUNTY OF RIVERSIDE LeRoy D. Smoot County Administrative Center Road Commissioner and 4080 Lemon Street, 8th Floor County Surveyor P.O. Box 1090 Riverside, CA 92502 (714) 787-6554 July 13, 1988 City of La Quinta Planning and Development Department P.O. Box 1504 La Quinta, CA 92253 RE: Dear Sirs: PGA West Hotel Expansion (Traffic Study) We have reviewed the traffic study for the project referenced above. The traffic study failed to identify that Jefferson Street north of 52nd Avenue will provide a Level of Service (LOS) "E" not LOS "C";and Jefferson south of 52nd Avenue will provide a LOS "F" not a LOS "D" as indicated on Table 3-11 on page 3-19. State Route 111 west and east of Jefferson Street will provide a LOS "F" not a LOS "E" as indicated on Table 3-10 on page 3-16. Based on our review of this proposal, it is recommended that the following consideration be given with regard to conditions of approval. In order to reduce the travel demands on Jefferson Street and to improve operations beyond the LOS "F" that is projected, the project proponent should develop a mechanism for the construction of and participate at a fair share level in the improvement of Madison Street to Indio Boulevard north of the project. Madison Street is an arterial highway on the General Plan. In addition, the analysis indicates that State Route 111 west and east of Jefferson street will provide a LOS "F" in the future. It is therefore recommended that State Route 111 shall be reclassified as a 6 lane urban arterial on the General Plan in order to provide a LOS "C". Sincerely, John Johnson Associate Planner JJ:AE:lg VER.S11-3E cool" NT,1,. 31.S FIN,-11;jl sliERZ F. City of La Quinta Planning Department 78-105 Calle Estado P.O. Box 1504 La Quinta CA 92253 Dear Sir: Sheriff 46-057 OASIS S7'F,F.I] I' * IK7E)I0, CA 92201 w (619) 342-8800 July 20, 1988 City Case No. EA-88-087 Reference the above case, the Sheriff's Department has the following comments. The population (visitors and employees) at this resort could rise to 6,000 people or more at any given time. The problems typical of such a project, along with increased traffic loads inside and outside of the project will have an impact on calls for service of all types. Locally we may estimate that this project will generate 200 to 250 calls for police service per year, 30% of which will require continued investigation. During the construction of the development there will be a need for preventive patrol to decrease opportunity for theft of equipment and materials. An alarm system should be considered for all buildings on site and the system should have the capability of identifying the violated building. Address numbers should be at least 6" high and placed on contrasting background. Address numbers should be located where they are easily seen from the street. This will help in reducing response time by emergency vehicles. According to the plan, parking areas will have many trees and shrubs. We recommend that all trees be trimmed as high as possible and shrubbery be trimmed close to the ground. Security lighting should be provided for the project, both during construction and for completion. The use of lighting at night, and the trimming of trees and shrubbery in this manner will lessen the opportunity for crimes to be committed. We appreciate the opportunity for plan review before construction. gt Sincerely, COIS BYRD, SHERIFF (--Jacob Bowser, Lieutenant Indio Station .Maiiing, A,rldress: I'.0. Box FFFF, India, CA 92201 R'.NERSIDE COUNTY ]FIRE DEPARTMENT IN COOPERATION WITH THE T�I'c�umT:, J CALIFORNIA DEPARTMENT OF FORESTRY din RIVERSI.�E ,'r:,�/ / AND FIRE PROTECTION RAY HEBRARD FIRE CHIEF July 28, 1988 Planning & Engineerin, Office 46-209 Oasis Street, Suite 405 Indic, CA 92201 (619) 342-8885 To: City of La Quinta Planning Division>' a u• Re: Specific Plan #83-002 Amended #1 Planning & Engineering Office 4080 I[smon Street, Suite I IL Riverside, CA 92501 (714) 787-6606 Present design of the Resort Hotel does not meet the Uniform Fire Code requirements for fire apparatus access roads. The Fire Department recommends that the project not be approved until a site plan is submitted that complies with the access require- ments of t':ze Uniform Fire Code. The Uniform Fire Code requires that a fire apparatus access road shall be provided within 150 feet of the exterior walls of the first story on all sides of the building. Additionally, Fire Department ground ladder capabilities are limited to a maximum reach of three stories. Therefore, additional access will be required to facilitate the set-up and operation of Fire Department aerial apparatus in order to accomplish rescue operations above the third story. In lieu of access roads on all sides of the building, the Fire Department would accept the following: A. Full access on one complete side of the building, which includes provisions for aerial apparatus operations at strategic locations, and, B. Installation of a complete "Life Safety Support System10 for high-rise occupancies. With respect to the conditions of approval regarding the above referenced document, the Fire Department recommends the following: (1) Provide access to the site per Uniform Fire Code Standards. 1tTurf Block" type of material shall not be used as the required all-weather hard surface for access roads. (2) Applicant/Developer to purchase and equip a truck company (aerial apparatus) in accordance with Riverside County Fire Department and City of La Quinta standards. Apparatus to be placed in service prior to the start of construction of the Resort Hotel. (3) Applicant/Developer to participate in an assessment district for financing operations, maintenance, and personnel costs for fire protection. (4) The required water system, including fire hydrants, to be installed prior to the start of construction or placing of any combustible materials on site. City of La Quinta Planning Division Re: Spec„ Plan #83-002 Amd. #1 7/28/88 Page 2. (5) Standpipes for Fire Deaprtment use during construction to be installed as per Uniform Fire Code and La Quinta Municipal Code. (6) A Fire Protection Plan shall be submitted by the Applicant/Developer to the Fire Department for approval. The approved plan shall be used by the contractor(s) for fire safety during construction. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering Staff. Sincerely, RAY REGIS Chief Fire Department Planner By Dennis D. Dawson Deputy Fire Marshal to OF CALIFCRNIA--OFFICE OF THE GCVERNOR ® GEORGE DEUKMEJIAN, Govern, FILE OF PLANNING AND RESEARCH ,yam TENTH STREET AMENTO, CA 95814 July 29, 1988 Jerry Herman La Quinta Planning & Development 78-105 Calle Estado La Quinta, CA 92253 Sabjec:t: Specific Plan #83-002 Amendment #1 SCH# 88061302 Dear Mr. Herman: The State Clearinghouse submitted the above named draft Environmental Impact Report: (EIR) to selected state agencies for review. The review period is closed and the comments of the individual agency(ies) is(are) enclosed. Also, on the enclosed Notice of Completion, the Clearinghouse has checked which agencies have commented. Please review the Notice of Completion to ensure: that your comment package is complete. If the package is not in order, please notify the State Clearinghouse immediately. Your eight digit State Clearinghouse number should be used so that we may reply promptly. Please note that recent legislation requires that a responsible agency or other public agency shall only make substantive comments on a project which are within the area of the agency's expertise or which relate to activities which that agency must carry out or approve. (AB 2583, Ch. 1514, Stats. 1984. ) These comments are forwarded for your use in preparing your final EIR. If you reed more information or clarification, we suggest you contact the commenting agency at your earliest convenience. Please contact John Keene at 916/445-0613 if you have any questions regarding the environmental review process. Sincerely, David C. Nunenkamp Chief Office of Permit assistance Enclosures cc: Resources Agency -,. l • 0 A•. . r u=­� .♦ !.._ r-_ . au...... s '_-. _� 9.:.. - 9.0 K__ KA= 0P !1M= am 999Vf> wm =MW 996Numnl{. 1 188061302 1. Pw,.,t Tltler Specific Plan #83-002 Amendment #1 (PGA West) 2, ram,4 yt La Ninta Planning & Dev. lepomi.,.., Jerry Herman 3� sty aaso._, 7R-1 OS rAllp F.ctadn 96. a4.. La Ouinta x, ®fty. Riverside 3d. 31P, 92253 3.. Pam, 619-564-2246 1, a047 Riverside y, C ft/O .iit La Quinta .e 9n.9.. .$gfte.ltN None assign%jjj 16 & 21 %W 6 So. P-M 7 East se. ta..e 6tr.aate_ PGA West Blvd. a � �,� gut* air-ow- Neer- All America G. 9Ltmt 2 mum. e. my a L Ywo .:. -A d. ,e0 Cana 1 7. L i 9. ) � sm al. Metal rim ¢Ate M. _yeide*AA1, WAta AQ- Ol. _SOP 06. ___VZ 0. Je. 0. Jit[iat sq. PC- 02. _.-piclP Cs 07. --JDC W. _QM ­a a Pi- 11vwdl.t ➢C"NL_ ftigw 03. _A.9 P 09. Jd7o 04. - 4r PLn 03. /^­e1/1. 9g. R 04. ,astt = ns. Beek- Awor..� y_F�n+�n�eton �• , cltir Piet 04. 9Q. rt.- 0. = Chi. 9m al, 0/. _am it7 PLO Am" 8 3 0 6 2 9 2 2 , v, �y06. teeter "ciatir Na ID2L 09. --A- aa. g.,®runm, ypt- N.ae O9. ,7m 11. _IIs 10. ---;"AOlvLia. 02. einim, wrrt (sOdtvlalm, Aral 10. __jam 12. __jA Np. Ea.x )up. Tw.. lAtta 1M U. __0N Pe -it 0. JA.t. rmo. tt v++. 13. free O .~t 12. see 06et Pico 10. _ = MLtad U. __A1 o.m n. _,Mad p ft. M u X r, Hotel - 1000 Units 33. 65 u. iAi.>dOLCY00D Unknown ss. 19.---Awtic VJtte.. a. MnUfW Ol. �mel,etiyVLeal 0. _-A_ft. t-U- . U. e� a4•eh' 26. tftw NSP4 02. _j4dCXA m1 L d w. eetmiyOptNic D. 25. i-�•!s�• 0. _Air potlity 10. _lm/a-un 9..- is. _,ml aus m 26. _tlldlite 0{. lresue7mioel/9fetnri.el 11. _JnmraL 19. --A.Ud Nt 27. ce.et LdCtu9 06. Cama1 3- 12. ----WA- 20. i>®Offfie I�den 06. ___A®tc 33. Elie BNtiae a. 2 1 M ftl4Clradatlet 29. -A-Lat- Oft.es V. ___Tim V ud 16. n. NOPt1a_ 30. - 33. JMMM (qq-) Feftwl 9 ab 9 Steal i-0 U. Temporary golf club house/vacant 33. t Amendment to Specific Plan to increase Hotel size from 650 to 1000 units, and add 1 golf course within PGA West. CL RI GHC' COVTACT: JOHN r.:.E: W/C N C W/C N/C o REGL 'WQC3_Z ) �fZ 916/445-0613 p RESOURCES s CALTRANS N/Z_ STATE REVIEW BEGAN: b -�y- o CONSERVATION dl DEPT TRANS PLANNING NJi{1 PiC DEPT. REVIEW TO AGENCY: FISH & GAME i.�Y aCa7R�-'D-�9 AGENCY REVIEW TO SCH: 7 2 7 o DEPT WATER RESOURCES 00$iN6 S79%EV A HEALTH SERVICES SCH COMPLIANCE: g '�w09e TIS / o PARKS & REC / OHP'Air (Resources:- � '"" �tEC'iitu��r'QJ1 l�5"'CpPp(T"�' `'4LA` �SC`ihi0u WkSi� ADt7_RiR3; ***Please return this form with T REFFONT kE'?L:_CY any comments. 'STAL''CONSERYRt \�/ �/a1QriD GIYhRF9F1 lr QE,pty ,Revised 1/87) L;::..�,.�oeat�!s�•,,�•.r,�.ea.•at.®sue-^=••�•:., :e,a:�;*s.�.s �-ti:�.'�r ,:^^.^�.°z A.xsraGPeuss�u.. I STATF CLEARINGHOUSE ATTENTION KEITH 12% District 11 DEPARTMENT OP TRANSPORTATION Dust, 1%,unsportaticin cmd Haw,Ong Agency Date , JUly 26, 1984 ail® flee.: ,-Cq: Supplemental Traffic study for Fr7A W!Vtr AM V4961392 MQ.029221- This supplemental traffic study for the revised resort village project indicates that projoct-specific traffic impacts to State Route 111 west of Jefferson Street will drop the level of service fr0M D to H. The traffic mitigation noxcurou, thorofora, Ghoulcl include a "fair share" 0ormitment to add capacity to that highway. Our asntact person for traffic inforn&tjoll ij� Y",LLlk barnamp Deplity Diptrint. Dirtantinr, Apprliil Funded Projoartz, (619)238-3142. CHESHIRE, Chief Environnental Planning Branch M 0 .0 Yq, 0 0 E OF CALIFORNIA GEORGE t3n^—nor IFORNIA REGIONAL MIATER QUALITY coNrROL BOARD GRADO RIVER BASIN 9 REGiON 7 71 MIGMWAY 111, SUITE 21 k DESERT, CALIFORNIA 92260 1* (619) 3467491 Ji--J-y 26, 1988 t a L (-2 - I Clearin-liouse I 'JY) j'cll 11 SL r ui., L 14,t jill a-r'111)C11Lk)' C;t. .1 w6 L Attn: Mr. John Keene Specific Plan ",'33-002, AmendrrienL !11. State Clearir.--Iiouse No.58061302 Accord:no ino to our review of the subject document and subsenuent tcle ' )11011c' Li conver"'i'tion with ',Ir. Jerry lierman, City of La Quinta, we uner-tand tliat ,i-10 sewage ge-Lieratec: Trom this project site would be treated it Coachella Valley !later DistricC6 sewage treatment facility. Therefore, this pro-ject should have no adverse effect on the quality of the eaters in the Colorado River Basin Region. At this time, we have no comments to offer. if you have any quostions, please contact me at (619)346-7491. SIIASI KIMAR :� ta f f En),,, i n e P r S',,'-/ci 0 • 32-AEI airport ''1vd Thertral, C71 92274 T�tly 20, 1983 'e very stron-lv oppose :-rantin- L,ancl-ar'c li- nd Company's a.rnli-cation for nn nriendment to increase thn size of their TironoseO hotel fror- h00 to 1000 room and `r-nm four stories to ,ix stor _es in I-ei• ht. ,e live nn 'irrort lvd., r.enr " onr�)a Inc' r-e t'7iis in a ros4-tion to ire adversely effected ')4' .qucl- -gin increase in t!! -icone of r,Ui_1-rli.,7 ,e are extremely concerned by the effect of such a hu.;e demand on the local water table. ;e have had to deepen our well 40 feet since Landr. arks s P" A test was built. �n aedition, the enorriotinll, increnser' tr-sffi_c rill cruse stir and noise nol.lution that trill have its effect on the c7u-7.-i"tv o f life in t-'-iis • rn-� , I,s 7)erhn-,s n futur,� (_•.err•: Of La -re it ,e you to deny s in-olicnti wt, incerely, r' Jerome ". urnett ?nin :.urnett • is To the City of La Quintal City Manager, Mayor, Planning Commission, Planning Department July 19, 1988 We represent Desert Lakeshore Homeowners Association, a 140-acre residential community in Section 11, T75, R7E, SBM. We are stating our vigorous opposition to an amendment of the P.G.A. West Specific Plan increasing the existing hotel -building approval from a 600-room, 4-storey hotel for tourists to a 1,000-room, 6-storey hotel for conventions. Our neighborhood may be axle to tolerate the added traffic congestion and pollution, increased housing needs for service persons, visual dis- figurement, and necessary disruption caused by the original hotel plan. The new proposal for a larger convention -type hotel is not acceptable in this part of the Coachella Valley. We hope you will be responsive to our views. Allen and Ruth Applegarth jf p/., 82-455 Aveni* 5 ! Thermal, CA. 92274 • 0 July 19, 1988 Mayor City Council City Manager Planning Commission Planning Department City of La Quinta 78105 Calle Estado La Quinta, California 92253 Re: Proposed Amendment of PGA West Specific Plan Gentlemen: I am writing to you regarding the Application of Landmark Land Company, Inc. seeking the amendment of the PGA West Specific Plan to increase the size and heigth of the approved hotel site from the present six hundred (600) room, four (4) story hotel to a one thousand (1,000) room, six (6) story hotel. Please be advised that the undersigned is the owner of several parcels of property located within the Sphere of Influence of the City of La Quinta and that I am writing to you on behalf of Myself, as well as, I am certain, other persons owning property within the existing City limits of the City of La Quinta and/or in areas adjacent to the City of La Quinta. Our opposition to the Application for Amendment of the PGA West Specific Plan is based on, but not necessarily limited to, the following reasons: • 40 City Officials of the City of La Quinta July 19, 1988 Page Two 1. Approval of the Application would dramatically increase the automobile traffic to and from the hotel which would be attributable to the tremendous increase in the total number of hotel rooms and the re -orientation of the hotel from the extended vacation visitor to a more convention -oriented type operation; 2. The increase by two-thirds (2/3) in the total number of hotel rooms will require an exponential increase in the total number of employees which will be required at the hotel and the change in hotel orientation to the convention -type visitor will contribute to the increased need for hotel employees; 3. The Amendment of the Specific Plan hotel approval will, due to the tremendous increase in the required employees at the hotel, result in an overwhelming increase in the number of cheap housing units that will need to be constructed in the City of La Quinta, which undoubtedly, as with the five hundred (500) plus apartment building proposed several years past, be situated in the CovE� area for the convenience of Landmark Land Company, Inc.; 4. The foregoing matters will significantly increase traffic; primarily on Jefferson Street extending from PGA West to Interstate 10 but also increase the overall traffic burden on other City surface streets; 5.. Increased noise and air pollution associated with the increased number of automobile trips of guests to and from the hotel and the increased number of employees required by the hotel facility; 6. Significant visual pollution associated with the high-rise nature of the structure and the fact that the pad upon which it is being erected, particularly in relation to the elevation of the surrounding properties which are exclusively low - profile, rural/residential or resort/residential uses will appear to be much taller in its aesthetic effect; 7. The additional noise impacts which would be created by the approval of the Application in question would be felt by the entire area including the residents of PGA West who, in large part, are absent during this time of the year and are, in essence, being denied a real opportunity to respond and comment on the proposed change due to the timing selected by the developer for the pu'olic hearing phase relative to the Specific Plan Amendment; City Officials of the City of La Quinta July 101, 1988 Page Three 8. The proponent of the Application has failed to demonstrate the market need for this enormous convention hotel, which market studies should normally be required as part of a responsible Specific Plan Amendment review process; 9. There are significant regional impacts, including but not limited to, traffic, noise, air and visual pollution which will. affect the entire region which would be associated with the near doubling in size of what already represented the approval of the largest hotel in the La Quinta area; 10. Construction of a high-rise hotel in the area proposed by the developer will undercut the property values through the correlative necessity of the construction of cheap housing which would be required for the legions of employees needed by a convention hotel operation of that size and because of the inconsistency in lifestyle between a convention hotel and a more sedate, rural atmosphere that has drawn people to the area rather than the hustle and bustle of more congested areas of the Coachella Valley which can be found in the communities to the west of the City of La Quinta; 11. The lifestyle and quality of life of the citizens of La Quinta is being choked out by the greed, avarice and over- reaching efforts of the Landmark Land Company, Inc. machine. I only hope that the Landmark Land Company, Inc. machine is not in fact a Landmark Land Company, Inc./City of La Quinta coalition. Unfortunately, the Coachella Valley community, including your neighboring cities, view La Quinta as a "company town and wholly -owned subsidiary of Landmark". Use this opportunity to prove them wrong! 12. Project more appropriate in the vicinity of Interstate 10 where traffic flows can be accommodated and will benefit the entire Coachella Valley. We see the Application for expansion of the hotel approval at PGA West as part of an on -going growth conspiracy and the timing of this Application - both by the scheduled public comment phase in July and on the heels of the recent commencement of the expansion of the La Quinta Hotel - representing a very disturbing trend. The citizens of the City of La Quinta residing in the Cove area should not, for one moment, believe that this project does not impact them. The five hundred (500) to six hundred (600) low-cost apartment project, which was railroaded through a few years ago will seem like a mere dot on the horizon compared with the overwhelming need for cheap apartments and housing which will be generated by the approval of this convention hotel monster. City Officials of the City of La Quinta July 19, 1988 Page Four In addition, the City of La Quinta should very carefully consider the fact that there are already too many hotels in the Coachella Valley and be advised to carefully consider the possibility that the hotel in question could become a white elephant, a monument and detriment to future, positive development in the City of La Quinta. You should keep in mind that the developer planning this colossal hotel project lost more than Fifty Million Dollars ($5C,000,000) during 1987. How much confidence should the City place in this developer's judgment? Based on the foregoing, we demand that you require a full- blown environmental impact report as opposed to any form of negative declaration. In addition, we ask that you take steps to preserve the rural atmosphere of the City of La Quinta and we ask that: you carefully consider what affect this hotel will have on the City of La Quinta from the standpoint of spawning tomorrow's slums as well as potentially increasing other ill-conceived hotel projects which, because o= lack of market feasibility, may result in tremendous pressure for extraordinary measures such as the legalization of wide-open casino gambling. One need not look further than Washington Street between Interstate 10 and Palm Desert County Club to see how cheap housing requirements will affect the La Quinta Cove area in an accelerated fashion if hotel projects such as the one contemplated are approved. At a minimum, we bel:_eve that the original Specific Plan approval should be carefu-ly re-examined to determine any improprieties that may have existed in that process. In addition, we think that each and every question raised herein as well as innumerable other questions which we are certain will be raised by the residents of the PGA West area - provided they are given proper notice of this Application and a reasonable opportunity to be heard - need to be fully considered and that the same should be delayed until the winter of 1988-1989 so that our seasonal residents may have an opportunity to comment on this project. In addition, each resident of the City should be given copies of specifications, renderings and environmental impact report. Legal requirements of notice are inadequate due to monstrous size of project. If the developer and/or the City of La Quinta are unwilling to behave in a fair and reasonable manner and undertake a full and complete examination of this proposed high-rise hotel and to extend the public comment phase well into the winter season so that the residents of PGA West as well as other residents of the City of La Quinta might have a reasonable opportunity to comment, please be advised that City Officials of the City of La Quinta July 19, 1988 Page Five we are prepared to expend ample amounts of time and money to fight each and every aspect of this hotel project and to protect our interests both in and out of the courtroom. Ve ruly yours, i _ � (�ti'�►t„E-^fir BOB JAMES ,�"� DEVELOPMENT REMW c=Tyn,rEA�,,,._ LA QuintA, CA 922S .ear �.�>��: �.� _� � „ , •. � , � i i L.. r`- f`�� i� �.i u � v i � � P.O. �a. � s ,u FOR COMIMENT /P LANNING DIVISION PHONE: (619) 664-2246 DATE E - 8 t S . Soil Public Works Pals, Desert Disposal ConservatiCn TO: '_ Fire Marshal Agriculture commission Service Community Safety Dept. Sunline Transit Building Division Caltrans (Dist. 11) CC®D City of Indian Wells Dept. cf Fish— imperial IrriEaticn District _ City of Indio 1 Alclife southern California Edison City of _ Southe^rn California Gas Riverside County: Planning Chamber of Commerce -- _ Parks Deft. �r•E2'_ of Lars :�IgWt.— Erv. Health _ C;t� KanaEez _ SD Sheriff C_ [4 �5Road Dept. t:. �� -- — Prorarzy General ','elephru, -1ear:,7g House SUBJECT: Findings and Conditions concerning subject project in corn,}fiance with the California Environmental Quality Art. PRC:EC- KAM2'TITLE 'G< t �' c� ' - ✓O 1 PRO:ECT LOZXTION >t CITY CASE N:; . E 1 -O e -7 The City cf La Quinta Development Review Committee is conducting an initial en _ronmental study pursuant tc the California Environmental Quality Act (CEQA) fer the above referenced project. Attached is the initial. information form, prepared by the project proponent and other related pre;ect materials. Your comments are requested with respect to: 1. Ph,sicel impacts the project presents on pLblic resources, facils'�xes, and; or se: vices; 2. P ysica: impacts an:! possible effects on the environment resulting in project development; 3. Recommended conditions; 1) that you or your agency believe would mitigate any potential adverse effects; 2) or should apply to the prcject design; 3) or improvements to satisfy other regulations and concerns which your agency is responsible; and 4. If you find that the identified impacts will have significant adverse effects on the environment which cannot be avoided through conditions, please recommend the scope and focus of ad:iiticnal studyties) which may be helpful. Please send your response by or bring .our response to the DEVELOP .EAT REVIEW COMMITTEE meeting sche_•.�led for: Date: Tire: O rt-, at l,a Quinta City Hall. d• " ?S Comments made by 'f' +� _Date r Title Agency ;Division Phone No. p,•� , . DEVELOPMENT RE P.q. Bo: 1504 La Quinta, Ok 92253 FOR COMMENT �1LANNING DIVISION PHONE: (619) 664-2246 DATIE LIF - P E____, . S. Scil Public Works Pala Desert Disposal Conservation i Fire Marshal Agriculture Commission Service Community Safety Dept. Sunlice Transit Building Division Caltrans (Dist. 11) • S. kept . of Fish CVWB City of Indian Wells l=perial Irrigation District City cf Indio I c -I if a Southern California Edison Cit" of Southern California Gas Riverside County: urea-,; of LarLd _ Mgmt.— ChaW~er of Commerce Flanning _ Parks L'r"t. City ?tanager E7 . Eealtr _ LtLsn S~eriff ..�. __. G. _ CVL:5D Izad Dept. xrcpez_} Central Telephone _ House -w,Er Association ate iea.ring SUBJECT: Findings and Conditions concerr_:.ng subject project in compliance with the California Environmental Quality Act. FROJE "r N;Jar r .-, TLE r PROJECT LOCATIC.v CITY CASE NC. 6 - 0& -Q B T The City of La Quinta Development Review Committee is conducting an initial environmental study pursuant to the Califcrnia Environmental Quality Act (CEQA) for the above referenced protect. Attached is the initial information form prepared by the project proponent and other related project materials. Your corments are requested with respect to: 1. Physical impacts the project presents on resources, facilities, and/cr services; 2. Physical i^pacts and possible effects on the envirorment resulting in project development; 3. Reco vended conditions; 1) that you or your agency believe would mitigate any potential adverse effects; 2) or should apply to the project design; 3) or improvements to satisfy other regulations and concerns which your agency is responsible; and 4. If you find that the identified impacts will have significant adverse effects on the environment which ca_nnct be avoided through conditions, please recommend the scope and focus of additional studyfies) which may be helpful. Please send your response by S4 a.Sj 4 $� or bring your response to the DEVELOPMENT RE":IEW COMMITTEE meeting scheduled for: t Date: tL-►ut T Time: c • C7 O !P N\ at La Cauinta City Hall. Comments made by — - Date !: Title Agency/Division — Phone Nc. Abb. . DEVELOPMENT REWW 1rr"„1Ygr�t° L. L.� {d� IYi i E L t"Ir C ,� i. Z9 LAC ,C Q iL51dtii" 'UAliy P.O.Box 15034 v ` FOR COMMENT La Quirts, CA 92253 PLANNING DIVISION PHONE: (618� b84-2246 DATE — C,• — fJ ±` S. Soil . Public forks Palo: Desert Disposal Conservation TO: Fire Marshal Agriculture Comaission Service Community Safety Dept. Sunline Transit building Division — Caltrans (Dist. 11) S. Dept. of _ Fists---- CLL., _ City of Indian Tells Imperial Irrigation District _ City of Indio & Wildlife southern California Edison City of Southern California Gas Riverside County: reou of Land :. ^� _ g�_. Chas*ter cf Commerce _ _ Planning _ Parks Dept. City ylar.ager Env. Healtr LS�SL Sheriff . V . _,. G. _ C CSP )Road Dept. Ceneral Telephone tat._. Gearing HousE L..-.ers iss::iati:r. S;:nJECT: Findings and Conditions concerning subject project in compliance with the California Envirozurental Quality A4t. PP.37EC% NA1/7-I':LE t.2-�� PF 3.7E CT LOCA�.':ON ry t 4 a f 'Tl r 5 A r s4Ut .S L44 k 4 "BPS CIT7Z CASE Nc. to - OLD -0B Y The City of La Quirta Development Review Comrcittee is condo_ting an initial envircr=.ental study pursuant to the California Environmental Quality Act (CEgA) for the above referenced project. Attached is the initial information form prepared by the project proponent and other related project materials. Your comments are requested with respect to: 1. Physical impacts the project presents on public resources, facilities, a.dior services; 2. Physical ir'Fa==s and possible effects on the environment resulting ir. project development; 3. Recommended conditions; 1) that you or your agency believe would mitigate any potential adverse effects; 2) or should apply to the project design; 31 or improvements to satisfy other regulations and concerns which your agency is responsible; and 4. If you find that the identified impacts will have significant adverse effects on the environment which cannot be avoided through conditions, please recocmmnd the scope and focus cf additional studyliesl which may be helpful. Please send your response by or bring your response to the DEVE:.OFMENT REVIEW COMMITTEE meeting scheduled for: Date: Zy tLL-� T c�'�T �Q Time : a 0 at La Quir.ta City Hall. Comments made by Date Title _ Agency/Division Phone No. _ Endo Englnearing August 15, 19FB Traffic; Eivineerrng Air Quality Studles Mr. Forlest Haag Landmark Land (orn any, Inc, 3421DO San Timot©o Canyon Road Redlands, CA 92373 Nolse Assassments S,ubjeet., Off -Site Roct&ay Improvements - PGA West hotel Expansion Dear Mr. Haag, Pursuant to your request, undo Engineering has examuied the utilization of roadways off - site by PGA West Motel Expansion traffic to assist you in your efforts to determine the "fail.- share" financial responsibility of the project proponent for off -site roadway im rovem.ents. In addition, we have devised a ow cost triSpring mechanism for off -site improvennonts for your consideration. Our findings are summarized briefly below. Background The PGA West hotel Expansion consists of the addition of 350 hotel units, 100,000 square feet of cominercial space, and a 40,000 square foot health facility. The project is located south of 54th Avenue on the east side of Jefferson Street. The "PGA West Hotel Vxpansion Traffic Study" identified an overall increase of 4,180 external trips related to the Project as proposed. In response to the traffic study, the Oty of La Qunita has asked how the off -site roadway widening and traffic signal installation would be triggered, The City has also raised questlons regarding the Project proponents "fair shag" financial responsibility for off -site improvcrncnts. "►.parr Shure" Meikodolog►y The most commonly used approach to determine a pro ect proponent's financial responsibility for area -wide roadway improvements is to identify what portion of the traffic volume can each roadway in the project vicinity is project -related traffic. Since roadways depicted on the Circulation Element are generally sized (based upon future traffic demand projections) to operate near their daily "design capacity", one technique to determine nn equil:able "fair share" financial responsibility for roadway widening is to establish what portion of the future design capacity of the roadway will be required by project -related traff1c, 25432 irabuco Road, Suite 205, ,El Toro, Catllfornia 92630 (714) 768-4333 Where traffic si of installation is involved, there are iflRiiy ways in which the False'; related contribution to the need for signalization can be quantified. Although jurisdiction: tend to calculate the "fair share" as the prtlject-related portion of the traffic volume needed to warrant a signal, this over simplification i�norca all traffic added to signalized intersections after the signal is installed, in so domg, it _penalizes the first development to be competed and fails to compensate the; developer when later developments benefit from the signal. Similarly, approaches which seek to determine the peak hour "fair share" by establishing m the change in the ICU resulting froa project ignore the fact that if additional traffic Is added to non -critical movements, the ICU of the intersection will not increase, In addition, there. are many different techniques to determine the ICU, each providing slightly different results. A simplL ied approach which should be considered involves assuming that an intersection is operating at its dmign capacity when the roadway links leading to the intersection rue operatiq at their combined daily design capacity. Therefore, the project -related contribution to the need for a signal can be equated to its utilization of the iiitersection and be t uantified by summing the daily project -related traffic on all roadway links adjacent to the intersection, then dividing by the sum of the daily design capacities of those roadway links, Traffic volume projections for roadway links and intersections which are currently unsignahzed were taken from the "POA West Hotel Expansion Traffic Study" to detenine the percentage of project utilization of these facilities. The percentages shown in the table below reflect all master daily roadways and intersections addressed in the traffic study where project -related daily traffic exceeds 2 percent of the daily capacity. Criteria for Triggering Improvements Roadway improvements that are required ultimately should not be unplemented until traffic volumes warrant the improvements, Rather than requiring a traffic study at periodic Intervali to document the current traffic conditions, an annual 24-hour traffic count program should be implemented with improvements triggered when threshold values are reached, Twenty-four hour traffic counts should be made along all six of the roadway links identified. When the traffic counts approach the current daily design capacity of each link, widening of the roadway should be undertaken, In addition, traffic signal warrants will. require 24-hour counts of the approach volumes for the three intersections identified. Signal design work should be undertaken when the counts trtpproaeh the warrants so that once signal warrants are met, traffic signals call be installed. The: City of La Quinta experielices significant seasonal traffic variations. For this reason, the 24-hour traffic count program should occur at the same time each year. Rather than selcctinthe peak traffic period in January, or die smaller traffic demand period in Aup st, an annual average traffic demand period should be selected such as during the first three weeks in March. Traffic counts made during the first three weeks in March would fall be.tween the holidays in February and Easter and would represent a reasonable. approach in our opinion. 2 40 15, 11:21 • 0 project Utilization Of Off -Site Roadway Infrastructure Facility ]Project -Related Master Planned Pt joet Utilization ]:ally volume Daily C;apKcity (Percent)a ROADWAY LINKS Jefferson Street -Nonll of 50th Street 1,800 38,000 4.7% -North of 52nd Street 3,050 5,890 38,000 38,000 8.0% 1012% -South of 52nd Street 50th Avenue -'West of Jefferson Street 630 24,000 2.6% -East of Jefferson Street 630 24,000 2.6% Highway 111 -Wass of Jeffmon Street l.,nsn 38,Q00 2.$°� UNSIGNALMED LNTERSECTIONS Jeffersw Street (� -50th Street 6,110 126,000 4.9% -52nd Street 7,780 152,000 5.1% -54th Street 8,140 106,000 7,7% MMUMMMNote�Tha ptojoct udlizatlon represents the project proponents "fair share" fiiturtaiai responsibility for roadway w1dening improvements along the :links shown and traffic signalixation at the intersutiOns shown. Conclusions and Recommendations With a simpple and relatively inexpensive daily traffic count program, a triggering mwhanism for roadway improvements can be clearly established by the City. We suggest that the "fair share" responsibility for improvements be determined from the project -related utilization of master planned daily roadway link and intersection capacities. The source o funding for the traffic count program is negotiable; however, the City Engineer should be responsible for interpreting the results and triggering the necessary improvements. To facilitate ease of implementation, it is recommended that daily volumes rather than peak hour volutnes be the basis for evaluation, We trust that this supplemental information will assist you and the City oi' La Qunita in establishing a roadway improvement financing mothodology and trig$Bring improvements wren warranted. Should you have comments or questions regat'dittg the information herein, please contact our offices at (714) 768-4333. Cordiallyy, ENDO ENGINEERING / 11 1 Lk Grego; E Princip 1 B 0 0 W August 22, 1988 Bob James 2007 Ramitas Way Palm Springs, California 92262 (619-322-8522) Bob James 308 East Rustic Road Santa Monica, California 90402 (213-459-7306) Re: PGA West Specific Plan Gentlemen: Please provide me with a copy of the mailing list which you used in mailing the Notice relative to Amendment No. 1 to PGA West Specific Plan No. 83-002, including but not limited to, all of the names and addresses of the parties to whom notice was mailed. In addition, please provide to me a copy of the original Environmental Impact Report as well as the Traffic Generation Supplement which was prepared relative to the PGA West Specific plan and the pending Application to Amend said Specific Plan. Please advise me as to your charges for providing the above information and I will be happy to forward to you my check to cover the costs of the same. Thank you. Sincerely, ti f I � 1 2 i BOB JAMES STAFF REPORT PLANNING COMMISSION MEETING DATE: AUGUST 23, 1988 PROJECTS: SPECIFIC PLAN NO. 121-E, AMENDMENT NO. 1 CHANGE OF ZONE NO. 88-031 TENTATIVE PARCEL MAP NO. 23749 PLOT PLAN NO. 88-393 PROJECT LOCATION: SEE ATTACHMENT NO. 1, CASE MAP APPLICANT: LANDMARK LAND COMPANY, INC. PROPOSAL: TO ESTABLISH AN ANCILLARY MAINTENANCE FACILITY AND AN EMPLOYEE PARKING AREA FOR THE LA QUINTA HOTEL ENVIRONMENTAL CONSIDERATIONS: EIR No. 41 WAS CERTIFIED IN APRIL, 1975, FOR THE ORIGINAL SPECIFIC PLAN APPROVAL. A SUBSEQUENT REVISION, INCREASING ACREAGE, HOTEL, AND DWELLING UNIT COUNTS, WAS APPROVED IN OCTOBER, 1982, FOR WHICH ENVIRONMENTAL ASSESSMENT NO. 15626 WAS ADOPTED. ENVIRONMENTAL ASSESSMENT NO. 88-095 WAS PREPARED FOR THIS PROPOSAL AS REQUIRED BY CEQA; THE INITIAL STUDY CONCLUDED THAT IMPACTS OF THE SUBJECT PROPOSAL HAVE BEEN PREVIOUSLY ADDRESSED BY EIR NO. 41, EA NO. 15626 AND EA NO. 87-080, PREPARED AND ADOPTED IN CONJUNCTION WITH THE LA QUINTA HOTEL EXPANSION, ON DECEMBER 12, 1987. BACKGROUND: The! original La Quinta Cove Golf Club Specific Plan (approved in April, 1975, by Riverside County) was composed of +619 acres, 637 dwelling units, and 496 hotel units. On October 5, 1982, the La Quinta City Council adopted Resolution No. 82-54, approving a revision to the Specific Plan which added 19.24 acres (adding the current La Quinta Tennis Club and Tennis Villas area), 279 dwelling units, and 146 hotel units (see Attachment No. 2). On December 22, 1987, Plot Plan No. 87-387 was approved by the Planning Commission, expanding the hotel by 336 rooms, for the current total of 609 units. This expansion of the hotel uses has created a need for additional maintenance operations, staffing, and employee parking, thereby prompting the! Applicant to file the subject applications. BJ/STAFFRPT.005 - 1 - 0 PROJECT DESCRIPTION: 1. Specific Plan No. 121-E, Amendment No. 1 - This application is necessary to incorporate the proposed employee parking area site within the approved Specific Plan boundaries, and thereby qualify it as an ancillary hotel parking facility (see Attachment No. 3). A long narrow sliver of land bisects the subject area; this portion is not part of the request. The Amendment will add approximately 2.1 acres to the 638-acre Specific Plan. 2. Change of Zone No. 88-031 - A zone change from R-1 to R-3 is requested, which is also necessary allow the employee parking area to be established for hotel use as a part of the Specific Plan (see Attachment No. 4). 3. Tentative Parcel Map No. 23749 - The area addressed by this map is within the current Specific Plan land area. The purpose of the map (see Attachment No. 5) is to create a separate parcel for the maintenance facility and its appurtenant parking (Parcel 1) for future acquisition by the La Quinta Hotel ownership. Adjacent to Parcel 1, to the south, is the long narrow sliver of land not owned by Landmark (not a part) and not included in this application. The two vacant parcels immediately south of this sliver have been administratively approved for a Lot Line Adjustment to create the parking area parcel (see Attachment No. 6). A 25-foot access easement is provided along the north boundary of the easterly parcel, to allow access to the westerly parcel from Obregon (a private street). 4. Plot Plan No. 88-393 - This application pertains to Parcel 1 of the Parcel Map and the southeasterly parcel on Obregon (see Attachment No. 7). The maintenance facility and employee parking will be developed around the long narrow sliver of land, which the Applicant does not own. The north parcel will accommodate the maintenance facility and its employee parking, while the southerly parcel will be developed with 162 spaces for hotel employees. ANALYSIS OF SPECIFIC PLAN AMENDMENT: 1. The scope of the Amendment request is limited to expansion of the Specific Plan area only, in association with the recent expansion of the La Quinta Hotel. No changes to unit count, densities, or significant provisions of the Specific Plan are proposed. 2. Impacts of the proposal are substantially the same as those previously addressed by Environmental Assessment No. 15626, prepared for the revision to Specific Plan No. BJ/STAFFRPT.005 - 2 - • 121.E, and as identified by the Riverside County Planning Department Staff Report of April 14, 1982. 3. Environmental Assessment No. 88-095, prepared in conjunction with the proposed Amendment, verified that impacts resulting from development of the overall proposal will be substantially similar to those previously addressed by environmental documentation. 4. Development of the additional acreage will have to be consistent with the approval for revised Specific Plan No. 121-E. ANALYSIS OF CHANGE OF ZONE: 1. The requested zoning from R-1 to R-3 would permit development of the parking area to be classified as an ancillary use to the hotel. Surrounding zoning is R-3 to the north, R-3* to the east, R-1* to the south, and R-2-10,000 to the west. 2. As the proposed parking is intended to serve the hotel area to the east (zoned R-3*), the parking lot should also be zoned R-3*. This designation retains a 1,200-square-foot minimum unit size, which is compatible with the R-1* property (not part of the Specific Plan) to the south. 3. The west parcel, proposed for future tennis court development, is also proposed for R-3 zoning (see Attachment No. 8). It would be appropriate to also designate this parcel R-3*, as it would also assure unit size compatibility with the westerly Santa Rosa Cove development, adjacent to this parcel. ANALYSIS OF TENTATIVE PARCEL MAP: 1. Tentative Parcel Map No. 23749 proposes to create a .5-acre parcel for a maintenance facility and some employee parking from a remaining, unrecorded portion of the expired Tentative Tract No. 18765. The adjacent contiguously -owned property, which was part of Tract 18765 before it expired, has been shown as a remainder, and will later be re -subdivided to construct future Tennis Villas units. 2. Forty-eight units exist as part of recorded tracts 18765-1 and 18765--2 (refer to Attachment No. 5); revised Tentative Tract No. 18765 proposed 72 units in December, 1984. Subsequent extension requests were approved pursuant to the Subdivision Map Act, with the final extension expiring on November 2, 1987. BJ%STAFFRPT.005 - 3 - 3. Original conditions for Tract No. 18765 required that improvements for Avenida Obregon be to City standards, subject to City Engineer approval, in conjunction with area drainage plans. Obregon is currently improved to a 24-foot travel way without curb, gutter, and sidewalk, and with minor variations in shoulder improvements. 4. Improvements for the contiguously -owned remainder area would be required upon application to subdivide or otherwise develop that area. ANALYSIS OF PLOT PLAN: The: Plot Plan proposes a +2,000-square-foot maintenance building on a .5-net-acre parcel, and a 162-space employee parking area to the south, on approximately 1.4 acres. 1. Site Design Compatibility a. The maintenance facility parcel is adjacent to planned tennis court areas on the north and west, with the proposed hotel employee parking area to the south and auxiliary hotel uses to the east, across Obregon. The building's bay doors face north; visual screening is proposed with a six -foot -high chain link fence and landscaping. The proposed landscaping should be required to achieve the desired screening within one year of planting to offset both the view of the chain link and actually screen views into the facility from the north. The west property line will be screened with 10-foot-high tennis court fencing. b. Lighting and visual screening provisions, other than those previously noted, are adequate to address the impact to surrounding properties. C. Proposed rolling access gates and walls will be painted so as to be consistent with surrounding hotel uses. 2. Parking a. The employee area parking plan provides 162 spaces, with a serpentine aisle circulation designed for two-way travel (24 feet wide), but the access lanes between aisles (south end of parking lot) provide only for one-way travel (11 feet wide). These access aisles need to be modified to allow for two-way circulation throughout the parking area. b. Shade tree locations are shown along each row of parking stalls. Although no standard has been BJ/'STAFFRPT.005 - 4 - • 0 established, it may be appropriate to require shade tree planting in parking rows to be 25 to 30 feet on centers to maximize the canopy (and shade) achieved at maturity; a sufficient number of trees would need to be provided. C. Due to the increase in employee -related pedestrian and vehicular traffic, it would be desirable to provide some type of walkway or path to the east side of Obregon, generally to access the northerly and southerly points of employee access to the hotel, as shown on Attachment No. 9. This should be in conjunction with a crosswalk over Obregon. It would also be appropriate to locate a central pedestrian access through an opening in the proposed east block wall, with a pathway to Obregon from the parking area. This would reduce pedestrian and vehicle conflicts at the vehicle entry to the parking area. 3. Building Design a. The proposed maintenance building features a shed roof. Exterior materials will consist of off-white stucco walls, with painted blue metal doors, while the roof will be a red clay tile. In the course of application processing, the proposal was changed from a flat -roof building with composition roof material. b. Height of the building will be 10.5 feet at its lowest point, and 14 feet at its highest point. C. Because the building is relatively low profile and will be located away from any existing uses, the overall design of the building is acceptable, and will not be inconsistent with the character of the general area. ENVIRONMENTAL DETERMINATION: Envircnmental Assessment No. 88-095 was prepared in accordance with the requirements of CEQA. Impacts of the overall proposal were found to be substantially related and similar to those addressed by Environmental Assessment No. 15626, adopted by the La Quinta City Council on October 5, 1982. A Negative Declaration has been prepared for adoption. FINDINGS: Findings for Specific Plan No. 121-E, Amendment No. 1; Change of Zcne No. 88-031; and Tentative Parcel Map No. 23749 can be found in the accompanying Planning Commission Resolutions, Nos. 88-018 through 88-020. BJ/STAFFRPT.005 - 5 - • Plot Plan No. 88-393: 1. The proposed maintenance facility and parking area is consistent with revised Specific Plan No. 121-E. 2. Impacts from the proposal are substantially the same as those identified and addressed in Environmental Assessment No. 15626, prepared in conjunction with revised Specific Plan No. 121-E, and adopted by the City Council on October 5, 1982. 3. The proposal is consistent with the standards of the R-3 Zone and Title 9 of the La Quinta Municipal Code, as conditioned. RECOMMENDATION: It is recommended that the Planning Commission take the following actions: 1. Adopt Planning Commission Resolution No. 88-018, recommending to the City Council approval of Specific Plan No. 121-E, Amendment No. 1, subject to certain conditions. 2. Adopt Planning Commission Resolution No. 88-019, recommending to the City Council approval of Change of Zone No. 88-031. 3. Adopt Planning Commission Resolution No. 88-020, approving Tentative Parcel Map No. 23749, subject to certain conditions. 4. By Minute Motion, approve Plot Plan No. 88-393, subject to the conditions attached to the Planning Commission Staff Report. attachments: 1. Location Map 2. City Council Resolution No. 82-54 3. Area for Inclusion to SP #121-E 4. Requested Zone Change Area 5. Tentative Parcel Map Exhibit 6. Approved Lot Line Adjustment No. 88-043 Exhibit 7. Plot Plan Exhibit 8. Existing and Future Surrounding Uses 9. Hotel Employee Travel Routes 10. Conditions of Approval - Proposed BJ/'STAFFRPT.005 - 6 - A CU 2286 I � I i � I i I t I � I I 3'X I VAC, i � a � CZ 3043 �`e� \ ,t i ► I V 1 FERNANDOL � t \� itA 7Loazu 1 GUINTA 19. HOTEL ►' II S/rE AREA MAZATLAN 1`"/HOMES ` Q % UDC — � ♦v a GOLF COURSE Nd StAt-� e^ 0 1 CASE MAP CASTE No. St�r� -1c. fir.•®' l �:' 1, /�.•+rr� .=/ C,H,4n1 &C ve x r * 8 13 ~ o-? I ekor- PI-4,- lr -3 93 t +� I AVENIOA FkRNANoo I I SINGL VA C 36.51 AC ORTH SCALE: NO A 1 1 N ATTACHMENT # 1 • RESOLUTION N0. 82-54 ® ATTACHMENT #2 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, ADOPTING SPECIFIC PLAN OF LAND USE NO. 121-E, REVISED. WHEREAS, pursuant to the provisions of Government Code Section 65450 et. seq., public hearings were held before the La Quinta City Council on September 21, 1982, in the City of La Quinta, California, on proposed Specific Plan of Land Use No. 121-E, Revised; and WHEREAS, all the procedures of the California Environmental Quality Act and the Riverside County rules to implement the Act have been met and negative declaration for Environmental Assessment No. 15626 has been recommended for adoption by the Planning Director; and WHEREAS, the revised Specific Plan No. 121-E will allow an additional 279 condominiums and 146 hotel units, the following issues were identified and resolved: A. GENERAL PLAN CONSISTENCY The units proposed in conjunction with the revised Specific Plan, when added to the original Specific Plan, will not exceed the overall density allowed by the Riverside County General Plan. B. TRAFFIC AND CIRCULATION As proposed, the revised Specific Plan would increase trip generation by about 30% over the levels anticipated with the original Specific Plan. This additional impact was mitigated through the requirement for additional road improvements and contributions to traffic signals at three intersections along Eisenhower Drive. C. PUBLIC FACILITIES AND SERVICES As a vacation and retirement home development, many of the impacts on public services and facilities generated from the revised Specific Plan are minimized. These include impacts and demands on schools, air quality, water, sewer, police protection and fire protection. D. COMMUNITY DEVELOPMENT Expanding on the existing resort hotel complex, the pro- posed project closely compliments the existing development in the immediate area. Significant open space areas are provided; including the maintenance of the mountainous areas and in many areas are adjacent open space acreage (golf course) at the foot of the mountains. The open space, natural mountain backdrop, and recreational facilities further enhance the existing resort atmosphere of the La Quinta Hotel and La Quinta Country Club area. WHEREAS, the matter was discussed fully with testimony and documentation presented by the public, and various county, local and state agencies. NOW, THEREFORE, BE IT RESOLVED, DETERMINED AND ORDERED by the City Council of the City of La Quinta, California, in regular session assembled on October 5, 1982, that it makes the following findings and conclusions: 1. The original Specific Plan 121-E was approved and the associated Final Environmental Impact Report No. 41 was certified in April, 1975, by the Riverside County Board of Supervisors. The revised Specific Plan 121-E would result in a development similar in nature and scale to the original Specific Plan No. 121-E. 2. A large majority of the residents would utilize their dwellings as a second or retirement home, which would result in minimal impacts on the schools and the lack of a heavy concentration of "peak" hour traffic to and from work. 3. Revised Specific Plan No. 121-E represents an expansion of existing facilities and developments associated with the existing La Quinta Hotel. 4. Environmental impacts and urban service demands of this project would be minimized by the nature of the development (second and retirement homes). These impacts can be mitigated and services provided by incorporating the measures outlined by the Riverside County Planning staff in their report dated April 14, 1982, and in Final Environmental Impact Report No. 41. BE IT FURTHER RESOLVED, DETERMINED AND ORDERED that the La Quinta City Council, pursuant to the California Environmental Quality Act and the Riverside County Rules to implement the Act, have reviewed and considered Environmental Assessment No. 15626 in its evaluation of the specific plan and find that no significant impacts to environment will result from the project, and therefore, adopts the negative declaration for Environmental Assessment No. 15626. BE IT FURTHER RESOLVED, DErk;RMINED AND ORDERED that the Specific Plan on file with the City Clerk entitled Specific Plan of Land Use No. 121-E, Revised, including the final approved conditions and exhibits, is hereby adopted as the Specific Plan of Land Use for the real property shown in the Plan and said real property ;shall be developed substantially in accordance with the Specific Plan unless the Plan is repealed or amended by the La Quinta City Council. BE IT FURTHER RESOLVED, DETERMINED AND ORDERED that copies of the Specific Plan of Land Use shall be filed in the Office of the Clerk of -this Council, in the Office of the Planning Director and in the Office of the Director of Building and Safety, and that no applications for conditional use permits, or the like, shall be accepted for the real property shown on the Plan unless such r'e application(s) are substantially in accordance with the adopted Revised Specific Plan of Land Use. APPROVED AND ADOPTED this 5th day of October , 1982. ATTEST: -- e-:�M�RK Lc MAYOR APPROVED AS TO FORM: APPROVED AS TO CONTENT: XC4,-t� Z. Att W oe ITY ATTORNEY GER .M O/ dl IQ - - t REOIPE: NTIAL l B 76) 1 ���:,��.�rs �ILU IS' �/3' 3) g G.J/- D60 -02a7 i I s LA CLUINTA WC)TEL TEN1V1'S GLUrs Z p I`,il ' 12 E/ 1 2 a 1- .w,.� z F LU hz I J J )) / /PEA-f,4 //VOEoel LOT "A ' ATTACHMENT +� 4y I �Q AVGNIDA FEINAIVpO — - - I yg vvaT-S i RE'��pENTIAL moo . Z 3 QAa ems' C— � e -D/- 9po- 080 &w O/ IU I >>I AVENIDA. FERNANDO KF F-11T AI t �o 9i �fG-n On -..ram n� I LA QUINTA qDTEL TENNIS CLUB LL 9 � Z C a � a QI Lu d) -. J a A, .�EM.LI //VCJE� n Z71i; EXIST R.-ram ;44) O �aR O b AG - fl NET n b0 � � t lair Nor A P p /� T ^ A O� / — - 190� 2�5 TRAC— 1 1 W 4- D6, —' (� I� C� v� �VOGI S Ow�iER 5N/A I CA�Nu QUINTANA \' VACANT / VACANT c \ 4'E'.I [�F �1T IAl_ � �J/ 9190 -07'�e �� - H•ao OZ4 \ II\ I -- l_n T A ATTACHMENT #5 YMMTEWWCE BLOM i 7p b9 o c — ra'kRe ro-•0^1 r r 441;"1 `i' i n 51=F� � S jl I E i VA�J D m 4 PRPPit y LANDSCAPE/ �•• ' ,• tgf qF+G LIGHTING PLAN av , a•w !if, LA �NTA HOTEL. 5 w►wTEwwCE FACILITY A 9 , moo. •" ...s��• EMPLOYEE F+ARICOdO LOT �•' Ell a' ! � S kD ]bp FF Ff 77 •4..—.__..�"-..�.�_I-__'— . ......W ! - 17 - _ i r•tl I1 � 1 � rr . •--�-:: ,mot � L..., t. _.., r I • • 1 l ° i � . i ► � i i i• co » ;.._•_....-.raw.___--.. • '•r.-.ti '!'� �.. � lP t0 o ♦ � 1- -1-A f I t i I I I { 16 I' `'�► r�•��,C U � s W • di I • • • • m � I •14 Ir4 I IM�I i I if '71 • PLANNING COMMISSION RESOLUTION NO. 88-018 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AMENDMENT NO. 1 TO SPECIFIC PLAN NO. 121-E, REVISED. SP 121-E, AMENDED #1 - LANDMARK LAND CO, INC. WHEREAS, the City Council of the City of La Quinta did. adopt Specific Plan 'No. 121-E, Revised, as set forth in City Council Resolution No. 82-54, on October 5, 1982, and; WHEREAS, the Planning Commission of the City of La Quinta did, on the 23rd day of August, 1988, hold a duly -noticed Public Hearing to consider the request of Landmark Land Company, Inc. to amend the aforementioned Specific Plan to incorporate an additional 2.1+ acres, more particularly described as follows: A portion of the east half of the southwest one -quarter of Section 36 TSS, R6E, SBBM, and; WHEREAS, said Specific Plan Amendment 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 conducted an initial study, and has determined that the proposed Specific Plan Amendment will not have a significant adverse impact on the environment; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the approval of the Specific Plan Amendment: 1. That Specific Plan No. 121-E, Amended No. 1, as conditionally approved, is consistent with the goals, policies, and intent of the La Quinta General Plan and revised Specific Plan No. 121-E. 2. The proposed Amendment is necessary to allow for the orderly development of proposed revised Specific Plan No. 121-E. MR/RESO88.018 - 1 - • r � I L NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 88-095, indicating that the proposed Specific Plan Amendment will not result in any significant environmental impacts, and that a Negative Declaration should be filed; 3. That it does hereby recommend to the City Council approval of the above -described Amendment request 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 23rd day of August, 1988, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO88.018 - 2 - PLANNING COMMISSION RESOLUTION NO. 88-018 CONDITIONS OF APPROVAL - PROPOSED SPECIFIC PLAN NO. 121-E, AMENDED 01 AUGUST 23, 1988 GENERAL: 1. All development proposals for the added properties shall conform to Exhibit #1, the Conditions of Approval for revised Specific Plan No. 121-E, dated May 13, 1982, as adopted by the La Quinta City Council on October 5, 1982. MR/CONAPRVL.035 -1- v Pam'/ 11_ AVGNIDA I y8 ovars 1�jI � ij (fl - - — t RE 7IGEIJTIAL -rR J EJE 7 C-) I 25 vn�r rs ,o 4�/- Di90-OBO � N 0 � A4 I -' s Et 76..i LA QUINTA WOTEL.. TeNNI-., GWB �i i\/1 '146/21-22 � ' � a y�iv.�es. y��tsfi s S a H Z a LU C O roesi- +�eo- 0�7 C ID �z F?�M1 Hl 24--2 l �2E/VIrQ /MdEQ 0 n L7�S' 7cigT 6...tY (44) `� P RG L 1 sf O . • AG. - NtT O W 1� (44a 1%6 (44 � Is' - NOT A r T 14 4- 9 G - 1 TRACT t45,1 ... %a ;is eol►ie : : eiri+. %or H r� 1 / Q L! I N TAN A :::,V,!►!".�►::: '.•: >: .:::::: vpdiNV`l :; ::: >:: :? : ::::::::::::::........:....:......:. •.((�....... - RES101=AITIAI- :•:•:µme• •%: �:4llY�ri•:•:: •: 1::.•::::.•.•.•.•: .•. .•. :•:•: :: AREA TO 31 11vai.UDEo / ,11:� 12 t -, J?€V, LOT A EXHIBIT °`A CONDITIONS OF APPROVAL PLANNING COMMISSION REVISED SPECIFIC PLAN #121-E May 13, 1982 EXHIBIT 1 IERAL CONDITIONS priow- to issuance of a building permit for construction of any use contemplated by t-tis approval, the'applicant shall first obtain clearance from the Riverside Ccaunty Planning Department to verify that all pertinent conditions of approval have been satisfied in accordance with the specific plan. The specific plan approval shall consist of the following: a. Exhibit "A" Revised Specific Plan Text b. Exhibit "8" Specific Plan Conditions of Approval c. Revised specific plan of land use (development plan) d_ Revised specific plan onsite circulation plan If any of the following conditions' for approval differ from the commitment made by the developer in the specific plan text or map exhibits, the conditions enumerated herein shall take precedence unless otherwise approved by the Planning Director" Any changes pertaining to road improvements conditions shall be subject to the approval of the Riverside County Road Commissioner. The development of the property shall be in accordance with the mandatory require- ments of all Riverside County ordinances and state laws and shall conform sub- stantially with the approved Specific Plan #121-E Revised as filed in the office of the Riverside County Planning Department, unless otherwise amended. rio portion of the specific plan which purports or proposes to change, waive or modify any ordinance cr other legal requirement for the development, or to set special time commitments for the development, shall be considered to be a part of the adopted specific plan. Water and sewage disposal facilities shall be installed in accordance with the requirements and specifications of the Riverside County Health Department. Road improvements shall be provided in accordance with the requirements of the implementing subdivision(s) for this project and/or as recommended by the Road Conpni ss i over. Drainage and flood control facilities and improvements shall be provided in accordance with the Coachella Valley Water District requirements. An Environmental Assessment shall be conducted for each tract, change of zone, plot plan, or any other discretionary permit within the specific plan. Prior to recordation of any final subdivision map for a phase of development requiring a homeowners association, the applicant shall submit to the Planning Department the following documents which shall demonstrate to the satisfaction of the County that the homeowners association will be established and will overate in accordance with the intent and purpose of the specific plan. Pg. 1 .Lific Plan #121-£ Zvi editions of Approval ..2. a) The document to convey title. b) Covenants. Conditions and Restrictions to be recorded. The approved (;ovenants, Conditions and Restrictions shall be recorded at the same time and listed on the final subdivision map when recorded. A homeowners association, with the unqualified right to assess the owners of the individual units for reasonable maintenance cost and management costs shall be established and continuously maintained. The association shall have the right t.o lien the property of any owners who default in the payment of this assessment. Such lien shall not be subordinate to any encumbrance other than a first. deed of trust, provided such deed of trust is made in good faith and for value and is of record prior to the lien of the homeowners association. All conditions listed herein apply only to those parcels changed or added since the oriigiral specific plan was approved. These parcels include the following: 11) A 19.23t acre parcel proposed for 200 condominiums, purchased since approval of the original specific plan. 2) A 3.526t acre parcel at the base of the mountains which is now proposed for 15 condominium units. 3) A 6.3+ acre parcel located east of Eisenhower Drive, which was ori- ginally proposed for use as a temporary sewage treatment plot and horse stables is now proposed as part of the condominium and golf course facilities. Conditions in the original Specific Plan #121-E remain applicable to all portions of the subject project with the exception of the three parcels noted above. 2. Prior to recordation of final tract maps for the 19.23t, 6.3± and 3.5261 acre parcels, eater, sewer, and circulation systems must be adequately provided,. - AND USE CONDITIONS 3. Lots created pursuant to this specific plan shall be in conformance with the development standards of the zone(s) ultimately applied to the property. 4. Each Plarned Residential Development (PRD) shall comply with the requirements of Ordinance 348 and 460. 15. Prior to the issuance of building permits, common open space area improvement plans shall be submitted for Planning Department approval. 16. The total specific plan shall be developed with a maximum of 916 condominium and 642*'hotel units. �cific. Plan 0"121-E Revise ldl Lions of A!'pVovdl `3 All Planned Residential Developments (PRD's) shall incorporated a new or be annexed to an existing homeowners association for maintenance and management of cominon open space areas, private street systems, landscaped areas; signing and lighting or other -defined responsibilities as necessary. All conrnon 0Den space areas including developed landscaped areas shalt ineluae an autcHnetic irrigation system. Landscaping and irrigation plans shall be sub- mitted for Planriiny Department approval prior to on -site installation. tCULATION CONDITIONS Dedication and improvement of rights -of -way for general plan and public roads and streets adjacent to the site will be required in accordance with the provi- sions of Ordinance 460 and 461. The applicant shall provide all road improvements as specified in the letter dated April 8, 1982 by the Riverside County Road Commissioner. The basic circulation system shall be developed substantially in accordance. with the specific plan text. Construction of the development permitted hereby may be done progressively in phases, provided adequate vehicular access is constructed for all dwelling units in each phase and further provided that such phase development conforms substantially with the intent and purposes of the specific plan. Phasing- shall be done in a manner which will not cause newly completed structures to be impacted by dust generated by grading from subsequent phases. Fire protection shall be provided in accordance with all applicable requirements of Ordinance 460 and Ordinance 546. The developer shall mitigate any public facilities and/or school district impacts in accordance with notices of impaction which may be applicable at the time of tentative map approval and/or requests for extensions of time. The developer shall comply with the following specific plan development standards: a. Security Police Protection Walkway and parking areas will be adequate lighted. b. Circulation Cates at entrances will be at least 80 fef from the public street to allow for stack! and turn around. c. Grading All grading will be completed under the direction of a soils engineer and in con- formance with applicable County ordinance! rtrading permits will be obtained for all grading and shall be submitted to the County Planning Department for environ - mental review where applicable. )ecific t'lari d121-C Revised :)nditions of Approval 1. .4. d. Landscaping Conunon areas, parks, entry gates and streets .shall be landscaped with plant species compa— tible with the desert environment. e. Drainage Through coordination with the Coachella Valley Water District, all development shall be designed to protect all dwellings from storm flow. • PLANNING COMMISSION RESOLUTION NO. 88-019 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A CHANGE OF ZONE FROM R-1* TO R-3* ON A 2.1-ACRE SITE. CASE NO. CZ 88-031 - LANDMARK LAND CO, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23nd day of August, 1988, hold a duly -noticed Public Hearing to consider the request of Landmark Land Company for a Change of Zone, from R-1* to R-3* for a 2.1-acre site, located along the west side of Avenida Obregon, 400 feet north of Calle Mazatlan, more particularly described as: A portion of the east half of the southwest quarter of Section 36, Township 5, south, Range 6 east, SBBM; and, WHEREAS, the Planning Commission did find that the proposed R-3 zoning is consistent with the General Plan Land Use Element; and, WHEREAS, the Planning Commission did further find that a zone designation of R-3* would bring the requested zoning into consistency with Revised Specific Plan No. 121--E, into which the subject property is proposed for inclusion; and, WHEREAS, said Change of Zone request 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 conducted an initial study, and has determined that the proposed tentative tract will not have a significant adverse impact on the environment; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the approval of said Change of Zone: 1. The recommended Change of Zone to R-3* is consistent with the goals and policies of the La Quinta General Plan and with revised Specific Plan No. 121-E. MR/RESO88.019 -1- • 0 2. Approval of this proposal will not result in a significant adverse impact on the environment. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 88-095,, indicating that the recommended Change of Zone will not result in any significant environmental impacts, and that a Negative Declaration should be filed; 3. That it does hereby recommend to the City Council approval of the above -described Change of Zone request 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 23rd day of August, 1988, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RES088.019 -2- R-3 r�J J - /1 -J21 276' EXILC)- (44-) R-3 45 PA12G E L_ 1: s7' a p 6t- g2e _ ti Ay -v (44) N COT A Fp L_ I - 190' 2�5 CZ +88 031 -- _-- — R-1*-to R-3* Q. I N-rAN A 12ES 1 rD1✓'VT I A L APPLICANT/OWNER: LANDMARK LAN© CO. R-1�� \ f2ESIC��NTIAL (4 )) / EXHIBIT "A" \ CALLE MAZATL.AN 1 6� PLANNING COMMISSION RESOLUTION NO. 88-020 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF A TENTATIVE PARCEL MAP TO ALLOW THE CREATION OF ONE PARCEL FROM A 10.1-ACRE SITE. CASE NO. TPM 23749 - LANDMARK LAND COMPANY WHEREAS, the Planning Director has deferred his review authority to approve, conditionally approve, or deny the proposed Tentative Parcel Map to the Planning Commission for action; and, WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23nd day of August, 1988, hold a duly -noticed Public Hearing to consider the request of Landmark Land Company to subdivide a portion of a 10.1-acre site into one parcel, generally located along the west side of Avenida Obregon 400+ feet north of Calle Mazatlan, more particularly described as: A portion of the east half of the southwest quarter of Section 36, Township 5 south, Range 6 east, SBBM; and, WHEREAS, said Tentative Parcel 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 conducted an initial study, and has determined that the proposed Tentative Parcel Map will not have a significant adverse impact on the environment; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the: approval of the Tentative Parcel Map: 1. That Tentative Parcel Map No. 23749, as conditionally approved, is consistent with the goals, policies and intent of the La Quinta General Plan, the standards of the Municipal Land Division Ordinance and revised Specific Plan No. 121-E. 2. That the subject site, as conditioned, is physically suitable for the proposed land division. MR/RES088.020 -1- • 3. That the design of Tentative Parcel Map No. 23749 will not cause substantial environmental damage or injury to fish or wildlife or their habitat. 4. That the design of the subdivision, as conditionally approved, is not likely to cause serious public health problems. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 88-095 relative to the environmental concerns of this Tentative Parcel Map, and that a Negative Declaration is filed for this application; 3. That it does hereby approve the above -described Tentative Parcel Map No. 23749 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 23rd day of August, 1988, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: PLANNING DIRECTOR MR/RESO88.020 -2- • 0 PLANNING COMMISSION RESOLUTION NO. 88-020 CONDITIONS OF APPROVAL - PROPOSED TENTATIVE PARCEL MAP NO. 23749 AUGUST 23, 1988 GENERAL 1. Tentative Parcel Map No. 23749 shall comply with the approved Exhibit "A", the requirements and standards of the State Subdivision Map Act, and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This Tentative Parcel Map approval shall expire two years after the original date of approval by the La Quinta Planning Commission, unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. STREETS, DRAINAGE, AND GRADING 3. All offers of dedication and conveyances shall be submitted and recorded. as directed by the City Engineer. 4. Easements, when required for drainage facilities, utilities, etc., shall be shown on the Final Map if within the land division boundary. Said easements shall be submitted and recorded as directed by the City Engineer. MR/CONAPRVL.036 -1- CONDITIONS OF AROVAL - PROPOSED PLOT PLAN NO., 88-393 AUGUST 23, 1988 GENERAL 1. Development of Plot Plan No. 88-393 shall conform to the approved Exhibits "A", "B", and "C" as contained in the project file for Plot Plan 88-393. In the event of conflicts between the approved Exhibits and the approval conditions, the conditions shall take precedence. 2. Plot Plan No. 88-393 shall expire one (1) year from its effective date. This approval shall not become effective unless and until Change of Zone No. 88-031 and Specific Plan No. 121-E, Amended No. 1, are approved and become effective. 3. This approval shall be used prior to expiration, otherwise it shall become null and void and of no effect whatsoever. The term "use" shall mean the beginning of substantial construction of the facilities described, which construction must thereafter be diligently pursued to completion. 4. Plot Plan No. 88-393 shall comply with the Conditions of Approval for revised Specific Plan No. 121-E; Specific Plan No. 121-E, Amended No. 1; and Tentative Parcel Map No. 23749; where said conditions apply. 5. A grading plan shall be prepared by a registered civil engineer, and submitted to the Public Works Department for review and approval by the City Engineer. STREETS, CIRCULATION AND PARKING 6. Avenida Obregon shall be improved to a minimum 24-foot pavement width along the project frontage, including landscape improvement requirements between the property line and edge of pavement along Obregon. This requirement shall also apply to the "not a part" portion which bisects the site. 7. The following modifications shall be made to the parking layout: a. Two• -way access shall be provided between the row parking stall areas and the southerly parking area landscaping. Appropriate directional signage shall be provided; these items shall be subject to approval by the Planning and Development Department prior to any grading permit issuance. b. All parking stall dimensions shall be shown to be in compliance with Chapter 9.160, Off -Street Parking, of the La Quinta Municipal Code. BJ/CONPRVL.002 - 1 - PUBLIC SERVICES 8. Plot Plan No. of the City Fire prior to issuance LANDSCAPING 88-393 shall comply with the requirements Marshal's letter dated July 13, 1988, of any building permits. 9. The Applicant shall submit a revised landscape plan for review and approval by the Planning and Development Department showing the following: a. The north property line of the maintenance facility shall be developed with 15-gallon dododnaea oleander, or similar plant material, a minimum of six feet in height at time of installation, in order to effectively screen the north property line. Spacing shall be three feet on centers, as provided for on Exhibit "A". b. Broad -leaf canopy shade trees (minimum 24-inch box size, spaced 25 to 30 feet on centers) shall be provided for each row of parking stalls, and shall be consistently spaced along the rows. C. The easterly planted area and wall along Avenida Obregon at the employee parking lot shall show a minimum six -foot -wide wall opening, with a pathway from the parking area proper to Avenida Obregon. A standard crosswalk shall be striped across Obregon from this point, subject to standards fo the City Engineer. Location of the wall opening shall generally be as shown on Exhibit 1, attached as part of these conditions. MISCELLANEOUS 10. Prior to issuance of a Certificate of Occupancy or final inspection, the Applicant shall present evidence of recordation of Lot Line Adjustment No. 88-043, as approved by the City. 11. Building -mounted security lights and all other security lighting shall be shielded so as to prevent direct glare onto other adjacent properties. 12. The access gates noted on Exhibit "A" shall be compatible in color to the block wall color along Obregon. Color of the wall and gates shall be compatible with other hotel -related uses in the area. BJ/CONPRVL.002 - 2 - JI J J W { �i cd 0 1 U! 1 b6 .1 fu N — 8 v I _ 1 I 1 I • • __ ► lb I • • — 1 I I - 1 I 1 _ . ss 01 • -1 M! uj U. a i y cr � O La � I • u i as 1 n - -. t •. 11P _ L .. •� �� ..r s... ��. �. is. b.l• aoari. •r��rr a�.o.0 �. d J . i,l 0 •• w a • . O 0 • J e • CL • • �i 0 • • w. 0 • • 0.•••••••• •i�r�••••••• • r • PLANNING COMMISSION RESOLUTION NO. 88-015 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL ADOPTION OF AN ORDINANCE AMENDING TITLE 9, PLANNING AND ZONING, BY INSERTING THREE NEW CHAPTERS: CHAPTER 9.90 "C-V (COMMERCIAL VILLAGE) ZONE"; CHAPTER 9.50 "R-V (RESIDENTIAL VILLAGE) ZONE"; AND CHAPTER 9.183 "DESIGN REVIEW"; AND AMENDING TWO CHAPTERS: 9.180 "PLOT PLANS" AND 9.182 "RESIDENTIAL AND COMMERCIAL DEVELOPMENT PLOT PLANS" BY INSERTING REFERENCES TO DESIGN REVIEW. WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 23rd day of August, 1988, hold a duly -noticed Public Hearing to consider the request of the City of La Quinta to amend Title 9, PLANNING AND ZONING, of the Municipal Code as presented in Exhibit A (attached); and, WHEREAS, on February 2, 1988, the City of La Quinta adopted the Specific Plan for the Village at La Quinta, upon recommendation of the Planning Commission; and, WHEREAS, the implementation of the Specific Plan for the Village at La Quinta would be facilitated by the amendment of Title 9 of the Municipal Code; and, WHEREAS, at said Public Hearing, the Planning Commission did consider the texts of the proposed amendments, attached as Exhibits: Al Chapter 9.90 A2 Chapter 9.50 A3 Chapter 9.183 A4 Chapter 9.180 A5 Chapter 9.182 "C•-V ( Commercial "R•-V ( Residential "Design Review" "Plot Plans" "Residential and Development Plot Village) Zone" Village) Zone" Commercial Plans" WHEREAS, said Municipal Code Amendments comply 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, after reviewing the Amendments, the Environmental Assessment for the Specific Plan for the Village at La Quinta, MR/RES088.015 -1- • 0 and the General Plan Master Environmental Assessment, that the proposed Amendment of the Municipal Code will have no significant adverse environmental impact; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the approval of said Amendment of the Municipal Code: 1. The adopted General Plan calls for a "Village Commercial" land use designation for the Village area. 2. The adopted Specific Plan for the Village at La Quinta has determined specific uses, development standards, and other matters for the Village area. 3. Both the General Plan and the Specific Plan necessitate the Amendment of the Municipal Code to create appropriate zones, uses, standards, and procedures to carry out the intent of the Plans in order to enhance the consistency of the zoning with the Plans. 4. The environmental review indicates the development which may occur pursuant to the Amendments has been addressed in the General Plan and the Master Environmental Analysis, and that adoption of these amendments is necessary for implementation and furtherance of said General Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm -the conclusion of Environmental Assessment No. 88-094, in that the Amendments to the Municipal Code will not result in any significant adverse effect on the environment; 3. That the Planning Commission does hereby recommend to the City Council adoption of an Ordinance amending the :Municipal Code Title 9, PLANNING AND ZONING, by inserting three new chapters and amending two chapters, as .presented in Exhibit Al through A5, attached hereto. MR/RES088.015 -2- • PASSED, APPROVED and ADOPTED at of the La Quinta Planning Commission, held August, 1988, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: PLANNING DIRECTOR a regular meeting on this 23rd day of CHAIRMAN MR/RESO88.015 -3- ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA QUINTA, CALIFORNIA, AMENDING THE LA QUINTA MUNICIPAL CODE, TITLE 9, PLANNING AND ZONING, BY INSERTING THREE NEW CHAPTERS: CHAPTER 9.90 "C-V (COMMERCIAL VILLAGE) ZONE"; CHAPTER 9.50 "R-V (RESIDENTIAL VILLAGE) ZONE"; AND CHAPTER 9.183 "DESIGN REVIEW"; AND BY AMENDING TWO CHAPTERS: 9.180 "PLOT PLANS" AND 9.182 "RESIDENTIAL AND COMMERCIAL DEVELOPMENT PLOT PLANS" WITH THE INSERTION OF REFERENCES TO DESIGN REVIEW. The City Council of the City of La Quinta does ordain as follows: SECTION 1. ADOPTION OF CHAPTER 9.90, "C-V (COMMERCIAL VILLAGE) ZONE". The La Quinta Municipal Code, Title 9, PLANNING AND ZONING, is hereby amended by the insertion of a new Chapter 9.90, "C-V (Commercial Village) Zone", attached hereto as Exhibit Al, the content of which is presented in the following sections: 9.90.010 GENERALLY 9.90.015 PURPOSE 9.90.020 PERMITTED USES 9.90.030 ACCESSORY USES PERMITTED 9.90.040 COMMERCIAL PLOT PLAN REVIEW REQUIRED 9.90.050 DESIGN REVIEW REQUIRED 9.90.060 GENERAL DEVELOPMENT STANDARDS 9.90.070 SUBZONES: PURPOSES, PERMITTED USES, AND SPECIFIC DEVELOPMENT STANDARDS 9.90.071 C-V-C "CORE" SUBZONE 9.90.072 C-V-P "PARK" SUBZONE 9.90.073 C-V-S "SOUTH" SUBZONE 9.90.074 C-V-N "NORTH" SUBZONE SECTION 2. ADOPTION OF CHAPTER 9.50, "R-V (RESIDENTIAL VILLAGE) ZONE". The La Quinta Municipal Code, Title 9, PLANNING AND ZONING, is hereby amended by the insertion of a new Chapter 9.50 "R-V (Residential Village, Single- and Multi -Family Dwellings and Supportive Uses) Zone", attached hereto as Exhibit A2, the content of which is presented in the following sections: 9.50.010 GENERALLY 9.50.015 PURPOSE 9.50.020 PERMITTED USES MR/ORDDRFT.022 9.50.022 CONDITIONAL USES 9.50.025 DENSITIES 9.50.030 BUILDING HEIGHT LIMITS 9.50.040 REQUIRED LOT AREA 9.50.050 YARD REQUIREMENTS 9.50.060 LOT COVERAGE PERMITTED 9.50.070 DISTANCE REQUIRED BETWEEN MAIN BUILDINGS 9.50.080 AUTOMOBILE STORAGE SPACE 9.50.085 PEDESTRIAN WAYS 9.50.090 DESIGN STANDARDS SECTION 3. ADOPTION OF CHAPTER 9.183 "DESIGN REVIEW". The La Quinta Municipal Code, Title 9, PLANNING AND ZONING, is hereby amended by the insertion of a new Chapter 9.183 "Design Review", attached hereto as Exhibit A3, the content of which is presented in the following sections: 9.183.010 GENERALLY 9.183.020 PURPOSE 9.183.030 REFERENCE FILE OF DESIGN REVIEW REQUIREMENTS AND STANDARDS 9.183.040 DESIGN REVIEW BOARD 9.183.050 DESIGN REVIEW PROCEDURES 9.183.060 DESIGN REVIEW STANDARDS 9.183.070 FILING FOR DESIGN REVIEW 9.183.080 FEES 9.183.090 COMPLIANCE SECTION 4. AMENDMENT OF CHAPTER 9.180 "PLOT PLANS". The La Quinta Municipal Code, Title 9, PLANNING AND ZONING, is hereby amended by the insertion of the following addition to Section 9.180.030 Applications, Paragraph B., to read as follows: B. Design Review. Certain zones, areas within the City, and types of applications also require a design review. See Chapter 9.183 DESIGN REVIEW. C. Environmental Clearance.... <No change of text; re -letter paragraph only.> SECTION 5. AMENDMENT OF CHAPTER 9.182 "RESIDENTIAL AND COMMERCIAL DEVELOPMENT PLOT PLANS". The La Quinta Municipal Code, Title 9, PLANNING AND ZONING, is hereby amended by the insertion of the following addition to Section 9.182.050 Requirements For Approval to read as follows: 4. The plot plan meets all design standards for the City and all design standards of adopted specific plans applicable to the location and/or type of construction or use proposed in the plot plan, pursuant to Chapter 9.183 DESIGN REVIEW, as signified by a design approval by the appropriate Design Review Procedure in Section 9.183.050. MR/ORDDRFT.022 • SECTION 6. VALIDITY. If any section, subsection, clause, or phrase of this Ordinance, or of any Code adopted thereby is for any reason held by a court of competent jurisdiction to be invalid, such a decision shall not affect the validity of the remaining portions of this Ordinance or of any Code adopted thereby. The City Council hereby declares that it would have passed this Ordinance and each section or subsection, sentence, clause, and phrase thereof, and of each Code adopted hereby irrespective of the clauses or phrases being declared invalid. SECTION 7. EFFECTIVE DATE. This Ordinance shall be in full force and effect thirty (30) days after its adoption. SECTION 8. POSTING. The City Clerk shall, within 15 days after passage of this Ordinance, cause it to be posted in at least three public places designated by resolution of the City Council; shall certify to the adoption and posting of this Ordinance; and, shall cause this Ordinance and its certification, together with proof of posting, to be entered into the Book of Ordinances of this City. The foregoing Ordinance was introduced after reading of the Title, before the City Council of the City of La Quinta, California, at a regular meeting of the City Council, and thereafter, following the Public Hearing pursuant to California Government Code Section 50022.3, the foregoing Ordinance was PASSED, APPROVED, and ADOPTED at a regular meeting of said City Council held on this day of 1988, by the following vote: AYES: NOES: ABSENT: ABSTAIN: WILLIAM R. HOYLE, Mayor City of La Quinta, California ATTEST: SAUNDRA L. JUHOLA, City Clerk City cf La Quinta, California APPROVED AS TO FORM: BARRY BRANDT, City Attorney City of La Quinta, California MR/ORDDRFT.022 0 0 MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California August 9, 1988 7:00 p.m. I. CALL TO ORDER A. The meeting was called to order at 7:05 p.m. by Vice Chairman Moran. The Flag Salute was led by Planning Director Murrel Crump. II. ROLL CALL A. Vice Chairman Moran requested the roll call. Present: Commissioners Steding, Zelles, and Moran. Commissioner Bund arrived at 7:10 p.m. Chairman Walling was absent. A motion was made by Vice Chairman Moran and seconded by Commissioner Zelles to excuse Chairman Walling from the meeting. Unanimous. B. Staff Present: Planning Director Murrel Crump, and Principal Planner Jerry Herman. III. HEARINGS - None IV. PUBLIC COMMENT No one wished to address the Commission. V. CONSENT CALENDAR A motion was made by Commissioner Steding and seconded by Commissioner Zelles to approve the minutes of July 26, 1988. Unanimously approved. VI. BUSINESS Vice Chairman Moran introduced the Business Item as follows: A. Tentative Tract 21381; a request by Sunrise Company for approval of new unit types within PGA West. MR/MIN08-09.DFT -1- • 1. Principal Planner Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. The Commission discussed the request as presented. 3. A Minute Motion was made by Commissioner Steding and seconded by Commissioner Zelles to approve the new unit type for Tentative Tract 21381; to concur with the Planning Director's intention to grant a four -unit increase, as permitted in Condition No. 25; and to grant the use of the 15-foot front yard setback for the F1 and F2 alternate buildings, where needed; subject to conditions. Unanimously adopted. B. Tentative Tract 21555; a request by Dennis Freeman/Freeman Realty and Development for a review of Phase One development information for a project located at the northeast corner of Washington Street and Sagebrush Avenue. 1. Principal Planner Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. Mr. Dennis Freeman briefly addressed the Commission. The Commission then discussed the request as presented. 3. A Minute Motion was made by Commissioner Zelles and seconded by Commissioner Steding for the following action: a. Approve the unit colors and materials, with the requirement to provide an additional red tile roof color and additional trim colors. The new colors are to be submitted to the Planning and Development Department for review and approval. b. Accept the tract grading, subject to Public Works approval. C. Approve the following Phase One items: (1) Pad elevations. (2) Unit setbacks, except for Lot 32 which must provide a 20-foot front yard. MR/MIN08-09.DFT -2- 0 VII. (3) Lot fencing. (4) Lot landscaping providing a minimum of three 15-gallon trees planted in the front yards on interior lots and five on corner lots, with automatic irrigation systems. (5) Tract boundary wall, subject to the noise study recommendation for final placement and height. The wall is to be constructed along the entire Washington Street frontage, entire northern property line, and from the northeastern corner southerly along the eastern property line to (and including) Lot 45. (6) Washington Street landscaping shall be revised to include more variation in tree type used at the entrance and to reflect a clustering of tree forms. The revised plan is to be submitted to the Planning and Development Department for review and approval. (Sagebrush Avenue landscaping will be reviewed in subsequent phase by the Planning Commission.) (7) Unit mix plan, except that Lots 10 and 20 shall have single -story units, and Lot 9 a two-story unit. Unanimously adopted. C. Action Relating to Study Session Item. 1. A motion was made by Commissioner Steding and seconded by Commissioner Zelles that the Planning Director exercise leeway in canceling Study Sessions. Unanimously adopted. OTHER - None VIII. ADJOURNMENT A motion was made by Commissioner Steding and seconded by Commissioner Bund to adjourn to a regular meeting on August 23, 1988, at 7:00 p.m., in the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California. This meeting of the La Quinta Planning Commission was adjourned at 7:30 p.m., August 9, 1988. MR/MIN08-09.DFT -3- STAFF REPORT PLANNING COMMISSION MEETING DATE: AUGUST 23, 1988 APPLICANT: WARREN AND DIANE JOHNSON REQUEST: EXTENSION OF TIME FOR VARIANCE 87-004 AND PLOT PLAN 87-381 LOCATION: NORTHEAST CORNER OF CALLE CADIZ AND AVENIDA BERMUDAS (SEE ATTACHMENT NO. 1) ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT NO. 87-072 WAS PREPARED FOR THE ORIGINAL VARIANCE AND PLOT PLAN APPLICATIONS. THE EXTENSION REQUEST IS PERMITTED BY THE APPROVAL CONDITIONS; IMPACTS OF THE APPROVED PROJECT WERE ADDRESSED BY EA 87-072. AS NO CHANGES IN THE PROJECT ARE PROPOSED, THERE IS REASONABLE CERTAINTY THAT THE EXTENSION WILL HAVE NO ADVERSE EFFECTS ON THE ENVIRONMENT, AND IS THEREFORE EXEMPT FROM ADDITIONAL REVIEW REQUIREMENTS OF CEQA. BACKGROUND: On August 25, 1987, the Planning Commission approved Variance No. 87-004 and Plot Plan No. 87-381. Subsequently, on May 10, 1988, the Planning Commission accepted the Applicant's landscape/parking plan, and also allowed an on -site operator's residence. On July 18, 1988, the applicant submitted a request for time extension (Attachment No. 2), stating several reasons for the request. The existing approval essentially allows for the on -site operator residence, +3,250 square feet of leasable office area, and parking and landscaping improvements. The variance was approved to allow the Applicant to install the required 13 parking spaces or pay a cash mitigation fee for five of the 13 parking spaces. ANALYSIS: 1. The Variance may be extended up to an additional two years from the effective date of its approval. MR/STAFFRPT.054 -1- • F- 2. The effective date of the Variance, as set forth in Condition No. 3 (attached), is based upon approval of Change of Zone 87-025, which was accomplished September 29, 1987. 3. The Plot Plan approval was not in effect until Change of Zone 87-025 became effective on October 29, 1987, pursuant to Condition No. 5 of the Plot Plan approval (attached). 4. Variance 87-004 does :not expire until September 29, 1988, while Plot Plan 87-381 expires on October 29, 1988. 5. Although not provided for in the La Quinta Municipal Code, -the intent of Plot Plan Approval Condition No. 3 was to allow extension of Plot Plan 87-381 along with the Variance. 6. No changes to the existing approval conditions for Variance 87-004 or Plot Plan 87-381 are necessary at the present time. 7. Based on the Applicant's request and his anticipated development within the Village Specific Plan area, an extension of one year from the effective date of the Variance would be appropriate for both applications. The expiration dates would then be the same for both applications (September 29, 1989). RECOMMENDATION: That the Planning Commission take the following actions: 1. By Minute Motion, recommend to the City Council approval of a one-year extension of time to September 29, 1989, for Variance 87-004, as originally approved; and, 2. Approve an 11-month extension of time to September 29, 1989, for Plot Plan 87-381, as originally approved. attachments: 1. 2. 3. 4. Case Map Extension Request Approval Conditions, Approval Conditions, VAR 87-004 PP 87-381 MR/STAFFRPT.054 -2- T A M F ® ® ® O ® A►v /AI i P '. ,` t M • I � tsm-Ail1.r ESTADO om CASE MAP CASE No. CZ 8 7- 0 2 5 VAR 87-004 -PP 87-881 �O/, - . • s • , NTs NORTH SCALE: NT RtUIVED JUL i3 10 RM CITY' OF LA YUIN iA MNN9NG & DEYIELOPMENT DEPT. • Planning Commission City of La Quinta 78-105 Calle Estado La Quinta, CA 92253 35 West Orange Grove Avenue Arcadia, CA 91006 July 18, 1988 Re: Request for Extension of Plot Plan 87-381 and Parking Variance 87-004 Honorable Members: We hereby request a one-year extension on the Plot Plan (87-381) and the Parking Variance (VAR 87-004) for our planned office building to be located at the northeast corner of Avenida Bermudas and Calle Cadiz. The Plot Plan and Parking Variance were originally approved on August 25, 1987. The reasons for the extension request are as follows: 1. Attorneys' delays in final wording and format of the parking variance agreement. 2. Sevier line availability and septic tank decisions. 3. Percolation testing tc be made and Health Department approval. 4. Revised engineering for ponding pool recently requested, causing delays in plan approval. 5. Delayed contracting bids. 6. Financing and loan approval delays. 005182 10 1025 07-i8-88 10 CASH i TOTAL 1 25. As a precautionary measure and for any other unforeseen reasons, we feel that it is necessary to request an extension at this time. We would appreciate your earliest consideration of this request. Sincera1y, Warren D. Johnson Diane T . Johnson ATTACHMENT #2: cc: Benjamin P. Urmston, A. -..A. •0 ®! CONDITIONS VAR 87-004 AUGUST 25, OF APPROVAL 1987 EXHIBIT A 1. Prior to the issuance of a building permit, the Property Owner must enter into an agreement to provide: a) 13 permanent parking spaces as required by the La Quinta Municipal Code; or, b) pay a cash mitigation payment in the amount of $3,375/space, plus an inflation factor which is to be calculated at the time of agreement execution, for the construction of up to five permanent paved parking spaces. A payment schedule may be established, provided the period does not exceed four -five years, and except that if an assessment/benefit or other parking improvement district is created the obligation of the property owner shall become due and payable under the terms of said district or other parking improvement entity. The money collected may be released to a City -created parking district, or, the money collected may be used in the furtherance of general parking improvements in the Village Commercial area, at the option of the City; and, further, any financial obligation issued against said property will be reduced accordingly to the amount of mitigation money paid at the time. 2. This Variance approval must be used within one year after the date of approval by the La Quinta Planning Commission unless approved for an extension, as provided in the La Quinta Municipal Code. No extension shall be granted unless Plot Plan 87-381 is also extended. The term "use" shall mean the beginning of substantial construction of the office building, which construction must thereafter be diligently pursued to completion. 3. Variance Case No. 87-004 shall not be effective until and unless CZ 87-025 and Plot Plan 87-381 are approved. 4. The existing wall and oleanders along the eastern property line shall remain until the adjacent property to the east is rezoned to commercial. 5. Any offsite parking contemplated in satisfaction of Condition 1, above, shall secure City approval through the plot plan review process. 14TTA0-1A A6, A.+ir .2t lit/ CONAPRVL . 0 0 5 1 ® 1i CONDITIONS OF APPROVAL PLO`)' PLAN No. 87-381 BENJAMIN URMSTON, APPLICANT AUGUST 25, 1987 GENERAL 1. The development of the project site shall comply in concept wil all approved exhibits as contained in the Planning Department`i file for Plot Plan No. 87-381 and the following conditions, wh, conditions shall take precedence in the event of any conflict with these exhibits. 2. Plot Plan No. 87-381 shall comply with Conditions of Approval Variance Case No. 87-004, where said conditions apply. 3. This approval shall be used within one (1) year after the date approval by the Planning Commission unless approved for an extension, as provided in the La Quinta Municipal Code; otherwise, it shall become null and void and of no effect whatsoever. The term "use" shall mean the beginning of substantial construction of the office building, which construction must thereafter be diligently pursued to completi 4. Prior to issuance of a building permit for construction of any use contemplated by this approval, the Applicant shall first obtain permits and/or clearances from the following agencies: • City Engineer • City Fire Marshal • City Planning and Development Department, Plani Division • Riverside County Environmental Health Departmei • Coachella Valley Water District • Imperial Irrigation District Evidence of said permits or clearances from the above -mentions agencies shall be presented to the Building Division at the t, of the application for a building permit for the use contempl, herewith.. 5. This plot plan approval shall not take effect and no building permits shall be issued hereunder until and unless Change of No. 87-025 and Variance Case No. 87-004 are approved and beco effective. This plot plan approval shall be subject to all o the terms and conditions of Variance Case No. 87-004, as if herein set forth. LAND USE AND BUILDING DESIGN (5. All roof -mounted equipment shall be adequately screened by th roof structure, or other approved method. 'MR/CONAPRVL.011 1 ® t STREETS, CIRCULATA , PARKING AND GRADING �. The Applicant shall comply with the following requirements of thl City Engineer. These conditions contemplate new development standards, which will be established in the future with the Village at La Quinta Specific Plan. a. The Applicant shall dedicate, via irrevocable offer of dedication per the current City standards, all necessary public street and utility easements as required by the City Engineer, including a 44' half -street for Avenida Bermudas, and 30' half -street width for Calle Cadiz. These dedications will not be accepted/rejected or modified until the Village at La Quinta Specific Plan is adopted. b. The Applicant shall construct street improvements for one-half street width for Avenida Bermudas, Calle Cadiz, an( the full width alley, including any median island reconfiguration, to the requirements of the City Engineer and the La Quinta Municipal Code. Said construction to be done upon resolution of the Village at La Quinta Specific Plan development standards. C. Drainage disposal facilities shall be provided as required by the City Engineer. d. The Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District, and agrees to be included in the District. Any assessments will be done on benefit basis as required by law. S. Existing walls or other structures and permanent improvements located within the dedicated street rights -of -way, as required b; this approval, shall be removed at the Applicant's expense at such time as public street improvements are required. 9. The following modifications shall be made to the parking layout: AL. The alley parking areas shall be designed to accommodate a future 60-degree angle design, oriented to east -to -west travel. Interim 90-degree striping and paving is acceptabl4 until such time as the alley is closed to two-way traffic. An appropriate performance guarantee, acceptable to the City, shall be required to assure future conversion of the parking area. b. Design of the parking layout shall substantially conform with these conditions and as illustrated in Attachment 42 of the Staff Report for Plot Plan No. 87-381. MR/CONAPRVL . 011 2 0 10. The required handicap space shall be relocated to space #9, a! shown on Attachment #2. Space #1 shall be moved east to allot five feet between the dedicated right-of-way line and space w: and the alley access to spaces 7 - 9 shall be increased to 24 feet. 11. The sidewalk connections to the existing public right-of-way i to be deleted. They may be submitted for review with street improvement plans upon completion of the Village at La Quinta Specific Plan. PUBLIC SERVICES AND UTILITIES 12. The Applicant shall comply with the requirements of the Coach Valley dater District. When there are identified conflicts, City will withhold the issuance of any building permit until arrangements have been made with the District for the relocat of these facilities. 13. Location and design of any interim septic system shall be sub to the standards and requirements of the Riverside County Hea Department. The system shall be designed to allow ultimate hookup to permanent sewer lines. 14. Trash enclosure shall be gated and enclosed by a six-foot-hig wall of the same construction and color as the commercial building. Location and construction of the enclosure shall conform to requirements of Palm Desert Disposal Company and t Planning and Development Department. 15. Prior to the issuance of building permits, the revised parkin and landscape plans must be submitted to the Planning Commiss for review and approval. At a minimum, the landscape plan sh enhance the existing landscape, provide canopy shade trees an conform with the Village at La Quinta Specific Plan. MISCELLANEOUS 16. Prior to submission of any plans for building permit issuance the Applicant shall secure written approval of the landscapin plan from the Riverside County Agricultural Commissioner's Of relative to the appropriate inspection for pest control. At minimum, the plans shall provide the contractor's name, addre and phone number, and the place of origin of all planting materials. 1.7. The approved landscaping and improvements shall be installed prior to the issuance of a Certificate of Occupancy. The landscaping shall be maintained in a healthy and viable condi for the life of the project. 18. Prior to submission of plans for building permit issuance, ti Applicant shall provide revised architectural elevations detailing sun protection for south and west facing windows, t reviewed and approved by the Planning and Development Departn Planning Division. MR/CONAPRVL.011 3 a� ar- ��� INCORPMATM1992 OIM 'f 4PTUDY SESSION MEMORANDUM CITY OF LA OUINTA TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: PLANNING AND DEVELOPMENT DEPARTMENT DATE: AUGUST 22, 1988 SUBJECT: HIGHWAY 111 SPECIFIC PLAN: POLICY PREVIEWS BACKGROUND At ycur June 14th regular session, your body directed Staff to begin preparing policies (and issue discussions relating to the policies) for the Policy Framework which would serve as the Base Plan for Highway 111. One of the purposes for this "Base Plan" Policy Framework approach is to document, for public information, the policy direction the City is committed to for the Highway 111 Corridor. Many property owners and prospective develcpers need municipal guidance before they have confidence to finalize their own plans. Several land development proposals for portions of the Highway 111 Corridor are now in the formulation and/or review stages. Prior to formally reviewing these proposals, it would be worthwhile to preview a number of the issues and policies which will make up the Policy Framework. A discussion of these policies ahead of time will recap the ground that has been covered, refresh memories of positions already established, refine the policies, identify opportunities for further policy evolution, and prepare the Commission for a more focused review cf the proposals when they are ready for Hearing. It is expected that early development proposals will most likely position themselves near the intersection of Washington and Highway 111. It is also established (based on the market absorption forecasts) that early development proposals will most likely be retail -commercial and will scale themselves to be in a position to absorb all of the available market in the Highway 111 Corridor for the foreseeable future. Consequently, providing clear guidance to the next few development proposals in the Highway 111 Corridor is crucial to setting the precedents needed for the Corridor as a whole. It may be some time before a similar opportunity may present itself again. MR/MENOPC.017 -1- The preview of policies presented below is abbreviated and Focused on issues most relevant to the Washington and Highway 111 portion of the Corridor. The policies are selected to address issues likely to be raised by one or more prospective development proposals for this area. Following a discussion of these policies in their preview form (August 22nd), more complete policy discussions can be scheduled for Study Sessions on September 12th and 26th, and possibly October 24th. A Hearing could be held November 8th (and, if necessary, possibly continued to include November 22nd). A City Council briefing could be held at their Study Session on November 14th, and City Council Hearing on December 6th. POT.TrTF.S The policies to be previewed are listed in zhe broad categories of the "Goals and Major Policies" section of the Specific Plan Outline. Many policies relate to several categories, but are presented in the categories where they appear to best fit. Extensive cross-referencing has been omitted in this preview. In the process of preparing policies for the many subjects which should be covered by the Policy Framework, it became obvious that some policies could be stated as such, while others were still in the issue stage of resolution. In some cases, two or three policy alternatives could be presented, while in other cases, all that could be done is to describe the issues for further discussion. Therefore, in each category, the policy material begins with the clearer recommended policies, then addresses policy alternatives, and finally moves into topics which need more discussion before clear alterr.Latives and policies are resolved. The alternatives and issues should become the agenda topics for future Study Sessions. A. URBAN DESIGN PLANS: POLICIES 1. The guiding concept behind the development of the Highway 111 Corridor is a free flowing regional transportation route along which are a series (no more than eight per side) of major development complexes accessed at signalized intersections. Each development complex should be oriented not to Highway 111, but rather to its own access roads. Access roads shall not be viewed as edges of complexes, but rather as centers of complexes. 2. The Highway 111 Corridor is the window into La Quinta. The background vistas consist of three horizontal elements: desert, mountains, and sky. Developments shall be sensitive to their effect on background vistas along Highway 111 and other image corridors. MR/MEMOPC.017 -2- ® 0 3. The context for development in the Highway 111 Corridor is desert. All development shall comply with the required theme of desert compatibility. Structures and all supportive development, including landscaping, shall exhibit designs, heights, bulk, masses, shapes, colors, textures, and materials which are compatible with the desert setting and which do not obscure or distract from the mountains and sky vistas. 4. Within the theme of desert compatibility, the City shall not require one consistent architectural style throughout the Highway ill Corridor. However, within any one complex sharing a common access road, design consistency shall be required. Unique identity of each complex is the goal. 5. Architectural design shall comply with the basic City-wide standards contained in the Zoning Ordinance, Chapter 9.183, Design Review Section 060, Design Review Standards. 6. Elevations for property improvements shall generally follow existing natural terrain. Exceptions may be made for small areas which lie above or below the average surrounding grade by more than 10 feet, areas within 100 feet of the ultimate right-of-way line, or areas creating sight distance problems for traffic safety, or having significant drainage problems. 7. Within 150 feet of Washington Street, Jefferson Street, and 48th Avenue, all residential structures shall be low profile (one story), and clustered in no more than six units per structure. Beyond 150 feet, the residential structures shall be limited by the vertical view angle for that location. 8. All non-residential structures shall conform to the height and setback guidelines determined by the vertical view angle and background vistas for their particular location. 9. If, on the basis of special exception, a structure is permitted closer to the street/road, and/or is taller than the vertical view angle line would permit, the structure should be taller than it is wide (or narrower than it is tall) for accent against other more horizontal buildings, and to avoid view blockage. MR/MEMOPC.017 -3- go 10. The height restrictions created by the vertical view angle line shall be measured from all General Plan streets or roads (Highway 111, Washington, Jefferson, Adams, Dune Palms, 48th Avenue, and Westward Ho). 11. Within 100 feet of Highway 111, Washington, or Jefferson, structures (or pads for future structures) shall involve one or more of the following techniques to break up the unrelieved regimentation of "lined up" structures: o Have varying setbacks. o Be oriented neither parallel nor perpendicular to the street face. o Be clustered together with pooled parking. o Incorporate curves or angles in the architecture of the buildings themselves. o Be at varying grades vis-a-vis the street level. o Have roof heights of varying levels. 12. On -site collector streets and driveway routes through parking areas shall be curvilinear rather than at right angles and parallel. 13. Parking bays and aisles shall be arranged so that they are neither parallel nor perpendicular to Highway 111. 14. Interior tree islands shall be provided in all parking bays. URBAN DESIGN PLANS: ALTERNATIVES, ISSUES, AND DISCUSSION 1. What should be the guiding concept for appearances along Highway 111? In terms of architecture, the concept is to coordinate styles within a complex (i.e., around an access road), but allow the styles to vary from one complex to the next in order to foster some identity. The result would be a "guided diversity" with an emphasis on "guided". Certainly, nothing like the architectural randomness (each individual building is different) along most of the Palm Desert segment of Highway ill would be consistent with this approach. More than likely, architectural styles would be repeated or treated with variations by non -adjacent complexes. The guiding concept for the appearance of Highway Ill landscaping, however, is one which should be explained more fully. The example provided by MR/MEMOPC.017 -4- 0 0 Indian Wells is one often cited as worth considering. The elements of the Indian Wells landscaping program are: o Fifty -foot setbacks o Wall at the edge of the setback o Grass o Berms o Meandering sidewalk o Drainageways wide and shallow (grassed) o Evenly -spaced, evenly• -setback palm trees For Indian Wells, the cumulative effect of this program is appropriate. We should consider some differences between Indian Wells and La Quinta which might form the basis for considering an alternative concept. a. Indian Wells views Highway 111 as an intrusion .into a residential community. The land uses along Highway 111 will remain residential. The existing residential projects turn their backs (and walls) toward Highway 111. The evenly -spaced palm trees are as symbolically important as they are aesthetically pleasing. They represent a barrier between this transportational intrusion and the peace and security of the residential enclaves. The trees are like bars to block visual encroachment. The regimentation of evenly -spaced palm trees forms a corridor through the community. In so doing, the palms divert attention from the mountain/sky views (which are reserved for residents). b. La Quinta's approach to the Highway 111 corridor is aggressively commercial. We envision up to 16 separate complexes along the Highway. Each will depend on visibility. Each will require a window onto the Highway. Each will attempt to create a sense of place and an entry via its centrally -placed access road. The mountain vistas beyond the Highway Corridor are more distant in our segment than they are in Indian Wells. A near -the -road string of palms will obscure the mountains or distract from them almost completely. The vistas form a part of the setting on which the commercial complexes will need to capitalize. It may be asserted that masking MR/MEMOPC.017 -5- 0 0 the vistas and screening the form of commercial complexes from the road will not be good for business, nor good for La Quinta in the long run. One alternative which would serve to draw attention to each commercial complex would be to forego palm trees along Highway 111 and place them, instead, along each access road, forming a tree -lined avenue leading to each complex. This would accomplish several other things as well. The rows of trees would make the complex seem more setback from the road. The height of the palms would signify the center of the complex. The tree -lined entrance would make it clear where to expect to turn in (or expect out -bound traffic). The perspective provided by the rows of palms would frame each complex and its background vistas for the approaching visitors; and, the palms would lend a feeling of "oasis" to the entry of each complex. Another feature of an alternative landscaping concept would be the use of concentrated, dense, medium -height landscape material as a demarcation of the edges or boundaries between the complexes. Approximately midway between the access roads would be placed a triangular block of landscaping (point touching the Highway, wide part facing the junction between the complexes). This technique serves two functions: punctuation between complexes and as a screen for the service sides of structures facing each other (back-to-back) across property lines between complexes. Between two triangles, a horizontal viewing angle is created which leads the eye back toward the more deeply set complex. The area within the triangle could be used for onsite retention of storm water and as a simulated oasis, with lusher landscaping material which blocks the deeper view. Along the Highway, between the triangles and the palm -tree lined access roads, would be placed berms and lower -level plant materials which accentuate the contrast with the palm height and permit a view into each complex and beyond. These plant materials should avoid any suggestion of regularity or repetitiveness. Landscaping in the middle should be clustered with major openings for onsite views and visual access to background vistas. Varying setbacks for landscaping should be employed to provide heightened interest. MR/MEMOPC.017 -6- 0 ,- .. ........... ..D ••. •••,...• ••. ..1 •. .. .... • . . ... .. . °. •. ... ,. ...0.0 .Om .... • ... .. .. .. • •• • •• • D. • • • •• •..0 .• .. .. D.. •.� • • • 0• ,• ...0 . ••o • . . .• ••.••D •• •• •• ••� • • �• • .D• �•. • ���^. T- K E ...... . .. •• ..• ••' ..... ,: .. .' 0 oesooe000e•• .• °° • 1.., °, ••••••• .• .0. , • °,• . •..• ,•••• •••• •,•••• •.• • O.. •,• ........ •. ...... . ..... . .°........ . 3.• :..... •.•.•.. • .. .. ... ....•. ..000:. ' cn •• • •• e • • • • ••• 6 6 6 .; • .v •••• •. • •• • .• • • • • • o •"' a ++ + VI L C m CD 0 0 E cv a CV _ea_ building front (D,j t fi.3 0 40 4 4 CO LLJ z C.) V z CO z 0 0 2. What should be the heights of structures along Highway 111? By the time the later portions of Highway 111 in La Quinta develop, property values will be significant. Denser development will be necessary to amortize land costs. Mountain vistas along the Highway should be protected, but sufficient property depths are available to follow a principle that the further back a structure is placed, the taller it could be. And as a design consideration, the unrelieved horizontal emphasis of much of the development in the Valley will, in the future, cry for the accent of a well-designed/well-placed vertical dimension. Some structural height might help La Quinta command a greater visibility and sense of place in the otherwise undifferentiated string of cities along Highway 111. Some of the draft policies presented earlier refer to a vertical view angle. The issue to be resolved is: what heights should be allowed at what setbacks, resulting in what angle above the horizontal? Another complication is whether to allow for differences in elevation between the road and the finish grade of the site (i.e., should a high site be penalized and a low site benefited); or should a correction factor be introduced? Another question is whether the same formula should be applied north of Highway 111 (where mountain vistas are more distant)? As a subject for discussion, the following language is presented as a sample of policies relating to height: a. Measured at the (near side) ultimate right-of-way line at a point five feet above finished street grade, a vertical sight line or viewing angle of 12 degrees above the horizontal shall establish maximum heights of non-residential buildings and of residential buildings more than 150 feet back. MR/MEMOPC.017 -7- 0 Approximate values: Building Setback (feet) 0 50 100 150 200 250 300 350 400 450 500 Maximum Height (feet) 5 15 26 37 47 57 68 78 88 99 110 b. In addition to observing the viewing angle, no structure on the south or west side of Highway 111, when viewed from the near edge ultimate right-of-way line, shall obscure more than the bottom one-third of any view of any mountains behind it, unless its height exceeds its width. DEVELOPMENT GUIDELINES AND STANDARDS: POLICIES 1. The division of land shall be guided so as to facilitate the preferred development patterns, land uses, and access patterns. 2. Phases of projects shall be designed, integrated, placed, oriented, and constructed so that the original phase and each successive increment may function, be independent, successful, and sufficient, even if subsequent phases are long delayed or do not materialize. 3. All development within the Highway 111 Corridor shall be subject to Design Review. 4. Excellence of design shall be entitled to bonuses in density/intensity of land use according to adopted guidelines and standards. 5. The rock outcropping adjacent to Highway 111, known as Point Happy, shall not be removed, nor reduced in size in any visible manner. Any development taking place on the rock outcropping shall comply with General Plan Policy 4.1.2 regarding avoidance of development of any slope exceeding 20 percent. Visible faces of the rock outcropping facing La Quinta shall not be altered in appearance in any significant way. MR/ME14OPC.017 -8- i 0 6. Until a system of drainage structures are made available, and/or except where drainage is conveyed directly to an adjacent storm water channel, on -site grading and drainage retention for 24 hours of the 100-year storm event will be required. Retention system overflows shall use pipes or street drainage systems, not adjacent property, unless drainage easements have been established. 7. Projects will use curb and gutter street profiles. 8. Local service connections for water, sewer, storm drains, power, gas, and communications shall be provided underground, in a progressive, grided/looped pattern following the proposed access road pattern. No above -ground service shall be permitted. Major power transmission lines which cannot be placed underground shall be routed away from Highway 111 and into corridors with minimal visual impact. 9. Structures shall be energy efficient in design. Landscape designs shall be water efficient. 10. Street lighting shall be provided along the major thoroughfares in the Highway 111 Corridor. 11. Landscaping shall be provided on -site and in the public right-of-way. 12. Access rights to Highway 111 shall be dedicated to the City along Highway 111 and Washington Street, except where access points have been called for by the Specific Plan. 13. Setbacks from Highway 111 ultimate right-of-way line shall be 50 feet. No walls, parking, or shade structures shall be permitted closer than 50 feet, unless an approved design permits a meander overaging 50 feet. The closest point of the meander line shall be no less than 30 feet from the ultimate right-of-way line. 14. Setbacks from Washington, Jefferson, Adams (between 48th Avenue and Highway 111), and 48th Avenue ultimate right-of-way line shall be 20 feet. No walls, parking, or shade structures shall be permitted closer than 20 feet, unless an approved design permits a meander overaging 20 feet. The closest point of the meander line shall be no less than 10 feet from the ultimate right-of-way line. 15. All other streets shall observe a minimum 10-foot setback for any wall, parking, or shade structure. MR/MEMOPC.017 -9- 0 16. Provisions for parking shall comply with the parking requirements of the Zoning Ordinance. Plans for joint parking credits shall be supported by sufficient proof and guarantees. 17. A minimum of 25 percent of the parking shall be shaded. Shade may be provided by shade structures or landscaping. Shaded parking should be concentrated near the facilities to be served so that summer clientele can conveniently take advantage of cooler parking features. 18. Parking lots of adjacent projects shall coordinate mutual access between them, so that vehicular movements from one to the next do not require the involvement of Highway 111, Washington, Jefferson, Adams, or Dune Palms. Accesses between parking areas should be designed to discourage their use as shortcuts around traffic signals and to prevent excess speeds. 19. Service areas shall be internalized or completely screened from adjacent properties. 20. Signs along Highway 111 shall be oriented to automobile traffic, but shall emphasize the name and theme of the complex, not individual facility names. 21. Signs shall be of a monument style, limited in height, and landscaped. 22. No permanent off -premise signs shall be permitted in the Highway 111 Corridor, except for those installed by a government agency. No additional billboards shall be permitted. Existing off -premise signs shall be removed by whatever means are available, as soon as feasible. 23. All residential development shall provide sufficient internal active recreational facilities and passive open space. C. INFRASTRUCTURE PLANS (Roads, Drainage, Water, Sewer, Power, Etc.): POLICIES 1. The Highway Ill Corridor is included in (a proposed) Redevelopment Area Number Two by the La Quinta Redevelopment Agency. Infrastructure development by the RDA shall be coordinated to support a logical and timely -phased program which enhances the orderly development of the Highway 111 Corridor, pursuant to the policies of the Specific Plan. MR%MEMOPC.017 -10- 0 0 2. The banks of Whitewater Wash shall be improved to meet the regulations and standards of the Coachella Valley Water District. 3. Access to property shall generally be taken from access roads, not from Highway 111. Exceptions shall be made only where the City makes findings that feasible alternative access routes are not available and where CalTrans concurs. 4. Raised medians shall be provided along the following street segments: Highway 111 - (City limits to Jefferson) Washington - (Whitewater Wash to 48th Avenue) 48th Avenue - (Washington to Jefferson) Jefferson - (Whitewater Wash to 48th Avenue) Adams - (Highway 111 to 48th Avenue) 5. Median openings shall only be provided at signalized intersections along Highway ill, Washington Street, and Jefferson Street. 6. Access roads off Highway 111 shall provide deceleration lanes, acceleration lanes; and at median openings, shall provide left turn storage lanes within the median area. 7. In addition to the existing traffic control signals at Highway 111 at Washington and Jefferson Streets, and at Highland Palms (47th Avenue) at Washington Street, signals shall be planned for and installed when warranted at the intersections listed in the "Circulation" policy section. D. IMPLEMENTATION (Zoning, Construction, Funding, Incentives, Coordination): POLICIES 1. As soon as practicable after the adoption of the Highway 111 Specific Plan, the City will initiate rezoning of all land within the Corridor to a zoning classification consistent with the Specific Plan land use designations. 2. The Zoning Ordinance Amendment for "Mixed Commercial" shall create subzones, within which only specific uses and mixes will be permitted. The subzones shall be consistent with the preferred uses expressed in this Specific Plan. Alternatives for preferred uses will be specified, but will require a change of zone/subzone. MR/MEMOPC.017 -11- 0 0 3. With or without the involvement of improvement districts, adjacent development shall participate in the costs of street improvements, signals, medians and median breaks, widenings for left and right turns, and other improvements, the need for which is (at least in part) occasioned by the impacts of the development. IMPLEMENTATION: ALTERNATIVES, ISSUES, AND DISCUSSION 1. General Plan. After some analysis, it is apparent that the language of the General Plan relating the the Highway Ill Corridor creates some difficulties with implementation. The work being done on the Specific Plan will identify problems and present alternatives for the General Plan which could assure a more feasible Specific Plan. Prior to the adoption of the Highway 111 Corridor Specific Plan, the General Plan should be amended to remove any inconsistencies which are brought to light by the Specific Plan. Specifically to be considered for refinement in the General Plan are the broad application of the Mixed -Use Commercial category, and the 70/30 split of commercial and residential. 2. Private Versus Public Specific Plans in the Same Area. Prior to -the adoption of the Highway 111 Corridor Specific Plan (or the Policy Framework), proposals for private, single -property specific plans should be approved only to the extent that all aspects of the private specific plan are consistent with the policy framework Base Plan for the Highway 111 Corridor. After adoption of the Policy Framework of the Specific Plan for the Highway 111 Corridor, no further private specific plans should be adopted within the area. Private development should thereafter be reviewed and approved on the basis of plot plans consistent with the Specific Plan. Larger private projects which further refine or modify the public Specific Plan should be reviewed and approved as proposed amendments to the Highway 111 Specific Plan. 3. Preferred Uses Versus Flexibility. It will be difficult to predict the influences of the market upon development proposals. Even so, there are some very definite notions about what uses will "work" and be compatible with surrounding uses in certain locations. The subzones will specify a preferred pattern for "Mixed -Use Commercial" for each location. MR/MEMOPC.017 -12- 0 0 If we intend to make the development concept for the Highway 111 Corridor actually function, the City will be faced with some hard choices. The City will have to thread its way between the near -term convenience and short-range return of total flexibility - i.e., allowing almost any proposal to go almost anywhere - versus a longer -range orientation focused on rigorous requirements to make the whole Corridor pay off for La Quinta in the long run. To accomplish the latter objective the City will have to allow minor changes from the preferred land use pattern, but adhere to the overall program. Each change being considered should be subjected to as much study (for its long-range implications) as the original pattern enjoyed in its formulation. Because of legal complications, it will be important to permit alternative uses to be considered. The subzone applied to any particular location will specify a preferred land use pattern, and the range of variation permissible for that subzone. As an alternative, one or more subzones will be created in the text of the revised Zoning Ordinance for which no actual map changes will be initially made. These "floating" subzones will be used as a base commercial classification to be applied later. The ability -to use a property for general commercial and mixes (other than the preferred uses and mixes) will require a change of zone to the "basic" general commercial classification. This procedure makes all uses other than the preferred use possible, but subject to review. 4. Major Infrastructure Investments. The structural stabilization of the banks of the Whitewater Wash is a major cost factor in the development of the Highway ill Corridor. so, too, are utility extensions, bridges, drainage arrangements, and the like. A logical question would be: to what extent should these costs be borne purely as off -site improvements by adjacent development; and what does that portend for the rate of development? Or, since the benefits accrue to more than just the adjacent properties, should the burden also be borne by a broader base than just the adjacent properties? The La Quinta Redevelopment Agency's proposal for Redevelopment Project Area Number Two refers to the possibility of a number of major projects which MR/MEMOPC.017 -13- 0 could make the Highway development more feasible. comes from tax increment something of a chicken/egg coordination with the Redevelopment Area Number Two 111 Specific Plan However, the funding financing, presently problem. Extensive planning for the will be necessary. For example, the proposed list of Redevelopment Area Number Two projects contains a reference to bridges over the Whitewater for Adams and Dune Palms. The Highway 111 Specific Plan suggests that these bridges (and their costs) might not be warranted, cr wise, in terms of their implications for property development adjacent to the bridges. Another example is a lack of reference to a raised median along the segment of Adams between Highway 111 and 48th Avenue (a Primary Arterial). Appendix C from the RDA proposal is attached. E. CIRCULATION AND ACCESS (Through -Traffic, Property Access, Parking, Loading, Public Transportation, Pedestrian, Service, Emergency): POLICIES 1. Access to property adjacent to Highway 111 and Washington Street shall be limited. Full service accesses (median openings) shall only be permitted at signalized .intersections. At limited points midway between intersections, right-in/right-out accesses may be permitted. 2. Signalized intersections shall only be provided in the following locations: Highway 111 and a. Washington Street b. Simon Drive C. A point midway between Street (approximately centerline) d. Adams Street e. A point midway between Palms f. Dune Palms Simon Drive and Adams 1,200 feet from either Adams Street and Dune g. A point midway between Dune Palms and Jefferson Street h. Jefferson Street Washington Street and a. Highway 111 b. Highland Palms/47th Avenue C. 48th Avenue MR/MEMOPC.017 -14- i• • • • • • • • • r • Y 14a- ` i 48th Avenue and a. Washington Street b. Adams Street C. Jefferson Street d. Major project entries as may be established in the Specific Plan process 3. Exceptions to the requirement for signalized intersections shall only be permitted in unusual circumstances where property access is already permitted for an existing development, or where physical constraints prevent other access: for example, Plaza La Quinta (two driveways), and the property west of the rock formation of Point Happy. 4. All cross streets and access roads using signalized intersections shall line up on the north and south sides of Highway 111, and the east and west sides of Washington Street, and shall have full service median breaks with left turn storage lanes and right turn deceleration/storage lanes. 5. Properties adjacent to major cross streets (Adams, Dune Palms, or Jefferson) shall take access at a point no closer to the ultimate right-of-way line of any street than 330 feet. Access from other roads shall be at least 100 feet removed from any right-of-way line. 6. There shall be provided across all properties north of Highway 111, a continuous east/west access route or drive roughly parallel to, and at least 330 feet north of, Highway 111, extending from Point Happy, across Washington Street to Jefferson Street, connecting with all generally north/south access roads which create signalized intersections with Highway 111. 7. There shall be provided across all properties south of Highway 111, a continuous east/west access route roughly parallel to, and at least 330 feet south of, Highway 111, extending from the signalized intersection of Highland Palms and Washington Street eastward, then southeast to the half -section line, then eastward to Adams. The portion from Washington to Adams shall be a public road of a Collector status (to be named 1147th Avenue"). From Adams eastward across Dune Palms to the La Quinta Storm Water Evacuation Channel, the route shall be private connecting parking drives, with all generally north/south access roads which create signalized intersections with Highway 111. MR/MEMOPC.017 -15- 0 9 8. A continuation of 48th Avenue from Washington to Jefferson shall provide property access on the south side of the Highway 111 Corridor. Properties shall take access from Avenue 48 at points no closer to the ultimate right-of-way line of any street than 330 feet. 9. The exact alignment of access roads may be adjusted to enhance the private development of properties, provided that routes are functionally continuous, that intersections line up, and that through -access is preserved. 10. Westward Ho Street, lying north of Whitewater Wash, shall not be connected westward across Whitewater Wash, but shall end at Adams or within the property immediately west of Adams. 11. The crossings of Adams and Dune Palms through Whitewater Wash shall be low water crossings. Bridges shall not be required unless adjacent development and traffic volumes warrant bridges in the future. 12. Along Highway 111 and Washington at points midway between signalized intersections (spaced no less than 660 feet from any intersection) right-in/right-out access may be permitted, provided that no median break is permitted within 300 feet, that a right turn deceleration land is provided before the access, and an acceleration/merging lane is provided beyond the access, and that U-turns are permitted and provided for at the next signalized intersection providing left turn capability. Without the required U-turn capability, access shall be right -in only, with exits restricted to signalized intersections. 13. The ultimate right-of-way for Highway 111 shall be 120 feet for six through -lanes (with center median), plus any right turn storage, acceleration/deceleration lanes, and bus stop lanes. 14. Pedestrian walkways shall be provided along Highway 111, Washington, Jefferson, Adams, and Dune Palms. 15. Bicycle lanes shall be provided along Washington, Jefferson, Adams, Dune Palms, 47th Avenue (Washington to Adams), 48th Avenue, and along Highway 111 from Washington to the western City limits. (The determination as to the degree of physical separation from the roadway will require further study.) MR/MEMOPC.017 -16- 16. Property access roads or driveways off Highway 111 or Washington shall not contain intersections with other driveways or parking aisles, nor provide any parking spaces off such roads or driveways within 100 feet of the ultimate right-of-way line of the road from which access is being taken. The distance for all other roads shall be 50 feet. 17. Circulation routes through properties shall exhibit a clear separation of functional status: on -site collectors, fire lanes, service roads, parking bay aisles, loading zones, etc. 18. Public parking placed in the rear of structures shall have workable access (meaningful flows) to prevent the parking from being merely theoretically available to the public. 19. Access from remote or rear parking by pedestrians to the structures must also be workable. 20. Public transit lanes and stopping/loading areas shall be provided along Highway 111, Washington, Jefferson, Adams south of Highway 111, and internal to major complexes where public transit is likely to provide transportation for occupants, employees, or customers. 21. It is recognized that the Highway 111 Corridor is an area destined to be developed to serve vehicular traffic and the needs of persons who arrive by vehicle. The Corridor will not likely become a significant focus for pedestrian activity. The role of pedestrian activity will be limited to the following: a. Movement to/from a parked vehicle or public transit to/from a residential or commercial facility. b. Movement within a residential or commercial facility from one point of activity to another. C. To a much lesser extent, pedestrian movement from one complex to an adjacent complex at controlled pedestrian crossways. d. To an even lesser extent, pedestrian movement from outside/in or through the corridor along pedestrian ways. MR/MEMOPC.017 -17- U) W � L _ cp v IZ F— CL c,� o m II■. ,- (. �� a ..4411 ••a• �=— _ ►— �IL w o U - :_ LU T e • •'• • • . 1� '. � • ones '.�--•, I sw7md: 3Nno / 0 ....... .... . .................. Z :•:;ii••• oo••••t• O • O • • • • • • y • • • • • • • • ■ - •� • 0.000.000.00 0. 0.0 I • • • • • •• • • 0 • • • • • • I r • • • • • • • • t • ..:0.0.0•e-0-• -•-0-• I • . • • • • •a •.r Ir- t • • . .. • ,i -1 7 a --oo, ® 0 F. LAND USES (Types, Alternatives, Scales, Orientation, Flexibility, Sub -Areas, Placement, Timing, Coordination): POLICIES 1. It is the goal of the Highway 111 Specific Plan to guide development along Highway ill toward intensive, quality commercial uses for the long range benefit of La Quinta and its residents. 2. It is the intent of the Highway 111 Specific Plan that development along Highway 111 avoid becoming a random series of unrelated, shallow -depth, impulse -buyer -oriented, sign -intensive commercial uses with frequent driveways onto the Highway, resulting in a productive, "worst scenario" commercial strip. "Mixed -Use Commercial", as designated in the General Plan, should not be interpreted as if it meant anything is acceptable. 3. Viewed overall, the Highway 111 Corridor may eventually build out as if it were one massive mixed -use project. However, at the individual property and project level, mixed -use shall be more precisely designated for each location and its particular opportunities and constraints. 4. Commercial land uses along Highway 111 shall only be in "major commercial complexes". No isolated, single structures, small complexes, or mini -malls will be permitted anywhere along Highway ill without a plan which demonstrates the feasibility of the whole complex of which the single use or small complex is an early increment. Also, the compatibility of the proposed use with the surrounding preferred uses will be required to be demonstrated. 5. Commercial complexes along Highway 111 shall have the following characteristics: o Large scale, occupying the full depth of the land available; and, o Coordinated as to uses and appearances; and, o Having an image or identity; and, o Be a collection of similar or compatible or related facilities with a theme or common element (such as any one of the following: auto, home improvement, fashion, motel/cafe, or up -scale restaurant, sports and recreation, entertainment) whose clustering MR/MEMOPC.017 -18- 0 0 together provides scale, coordination, image, an identity of location, and a larger market area than any of the component facilities would enjoy separately; or, o Be mixed use; and, o Be placed on both sides of (centered on) any north/south street at a signalized intersection, so as to command that street as the locational identifier of the complex. (Transitions from one type of use to another should take place at the rear of projects, between streets -- not across them.) 6. Only in the near term, and only at the Highway 111 and Washington Street intersection, will complexes exhibiting a mixture of unrelated uses be permitted. 7. Beyond the intersection of Highway 111 and Washington Street, all development shall consist of complexes of like, similar, or complementary uses, with a common marketing theme and locational identifier. 8. The only type of mixed -use (in place of a stated preferred use) which the City will consider in any location within the Highway 111 Corridor is a major hotel mixed with tourist -oriented commercial, intensive recreational, and/or seasonal residential, and/or permanent residential uses. 9. Auto service stations shall be clustered together and shall be permitted in only one location along Highway 111. If/when an auto dealership center develops and an auto -oriented commercial park is developed behind it, auto service stations should be planned into the commercial park or serve as its entry way. 10. Drive -through or drive-in facilities shall be permitted only for uses other than food service. Carry -out food service shall be permitted only as an accessory use to indoor sit-down food service. 11. In the areas between Highway 111 and the Whitewater Wash, and south of Highway 111 at least 660 feet (down to about 47th Avenue), residential land uses are generally not appropriate. Any residential uses proposed in these areas must: a. Be a part of a larger mixed -use project; and, b. Be a very small percentage of the total project square footage; and, MR/MEMOPC.017 -19- ()U -41 Iles 6i • II •• •• 1r a.. CUB L� J Li • cc �•v//I�� i•iio i1`— 7E0�- •• yr+�Y t�. +rY+ -.00OUB.�CO�CO Oo _ COCOGO® 0C0OO•••••••••••••••. ••o••. •••••. oos•• — i)I• JCCO•••••••o•• � an a } • • • ■ + • .•.j � � (/� ' �� ■ I' .�� ` '�. �-� rta `+.":-fir •°JO. BOG"�O •:•�•:••••••'•'� Im® +++- O���O•• �j • o • • o U CL' ••� t i+ 1X+i Cr C^CJJ •••••• • • • •o� OOOC• • e � r$':�.++ .,OCCC"HOC' •`••o•.•.e •••••� L• • .... . +_+ •... I It .. . - • II �'�'�••.=+-r$+ II _�: 1Tr��COUG�JU.'�: • • • • • • • 11 +i T>'« 'I-l«. ter _JOrJ,� �C o • • • • • t + + i•� jt++y x tt+ • # +r s••oo •�• o • $ + It zitt t • • • • • • • • • o • o Jf • o • I't • •�.• • 0.0.0.0.0.0 • • I • • • 1 t • #++I+ Y I • • • • • • • • • • O • • '• • • t f i ♦1 • • • • • • • • • • • • • • • • • • ITr;:IT:iT • • • • • • • • • ir• • • • T . "• • • • • • s • • 060000, • . • • .i ;tr:rizi .........• •.�r. • . . . . • . . o W x� I;:I:TT:� - J . . . . . . . . • . . . ♦� . . . . $ i • • • • • • • • • • • • 11 • • • • Q V� • •• no •• to • •• •• •I: tt } N • —1 9a— 0 0 C. Be well integrated into the larger development (i.e., not a separate use); and, d. Serve a legitimate necessary purpose for the development, such as employee housing; and, e. Be subject to specific approval by the City. 12. In mixed -use developments involving residential uses, the residential uses shall be integrated into the project to create functional interaction between the uses. Total separation and lack of meaningful access between the residential and other uses shall be considered a lack of integration. 13. Except for integrated mixed -use developments, residential uses shall be located at least 660 feet south of Highway 111 and generally along and/or south of 47th Avenue in Section 30. 14. Residential land uses shall not exceed approximately 16 dwelling units per acre (High Density), except for any bonuses for affordability and/or excellence in design. 15. Residential land uses in the Highway 111 Corridor shall contain provisions for requiring low and moderate income household affordability (up to 20 percent of the total units for any one project). A minimum of five percent of the units shall be required to be affordable to low and moderate income households. Density bonuses for providing affordable housing shall apply only to projects in which more than five percent of the units are affordable to low and moderate income households, as in the following table: 5.1% - 10.0% 10.0% 10.1% - 15.0% 17.5% 15.1% - 20.0% 25.0% 16. Because noise contours in provide no open locations levels fall below 60 CNEL noise level), residential designed so that exterior noise levels are below 60 passive recreational uses. the Highway Ill Corridor where exterior noise (the acceptable exterior projects shall be quiet areas (areas where CNEL) are created for 17. Interior noise levels shall meet interior standards for all residential locations. MR/MEMOPC.017 -20- 0 0 18. North of 48th Avenue, between Washington and Jefferson, up the the quarter section east/west line (approximately 1,320 feet) and along the west side of Washington from 48th Avenue up to 47th Avenue (Highland Palms), for a depth of approximately 1,320 feet east, residential densities shall not exceed "Medium Density" (4-8 du/ac). These areas enhance the image corridors and serve as a transition from low density south of 48th Avenue to higher density and commercial further north. 19. Higher densities (exceeding 8 du/ac) if permitted, shall be located south of 47th Avenue (except in Section 30 -- nearest to Washington -- where they may extend up to 660 feet north of 47th Avenue), and north of the quarter section east/west line (1,320 feet north of 48th Avenue), and at least 1,320 feet west of Washington. 20. Urban neighborhood mixed uses, including light commercial (personal services, small goods retail, and offices), may be mixed with residential along 47th Avenue (Highland Palms) between Washington and Adams, and along Adams from 48th Avenue north to 47th Avenue (in any proportions). 21. Between Adams and the La Quinta Evacuation Channel starting 1,320 feet north of 48th Avenue and up to a line south of 47th Avenue extended, higher density residential may be mixed with commercial or hotel uses (in any proportions). LAND USES: ALTERNATIVES, ISSUES, DISCUSSION 1. Strategy for consistency with the General Plan. At the same time that the Specific Plan is being finalized, a number of amendments to the General Plan will be considered: a. The General Plan needs to be amended to allow residential uses in greater than 30-percent proportions where appropriate. Residential should be a designated land use in some portions of the Highway 111 Corridor, and a mixed -use option (in any proportion) in other appropriate locations. b. The mixed -use commercial land use designation presented in the General Plan, shall be amended in the General Plan to a more specific pattern of preferred uses presented in the Highway 111 Specific Plan. MR/MEMOPC.017 -21- 0 9 C. As an outgrowth of the multi -family residential density study, the residential densities designated in the General Plan may be further refined from four categories into five categories by breaking High Density into two levels*: o Very Low Density: 0 - 2 du/ac o Low Density: 2 - 4 du/ac o Medium Density: 4 - 8 du/ac o *Medium High Density: 8 -12 du/ac o *High Density: 12 -16 du/ac This refinement would permit a more precise control of impacts and compatibility among residential land uses. The exact placement of any particular density within the Highway 111 Corridor will be determined by a City Council decision on how much of any particular density is foreseen as necessary, based on the alternative scenario chosen as appropriate for La Quintals future. The scenarios being prepared for discussion are: #1 "Low Density Community": In this scenario, the highest density reached in the Highway 111 Corridor would be medium (4-8 du/acre); #2 "Market Oriented Densities": In this second scenario, a full range of densities would be provided including a small area of High Density (12-16 du/acre); #3 "Recommended": A third middle ground scenario much like #2 within the Highway 111 Corridor, but allowing very little higher density elsewhere in the community. 2. Preferred Uses. The exact placement or definition of preferred uses have not been worked out as yet. Because there are compatibility issues and market connections among many uses,it will make a difference where each group of uses is placed. A list of types of major complexes has been prepared. This list may not be complete, but is probably representative of what we may expect in the long run. The list has been analyzed in terms of what complex would be enhanced by proximity to other complexes. Incompatibilities have also been identified. MR/MEMOPC.017 -22- A for -discussion -only map has been prepared to illustrate one arrangement of this list of major complexes. The types of major complexes are listed below: 1. Community -scale convenience commercial 2. Mixed use: near -term, smaller scale microcosm of Highway 111 Corridor ("pioneers") 3. Urban neighborhood mix: a. Higher density residential b. Congregate living and nursing homes C. Personal services d. Small convenience retail e. Medical, dental, and related services f. Finance, insurance, real estate, legal, etc. g. Churches h. Possible fire station 4. Auto dealerships 5. Auto services 6. Home improvement retail 7. Home improvement suppliers and contractors 8. Fashion -oriented retail 9. Discount, warehouse sales, factory outlets 10. Resort or convention hotel with associated tourist commercial and seasonal residential 11. Entertainment 12. Major chain motor hotel 13. Garden -style motels/motor hotels, including seasonal housing 14. Budget motels 15. R.V. park (short-term stays) 16. Fast food (no drive-thru) 17. Family, ethnic, regional, and chain restaurants 18. Up -scale restaurants 19. Lower density residential MR/MEMOPC.017 -23- • 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 1 0 I 2: :::, I ::: : : . ::: : ::::: ::: ::: :::.. : ..::: :3 '> a :••.•.•...•.•..•.•.•.•:.•.:.•:.•.•.•:.•.•.•.:.•.•.•...•.•.•.•.•.•. 5 + 0 # 6 0 I 1 7 + 0 8 ::: >I _ :: a J R•.•.•.•:.•.•.•.•:.•:...•.•.•.•::.•.•.• :.:.:.:.:.:.:.:. ;:;:;:::;:I .. 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O n • tI• >. m T Cl) CO p �: r m O (-as asCIOR y Syv7b'd; 3Nna I. co 4 v �I cc$ r M co CV W 00 Q � REDEVELOPMENT AGENCY PROPOSAL EXCERPTS -25- . .......... # j, I NVt -.T A- Jj I PROJECT AREA CONTAINS 3,116%CPE I —1-1-014ORE ' OR - LESS '7v" N r AVENUE 14 AVENUE Ito 141 Lfl f v - T 3 ou A, scow -A 0.60 W'domiN or sN. $PO- x 4" PROJECT AREA RCUROMY CITY 90"HOARY fxISY. PROJECTAIREA N0.1 ROUNDARY CITY OF LA QUINTA REDEVELOPMENT PROJECT AREA NOR 2 EXHIBIT A EXHIBIT C PROPOSED REDEVELOPMENT PROJECTS STORM DRAIN SYSTEM Coachella Valley Stormwater Channel La Quinta Evacuation Channel General Storm Drains - various locations WATER SYSTEM Main Line Distribution Center SEWER SYSTEM Lift Sanitation (Jefferson & CVSC) Main Lines (to lift stations) BRIDGES Washington Street at Whitewater Jefferson Street at Whitewater Avenue 50 at La Quinta Channel Adams at Whitewater Avenue 48 at La Quinta Channel Dune Palms at Whitewater STREET IMPROVEMENTS East/West Streets Fred Waring Drive Westward Ho Drive Highway 111 Avenue 48 Avenue 50 North/South Streets Washington Street Adams Street Dune Palms Road Jefferson Street RAISED MEDIANS Highway 111 Washington Street Jefferson Street TRANSIT TJRNOUTS 141_ocations $3,530,000 1,200,000 05. 00,000 125,000 1,585,000 3,240,000 4,500,000 4,500,000 4,500,000 4,500,000 4,500,000 13,730,000 1,585,000 1,710,000 25,740,000 Ti1�:IiLl�iI6I01 1,245,000 1,500,000 1,500,000 140,000 \LAQUINTA\RDPLAN\DLMIBLTC b 0 0 TRAFFIC SIGNALS Route 111 at Washington Route 111 at Adams Route 111 at Dune Palms Route 111 at Jefferson Washington at Fred Waring Washington at Miles Jefferson at Fred Waring Jefferson at Miles Jefferson at Avenue 48 Jefferson at Avenue 50 COMMUNITY DEVELOPMENT PROGRAMS Provide commercial development funds Provide funds for demolition of dilapidated structures Provide funds for planning services to conduct design/implementation program studies COMMUNITY FACILITIES Develop new fire department facility and relatesd equipment to service the Project Area Develop new parks to service Project Area residents TOTAL HOUSING PROGRAMS 60,000 100,000 100,000 60,000 100,000 100,000 100,000 100,000 100,000 100.000 All housing programs will be funded by the 20% housing set aside program. Senior Housina Program Increase and/or retain affordable senior housing units. Develop new senior housing projects. Facilitate reverse mortgages for senior homeowners. First Time Homebuyer Program 920,000 10,000,000 500,000 1,000,000 2,500,000 5,000,000 $77,874,000 Provide mechanism and financial support by which young families can purchase homes in the City of La Quinta. L \IADUINTA\RDPIAM \ E)(MIBRC New Housing Affordability Cooperate with City to support policies and procedures to require a portion of all new housing units be affordable to families of low to moderate income. The program will include both rental and ownership elements. Housing Rehabilitation Program Provide opportunities for housing rehabilitation on a City-wide basis. Relocation Housina Provide Relocation Housing Assistance when necessary. 7 \LAQUINTA\ RDPLAN\D(MIBITC o'l it 0 •to see ee-*' • • ;o Q NOW WE a