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1989 08 08 PCPLANNINt' A G E N D A COMMISSION - CITY OF LA QUINT 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 8, 1989 - 7:00 P.M. CALL TO ORDER - Flag Salute ROLL CALL ELECTION OF NEW CHAIRMAN AND VICE CHAIRMAN *"NOTE"* ALL AGENDA ITEMS NOT CONSIDERED BY 11:00 P.M. MAY BE CONTINUED TO THE NEXT COMMISSION MEETING Beginning Resolution No. 89-036 HEARINGS 1. Item ............ CONTINUED PUBLIC HEARING: ZONING ORDINANCE AMENDMENT 89-008; CHANGE OF ZONE 89-043 (HILLSIDE CONSERVATION ORDINANCE) Applicant ....... CITY OF LA QUINTA Location ........ ALL HILLSIDE AREAS ABOVE THE TOE -OF -SLOPE OF THE SANTA ROSA MOUNTAINS Request ......... TO AMEND TITLE 9 OF THE LA QUINTA MUNICIPAL CODE, RELATING TO PLANNING AND ZONING, ADDING CHAPTER 9.145, HILLSIDE CONSERVATION ZONE, AND TO RE -ZONE THOSE PROPERTIES WHICH MEET THE CRITERIA SET FORTH IN THE PROPOSED ORDINANCE TO HC FROM VARIOUS RESIDENTIAL ZONING DESIGNATIONS. Action .......... Continue to September 12, 1989 2. Item ............ VARIANCE 89-007 Applicant ....... CAROL CLEEK Location ........ 53-120 HERRERA Request ......... CREATE A LOT WHICH IS MORE THAN 2-1/2 TIMES ITS WIDTH (VARIANCE TO SECTION 9.42.050 B(2).) Action .......... Resolution No. 89- 3. Item ........... VARIANCE 89-009 Applicant ....... MICHAEL TUVELI Location ........ 51-701 AVENIDA MARTINEZ Request ......... APPROVAL OF VARIANCE FROM THE FRONT YARD SETBACK REQUIREMENT OF 20 FEET IN THE SR (SPECIAL RESIDENTIAL SINGLE-FAMILY) ZONE TO ALLOW 15-1/2 FOOT FRONT YARD SETBACK FOR RESIDENCE CONSTRUCTED IN ERROF Action .......... Resolution No. 89-__ 4. Item ............ TENTATIVE TRACT 24774 Applicant ....... BUD FURMAN Location ........ NORTHWEST CORNER OF MADISON STREET AND 54TH AVENUE Request ......... APPROVAL TO SUBDIVIDE 40 GROSS ACRES INTO 136 SINGLE-FAMILY LOTS, ONE PARK SITE/RETENTION BASIN, AND OTHER MISCELLANEOUS LOTS IN THE A-1-20 ZONE (RIVERSIDE COUNTY ZONING - TO BE ANNEXED INTO CITY OF LA QUINTA) Action .......... Resolution No. 89- 5. Item ............ TENTATIVE TRACT 24507 Applicant ....... STEVEN W. BRUMMEL, ET. AL Location ........ NORTH SIDE OF AVENUE 52, +2,650 FEET EAST OF JEFFERSON STREET CENTERLINE Request ......... DIVISION OF +35 ACRES INTO 25 SINGLE-FAMILY ESTATE LOTS AND ONE WELL SITE LOT Action .......... Resolution No. 89- 6. Item ............ PUBLIC USE PERMIT 89-004 Applicant ....... CITY OF LA QUINTA Location ........ 51-351 AVENIDA BERMUDAS Request ......... TO ALLOW CONVERSION OF AN EXISTING SINGLE-FAMILY RESIDENCE INTO AN OFFICE FOR GOVERNMENTAL PURPOSES IN THE R-V-5445 ZONE Action .......... Minute Motion 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 D=rector 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. CONSENT CALENDAR Minutes of Planning Commission Meetings held June 13, 1989, and June 27, 1989. BUSINESS SESSION 1. Item Tentative Tract 21939/Variance 87-003 Applicant ....... Cody and Brady/Giannini Location ........ Generally south of the west terminus of Avenue 54, along the west side of the All -American Canal right-of-way Request ......... Extension of Time Action .......... Resolution 89- OTHER - None ADJOURNMENT ---------------------------------------------------------------- ---------------------------------------------------------------- ITEMS FOR AUGUST 7, 1989, 4:00 P.M. STUDY SESSION "DISCUSSION ONLY" 1. Review of architectural plans for Tract 23913 (Quinterra) 2. Request to consider two-story homes along Washington Street. for Deane Homes 3. Preliminary review of pre -annexation zoning and General Plan Land Use map for East Annexation No. 5 4. All Agenda items. 5. Identification of future Commission Agenda items. STAFF REPORT PH-2 'ai�F_�1`�eZ�Z�)Ui� _ _ * ,k U - - k DATE: AUGUST 8, 1989 APPLICANT: CAROL CLEEK PROJECT: VARIANCE 89-007; AN APPLICATION TO PERMIT THE CREATION OF A LOT WHICH IS MORE THAN 2-1/2 TIMES ITS WIDTH, AS LIMITED BY SECTION 9.42.050 B(2) LQMC LOCATION: 53-120 AVENIDA HERRERA AND THE LOT ADJACENT AND EAST OF SAID ADDRESSED PARCEL; LOTS 6 AND 19 OF BLOCK 217, SANTA CARMELITA AT VALE LA QUINTA ]ENVIRONMENTAL EVALUATION: ENVIRONMENTAL ASSESSMENT 89-126 HAS BEEN PREPARED IN CONJUNCTION WITH THIS APPLICATION. THE INITIAL STUDY INDICATED THAT NO SIGNIFICANT ADVERSE ENVIRONMENTAL IMPACTS WILL BE CREATED REGARDING THIS APPLICATION; THEREFORE, A NEGATIVE DECLARATION WILL BE PREPARED. BACKGROUND: Mrs. Carol Cleek appeared before the City Council on May 16, 1989, requesting a waiver of Planning and Development processing fees for a variance request to permit the merging of Iwo back-to-back (east/west) lots. The City Council directed Mrs. Cleek: to submit a written request for Council consideration. The City Council, on June 6, 1989, waived the processing fees associated with her variance request. CITY REGULATIONS: `.I'he Applicant seeks a variance from Section 9.42.050 B(2), which states: 9.42.050 Site development standards. All uses shall. comply with the following development standards: A. Minimum lot size, seven thousand two hundred square feet. 1. A smaller minimum lot size may be established pursuant to Section 9.42.040 in conjunction with a cluster subdivision or similar planned residential 1qR/STAFFRPT.085 -1- development provided that the overall project density conforms to applicable regulations and that appropriate common open space and recreation areas have been provided. 2. Within existing subdivided areas consisting of five -thousand -square -foot lots, the voluntary merger of existing lots or records into larger parcels shall be encouraged. B. Minimum Lot Dimensions. 1. Width. Fifty -foot width for interior lots, fifty -five-foot width for corner lots, thirty-foot width for cul-de-sac lots, except where smaller lot sizes are established pursuant to subsection A of this section. 2. Depth. Depth of ninety feet which shall. not exceed two and one-half times the width of the lot, except where smaller lot sizes are established pursuant to subsection A of this section. The Applicant has two 50-foot by 100-foot lots, end -to -end, and :if merged, would create a 50-foot by 200-foot lot. This lot depth dimension exceeds the standard within the SR zoning district. Under current regulations, the maximum depth for a 50-foot-wide lot is 125 feet (50 X 2.5 = 125) ANALYSIS/FI:NDINGS: I. The Applicant is requesting a variance to permit the merger of two 50-foot by 100-foot lots. The proposed use of the adjacent lot is for the construction of a pool and landscaping. Should the variance and merger be approved, the property could not be resubdivided, and further, a single-family home on the Velasco lot would not be permitted. :2. A 10-foot-wide utility easement exists between the lots (five feet wide on each lot). overhead utility lines exist: within the easement. No structure, except a fence, could be constructed within the easement. :3. Variances may be granted when special circumstances applicable to a parcel of property, such as size, shape, topography, location or surroundings, exist and the strict application of the regulation deprives the property of development privileges enjoyed by other property in the vicinity that is within the same zoning district. Therefore, basically, a variance is used to cure an inequity. 4. The regulations regarding the granting of variances further state that any variance granted shall be subject MR/STAFFRPT.085 -2- to conditions so that the adjustment does not constitute a granting of special privileges that is inconsistent with the limitations upon other property in the vicinity and gone. .5. The City Attorney has indicated (letter attached) that all uses of a property must be brought to current code requirements and, further, that any business or operations being conducted on the property must be conducted according to the City regulations for in -home businesses with appropriate licenses for such. to. Review of Code Enforcement files has indicated that the Applicant has been conducting R.J. Cleek Concrete at 53-120 Herrera without a Home Occupation Permit or current City Business License. In addition, prior incidences indicate that outside storage of building materials have existed. 7. The City policies encourage parcel mergers. However, prior mergers involved side -by -side lots, not end -to -end lots. 13. The lot design standards within the Subdivision Ordinance indicate that when lots abut two or more streets, the frontage and vehicular access shall be limited to only one street (Section 13.12.080 G. LQMC) 9. Written letters have been received from two adjacent property owners objecting to the granting of this variance. Conditions can be attached to the variance which can address the neighbors' concerns regarding the function of the vacant property. CONCLUSION: 1. The Applicant's home is surrounded by existing structures and has the minimum setbacks, which provides no expansion opportunity. :2. The Applicant indicates that the adjacent lot will be used for landscaping and the construction of a pool. 3. Current policies encourage lot mergers. 14. Conditions can be attached to the variance to address Code Enforcement, neighbor, and Staff concerns regarding compliance with current regulations and codes. RECOMMENDATION: Move to adopt Planning Commission Resolution 89- , approving 'Variance 89-007, subject to conditions, and concurrence with the environmental determination. MR/STAFFRPT.085 -3- PLANNING COMMISSION RESOLUTION NO. 89-�3(p A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND GRANTING A VARIANCE FROM THE LOT WIDTH/LOT DEPTH STANDARDS IN THE SR ZONE CASE NO. VAR 89-007 - CAROL CLEEK WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 8th day of August, 1989, hold duly -noticed Public Hearing to consider the request of Carol Cleek for a variance to Section 9.42.050 B(2) of the La Quinta Municipal Code (LQMC), permitting the merger of two 50-foot by 100-foot lots, for property generally located at mid -block between Cal.le Chihuahua, Avenida Herrera, Avenida Velasco, and Calle Monterrey, more particularly described as: Lots 6 & 19 of Block 217, Santa Carmelita at Vale La Quinta, Unit 21, in M.B. 20, page 22 of Maps. WHEREAS, said variance request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director has conducted an initial study and has determined that the proposed variance will not have a significant effect on the environment, and that a Negative Declaration is appropriate for file; and WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons: to justify the approval of said variance: 1. The strict application of the lot depth/lot width requirements to the subject property will deprive it of privileges enjoyed by other similarly -zoned property in the area, in that an intent of the SR zone and current City policy is to encourage lot mergers and that the zoning requirements may be reasonably mitigated by attaching special conditions of approval. MMR/RESO89.037 -1- 2. Approval of the variance as conditioned will not constitute the granting of a special privilege inconsistent with limitations on other similarly zoned property in the area. 3. The conditions of approval will assure that the purpose and intent of the parking requirements are satisfied without adversely affecting adjacent parcels. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 89-126, which indicated that the variance would not constitute a significant impact on the environment, and a. Negative Declaration is hereby adopted; 3. That it does hereby grant said Variance 89-007 for the reasons set forth and subject to the conditions labeled Exhibit A, attached hereto. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 8th day of August, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: Chairman ATTEST: Planning Director IKR/RESO89.037 -2- PLANNING COMMISSION RESOLUTION 89- CONDITIONS OF APPROVAL - VARIANCE 89-007 PROPOSED AUGUST 8, 1989 EXHIBIT A :1.. Prior to applying for a parcel merger, and any construction on the property, the Applicant shall comply with current code requirements; and further, that any businesses or operations being conducted on the property be conducted according to the City's regulations of in -home businesses with the appropriate licenses for such. 2. The Applicant shall construct six-foot high block walls along the south, north, and east property lines of Lot 19. The eastern property line wall is limited to having only a three -foot -wide gated pedestrian access. No vehicular access is permitted from Avenida Velasco. Also, the eastern property line wall shall be set back 10 feet from the edge of Avenida Velasco right-of-way. This 10-foot setback area shall be landscaped and provided with an irrigation system. The plans shall be submitted to the Planning and Development Department for review and subsequent acceptance prior to the installation of any landscaping material. 3. Prior• to the recordation of approved parcel merger deeds, the Applicant shall apply for building permits and start the construction of the pool and walls. After completion of said improvements, the deeds will be recorded to reflect the parcel merger. 4. This variance approval must be used within one year after the date of approval by the Planning Commission, unless approved for an extension as provided in the La Quinta Municipal Code. The term "used" shall mean the construction and installation of pool, landscaping, and walls, and the recordation of parcel merger deeds, which construction and installation, once started, must be thereafter diligently pursued to completion. ]AR/CONAPRVL.071 -1- "0I®/ ui --� a kar 'T © ® e Z LU a ® ®s > a ® ®� - _ -AM- �WlAcm �. I CALL: CHIHUAHUA c : ac:, LLJ U., z uj O U W CALLE MONTEREY LOCATION MAC' ORTH CASE No. SCALE: W 0 w V) W 0 0 STRADLING, YOCCA, CARLSON & RAUTH A PROFESSIONAL CORPORATION FRITZ R. STRADLING MICHAEL A. ZABLOCKI ATTORNEYS AT LAW NICK E. YOCCA NEILA R. BERNSTEIN C. CRAIG CARLSON CELESTE STAHL BRADY 660 NEWPORT CENTER DRIVE, SUITE 1600 WILLIAM R. RAUTH III CHRISTOPHER J. KILPATRICK POST OFFICE BOX 7680 K. C. SCHAAF WILLIAM A. MAROUIS RICHARD C. GOODMAN JOEL H. GUTH NEWPORT BEACH, CALIFORNIA 92660-6441 JOHN J. MURPHY JULIE M. MICOY THOMAS P. C�ARK, JR. DAWN C. HONEYWELL TELEPHONE (714) 640-7035 BEN A. FRYDMAN OWEN B. LUBOW DAVID R. McEWEN LAWRENCE B. COHN FAX NUMBER PAUL L. GALE STEPHEN T. FREEMAN RUDOLPH C. SHEPARD PERRY J. TARNOFSKY (714) 725-4100 ROBERT J. KANE ROBERT A. WILSON M. D. TALBOT CHERYL A. DOW BRUCE C. STUART NICHOLAS J. YOCCA DOUGLAS F.-1IGHAM LISA M. KITSUTA E. KURT YEAGER JULIE M. PORTER ROBERT J. WHALEN JOHN D. STEINBERG ROBERT E. RICH ROBERT C. FUNSTEN PETER J. TENNYSON ALETA LOUISE BRYANT THOMAS A. PISTONE RONALD A. VAN SLARCOM SCOTT E. MCCONNELL STEPHEN NI. M-NAMARA RANDALL J. SHERMAN J. MICHAEL. VAUGHN BRUCE W. FEJCHTER CINDY R. HUGHES MARK J. HUEBSCH KIRK F. MALDONADO DENISE E. HARBAUGH BARBARA L.. ZEID July 26, 1989 KAREN A. ELLIS ERIC T. SAL.TZMAN ELIZABETH C. GREEN MICHAEL J. RUBINO ERNEST C. BROWN MICHAEL J. LALIBERTE BRUCE D. MAY GARY P. DOWNS PE GI A. GROLNDWATEa JOHN D. IRELAND DONALD J. H4MMAN MICHAEL J. PENDERGAST JOHN J. SWIGART, JR. ANDREW P. RIFKIN Mr. Jerry Herman Planning Director City of La Quinta 78-105 Calle Estado La Quinta,, California 92253 Re: Lot Merger Variance Request Dear Jerry: JOAN E. BRECKENRIDGE RENA C. STONE OF COUNSEL Pursuant to your request I have reviewed the issue of whether an applicant for variance to allow merger of lots from end -to -end rather than side -by -side may be acted upon when in fact there are Code enforcement violations taking place on the property. My conclusion is that the application should be acted upon. However, under Section 9.168.020 of the La Quinta Municipal Code the application must specify what the utilization of the property is to be and the City may condition its grant of the permit under Section 9.168.040 that all uses on the property be brought up to current Code requirements and further that any businesses or operations being conducted on the property be conducted according to the City's regulations of in -home businesses with the appropriate licenses for such. Thus the application should be allowed to go forth but to the extent we believe there are problems, it should be clearly conditioned upon those problems being resolved prior to allowing the merger to take place and be recorded. 0 Mr. Jerry Herman July 26, 1989 Page Two Should you have any further questions regarding the above please do not hesitate to give me a call. Very truly yours, Dawn C. Honeywell DCH:cmp cc: Ron Kiedrowski City Manager / •, �•• ' tiTA w PLANNING i Do iKENT DEPARTMENT 9 - 78-1051MLE ESTAW X'A QUINTA, CALIFORNIA 92253 lVED Case No. 8-o0' J MAY 31 10 Date Received S' / CITY OF LA QUINTA APPLICATION MR A VARIANCB ;'LUNING 8 DEYELOPMENT DEPT. Applicant: �A{R_ AND MR,fTFL ICAj�j�� Address: o- y2O AVF_ iWit-ate Uk-� z p none so._564-1379 _. Property Owners _trjRZja. yD_rjX L_ Cjjyj _ �t--A�TZL1JiTd� . �1►oas lto. 5 6 4 -13 7 9 eJ (Ep i� Description of Requests ^REQUESTING PERMISSION TO MERGE_OUR VACANT LOT_ ,. __ _ �• LOCATED ON VELASCO ST. (LOT 6 BLOCK 217) WITH LOT OUR HOME IS LOCATED ON LOT 19 BLOCK AT 53120 HERRERA _ Purpose of Rsluests FN1.A��TALL P001i AND LANDCj?. 3 ?"loot Locations 774-054- o�QC �Asseaaorts Parcel No. E�deting lead Uses— tvrcro. . Related ca.aas: $�It _S _� o n..��. r : Legal Description of Pro a pony (Kay b attached) LOT 6. BLOCK 217, OF SANTA CARMELITA VALE, pUNI�Tn21, MAP ON FILE BOOK 20, PG. 22 OFFICIAL RECORDS 01 i1 Jnstificatfoisib�;sta-fhs ®scptioa a E ` J-901100atian sad surroucdings that sapppp �p tit pro rcuastances iznclpuling shape, Property owners in ta5e same sons. PR AT IS LOG yBtEHZND RESIDEI E o "the t —e, .PRO&'ERTY RATHER THAN ADJACENT. THERE ARE NO ADJACENT PROPERTIES —_—AVAILABLE TO US, _. State %ty the ordinance deprives the property of privileges e107e11 1W other property 3t a vicinity and ,miler identical sowing "nificatim. �+ �-�.-..o.S.LIiP,j.y. $F.(`A1t„�S�F TT ?,�,�, ATH Lt TAAA A TACFNT TQ_Q,I1H HOME. t State�wi�y lass granting of this variance does not constitute a grant of apecial ` pz�i ..agms L"c'nsistamt with the liultations or zone in which such tiP� ether properties in the vicinity property is situated. _ R✓Alt,H6 r 1✓14 TA ncr ..,c A11 Signature of Applicant Dste _ MAY 31 1989 µ. Signature of Property Owner(s) s Date --XA Ra (Hrittan authority my be attached) Date MAY 31, 1989 1)(PORTART. Any false or misleading information shall be grounds for denying this permit or variance. Case No. &I ( Gv CITY OF LA QUINTI4 . Date Received""3/- �f PLANNING i DEVELOPMENT DEPARTMENT 78-105 CALLE ESTADO LA QUINTA, CALIFORNIA 92253 ENVIRORKMAL INFORMATION FORM Please complete Pane I and II of this fora and provide ALL of the additional materials requested in Part III. Failure to do ao may delay the review and process of your pro ect If you are unable to provide the information, or you need aeaistance, please feel free to contact the Environmental Quality Section of the Planning Department at (619) 564-2246. PART 1. General Information 1. What is the total acreage involved? LL`z X 2. Is there a previous application filed for the same site? YES— NO ✓ If 'Yee', provide Case Number. Also provide the Environmental Assessnout Number, if known, and Environmental Impact Report Number, if applicable. Case No. (Parcel Map, Zone Change, Etc.) FA No. (if )known) EIR No..� (if applicable) PART II. Zxistinx Conditions 1. Project site area:. P ' -rmo JshA;o so r Size of property—n Sq.Ft. and acreage ;2. Existing use of the project sites A%ClJ� a ►1 `�1� i �' xCl J '),;COctT 3. W sting use on adjacent properties: (Examples Worth, Shopping Centers �y S ' South, Single Family Dwellings; East, Vacant, etc.) �_+lACAnIT_L_ors az�oJ*�,Ncr �L� 8ck�rat fs, ! �y LA 2L� e51 s�rtE -,S, t . D. _ of S. r. A s7' F C le0 6 'ECEI 14. Site topography (describe)s (If any portion of the site exceeds 5% slope, attach a topographic display of the proposal site; if less than 5% slope, M AY 'i 1 19 please provide elevations at corners of sits) (OF LAB CjU(NTA.._...�.�.....�...�.,,_�.........��. ti/� _..�._._._ NG & DEVELOPMENT DEPT. ,5. Gaming (Estimate number of cubic yards of dirt being moved): 6. Are there any natural or man-ati�/ gls p drainage channel areas throuor adjacent to the property? No Too (If yes, submit a display of such drainage channel areas.)--foseribe the disposition of these channels/areas should the proposal be implemented. '�. Are tkers any known archaeological finds near or on the proposed sitef NO- , Yeo 13. Describe any cultural or scenic aspects of the project site: J c A) 1-4— Describe existing site vegetation and their proposed disposition should the proposal be approved: NOAJ$' (If any significant plant materials, e.g., mature trees, exist on the site, please prepare a site plan that illustrates their nwe')er, type, size and location.) EMRONMRrAL IMRMATIOR FORK, City of La Quinta 10. Describe accessibility of proposal site to the following utilities] gas, water and electricity. (If proposal site does not have immediate access, further describe necessary extension of services and provide a graphic display, 8J" x 11" that indicates their present locations in reference to the subject site): 11. AdditionaS comments you may wish to supply regarding your project. m y (Attach an additional sheet if necessary) PART III. Additional Materials The following itwas mast be submitted with this fora: 1. At least three (3) panoramic photographs (color prints) of the project site, or an aerial photo of the site. 2. A clear photocopy (Xerox or similar copy) of the appropriate portion of the U.S. Geological Survey quadrangle map, delineating the boundaries of the project site. Also, note the title of the map. I certify that I have investigated the questions in Parts I and TI and the answers are true and correct to the best of my knowledge. RECEIVED M m -Z 1 1989 CITY t)F LA QuiNTA p}AJONG & DEVELQPME" DEPT. �AZOL CLEE K Nameand Title f Person Completing Fora Ce� C Signature of Applio=t -- � CIff OF LA QUINA ENVIRONMENTAL CHECKLIST FORM I. BACKGR04ND 1. Name of Proponent: C2LIro [l e <t 2. Address and Phone Number f Proponent: 5 !!- / 2 "__ 4arV r s- 3. Date of Checklist: 4. Agency Requiring Checklist: S. Name of Proposal, if applicable r' 1-La'-wee j -007 = L.,-`�� II. ENVIRONMENTAL IMPACTS %�' (Explanation of all "Yes" and "Maybe" answers to required on attached sheets.) 1. Earth. Will the proposal result in: Yes Maybe No a. Unstable earth conditions or in changes in geologic substructures? b. Disruptions, displacements, compaction or overcovering of the soil? _✓ c. Change in topography or ground surface relief features? v d. The destruction, covering or modification of features? 1� any unique geologic or physical e. Any increases in wind or water erosion of soils, either on or off the site? �✓ f. Changes in deposition or erosion of beach, sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? ✓ g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mud- slides, ground failure, or similar hazards? ✓ 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of ambient air quality? _✓ b. The creation of objectionable odors? _✓ c. Alteration of air movement, moisture or temperature, or any change in climate, either locally or regionally? e/ 3. Water. Will the proposal result in: a. Changes in currents, or the course or direction of water movements, in either marine or fresh waters? b. Changes in absorption rates, drainage patterns, or the rate and amount of surface water runoff? ✓ c. Alterations to the course of flow of flood waters? d. Change in the amount of surface water in any water body? e. Discharge into surface waters, or in any alteration of surface water quality, in- cluding but not limited to temperature, dissolved oxygen or turbidity? _ f. Alteration of the direction or rate of flow of ground waters? _ g. Change in the quantity of ground waters, either through direct additions or with- drawals, or through interception of an aquifer by cuts or excavations? (3) 0 . Yes Maybe No h. Substantial reduction in the amount of water otherwise available for public water supplies? is Exposure of people or property to water related hazards such as flooding or tidal waves? v 4. Plant Life. Will the proposal result in: a. Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, microflora and aquatic ✓ plants) ? b. Reduction of the numbers of any unique, rare or endangered species of plants? / c. Introduction of new species of plants into an area, or result in a barrier to the normal replenishment of existing species? d. Reduction in acreage of any agricultural crop? S. Animal Life. Will the proposal result in: a. Change in the diversity of species, or numbers of any species of animals (birds, land animals, including reptiles, fish and shellfish, benthic organisms, insects or microfauna)? b. Reduction of the numbers of any unique, rare, _ or endangered species of animals? — c. Introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals? d. Deterioration to existing fish or wildlife habitat? / 6. Noise. Will the proposal result in: a. Increases in existing noise levels? / b. Exposure of people to severe noise levels? / 7. Light and Glare. Will the proposal produce new 11t or glare? 8. Land Use. Will the proposal result in a substantial alteration of the present or planned land use of an area? / 9. Natural Resources. Will the proposal result in: a. Increase in the rate of any use of any natural resources? b. Substantial depletion of any renewable natural resource? / 10. Risk of Upset. Does the proposal involve a risk of an explosion or the release of hazardous sub- stances (including, but not limited to, oil, pesticides, chemicals or radiation) in the event of an accident or upset conditions? _ 11. Population. Will the proposal alter the location, distribution, density, or growth rate of the human population of an area? 12. Housing. Will the proposal affect existing housing, or create a demand for additional housing? 13. Transportation/Circulation. Will the proposal result in: a. Generation of substantial additional / vehicular movement? l� b. Effects on existing parking facilities, or demand for new parking? (4) 0 . • Yes Maybe No c. Substantial impact upon existing transportation systems? do. Alterations to present patterns of circulation or movement of people and/or goods? e. Alterations to waterborne, rail or air traffic? f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? 14. Public Services. Will the proposal have an effect _ upon, or result in a need for new or altered govern- mental services in any of the following areas: a. Fire protection? b. Police protection? c. Schools? d. Parks or other recreational facilities? e. Maintenance of public facilities, including / roads? d f. Other governmental services? 15. Energy Will the proposal result in: a. Use of substantial amounts of fuel or energy? b. Substantial increase in demand upon existing sources of energy, or require the development / of new sources of energy? _ !� 16. Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: a. Power or natural gas? _ b. Communications systems? _ v c. Water? v d. Sewer or septic tanks? e. Storm water drainage? f. Solid waste and disposal? 17. Human Health. Will the proposal result in: a. Creation of any health hazard or potential health hazard (excluding mental health)? b. Exposure of people to potential health hazards? 18. Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? 19. Recreation. Will the proposal result in an impact upon the quality or quantity of existing recrea- tional opportunities? y 20. Archeological/Historical. Will the proposal result in an alteration of a significant archeological or historical site, structure, object or building? _ 21. Mandatory Finding of Significance. a. Does the project have the potential to degrade the quality of the environment, substantially re- duce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plan or anir.al community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the / major periods of California history or prehistory? (5) 0 . Yes Maybe No b. Does the project have the potential to achieve short-term, to the disadvantage of long-term, en- vironmental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the future.) _ c. Does the project have impacts which are indi- vidually limited, but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant.) — d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? III. DISCUSSION OF ENVIRONMENTAL EVALUATION IV. DETERMINATION (To be completed by the Lead Agency) On the basis of this initial evaluation; �7_ - find the proposed project COULD NOT have a significant effect an the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION WILL BE PREPARED. I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. Date: a /989 o 4 La qcci m& unrtinr� Co/IE7L(../JiJion 78-/05 �LUe &Jtado La qua, Ca,LpAni-u, 92253 fie: Va&ilane 89-.o:r 11 nr>.Li cwt t. Cano.c Ceeeh 53-/20 , iveruda Helme2a y.eniLemen: eta a pwpelUy oum , axpa�ert, cn and Pit the entry o� La quz ta, J object .to the move vaAi,ance Aeque.a.t. i�lg g�tea te.J t ears j.6 .tlu,.t he.Je Lo t�J w be turtried into nv sting mv2e . '�an..J.toAage and -loft. JuA yallcL. C(eeh ua4 cited jtw, * one jean. ago �nv.&ce enclo•Jed) Pt an abandoned it uinec';ed, di,*nanded ors .irwpemj-Lve velr. de, oa paAjA ,thezeor-� a.J a pub),Lc rucilian.ce. The vaaiance weld bj n. h •JepaAa;. e ,Lo t�J irUo one, on h •JepaAa- e averwe.J. We have ab.Jo)' de,LY ,w quawrUee exac sly how th,e4e lo-63 w.i U be Wiled. S.inceaely, 4 I L. Uun iuvcy 70d50 HigAuxuj / / 1, Sp. l &echo ;V Aage, Ca. , 92270 a nea: vaarn t )0, , �win 01 ;to 75' .Jou th. Oil 53- (r 5 Avenida Ve La,J co CC � a�j 10 J i- �f J _/8-105 CALLS ESTADO - LA QUINTA, CALIFORNIA 92253 - (619) 564-2246 NOTICE OF INTENTION TO ABATE AND REMOVE AN ABANDONED, WRECKED, DISMANTLED OR INOPERATIVE VEHICLE OR PARTS THEREOF AS A PUBLIC NUISANCE Mary Lucille Dunlavy 70260 Highway 1.11, Sp.l Rancho Mirage, CA 92270 As owner shown on the last equalized assessment roll of the .and 1(3cated at vacant lot, from 0' -to 75' south of 53-075 Avenida Velasco, you are hereby notified that pursuant to Chapter 11.80, it has been determined that there exists upon said land an abandoned, wrecked, dismantled or inoperative vehicle (or parts thereof) registered to Carol A. Cleek, L Oninta. CA with license a,nd/or identification number 1L51924 which constitutes a public nuisance pursuant to the provisions of Chapter 11.80 of the Municipal Code of La Quinta, California. You are hereby notified to abate said nuisances by removal of said vehicle (or parts there -of), within ten (10) days from the date of nailing of this notice of intention, or request a public hearing, and .if such request is not received by the Code Enforcement Officer within such ter. -day period, the City shall have the authority to abate and remove said vehicle (or parts thereofl as a public nuisance. You may submit: a sworn, written statement within such ten-day period denying responsibility for the presence of said vehicle (or parts thereof) on said land, with your reasons for denial, and such statement shall be construed as a request for a nearing. You may appear in person at any hearing requested by you or the owner(s) of the vehicle. The submitted, sworn, written statement will suffice for your _presence at such hearing._ Please be advised that a certified notice to abate this vehicle has been sent to the legal registered owner of said vehicle, NOTICE MAILED: July 29, 1988 SIGNED: Date Ron Kiedrowski City Manager A J < Roder Hirdler ���,� ��2 �,,..,�✓�� Y G��- . y� 'Community Safety Director �' MAILING ADDRESS P.O. BOX 1504 LA QUINTA, CALIFORNIA 92253 I - ' •�'Y ` i' „N . � r < ... . '7 v {Y ar u wrr. ' +a,N SO '4.,r �'«� - � f � � '�" � _ `_ "^ �=-=�' • 9 i aa,.,x, 3, _ - •. . _ 3�,„„f .., tt'f ry�� '�'E; ��, Y�� '� � � k �: i �+� �"� �" 6">• a.'r`t �e a. {s ...� 4' �^ C; f�-h�er":.,a�� 1 J.- e � +eaw e & !! fR...s -✓ P -.i' R` � 1, � -r � ..: ^�'g' f-,--rP ^^�� � ' �' � � W x. i d '? �""* � rs -..t , . � � ...� 1 "t i _� 1 4",.a.' � � _^a.� _-�f,. �£.2+•T�as ,�. � � � f 9 �a �. ,a.^xT � ^ -.rt A"!". J �� i ar�A .-•w w„ � • Y'' _ �.�ayfn ..auf !.. •T ♦ 't L 4 z... +I . J/i _" I". 1 STAFF REPORT PH-3 PLANNING COMMISSION MEETING DATE: AUGUST 8, 1989 APPLICANT: MICHAEL W. TUVELL LOCATION: 51-701 AVENIDA MARTINEZ (SEE ATTACHMENT NO.1) PROPOSAL: VARIANCE 89-009; REDUCE FRONT YARD SETBACK FROM 20 FEET TO ALLOW 4-1/2 FOOT ENCROACHMENT OF THE GARAGE FOR SINGLE-FAMILY DWELLING BUILT IN ERROR ZONING DESIGNATIONi: SR (SPECIAL RESIDENTIAL) GENERAL PLAN DESIGNATION[: MEDIUM DENSITY RESIDENTIAL (4-8 UNITS/ACRE) ENVIRONMENTAL CONSIDERATIONS: CATEGORICALLY EXEMPT; SECTION 15305 BACKGROUND: During the: course of inspections being conducted on the subject ;site, it was observed that the house in question had been staked in such a manner that it became located 4-1/2 feet closer than permitted to the property line (see Attachment 2). :Because the City does not require a survey to be prepared as -part of a building permit application, the location was based upon the assumed existing street centerline (see letter at .Attachment 3). Therefore, staking of the lot was off by approximately 3-1/2 feet, with another one -foot of discrepancy left unaccounted for. As inspections are given based upon the location of property stakes, the home appeared for some time to be properly set back from the staked property line, until it was discovered during final inspection. The Applicant is therefore requesting a variance from Section 9.42.050.0.1 to allow this reduction to the 20-foot front yard setback requirement. PROPOSAL CONSIDERATIONS: 1. Variances may be granted when special circumstances applicable to a parcel of property, such as size, shape, topography, location or surroundings, exist and the strict application of the regulation deprives the property of development privileges enjoyed by other property in the vicinity that is within the same zoning district. Therefore, basically, a variance is used to cure an inequity. MR/STAFFRPT.086 -1- 2. The regulations regarding the granting of variances further state that any variance granted shall be subject to conditions so that the adjustment does not constitute a granting of special privileges that is inconsistent with the limitations upon other property in the vicinity and zone. _!. Granting the Applicant's variance request cannot be justified by any special circumstances associated with the parcel. �1. Upon site inspection, it does not appear that the variance request would have a significant impact on the existing health, safety, or welfare conditions of the surrounding area. The major concern would be vehicle parking as it relates to ultimate curb location on Martinez when those improvements are installed as part of that phase of the assessment district (if established). As shown in Attachment 4, the face of the garage to the edge of sidewalk (should property owners in this area desire sidewalks) would provide 21.5 feet, with 27.0 feet available to the back of curb. This will allow vehicle parking in the driveway without blocking the sidewalk area, and also would not hinder on -street parking along Martinez. 5. It could be argued that approval of this request will not constitute an inconsistent special privilege. The situation was an existing condition created due to an error; the Applicant was not intent on building the house seeking relief from the setback requirement (the house was shown on plans with a 20-foot front setback). In order to attempt to relieve the inequity of the existing condition, the Applicant was required to file a variance application and will have to comply with any conditions placed on an approval of the request. COMMISSION ACTION: Should the Commission make a finding to grant this variance, there should be mitigating measures adopted to assure that it ,does not constitute a granting of special privilege. Action by the Planning Commission is final, unless an appeal is filed by an interested party within seven days of the notice of Planning Commission decision appearing on the City Council's Consent Calendar. A draft resolution, with findings and conditions, has been prepared for Planning Commission consideration. attachments: 1. Location Map 2. Site Plan of Unit 3. Applicant's Letter, Dated 6/20/89 4. Site Plan: Ultimate Improvements 5. Draft Planning Commission Resolution 89- MR/STAFFRPT.086 -2- A � "-lts e-4 t--- Q 3 Z 14 h W CASE No. VAR +89•-009 LOCATION MAP ATTACHMENT # 1 NVAL 60 i- k--- Q )UP SCALE : A'OiVI= le,/-- /, C/- mi 0 AI0 SCAt-f - st I 1,YV, I- - - - - - - - - - 6 IN ATTACHMENT + 2 SUNRO June 20, 1989 Planning Commission City of La Quinta 78-105 Calle Estado La Quinta, CA 92253 Lear Planning Commission, 0 IES, INC. Enclosed are various documents required for our request for a variance. The variance we seek is to allow us to encroach into the front setback by 4 1/2 feet. The reason we are requesting a. variance is that we did not discover the miscalculation until the house was finished. The miscalculation is a result of two factors. First, we measured the setback from the center of the street. As it turns aut, the center of the street is 3 1/2 feet east of the center of the right of way. We cannot account for the other 1 foot of the miscalculation. The only alternative to a variance would be to cut 4 1/2 feet off the front of the house. This would result in severe damage to the workability of the house. It would also severely depress the value of the house, and to the extent that comparable sales prices in a neighborhood set values, it would devalue the neighbor- hood. Since this was an honest mistake, and the granting of a variance has no negative impact on other property, and other property owners' values would be hurt if we do not receive a variance, we hope that your will give our request favorable consideration. Sincerely, Michael W. Tuvell President MWT/v encl. ATTACHMENT #3 -;.6 1, imam,, -W, isl, P--A J s - ATTACHMENT *4 PLANNING COMMISSION RESOLUTION NO. 89-0,V A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY Or LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND GRANTING A VARIANCE FROM FRONT YARD SETBACK REQUIREMENTS CASE NO. VAR 89-009 - MICHAEL W. TUVELL/SUNROSE PROPERTIES, INC WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 8th day of August, 1989, hold duly -noticed Public Hearing to consider the request of Michael W. Tuvell for a variance to Section 9.42.050.D.1 of the La Quinta Municipal Code (LQMC), permitting a four -and -one-half foot reduction in the required 20-foot front yard setback for property located at 51-701 Avenida Martinez, more particularly described as: Lot 10 of Block 114, Santa Carmelita at Vale La Quinta, Unit 12, in M.B. 18, page 79, of Maps. WHEREAS, said variance request has been determined )oy the Planning Director to be exempt from review under the California Environmental Quality Act of 1970 (CEQA), as being categorically exempt under CEQA Guidelines Section 15305; and WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be :aeard, said Planning Commission did find the following facts and reasons to justify the approval of said variance: 1. The strict application of setback requirement to the subject property will deprive it of privileges enjoyed by other- similarly zoned property in the area, since the purpose and intent of the setback requirements may be reasonably attained by special conditions of approval, and that strict application of said requirement would diminish the use provisions of the structure on such property. 2. Approval of the variance as conditioned will not constitute the granting of a special privilege inconsistent with limitations on other similarly zoned property in the area. MR/RESO89.038 -1- 3. The conditions of approval will assure that the reduction of the setback requirement will not adversely affect adjacent parcels. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the determination of the Planning Director, which indicated that the variance request is exempt from review under CEQA Guidelines Section 15305; 3. That it does hereby grant said Variance 89-009 for the reasons set forth and subject to the conditions labeled Exhibit A, attached hereto. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 8th day of August, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: Chairman ATTEST: Planning Director 14R/RESO89.038 -2- PLANNING COMMISSION RESOLUTION 89- b bI CONDITIONS OF APPROVAL - PROPOSED VARIANCE 89'-009 AUGUST 8, 1989 EXHIBIT A 1. This variance approval must be used within one year after the effective date of approval by the La Quinta Planning Commission, unless approved for an extension as provided in the La Quinta Municipal Code. The term "use" shall mean the beginning of substantial construction towards compliance with these conditions, which construction must thereafter be diligently pursued to completion. 2. The existing fencing along the south property line shall be extended at a height of four feet to the property line/right-of-way at the front of the lot where it will terminate. The extended fencing shall be constructed of a masonry product such as block, rock, brick, stucco, etc., and/or ornamental iron/tubular steel. Color of this wall shall be compatible with the existing house colors. :3. The Applicant shall submit a revised landscape plan from that initially submitted for building permit application, which. shall include the following: a. The northerly property line, from garage face to street right-of-way line, shall be planted with a minimum four -foot high (mature) oleander or similar hedge -type screen, which shall be irrigated with an automatic drip system and shall be permanently maintained. b. All existing landscaping shall be revitalized, replaced, or reseeded as necessary. This revised plan shall be submitted to the Planning and Development Department for review and approval. A final inspection shall be arranged with the Planning and Development Department a minimum of 24 hours from the time of requested inspection. 4. All improvements required by these conditions shall be within one year of the effective date of this approval, pursuant to Chapter 9.164 of the La Quinta Municipal Code. MR/CONAPRVI,.072 -1- STAFF REPORT PH-4 PLANNING COMMISSION MEETING DATE: AUGUST 8, 1989 PROJECT: TENTATIVE TRACT 24774 (EA 89-127) LOCATION: NORTHWEST CORNER OF 54TH AVENUE AND MADISON STREET (PROJECT IS PRESENTLY IN UNINCORPORATED RIVERSIDE COUNTY AREA) APPLICANT: BUD FURMAN OWNERS: BERNARD & ERNA POLIAK, ET.AL REQUEST: APPROVAL TO SUBDIVIDE 40 GROSS ACRES INTO 136 SINGLE-FAMILY LOTS, ONE PARK SITE/RETENTION BASIN, AND MISCELLANEOUS LOTS IN THE A-1-20 ZONE (RIVERSIDE COUNTY ZONE - TO BE ANNEXED TO CITY OF LA QUINTA WITH APPROPRIATE ZCNING) :ENVIRONMENTAL CONSIDERATIONS: BACKGROUND: ENVIRONMENTAL ASSESSMENT 89-127 HAS BEEN PREPARED IN CONJUNCTION WITH THIS PROJECT. THE ASSESSMENT IDENTIFIED IMPACTS IN THE AREAS OF EARTH, WATER, UTILITIES, LAND USE, AND HOUSING. THESE IMPACTS HAVE BEEN IDENTIFIED AS NOT BEING SIGNIFICANT AND/OR CAN BE MITIGATED BY REVISIONS TO PROJECT AND IMPOSITION OF CONDITIONS OF APPROVAL. THEREFORE, A NEGATIVE DECLARATION HAS BEEN PREPARED. The subject property is in an unincorporated Riverside County area adjacent to the City limits on the south. Annexation of this property along with the land bounded by 50th Avenue on the north, 54th Avenue on the south, Madison Street on the east, and Jefferson Street on the west is presently being processed by the City. The City General Plan shows the subject property as Low Density Residential, 2-4 dwelling units per acre. The Applicant's project and intended pre -zoning by the City complies with the General Plan designation. MR/STAFFRPT.083 -1- PROJECT DESCRIPTION: The proposed project consists of 136 lots (minimum 7,200 square feet) for single-family development and a 1.5-acre retention basin which the Applicant proposes to utilize as a passive park site to comply with park and recreation requirements. The tract is laid out with a collector street connecting 54th Avenue with Madison Street. Two loop streets with cul-de-sacs connect to the collector street. One lot providing access extension to the northern property is being reserved by this map. Should the lot not be needed because that project is private and walled, the City will release the easement. The tract is designed to also allow street an access extension to the west which is under the same ownership as land to the north. ANALYSIS: 1. The tract is a relatively standard subdivision with public streets and provisions for street extensions to the adjacent properties. 2. Riverside County has notified us that, should this tract be approved and annexation not completed, the tract approval will not be valid with the County. 3. The pre -zoning to an appropriate zone and annexation will need to be completed before the final map can be recorded or any disruption to the site occurs. 4. The proposed lots comply with the City's R-1 zone lot size, width, depth, street, and landscaping requirements. 5. Dual use of retention area as park site will be dependent on access and useability of recessed area. If the Planning Director determines that the site is not acceptable as park, then in -lieu fees shall be paid. 6. Complete street improvements of all streets, including 54th Avenue and Madison Street, is required. 7. The La Quinta Fire Marshal has provided the following comments: a. Schedule A fire protection approved Super fire hydrants (6" X 4" X 2-1/2" X 2-1/211) 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. MR/STAFFRPT.083 -2- 8. b. Prior to recordation of the final map, Applicant/Developer shall furnish one blueline copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed/approved by a registered civil engineer and the local water company, with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." C. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. d. An emergency vehicle control override system shall be installed on each traffic signal that the Applicant/Developer is required to install or alter. Installation shall meet the specifications and approval of the Road and Fire Departments. The Coachella Valley Water District has provided the following comments: a. 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. b. This area is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time. C. The District will furnish domestic water and sanitation service to this area in accordance with the current regulations of this District. These regulations provide for the payment of certain fees and charges by the Subdivider, and said fees and charges are subject to change. d. The District will need additional facilities to provide for the orderly expansion of its domestic water system. These facilities may include wells, reservoirs, and booster pumping stations. The Developer will be required to provide land on which some of these facilities will be located. These sites shall be shown on the tract map as lots to be deeded to the District for such purpose. e. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. MR/STAFFRPT.083 -3- f. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. CONCLUSIONS: ].. The environmental impacts associated with the proposed tract are not considered significant and can be mitigated by revisions to the project and the imposition of Conditions of Approval. Therefore, a Negative Declaration has been prepared. 2. The proposed tract, if approved and annexed to the City, is consistent with the General Plan in that the proposed density is consistent with the Low Density Residential Land Use designation. 3. The proposed tract can be served by all required public utilities. 4. The proposed tract is physically suitable for the site and will not be detrimental to the public health, safety, or welfare. )FINDINGS: The findings, which can be supported for the proposed tract, are contained in the proposed Planning Commission Resolution. .RECOMMENDATION: Move to adopt Planning Commission Resolution No. 89- , recommending to the City Council approval of Tentative Tract 24774, subject to conditions and concurrence with the environmental determination. attachments: 1. Draft Planning Commission Resolution 2. Location Map 3. Init:ial Study for EA 89-127 4. Comments and Conditions from City Departments and Other Agencies 5. Tentative Tract map 24774 MR/STAFFRPT.083 -4- PLANNING COMMISSION RESOLUTION NO. 89-0 3 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH ENVIRONMENTAL ASSESSMENT NO. 89-127, AND APPROVAL OF TENTATIVE TRACT NO. 24774 TO ALLOW THE CREATION OF A 136 SINGLE-FAMILY LOT SUBDIVISION ON A 40-GROSS ACRE SITE. CASE NO. TT 24774 - BUD FURMAN WHEREAS, the Planning Commission of the City of La Quinta, dial, on the 8th day of August, 1989, hold a duly -noticed Public Hearing to consider the request of Bud Furman to subdivide 40 gross acres into 136 single-family lots, one park site/retention basin, and other miscellaneous lots in the A-1-20 zone (Riverside County zoning - to be annexed into City of La Quinta), generally located at the northwest corner of Madison Street and 54th Avenue, more particularly described as: SOUTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 9, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN; WHEREAS, said real property is within an area which is part of an approved Sphere of Influence of the City of La Quinta; and, WHEREAS, said real property area is currently under consideration for annexation into the City of La Quinta; and, WHEREAS, California Government Code Section 66454 provides that a City may take action on a tentative subdivision map of unincorporated property adjacent to that City, provided that approval of said map is conditioned upon annexation of said property tc such City; and, WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution No. 82-213, adopted by reference in City of La Quinta Ordinance No. 5), in that the Planning Director has conducted an initial study and has determined that the proposed tentative tract will not have a significant adverse impact on the environment; and, MR/RESO89.036 -1- WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tentative Tract 24774, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Tentative Tract Map: 1. That Tentative Tract No. 24774, as conditionally approved, is generally consistent with the goals, policies, and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R-1 zoning district development standards, and design requirements of the Subdivision Ordinance. 2. The subject site has a fairly flat topography. The proposed circulation design and lot layouts, as conditioned, are, therefore, suitable for the proposed land division. 3. That the design of Tentative Tract Map No. 24774 will not cause substantial environmental damage or injury to the wildlife habitat of the Coachella Valley. 4. That the design of the subdivision, as conditionally approved, will be developed with public sewers and water, and, therefore, is not likely to cause serious public health problems. 5. That the design of Tentative Tract Map No. 24774 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Tract No. 24774, as conditioned, provides for adequate maintenance of the landscape buffer areas. 7. That the proposed Tentative Tract No. 24774, as conditioned, provides storm water retention, park facilities, and noise mitigation. 8. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. MR/RES089.036 -2- WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment No. 89-127 relative to the environmental concerns of this tentative tract; 3. That it does hereby recommend approval to the City Council of the subject Tentative Tract Map No. 24774 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 8th day of ;kugust, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO89.036 -3- I PLANNING COMMISSION RESOLUTION NO. 89- 3� C:ONDITIONS OF APPROVAL - TENTATIVE TRACT 24774 PROPOSED AUGUST 8, 1989 * = Mitigation as identified in EA 89-127 GENERAL CONDITIONS OF APPROVAL ].. Tentative Tract Map No. 24774 shall comply with the requirements and standards of the State Subdivision Map act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This Tentative Tract Map approval shall expire two years after the annexation of property to the City of La Quinta, unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. :3. * Prior to issuance of any grading or building permits, Developer shall cause City of La Quinta to retain a qualified archaeologist, at Developer's expense, to review any prior archaeological studies. If subject site is not covered by previous studies, on -foot survey of site shall be done and mitigation and monitoring plan for artifact location and recovery shall be prepared. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: a. Tdentify the means for digging test pits; b. Allow sharing the information with CVAS; and, C. Provide for further testing if the preliminary results show significant materials are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the Developer shall have retained a qualified cultural resources management firm and completed the testing and data recovery as noted in the plan. The management firm shall monitor the grading activity as required by the plan or testing results. A list of qualified archaeological monitor(s), cultural resources management firm employees, and any assi;stant(s)/representative(s), shall be submitted to the Planning and Development Department. The list shall MR/CONAPRVL.068 -1- provide the current address and phone number for each monitor. The designated monitors may be changed from time -to time, but no such change shall be effective unless served by registered or certified mail to the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect, or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby area reasonable suspected to overlie adjacent human, remains until appropriate mitigation measures are completed. Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analysis to be prepared and published, and submitted to the Planning and Development Department. 4. Approval of this Tentative Tract shall not be valid unless and until property is annexed to the City of La Quint:a. Final map shall not be approved until the annexation is completed. The property shall have been annexed to the City within one year of the original date of approval of the tentative map by the City Council. �. Exist:ing power poles shall be undergrounded as required by the La Quinta Municipal Code Section 13.28.090. 'o. * A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the Planning and Development Department for review and approval prior to final map approval. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recommendations of the study shall be incorporated into the tract design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. At a minimum, a six-foot high decorative block wall shall be provided around the project site. Provisions shall be made to comply with the following standards: a. Interior of residences (habitable rooms only); CNEL of less than 45 decibels. b. Exterior; CNEL of less than 60 decibels in outdoor living areas. MR/CONAPRV:L.068 -2- i. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the Public Works Department and the Planning and Development Department prior to recordation of final map. 8. Tract layout, including, but not limited to, lot sizes, width, and depth, shall comply with R-1 zone requirements (or other zone as determined by City Council). 9. Prior to final map approval, the Subdivider shall submit plans or criteria to be used for landscaping of all single-family individual lot front yards. At a minimum, the plans or criteria shall provide for three 15-gallon trees for interior lots and five 15-gallon trees for corner lots, and a permanent irrigation system and suitable ground cover. 10. Prior to final map approval, the Applicant shall submit 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 and park/retention basin area (include grading plan). 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. 11. * If it is determined by the Planning Director that the proposed park/retention basin is not acceptable for use as a usable park site to comply with Park and Recreation Subdivision Requirements, in -lieu fees shall then be paid as required by Subdivision Ordinance. 12. * Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an :interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during grading and site development. These shall include, but not be limited to: a. The use of irrigation during any construction activities; b. Planting of cover crop or vegetation upon previously graded, but undeveloped, portions of the site; and, MR/CONAPRVL.068 -3- C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. TRAFFIC, CIRCULATION, AND ENGINEERING 13. The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer. :L4. The Applicant shall vacate vehicle access rights, except at street intersections to the following streets: Avenue 54, and right turns only at intersection of "C" Street with Madison. 15. A common area lot shall be established for that area between the tract perimeter wall and street right-of-way for Madison and Avenue 54. Landscape maintenance responsibility of the total common lot and street landscape parkway shall be the responsibility cf the development. 16. The Applicant shall construct street improvements for Madison and Avenue 54, together with all streets on -site, to the requirements of the City Engineer and the La Quinta Municipal Code. 17. The Applicant shall have prepared street improvement plans (for public and private streets) that are prepared by a registered civil engineer. Street improvements, including traffic signs and markings, and raised median islands (if required by the City General Plan) shall conform to City standards as determined by the City Engineer and adopted by the La Quinta Municipal Code (3" AC over 4" Class 2 Base minimum for residential streets). Street design shall take into account the subgrade soil strength, the anticipated traffic loading, and street design life. 18. The ;applicant shall have a grading plan that is prepared by a registered civil engineer who will be required to certify that the constructed conditions at the rough MR/CONAPRV'L.068 -4- grade stage are pursuant to 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. 3.9. The Developer of this subdivision shall submit a copy of the proposed grading, landscaping, and irrigation plans to Coachella Valley Water District for review and comment with respect to CVWD's water management program. 20. A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The reoort recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils, report certification shall be indicated on the final. subdivision map. 21. The Developer of this subdivision of land shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map without the approval of the City Engineer. 22. Drainage disposal facilities shall be provided as required by the City Engineer. The Applicant shall comply with the provisions of the City Master Plan of Drainage, including payment of any drainage fees required therewith. All drainage runoff for 100-year storm shall be retained in basin on -site. 23. All utilities will be installed and trenches compacted to City standards prior to construction of any streets. The soil: engineer shall provide the necessary compaction test reports for review by the City Engineer. 24. Prior to transmittal of the final map to the City Council by the City Engineering Department, any existing structures which are to be removed from the property shall have been removed or there shall be an agreement for the removal which shall be secured by a faithful performance bond in a form satisfactory to the City and granting the City the right to cause any such structures to be removed. 25. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. (Riverside County) MR/CONAPRV'L.068 -5- 26. The Applicant shall pay the required processing ,plan checking, and inspection fees as are current at the time the work is being accomplished by City personnel or subcontractors for the Planning, Building, or Engineering Divisions. 27. The Applicant acknowledges that the City has formed a City-wide Landscaping and Lighting District, and by recording a subdivision map, agrees to be included in the District. Any assessments will be done on a benefit basis, as required by law. It is understood and agreed that the Developer/Applicant shall pay all costs of maintenance for said improved areas until such time as tax revenues are received from assessment of the real property. 28. * All drainage for 100-year storm shall be retained on -site,, including runoff from Madison and Avenue 54. 29. Design and construct full landscaped median on Madison and Avenue 54, or, provide suitable bonding for future improvements. :30. * Construct Madison and Avenue 54 to one-half of 110-foot Primary Arterial standard, plus one traffic lane, and suitable conform to existing pavement. .31. Submit landscape plans for approval (Note - 3:1 maximum slopes). Require bonded agreement for landscape maintenance by owner. 32. Require easement(s) for meandering sidewalks. 33. Bond 25 percent ($25,000) future traffic signals at Madison and Avenue 54. 34. Street names to be approved by Planning and Development Department prior to recordation of tract map. Street name signs shall be furnished and installed by the Developer in accordance with standards of the City Engineer. Signage type and design shall be subject to review and approval of the Planning and Development Department and the Public works Department. CONDITIONS OF APPROVAL TO BE FULFILLED PRIOR TO THE ISSUANCE OF BUILDING PERMITS 35. Prior to issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: MR/CONAPRVL.068 -6- 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 Imperial Irrigation District * o Coachella Valley Unified School 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. 36. * 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. :37. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b. Sales facilities, including their appurtenant signage. C. On -site advertising/construction signs. 38. The Applicant/Builder shall submit complete detail architectural elevations for all units. The Planning Commission or Design Review Board, if operational at time of submission, will review and approve these as a Business Item. The basic architectural standards shall be included as part of the CC & Rs. 39. * Prior to the issuance of any grading, building, or other development permit or final inspection, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of Tentative Tract and Environmental Assessment 89-125, which must be satisfied prior to the issuance of any permits/final inspections. The Planning and Development Director may require inspection or other monitoring to assure such compliance. Said inspection or monitoring may be accomplished by consultant(s) at the discretion of the Planning Director, and all costs associated shall be borne by the Applicant/Developer. MR/CONAPRVL.068 -7- 52th AVE 54t h AVE w LAW LA *UINTA SQ In 4 TT 24774 ................ CASE M A ur"' CASE NO- TT 24774 LOCATION MAP 13 NORTH SCALE: N.T.S. i of �s I. BACKGR04ND 1. Name of Proponent: 2. Address and Phone CITr OF LA GUIHT1 ENVIRONMENTAL CHECKLIST FORM er of Proponpnt:^]1%7X(( 3. Date of Checklist: 6. Agency Requiring Checklist: S. Name of Proposal, if applicable: "r"'r aQ-'j'7 [�. ���,� 8� - ;an) II. ENVIRONMENTAL IMPACTS (Explanation of all "Yes" and "Maybe" answers is required on attached sheets.) 1. Earth. Will the proposal result in: Yes Maybe No a. Unstable earth conditions or in changes in geologic substructures? _ b. Disruptions, displacements, compaction or overcovering of the soil? c. Change in topography or ground surface relief features? d. The destruction, covering or modification of any unique geologic or physical features? _ e. Any increases in wind or water erosion of soils, either on or off the site? �1 f. Changes in deposition or erosion of beach, sands, _ or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mud- slides, ground failure, or similar hazards? 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of ambient air quality? _ V b. fie creation of objectionable odors? r c. Alteration of air movement, moisture or temperature, or any change in climate, either locally or regionally? V 3. Water. Will the proposal result in: a. Changes in currents, or the course or direction of water movements, in either marine or fresh waters? _ �1 b. Changes in absorption rates, drainage patterns, or the rate and amount of surface water runoff? C. Alterations to the course of flow of flood waters? y d. Change in the amount of surface water in any water body? �1 e. Discharge into surface waters, or in any alteration of surface water quality, in- cluding but not limited to temperature, dissolved oxygen or turbidity? f. Alteration of the direction or rate of flow of ground waters? g. Change in the quantity of ground waters, either through direct additions or with- drawals, or through interception of an ` aquifer by cuts or excavations? — (3) Xes Maybe No h. Substantial reduction in the amount of water otherwise available for public water supplies? i.. Exposure of people or property to water related hazards such as flooding or ` tidal waves? _ v 4. Plant Life. Will the proposal result in: a. Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, microflora and aquatic plants) ? _ — b. Reduction of the numbers of any unique, rare or endangered species of plants? V c. Introduction of new species of plants into an area, or result in a barrier to the normal replenishment of existing species? — d. Reduction in acreage of any agricultural crop? V — S. Animal Life. Will the proposal result in: a. Change in the diversity of species, or numbers of any species of animals (birds, land animals, including reptiles, fish and shellfish, benthic organisms, insects or microfauna)? b. Reduction of the numbers of any unique, rare, or endangered species of animals? c. Introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals? �I d. Deterioration to existing fish or wildlife habitat? 6. Noise. Will the proposal result in: a. Increases in existing noise levels? '*V b. Exposure of people to severe noise levels? _ 7. Liet and Glare. Will the proposal produce new light or glare? re? _ V 8. Land Use. Will the proposal result in a substantial alteration of the present or planned land use of an area? �Q _ 9. Natural Resources. Will the proposal result in: a. Increase in the rate of any use of any natural resources? _ b. Substantial depletion of any renewable natural resource? _ 10. Risk of set. Does the proposal involve a risk of an explosion or the release of hazardous sub- stances (including, but not limited to, oil, pesticides, chemicals or radiation) in the event of an accident or upset conditions? 11. Population. Will the proposal alter the location, istri ution, density, or growth rate of the human population of an area?- 12. Housing. Will the proposal affect existing housing, or create a demand for additional housing? — 13. Transportation/Circulation. Will the proposal result in: a. Generation of substantial additional ` vehicular movement? V b. Effects on existing parking facilities, or ` demand for new parking? (4) Yes Maybe No C. Substantial impact upon existing transportation systems? di Alterations to present patterns of circulation or movement of people and/or goods? e. Alterations to waterborne, rail or air traffic? — f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? V 14. Public Services. Will the proposal have an effect upon, or result in a need for new or altered govern- mental services in any of the following areas: a. Fire protection? _ b. Police protection? c. Schools? d. Parks or other recreational facilities? _ �- e. Maintenance of public facilities, including roads? f. Other governmental services? _ 15. Energy. Will the proposal result in: a. Use of substantial amounts of fuel or energy? b. Substantial increase in demand upon existing _ sources of energy, or require the development of new sources of energy? �J 16. Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: a. Power or natural gas? b. Coamumications systems? c. Water? d. Sewer or septic tanks? e. Storm water drainage? f. Solid waste and disposal? 17. Human Health. Will the proposal result in: a. Creation of any health hazard or potential health hazard (excluding mental health)? b. Exposure of people to potential health hazards? _ 18. Aesthetics. Will the proposal result in the o `sttruct on of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? 19. Recreation. Will the proposal result in an impact r upon the quality or quantity of existing recrea- tional opportunities? 20. Archeological/Historical. Will the proposal result in an alteration o a significant archeological or historical site, structure, object or building? 21. Mandatory Finding of Significance. a. Does the project have the potential to degrade the quality of the environment, substantially re- duce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plan or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? (5) Yes Maybe No b. Does the project have the potential to achieve short-term, to the disadvantage of long-term, en- vironmental goals? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term A impacts will endure well into the future.) c. Does the project have impacts which are indi- vidually limited, but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant.) _ d. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? III. DISCUSSION OF ENVIRO!O ENTAL EVALUATION IV. DETERMINATION (To be completed by the Lead Agency) On the basis of this initial evaluation: __._ I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION WILL BE PREPARED. I find the proposed project MAY have a significant effect — on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. Date: -7'Q%'"494q Signature a CITY OF LA QUINTA INITIAL ENVIRONMENTAL STUDY CASE NO. 24774 (EA 89-127) E;XPLANATION OF "YES" AND "MAYBE" QUESTIONS - MITIGATION MEASURES ENVIRONMENTAL IMPACTS ].. Earth. b. With proposed development of residential tract, it can be expected that there will be an overcovering of natural soil with streets, structures, etc. e. There may be some temporary wind erosion of soils on the site during the grading and construction phase of the project. MITIGATION MEASURES: None required other than compliance with normal City requirements regarding grading, dust control, and construction. 3. Water. b. Due to grading and development of site with residences, there will be changes to drainage patterns, absorption rates, and rate and amount of water runoff. MITIGATION MEASURES: Normal requirements of retention of 100-year_ storm waters and provision of street improvements will provide adequate mitigation. 6. Noise:. b. The site is bordered on the east and south by primary arterials which potentially could expose residents to severe noise levels. MITIGATION MEASURES: Noise study shall be submitted as required in General Plan. Noise study shall indicate provisions necessary to meet following noise standards: (1) Interior - CNEL of less than 45 decibels (habitable rooms only) (2) Exterior - CNEL of less than 60 decibels in outdoor living areas. MR/DOCSS.001 -1- 0 1.2 . 14. 16. 20. Land 'Use. Presently the property is vacant. Implementation of the project will change the use of the site to residential, which is proposed by the City and Riverside County General Plans. MITIGATION MEASURES: Housing. None are required. The project will increase housing inventory since 136 new single-family residences are proposed. MITIGATION MEASURES: None are required. Public Services. C. Schools - It can be expected that the project will generate school -age children who will attend local public schools. This will have an incremental impact on school facilities. MITIGATION MEASURES: Applicant shall pay school mitigation fee of $1.56 per square foot of building area, as required by CVUSD. d. Parks and Other Recreational Facilities - There will be an incremental need for new park facilities for the residents of the project. MITIGATION MEASURES: The Applicant is providing 1.5-acre park/retention area within the project area to mitigate impacts on the park facilities. Utilities. C. Water - CVWD has indicated that additional facilities are needed to provide for the expansion of its domestic water system. MITIGATION MEASURES: Applicant shall provide facilities which may include wells, reservoirs, and booster pumping stations as required by CVWD. Archaeological/Historical. Archaeological sites have been found in the surrounding areas, and therefore, may exist on the subject site. However, an on -foot field survey is necessary to determine whether any sites do exist. MITIGATION MEASURES: Prior to any disturbing of the site, an on -foot field survey, analysis, and mitigation, if necessary, must be completed. MR/DOCSS.001 -2- -- �� FIX T Y Z I RIi'£RSIDE: Planning & Engineering Office 46-209 Oasis Street, Suite 405 Indio, CA 92201 (619) 342-8886 To: City of La Qu.inta Planning Division Re: Tract Map No. 24774 RIV ERSIDE COUNTY FIRE DEPARTMENT IN COOPERATION WITH THE CALIFORNIA DEPARTMENT OF FORESTRY AND FIRE PROTECTION GLEN NE0MAN FIRE CHIEF June 21, 1989 ;11�•s 1 � ,�s9 CITY OF [.A QUINTA PLANNING & DUFLOPMENT DEPT. Planning & Ligineeiing Office 4080 Lernon Street, Suite 1 I L Rive5ide, CA 92501 (714) 787-6606 1. Schedule A fire protection approved Super fire hydrants, (6" x 4" x 21" x 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 1000 gpm for 2 hours duration at 20 psi. 2. Prior to recordation of the final map, applicant/developer shall furnish one blueline copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and, the system shall. meet the fire flow requirements. Plans shall be signediapproved by a registered civil engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." 3. The required water system including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. 4. An emergency vehicle control override system shall be installed on each traffic signal that the applicant/developer is required to install or alter. Installation shall meet the specifications and approval of the Road and Fire Departments. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering Staff at (619) 342-8886. Sincerely, RAY REGIS Chief Firree Department Planner By 11" -- - - COA C 4epSN' Dennis Dawson Deputy Fire Marshal to o C`17.19 us','i'o r.C. JINN 19 199q :14} stn ��,�`� L� CITY OF LA t; UINTA PLANNING & DBIELOPMENT DEPT 1 31_ r ;J .';.i}-.l.^'?, rn:-,. n�nS �� •i('^'!1'?n�l.� 1_^`ai 51 -4 1�^'�'� �^rn _o^,•i�„� .�� ,.1 . S^'^�� .r�.�• �� ,^''�,�j ,�nS ,..1=i � ill �'llt'lr'il r"SJ'J"C"S --n i_ n�' ifin�a ink ;�Ptr i�� ift^.,n,P ;Atnrr. inA� before Plan - Eli or 1T -? 1. ^nSC lr^o j +1'r-r1+ 0 y 3h7) id a ^Ov, j,IC�A+� t P -i_ A� 7 1 ]'��'t i�„j '3� :P.�r,;z� rn��r''s ^ham^k to C- tnr (cnj tlq V V T n 1 ci n.r? +- �� i u� �" �^n �r -. , n^ � n:- . ? L .:� fin': rn JY, i }• S1 }i -J. o 71 1:._�� �_3^�5) �;>' qu,>.li`'tn,1 pnrson. If Y'? ; not bean s ,,)jr-.ct of an on -foot Fi rj •U ^VnJ 1 i`iLtf �� '�rC�1' ('OlOE?: st f� S'r1C 7 i t S�r.O�)1 � �c rn't7oi'•.•n i ^. If .ZA tpc lncjve� i � � _� Z-n �ho�� ,-o-vl roc--n."i �'Or �i�•,�j r: .�r,^�: %y r or ocinT-? i' i 4 roci r - nn r �c+ c F nn� t..n r,� i •i' Fi n 7� i in ni O i ,^.S early 'r.n ,t:^o� :11�,j. - - , • !' - : C` _ - ' �- 1 . 1 ' r j - J J p T • . J Y+, i l'.A '�• 7 L - o i 1. _ �_ n •� ^� r 7 n- -r p n; 1 n ;1 F� )r .'1C� , 'i j v �O'" �:�'"7k .,o,i A'i. Cit t3TRIG ESTAI3LISIAED IN 1918 AS A PUBLIC AGENCY CMIG FILA VALLEY WATER DISTRI 'N,, .yt3 POST OFFICE sox lo58 • COACHELLA, CALIFORNIA M36 • TELEPHON+�lst 11 �r LA QU I NT/ DIRECTORS J LM1111 Lj, ,4, WMI T DEF TELLISCODEICAS.PRESIDENT THOMASE. LEVY, GENERAL M.4hlA R-l. cF c.. � RA1"M OND R. :IUMMONDS, VICE PRESIDENT SERNARDINE SU'7ON, SECRETARY JO R P Y M NIC June 19 , 1989 ItEITH H. AINSWREDWINE ASSISTANT AND SHERRILLL,, ATTORNEYS ER DGROTHY M NICHOLS THE ODORE J. FISH File: 0263.1 Planning Commission City of La Quinta Post Office Box 1504 La Quinta, California 92253 Gentlemen: Subject: Tentative Tract 247741, Portion of Southeast Quarter, Section 9, Township 6 South, Range�7 East, San Bernardino Meridian This area is protected from stormwater flows by a system of channels and dikes, and may be considered safe from stormwater flows except in rare instances. Th'[s area is designated Zone C on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. The district will need additional facilities to provide for the orderly expansion of its domestic water system. These facilities may include wells, reservoirs and booster pumping stations. The developer will be required to provide land on which some of these facilities will be located. These sites shall be shown on the tract map as lots to be deeded to the district for such purpose. This area shall be annexed to Improvement District No. 55 of Coachella Valley Wager District for sanitation service. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any quest-ons please call Bob Meleg, stormwater engineer, extension 264. Yours very truly, � n Tom Levy General Manager -Chief Eng eer RF:bg cc: Don Park TRUE: CONSERVATION Riverside County Department USE. WATER WISELY of Public Health, Tndio COACHELLA VALLEY UNIFIED SCHOOL DISTRICT POST OFFICE BOX 847 THERMAL, CALIFORNIA 92274 (619) 399-5137 JUN2119b9 June 20, 1989 CITY OF rA QUIN7-4 "WING & DrVELOPMa" Mr. Jerry Herman Planning Director City of La Quinta 78-105 Calle Estado La Quinta, CA 132253 Dear Mr. Herman: We have completed our review of Tentative Tract 24774, Northwest Ccrner of Madison Street and Avenue 54. As a mitigation measure to help resolve the school housing problem due to this type of Residential Development, the school district will levy a developer fee. The fee consists of $1.56 per square foot for all residential development, effective July 21, 1989. The fee will be required to be paid prior to the issuance of a building permit by the City of La Qu,inta. Should you have any questions, please do do not hesitate to contact me at (619) 399-5137, Ext. 235.__ Sinc�re , r Jorge B. Gutierrez, Direc'tgr Facilities & Operations �� JE{G/ee C6o/2'8/89 15:40 3.j2ES�22 P. ©4 City of L.a Quinta Planning Division 78-1.05 Calle Estado i.a Quinta, CA 92253 Attri: Stan Sawa RE: Tract No. 24774 Dear, Sir, . ,o nn- affi ,�; '*,. -. ;8 :ter/ -3` la June 28, 1989 R I, E IV E D JUN 1989 CITY OF LA QUINTA PLANNING & DEVELOPMENT DEPT. Thank you for the opportunity to cor7Te nt on the proposed tract reap, as it is currently within Riverside County's jurisdiction, The Tract proposes 136 single fwl y lots on 40 af-why h is 3.7 dwellings per acre. It is the County P1 n"�'t't �e�Nr'r�.nt's understanding, per a phone conversation with Stan Sawa, that.,the a,pplici•it is processing TractA,Vo. 24774 with the City of La Quinta Pit ning lap 1,'io! 'nt'r nd, that A. opi-i" 011z-e3 t'+� -tom - ract 4ap would not a �4d i,i �';J : � x Lion of this�l dt;ae the City of La .,:. K,0a, Quinta is not complete'ws�w.� Thecurrent General Plan 1 5� ri�i; one ,� .i � ► �t�,si�i�� 'fI',_�idential 28 allowing from 2-S dwelling pe"r act. The-zonfi'tT of A=�20; fight agriculture. has a minimum lot size of ff *pres. They General Plan requires a full range of public facilities for lots undai��,,/2 ache in sire. Surroundirg zoning consists of A-1-20, to the East and A-1-10 to the Nort� and West, allowing 2'0 acre and 10 acre minimums, respectively. Surrounding General plan designations are Residential 2g, except to the East which is designated Residential 3A for up to two dwellings to the acre. In addition, this 1/16 of a section is adjacent to land currently in Agricultural Preserve #377 to t1,e North and West. AreaLs designated as Agricultural Preserves h�,V�B a 10 acre minlmvm lot size. In summary, the County would require that a Change of Zone be submitted, before sub,iitting a Tract Map, and that the issues of compatibility with the existing surrounding development and the availability of adequate public facilities especially sewer and water, would require detailed study. The County would re =irmended the provision of a minimum six (6) foot high decorative masonary wallsurrounding eendscigeitriromt�and djalcenteppoper�yon of increased landscaping around the Tract r,,- s- ?"4` >, �:�+�+��-�`.i-.�9�-:�e,��xl�:.�;z•T-.:.tip'�.;:����.�s�'�±r`.ze`r��""`�:��:''sE�'�<;�'4',,�:��;,:.��_� 4080 L6EMON STREF-T, 9r" FLOOR 46-209 OASIS 3TRIEF-T, ROOM 304 Page -2- Stan Sera Thank you again for the opportunity to comment on the proposed project, the Planning Department looks fol-wat1d to reviewing future projects adjacent to or affecting County land. Very truly yours, RIVERSIDE COUNTY PLANNING DEPARTMENT Roger S.- Streetar, Plannfng Director MJB. i,dr TO: PLANNING DEPARTMENT FROM: ENGINEERING DEPARTMENT �L DATE: July 6, 1989 SUBJECT: SUBDIVISION OF LAND: _Tr_c No. 24774 :LOCATION: � �IY�.Ss�rx�ex,e N�diS�zL_and Av�nuP _S_[�__� The following conditions of approval are deemed necessary: The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer. The Applicant shall vacate vehicle access rights, except at street intersections to the following streets Ave •5.4 and right turns only at intersection of ' C' street with Madison. A common area lot shall be established for that area between the tract perimeter wall and street right-of-way for Madison_ and Avenue 54 streets. Landscape maintenance responsibility of the total common lot and street landscape parkway shall be the responsibility of the development. That the Applicant shall construct street improvements for Madison and Avenue 54 together with all streets on -site. to they requirements of the City Engineer and the La Quinta Municipal Code (LQMC) That the Applicant shall have prepared street improvement plans (for public and private streets) that are prepared by a Registered Civil Engineer. Street improvements, including traffic signs and markings, and raised median islands (if required by the City General Plan) shall conform to City Standards as determined by the City Engineer and adopted by the LQMC, (3" AC over 4' Class 2 Base min. for residential streets). Street design shall take into account the subgrade soil strength, the anticipated traffic loading, and street design life. CONDITIONS OF APPROVAL SLfBDIV SION OF LAND PAGE 2 The Applicant shall have a grading plan that is prepared by a Registered Civil Engineer, who will be required to certify that the constructed conditions at the rough grade stage are as per the approved plans and grading permit. This is required prior to issuance of building permits. certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. _X The developer of this subdivision shall submit a copy of the proposed grading, landscaping and irrigation plans to Coachella Valley Water District for review and comment with respect to CV'WD'S water management program. X 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 recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. �.X The developer of this subdivision of land shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map without the approval of the City Engineer. X Drainage disposal facilities shall be provided as required by the City Engineer. The Applicant shall comply with the provisions of the City Master Plan of Drainage, including payment of any drainage fees required therewith. All drainage runoff for 100 year storm shall be retained in basin on -site. X All utilities will be installed and trenches compacted to City standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer. X Prior to transmittal of the final map to the City Council by the City Engineering Department, any existing structures which are to be removed from the property shall have been removed or there shall be an agreement for the removal which shall be secured by a faithful performance bond in a form sat_sfactory to the City and granting the City the right to cause any such structures to be removed. A Caltrans encroachment permit must be secured prior to construction of any improvements along State Highway 111, and all Caltrans requirements shall be implemented. CONDITIONS OF APPROVAL Si:BDIVISION OF LAND PAGE 3 X* An enc,rcachment permit for work in any abutting local Jurisdiction shall be secured prior to constructing or joining improvements. (Riverside County)*. The A;plica.nt shall pay the required processing, plan checking and inspection fees as are current at the time the work is being accomplished by City personnel or subcontractors for the Planning, Building or Engineering Divisions. X* The Applicant acknowledges that the City is considering a City-wide Landscaping and Lighting District and by recording a subdivision map agrees to be included in the district. Any assessments will be done on a benefit basis as required by law. Install Traffic Signals at: Other Conditions: *OTHER CONDI:PIO_NS: 1. All drainage for 100 year storm shall be retained on -site including runoff from Madison and Avenue 54. 2. Design and construct full landscaped median on Madison and Avenue 54 - or -- provide suitable bonding for future improvements. 3. Construct Madison and Avenue 54 to 1/2 of 110' primary arterial standard plus one traffic lane and suitable conforms to existing pavement. 4. Submit Landscape plans for approval note: 3:1 maximum slopes. Require bonded agreement landscape maintenance by owner. 5. Requires easement(s) for meandering sidewalks. 6. Bond 25% ($25,000) future traffic signals at Madison and Avenue 54. STAFF REPORT PLANNING COMMISSION MEETING DATE: AUGUST 8, 1989 APPLICANT/OWNER: STEVEN W. BRUMMEL PH®5 CASE NUMBER: TENTATIVE TRACT 24507 LOCATION: NORTH SIDE OF 52ND AVENUE, +2,650 FEET EAST OF JEFFERSON STREET CENTERLINE (SEE ATTACHMENT NO. 1) :PROPOSAL CONSIDERED: DIVISION OF +35 ACRES INTO 25 SINGLE-FAMILY ESTATE LOTS AND ONE WELL SITE LOT (SEE ATTACHMENT NO. 2) NET ACREAGE: 31.82 NET DENSITY: .78 UNITS PER ACRE GENERAL PLAN LAND USE PI:,AN: LOW DENSITY RESIDENTIAL, 2-4 UNITS PER ACRE (SUBJECT TO CHANGE PENDING ANNEXATION APPLICATION) EXISTING ZONING: A-1-10 (RIVERSIDE COUNTY) PROPOSED ZONING: PENDING ANNEXATION APPLICATION COMPLETION ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT NO. 89-125 WAS PREPARED AS THE INITIAL STUDY TO DETERMINE THE LEVEL OF IMPACTS ASSOCIATED WITH THIS PROPOSAL. THE ENVIRONMENTAL ASSESSMENT SHOWED THAT NO SIGNIFICANT IMPACTS WOULD OCCUR; THEREFORE, A NEGATIVE DECLARATION HAS BEEN PREPARED. THE INITIAL STUDY IS ATTACHED AS PART OF THIS REPORT (ATTACHMENT NO. 3) DRAINAGE CONSIDERATIONS: ON -SITE RETENTION OF 100-YEAR STORM FLOW REQUIRED TO BE PROVIDED. RETENTION AREAS SHOWN AS PORTIONS OF LOTS 1 AND 2 MR/STAFFRPT.082 -1- ON -SITE CIRCULATION: PRIVATE STREETS PROPOSED. THE MAJOR ENTRY INTO THE SUBDIVISION IS LOCATED AT LOTS 15 AND 16, OFF 52ND AVENUE (REFER TO ATTACHMENT NO. 2). STREET LOT A WILL BE DEDICATED FOR PUBLIC USE (52ND AVENUE), WHILE POLO CLUB CIRCLE, SERVING THE RESIDENTIAL LOTS, WILL BE PRIVATE. ACCESS GATING WILL BE LOCATED AT THE EASTERLY STREET ENTRY AT LOTS B AND C. OFF -SITE CIRCULATION: 52ND AVENUE RIGHT-OF-WAY, MEDIAN WIDTHS .ANALYSIS: Proposal Discussion 100-110-FOOT TOTAL VARIABLE CURB -TO -CURB AND 'The Applicant proposes a subdivision of +35 acres into 25 single-family lots and one well site lot. Additionally, two access gate/guardhouse parcels (Lots B and C) are located at the main entry to the east of the tract. Lot D is shown along the westerly property line to provide restricted access to Lots I through 4. There are some private easements along the property boundaries which will require vacation, as well as some relocation of irrigation lines/easements. Analysis 1. Circulation considerations: Project access is via a private 48-foot right-of-way loop street with two entries onto 52nd Avenue (Polo Club Circle). The easterly entry will serve as the main gate/guardhouse access point; the west access would be limited to right turn movements only. The main entry access is only +560 feet from existing Vista Bonita Trail to the east. Based upon intersection spacing requirements of the General Plan (one. -quarter mile) and comments made by the County Road Department (See Attachment No. 4), this access should also be limited to right turn movements only. The other option is to allow full access which would allow more efficient fire and emergency response. A median break would not significantly restrict traffic access to this tract or increase traffic hazards, due to the minimal volumes generated. 2. Drainage considerations: Lots 1 and 2 are shown to accommodate the required on -site retention facilities; however, the Applicant's intent is to keep these facilities separate from the individual lots so as to be able to utilize them for development now. The facilities must be set up as individual lots so at to insure their MR/STAFFRPT.082 -2- adequate maintenance, which will require re -orienting the facilities to meet access and lot configuration requirements, or revising the map to create completely separate stormwater lots. 3. Well site lot: This parcel does not meet zoning requirements for purpose of residential construction and should, therefore, be noted as a lettered lot. It will be conveyed to CVWD as necessary during final map processing. Adequate access must also be provided to this lot, as not access will be permitted from 52nd Avenue. The best solution would be an easement between lots 16 and 17, to permit CVWD access. This easement will be subject to CVWD and City Engineer approvals. 4. Easement access: Lot D is being established as access for Lots 1 through 4, with vehicular access, other than for CVWD vehicles, restricted. This lot is 50 feet wide and runs from 52nd Avenue, behind Lots 1, 2, and 3, terminating at the boundary between Lots 3 and 4. Staff would recommend that a total 30-foot width for Lot D be continued through Lot 4 to the Coachella Canal. The east 20 feet shown now as part of Lot D should be reserved for an appropriate easement for the existing irrigation line and overland access across to Lots 1 through 4. Additionally, an easement should be provided along the canal behind Lots 4, 5, 6, and 7 to allow adequate slope easement. All unnecessary or new easements will have to be appropriately abandoned or established. Lots 1 through 4 will be required to have restricted access to Lot D through CC & Rs to be required. Also, Lot D access will be conditioned so as to restrict routine vehicle access through permanent gating, as well as to permit the potential use of Lot D as part -width access to the property adjacent on the west (APN 769-280-004), if and when that property develops. 5. The Applicant has indicated that a guardhouse will be located as part of the main entry at Lots B and C, and may serve initially as a sales office. A condition has been recommended to allow review of this facility by plot plan prior to its establishment. 6. Additional considerations: The subject property is located in La Quinta's approved Sphere of Influence, and was General Plan designated Low Density Residential (2-4 units per acre) at the time of adoption of the La Quinta General Plan. The City is currently preparing an application to LAFCO to annex +2 square miles, approximately between Jefferson Street, Madison Street, 50th Avenue, and 54th Avenue. This application will require approval of a General Plan Amendment and pre -zoning of the area to be annexed. This project, TT 24507, is consistent with the anticipated zoning and MR/STAFFRPT.082 -3- General Plan designation for the site. It is expected that the annexation application will be submitted to LAFCO by December 1989, with a LAFCO decision being rendered by March 1990. This approval will not be in effect until such time as LAFCO has recorded a Resolution of Annexation for the two -square -mile area. 7. Park land dedication requirements: Based on the 25 single-family residential lots, this tract is required to allow for 0.22 acres of park land, through fee or land dedication. Because the Ordinance requires park land dedication for public use and the project will be a private (gated) residential subdivision, the Applicant should pay fees in lieu of dedication, pursuant to the Parkland Dedication Ordinance. .FINDINGS: .Findings for Tentative Tract 24507 can be found in the attached :Planning Commission 89- RECOMMENDATION: By adoption of Planning Commission Resolution 89- , recommend to the City Council approval of Tentative Tract 24507, subject to conditions. attachments: 1. Location Map 2. TT 24507 Exhibit 3. Initial Study, EA 89-125 4. County Road Department Letter, Dated 5/31/89 5. Planning Commission Resolution with Conditions MR/STAFFRPT.082 -4- I. N F- w H INITIAL STUDY FOR EA #89-125: TENTATIVE TRACT #24507 1. ENVIRONMENTAL INFORMATION FORM 2. ENVIRONMENTAL CHECKLIST 3. RESPONSES TO ENVIRONMENTAL CHECKLIST ATTACHMENT *3 Case No./( CITY OF LA QUINTA Date Received 5� 17 oc M - PLANNING & DEVELOPMENT DEPARTMFNT �c 35,5- t f rN& 78-105 CALLE ESTADO LA QUINTA, CALIFORNIA 92253 'y OP 'Mt `YVIR.ON1,9WAL INFORMATION FORM 4• 11(' 489' 12S Please complete Parts I and II of this form and provide ALL of the additional materials requested in Part III. Failure to do so may delay the review and processofyour proje If you are unable to provide the information, or you need assistance, please feel free contact the Environmental Quality Section of the Planning Department at (619) 564-2246. PART I. General Information 1. 'That is the total acreage involved? 35± Acres Ie there a previous application filed for the same site? YES— NO x If 'Yee', provide Case Number. Also provide the EnvironmentaAssessment P,jAY 16 iQ89 Number, if known, and Environmental Impact Report Number, if applicable. Cl,r -1 �+ Cgas No. _ (Parcel Map, Zone Change, Etc.) EA No. „�. (if 'cam IN No. (if applicable) PART II. Existing, Conditions 1. Protect site area: A roximatelg,35± Acres �._ Size of property in Sq.Ft. andacresge� 2. Existing use of the project site: One Reside_(ilg_Hr)_ 3. Existing use on adjacent properties: (Example: North, Shopping Center; South, Single Family Dwellings; East, Vacant, etc.) .L'gLtb;- q n.,gJQ..�F tt _,_,,, 1Xer q. 52 •Easter SjM1e Family Dwellings }qt;Residence and -orchard -- 4. Site topography (describe): (If any portion of the site exceeds 5% slope; attach a topographic display of the proposal site; if less than 5% elope, please provide elevations at corners of site) The= sC_slo ".�Yfl ---- 5. Grading (Estimate number of cubic yards of dirt Ybei rg moved): 6. Are there any natural or man-made drainage channel areas through or adjacent to the property? No Yes__X_ (If yes, submit a display of such drainage channel areas.) Aascribe the disposition of these channels/Freas should the proposal be implemented. The All American Cana- is located direct Northwest of the site. The_Canal_Rrovides irrigation tnE929h pipes acrot. ss th ojecThese pipes will be relocated therefo not causing any_m r in _acts.—•- 7. Are there any known archaeological finds near or on the proposed site? No x Yes Vot known at this time 518? 770 05-Sd-OP 8. Describe any cultural or scenic aspects of the project site: 9. Describe existing site vegetation and their proposed disposition should the proposal be approved: The site cur �entlyyconsists of some _trees an s1xuttery.,,__ML—Mari1—Y-c AUad_ t�_tirl9sidence,.These Dp..�_1�g,.. er�Q}�e,..Sii1l�ia4l�i!t�lS?A._�_�_ (If any significant plant materials, e.g., mature trees, exist on the sit please prepare a site plan that illustrates their number, type, size and location.) M9-.[HOmfMTAL INFORMATION FORM, City of La Quints, 10. Describe accessibility of proposal site to the following utilities; gas, water and electricity. (If proposal site does not have immediate access, further describe necessary extension of services and provide a graphic display, 8J" x 11" that indicates their present location in reference to the subject site): oAll utilities are accessible to the sites A v�ll �yi] � � g d nn cite and deeded to Coachella, Val If well will also be located ,opile ..,khh forcemain in Avenue 52. 11. Additional comments you may wish to supply regarding your project. (Attach an additional sheet if necessary) Protect is ndin annexation to the City of La PART III. Additional Materials The following items must be submitted with this form: 1. At least three (3) panoramic photographs (color prints) of the project site, or an aerial photo of the site. 2. A clear photocopy (Xerox or similar copy) of the appropriate portion of the U.S. Geological Survey quadrangle map, delineating the boundaries of the project site. Also, note the title of the map. I certify that I have investigated the questions in Parts I and II and the answers are tree and correct to the best of my knowledge. Claudia S. Gamlin, Supervising Planner J.F. DAVIDSON ASSOCIATES, INC. Name and Title of Person Completag Form Sigaature of A�"aautr' CITY OF LA QW[PTA ENVIRONMENTAL CHECKLIST FORM I. BACKGROUND 1. Name of Proponent: \N'K 2. Address and Phone Number of Proponent: P.O / 11 /S�Do 3. Date of Checklist: 12/ 4. Agency Requiring Checklist: S. Name of Proposal, if applicable: T�Nr II. ENVIRONMENTAL IIAPACTS f4 14, e 9 - (Explanation of all "Yes" and "Maybe" answers Is required on attached sheets.) 1. Earth. Will the proposal result in: Yes Maybe No a. Unstable earth conditions or in changes in geologic substructures? X b. Disruptions, displacements, compaction or overcovering of the soil? z c. Change in topography or ground surface relief features? /✓•~� __ d. The destruction, covering or modification of any unique geologic or physical features? e. Any increases in wind or water erosion of soils, either on or off the site? — — f. Changes in deposition or erosion of beach, sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mud- slides, ground failure, or similar hazards? 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of X. ambient air quality? b. The creation of objectionable odors? c. Alteration of air movement, moisture or temperature, or any change in climate, either locally or regionally? _ 3. Water. Will the proposal result in: a. Changes in currents, or the course or direction of water movements, in either marine or fresh waters? _ b. C}:anges in absorption rates, drainage patterns, or the rate and amount of surface water runoff? - — c. Alterations to the course of flow of flood waters? d. Change in the amount of surface water in any water body? _ e. Discharge into surface waters, or in any alteration of surface water quality, in- cluding but not limited to temperature, dissolved oxygen or turbidity? _ f. Alteration of the direction or rate of flow of ground waters? _ g. Change in the quantity of ground waters, either through direct additions or with- drawals, or through interception of an aquifer by cuts or excavations? (3) Yes Maybe No h. Substantial reduction in the amount of water otherwise available for public water supplies? N i. Exposure of people or property to water related hazards such as flooding or tidal waves? 4. Plant Life. Will the proposal result in: a. Change in the diversity of species, or number of any species of plants (including trees, shrubs, grass, crops, microflora and aquatic plants)? b. Reduction of the numbers of any unique, rare or endangered species of plants? C. Introduction of new species of plants into an area, or result in a barrier to the normal replenishment of existing species? d. Reduction in acreage of any agricultural crop? 5. Animal Life. Will the proposal result in: a. Change in the diversity of species, or numbers of any species of animals (birds, land animals, including reptiles, fish and shellfish, benthic organisms, :insects or microfauna)? x b. Reduction of the numbers of any unique, rare, or endangered species of animals? c. Introduction of new species of animals into an area, or result in a barrier to the migration or movement of animals? d. Deterioration to existing fish or wildlife habitat? 6. Noise. Will the proposal result in: a. Increases in existing noise levels?— b. Exposure of people to severe noise levels? 7. Light and Glare. Will the proposal produce new light or glare? 8. Land Use. Will the proposal result in a substantial _ alteration of the present or planned land use of an area? 9. Natural Resources. Will the proposal result in: a. Increase in the rate of any use of any natural resources? b. Substantial depletion of any renewable natural resource? i 10. Risk of Upset. Does the proposal involve a risk of an explosion or the release of hazardous sub- stances (including, but not limited to, oil, pesticides, chemicals or radiation) in the event X of an accident or upset conditions? 11. Population. Will the proposal alter the location, distribution, density, or growth rate of the human population of an area? 12. Housing. Will the proposal affect existing housing, or create a demand for additional housing? 13. Trans ortation/Circulation. Will the proposal result in: a. Generation cf substantial additional vehicular movement? b. Effects on existing parking facilities, or demand for new parking? (4) 14 . is. 16 19. 20. 21. Yes Maybe No c. Substantial impact upon existing transportation systems? — d. Alterations to present patterns of circulation or movement of people and/or goods? — e. Alterations to waterborne, rail or air traffic? _ X f. Increase in traffic hazards to motor vehicles, bicyclists or pedestrians? tnrc.AJt4,-rm- Public Services. Will the proposal have an effect upon, or result in a need for new or altered govern- mental services in any of the following areas: X a. Fire protection? - b. Police protection? X c. Schools? d. Parks or other recreational facilities? e. :Maintenance of public facilities, including roads? —_ f. Other governmental services? Energy Will the proposal result in: a. Use of substantial amounts of fuel or energy? b. Substantial increase in demand upon existing sources of energy, or require the development of new sources of energy? Utilities. Will the proposal result in a need for new systems, or substantial alterations to the following utilities: a. Power or natural gas? — _x b. Communications systems? — c. Water? —_ d. Sewer or septic tanks? X e. Stcrm water drainage? _ f. Solid waste and disposal? X Human Yealth. Will the proposal result in: a. Creation of any health hazard or potential x health hazard (excluding mental health)? b. Exposure of people to potential health hazards? Aesthetics. Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view? -- Recreation. Will the proposal result in an impact upon the quality or quantity of existing recrea- tional opportunities? Archeological/Historical. Will the proposal result in an alteration of a significant archeological or historical site, structure, object or building? Mandatory Finding of Significance. a. Does the project have the potential to degrade the quality of the environment, substantially re- duce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plan or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the \/ major periods of California history or prehistory? (5) Yes Maybe No b. Does the project have the potential to achieve short-term, to the disadvantage of long-term, en- vironmental goats? (A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the fu'�ure.) c. Does the project have impacts which are indi- vidually limited, but cumulatively considerable? (A project may :impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant.) d. Does the project have environmental effects which will cause substantial adverse effects on human beings, e"Aher directly or indirectly? ' fX� III. DISCUSSION OF ENVIRONMENTAL EVALUATION IV. DETERMINATION (To be completed by the Lead Agency) On the basis of this initial evaluation; I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a signif'.'cant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION WILL BE PREPARED. _ I find the proposed project MAY have a significant effect on the environment, and an EN11IRONMENTAL IMPACT REPORT is required,. Date: 9'/2(/O 9 Signature \\/4u+,:E Al�sa r- ENVIRONMENTAL ASSESSMENT NO. 89-125; ]-NITIAL STUDY CITY CASE 140: LOCATION: :PROPOSAL CONSIDERED: NET ACREAGE: NET DENSITY: GENERAL PLAN LAND USE PLAN: EXISTING ZONING: ADDITIONAL COMMENTS: PROJECT DESCRIPTION Tentative Tract 24507 North side of Ave. 52, +2650' east of Jefferson Street centerline Division of +35 acres into 25 single-family estate lots and 1 well site lot 31.82 .78 units per acre Low density residential 2-4 units per acre A-1-10 (Riverside County) This area is within La Quinta Sphere Area No. 2, currently proposed for annexation. Subdivision of Parcel Map No. 14367. CITY OF LA QUINTA PLANNING AND DEVELOPMENT DEPARTMF_ CM/CMWN.001 -1- III. DISCUSSION OF INITIAL STUDY RESPONSES - EA 89-125 1. Earth; b, c, e: Incremental increases/changes in erosion, topography and soil conditions will occur due to grading and ultimate development of the site. Site has minimal relief; no significant impacts will result with respect to these increases/changes. MITIGATION: Grading Plan review and approval by City Engineer; erosion control program requires; interim landscaping of pad and other areas not immediately developed will be required as part of erosion control requirements. g: Project site is located in groundshaking zone III. Proposed project is a low -risk land use with respect to liquefaction/groundshaking impacts (Riverside County General Plan, 1986) . MITIGATION: Adherence to UBC seismic requirements and soil report review during grading plan check will identify/mitigate potential impact. 3. Water; b: Development of site will provide additional impervious area, which will increase runoff quantities/rates. On -site retention will be required, and has been provided for in the tract design. Adherence to other drainage requirements of the City Engineer will adequately address this additional runoff. 4. Plant Life: No significant flora exists on or in the area of the site. No impacts will occur due to new landscaping being installed as part of the development. 5. Animal Life: No impacts to wildlife will occur as a result of this proposal. Area is not within habitat range of the Coachella Valley Fringe -Toed Lizard. 6. Noise: No significant impacts that cannot be mitigated are .identified. MITIGATION: Project will incorporate sound wall with required 20-foot parkway setback as identified in the La Quinta General Plan. Noise assessment will also be required. 7. Light and Glare: Minor incremental increase in lighting impacts due to daylight glare from windows/walls/night lighting from individual units. These impacts are not considered as significant. MR/DOCWN.011 -1- 8. Land Use: No significant alterations to planned land use will occur. Impacts from vacant to urbanized use were identified in the Master Environmental Assessment prepared in conjunction with the La Quinta General Plan which designated the property as Low Density Residential (2-4 UPA). This project is proposed at a lesser density; therefore, minimizing most identified impacts. 9. Natural Resources: Minor increase in use of natural resources will occur, :but this is not significant. 10. Risk of Upset: Project is a low -risk residential land use - no hazardous substances which could cause upset conditions will be part of the proposal. 11. Population: Scope of project indicates that population characteristics will not be altered from those planned for the area. 12. Housing: Project will not affect housing characteristics to any significance. 13. Transportation/Circulation: Project development will require road improvements to be completed. Estimated trip generation of +260 vehicle trips/day is not considered significant. Incremental increases in traffic hazards will occur which will be addressed by required road improvements and signage as required by the City Engineer. 14. Public Services: No significant increases in public service needs are anticipated which cannot be mitigated. MITIGATION: Standard compliance requirements of the Fire Marshal and Coachella Valley Unified School District for fire flow and school enrollment increases. 15. Energy: Project will not use substantial amounts of energy or require new sources of energy as indicated by the minor scope of the project. 16. Utilities: Scope of project will not create significant impacts or increase in use of public/private utilities. 17. Human Health: No aspect of project can be foreseen as creating health hazards or exposing people to such hazards. 18. Aesthetics: No significant viewsheds will be obstructed by the proposal. MR/DOCWN.011 -2- 19. Recreation: The project itself will not have a significant impact on recreational opportunities. The Developer will be required to pay an in -lieu fee for parkland dedication as provided by the Subdivision Ordinance. 20. Archaeological/Historical: The site has not been assessed for archaeological significance, though it has been disturbed in the past for agricultural use; it may not contain archaeologically significant finds. MITIGATION: An archaeologic report will be required with appropriate testing and mitigation to be performed, if warranted by the report findings. 21. Mandatory Finding of Significance: The project is located in a City -designated residential land use category of Low Density Residential (2-4 UPA). The adoption of the La Quinta General Plan considered this contiguous 2 square mile area during the Master Environmental Assessment (MEA) and General Plan studies, as it was our then -approved Sphere of Influence. The MEA considered the cumulative impacts of growth in this area and proposed policies through the General Plan to mitigate that impact to the extent feasible. A Statement of Overriding Consideration was adopted with the La Quinta General Plan to acknowledge that the cumulative impacts of growth cannot be fully mitigated, and that said impacts are considered acceptable in light of the potential positive impacts outweighing the negative impacts. MR/DOCWN.011 -3- 7 COUNTY J h RIVERSIDE." OFFICE OF ROAD COMMISSIONER & COUNTY SURVEYOR DESERTOFFICE LeRoy D Smoot ROAD COMM SSIONER & COUNTY S�F✓EYOR May 31, 1989 City of La Quinta P.O. Box 15o4 La Quinta, CA 132253 Attention: Planning Division Gentlemen: ADMINISTRATIVE OFFICE BLDG , ROOM 46-209 OASIS STREET INDIO, CALIFORNIA 92201 TELEPHONE (619) 342-6267 The Road Department has reviewed Tentative Tract No. 24507 and has the following comments: 1. 52nd Avenue is an arterial highway on the County's General Plan Circulation Element. The typical section as shown on the tentative map is satisfactory. 2 As much as possible, access should be limited to approxymate one- fourth mile intervals. Consideration should be given to the existing location of Bonita Trail and the necessity for future access to Assessor's Parcel Number 769-280-004. 3. If a landscaped median is proposed, the County requests that the east bound lane of 52nd Avenue be provided with a minimum width of 20 feet with an additional 6-foot wide aggregate base shoulder. The structural section for the east bound lane should be determine( by the County and all inspection work for said lane should be performed by the County. Thank you for the opportunity to review this Tentative Map. WRS :, tf RECEIVED Ilm 6 1989 CITY OF LA QUINTA PUkKKING & DEVEL.OPMEM 0EPT- Very truly yours, e� law,4-3 P,2zee,� Warren R. Stallard Road Branch Office Manager ATTACHMENT *4 PLANNING COMMISSION RESOLUTION NO. 89-�>"I A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH THE ENVIRONMENTAL ANALYSIS AND APPROVAL OF TENTATIVE TRACT NO. 24507 TO ALLOW THE CREATION OF A 25-LOT RESIDENTIAL SUBDIVISION ON A +35-ACRE SITE. CASE NO. TT 24507 - STEVEN BRUMMEL WHEREAS, the Planning Commission of the City of La Quinta, dial, on the 8th day of August, 1989, hold a duly -noticed Public Hearing to consider the request of Steven Brummel to subdivide +35 acres into 25 single-family development: lots for sale, one well site parcel, along with various common area parcels, generally located on the north side of 52nd Avenue, +2,650 feet east of the Jefferson Street centerline,, and more particularly described as: BEING A PORTION OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 4, T6S R7E, S.B.B.M. WHEREAS, said real property is within an area which is part of an approved Sphere of Influence of the City of La Quinta; and, WHEREAS, said real property area is currently under consideration for annexation into the City of La Quinta; and, WHEREAS, California Government Code Section 66454 provides that a City may take action on a tentative subdivision map of unincorporated property adjacent to that City, provided and that approval of said map is conditioned upon annexation of said property to such City; and, WHEREAS, said Tentative Map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (County of Riverside, Resolution 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, MR/RESO89.035 -1- WHEREAS, mitigation of various physical impacts have been identified and incorporated into the approval conditions for Tentative Tract 24507, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all :interested persons desiring to be heard, said Planning Commission did find the following facts to justify the approval of said Tentative Tract Map: 1. That Tentative Tract No. 24507, as conditionally approved, is consistent with the goals, policies, and intent of the La Quinta General Plan for land use density, circulation requirements, proposed zoning district development standards, and design requirements of the Subdivision Ordinance and the La Quinta Municipal Code., 2. That the design of Tentative Tract Map No. 24507 will not cause substantial environmental damage or injury to the wildlife habitat. 3. That the proposed subdivision, as conditionally approved, will be developed with adequate sewer, water, drainage, and other utility systems, and, therefore, is not likely to cause serious public health problems. 4. That the proposed Tentative Tract No. 24507, as conditioned, will provide for adequate maintenance of all common areas and facilities, including the internal private street system, stormwater retention areas, and common landscaped areas. 5. That the design of Tentative Tract Map No. 24507 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use will be provided, which are substantially equivalent to those previously acquired by the public. 6. That general impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan, and were further considered during preparation of Environmental Assessment No. 89-125. 7. That the proposed Tentative Tract 24507 is within an approved Sphere of Influence for the City of La Quinta, a portion of which is currently under study for potential annexation and is adjacent to the City. MR/RESO89.035 -2- WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby recommend confirmation of Environmental Assessment No. 89-125, relative to the environmental concerns for this Tentative Tract; 3. That it does hereby recommend approval to the City Council of the subject Tentative Tract Map No. 24507 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting ,of the La Quinta Planning Commission, held on this 8th day of .August, 1989, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: CHAIRMAN ATTEST: PLANNING DIRECTOR MR/RESO89.035 -3- PLANNING COMMISSION RESOLUTION 89- CONDITIONS OF APPROVAL - PROPOSED TENTATIVE TRACT 24507 AUGUST 8, 1.989 .k = Mitigation as identified in EA 89-125 GENERAL :L. Tentative Tract Map No. 24507 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. Design and improvement of Tentative Tract 24507 shall be in substantial conformance with Exhibit A, except where there; are conflicts between these conditions and said Exhibit, these condition(s) shall take precedence. 3. This Tentative Tract Map approval shall expire two years after the original date of approval by the La Quinta City Council, unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. (See Condition No. 35) 4. The Applicant acknowledges that the City is considering a City -•wide Landscape and Lighting District and, by recording a subdivision map, agrees to be included in the District and to offer for dedication such easements as may be required for the maintenance and operation of related facilities. Any assessments will be done on a benefit basis, as required by law. ENGINEERING/GRADING/DRAINAGE 5. The Applicant shall have a grading plan prepared by a Registered Civil Engineer, who will be required to certify that the constructed conditions at the rough and final grade stages are as per the approved plans and grading permit. This is required prior to issuance of building permits. 6. Vacation of existing irrigation line easements and establishment of new easements for rerouted irrigation lines shall be subject to approval by IID, CVWD, and the City Engineer. Width of Lot D shall be reduced to 30 feet, and shown on the final map submitted for plan check in relationship to the existing easement for the 20-inch irrigation line, as shown on Exhibit A (TT 24507). All easements shall be located/relocated outside of dedicated, private, or reserved right-of-ways. MR/CONAPRVL.069 -1- 7. Slope! easements will be required as deemed necessary by the City Engineer for work on any abutting properties, to include the Coachella Canal right-of-way. A minimum 20-foot easement (including slope, if required) shall be reserved for non -motorized public access for potential bikewray or pedestrian use. This easement shall generally extend along the canal right-of-way and along the west side of Lots 1-4, south to 52nd Avenue. !3. * A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. 9. The developer of this subdivision of land shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map without the approval of the City Engineer. 10. * Drainage disposal facilities shall be provided as required by the City Engineer. The Applicant shall comply with the provisions of the City Master Plan of Drainage, including payment of any drainage fees required therewith. All drainage runoff for 100-year storm shall be retained in basin on -site, including runoff from 52nd Avenue, for which portion the Applicant is responsible. 11. All utilities will be installed and trenches compacted to City standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer. 12. * The Applicant shall submit a copy of the proposed grading, landscaping, and irrigation plans to Coachella Valley Water District for review and comment with respect to CVWD's water management program. These plans shall include the landscape and irrigation plans for all perimeter street setback area, common area, and retention area. 13. * Prior to issuance of any grading permits, the Applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during grading and site development. These shall include but not be limited to: a. The use of irrigation during any construction activities; MR/CONAPRVL.069 -2- b. Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and/or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. .14. * Graded but undeveloped land shall be maintained in a condition so as to prevent a dust and blowsand nuisance and shall be either planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. 15. * Prior to approval of any grading or other site disturbance activities or permits, the applicant shall submit an archaeological mitigation plan to indicate the status of any existing archaeological/cultural resources of any potential significance. Said plan shall identify any existing reports done by the University of California, Riverside, Archaeological Research Unit, and shall include methods by which any significant or potentially significant sites will be inventoried and/or excavated. In the event that the testing reports reveal a need for further studies, a mitigation and monitoring program shall be required to be submitted, specifying a qualified archaeological monitor, including any assistants and other representatives. The statement shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department. The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. 16. Prior to transmittal of the final map to the City Council by -the City Engineering Department, any existing structures which are to be removed from the property shall have been removed or there shall be an agreement for the removal which shall be secured by a faithful MR/CONAPRVL.069 -3- performance bond in a form satisfactory to the City and granting the City the right to cause any such structures to be: removed. TRAFFIC AND CIRCULATION 17. The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer: a. 52nd Avenue to Primary Arterial standard (55-foot half -width). b. All other public/private easements as deemed necessary. .18. That the Applicant shall have prepared street imprcvement plans (for public and private streets) that are prepared by a Registered Civil Engineer. Street improvements, including traffic signs, markings, and raised median island, shall conform to City standards as determined by the City Engineer and adopted by the La Quinta Municipal Code, and as set forth in these conditions. a. Construction of 52nd Avenue to half -width plus one travel lane, in accordance with standards for Primary Arterials (110-foot right-of-way) plus suitable conforms to existing pavement. Applicant shall design and construct full landscaped median for 52nd Avenue. Applicant may bond for median improvements subject to approval of the City Engineer. b. Prepare street improvement plans and construct improvements for private streets. 19. Applicant shall dedicate, with recordation of the tract map, access rights to 52nd Avenue for all individual parcels which front or back-up to those rights -of -way, with the exception of street entries. 20. Street name proposals shall be submitted for review and approval by the Planning and Development Department prior to recordation of any portion of the final map. Street name signs shall be furnished and installed by the developer in accordance with standards of the City Engineer. Signage type and design shall be subject to review and approval of the Planning and Development Department and the Public Works Department. 21. Access to the tract shall be permitted as follows: a. The western -most entry (between Lots 1 and 25) access shall be limited to right turns in/out only; MR/CONAPRVL.069 -4- b. The eastern -most entry (between Lots B and C) may be permitted a full median break. PUBLIC SERVICES/UTILITIES 22. * Applicant shall comply with the following requirements of the Fire Marshal: a. Schedule A fire protection approved "Wet -Barrel Super" hydrants shall be located one at each street intersection spaced not more than 330 feet apart in any direction with not portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1,000 GPM for two hours duration at 20 PSI. The private water system installed for fire protection shall be designed to meet the minimum standards for NFPA and the Riverside County Fire Department. Connection to a public water system will be required when one is installed adjacent to the property that is capable of providing the required fire flows. b. Prior to the recordation of the final map, Applicant/Developer shall furnish one blueline copy of the water system plans to the Fire Department for review and approval. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans shall be signed by a registered civil engineer with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department. C. The required water system, including fire hydrants, shall be installed and accepted by the Fire Department prior to any combustible material being placed on any individual lot. d. A permanent monument for each house address shall be provided adjacent to each driveway at Polo Club Circle. e. Access driveways shall be designed to withstand the weight of emergency vehicles, be not less than 12 feet in width, with a vertical clearance of 14 feet, and be free of sharp confined turns. f. Residential dwellings constructed on Lots 1 through 4 shall have access roads from Polo Club Circle and be assigned addresses to Polo Club Circle. MR/CONAPRVL.069 -5- g. Gates installed to restrict vehicle access to Polo Club Circle shall be power operated and equipped with Fire Department "F" frequency. Gates shall be capable of being opened by human hands without special force or knowledge in the event of power failures. Plans for the installation shall be submitted to the Fire Department for review and approval prior to the installation. 23. 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. a. Lot 26 (well site) shall be designated as lettered Lot E on the final map, and shall be specifically noted as a non-residential parcel. b. Access to Lot 26 shall be provided from Polo Club Circle, generally at the property boundary between Lots 16 and 17. Location, width, and format of proposed easement shall be reviewed and approved by the City Engineer and CVWD prior to any final map _recordation. TRACT DESIGN 24. A minimum 20-foot landscaped setback shall be required along 52nd Avenue. Design of the setback shall be approved by the Planning and Development Department. Setback shall be measured from ultimate right-of-way lines. a. The minimum setback may be modified to an "average" if a meandering or curvilinear wall design is used. b. The parkway setback area(s) shall be established as (a) separate common lot(s) and be maintained as set forth in Condition No. 32, unless an alternate method is approved by the Planning and Development Department. 25. Lot D shall be gated and restricted to limited access by the owners of Lots 1-4. In the event of development proposals for APN 769-280-004, Lot D shall be required to be reserved as a part -width boundary street to serve that parcel as a joint -use access. Restrictions on use for access and reservation clauses shall be set forth, as appropriate, on the face of the final map and in the CC & Rs submitted to the City for the tract. No continuous or routine access shall be permitted over Lot D. Routine vehicular access to Lots 1 through 4 shall be via Polo Club Circle. MR/ CONAPRVIJ . 0 6 9 - 6 - 26. The retention areas at Lots 1 and 2 shall be relocated or redesigned so as to be separate common lots, solely for the purpose of stormwater retention. Ultimate design and location of the stormwater retention system shall be subject to the review and approval of the City Engineer. BUILDING AND USE DEVELOPMENT 27. If a. specific dwelling product is envisioned or if groups of lots are sold to builders prior the the issuance of building permits, the Applicant/Builder shall submit complete detail architectural elevations for all units. The Planning Commission will review and approve these as a Business Item. The basic architectural standards shall be included as part of the CC & Rs. 28. Prior to issuance of any building permits, the appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b. Sales facilities and/or model homes, including their appurtenant signage. (Model home unit permits will not be issued until the final map has been recorded.) C. Access gates and/or guardhouses. d. On -site advertising/construction signs. 29. * A noise study shall be prepared by a qualified acoustical engineer, to be submitted to the Planning and Development Department for review and approval prior to final map approval. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation techniques. Recotrimendations of the study shall be incorporated into the tract design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming and landscaping, etc.), and other techniques so as to avoid the isolated appearance given by walled developments. WALLS, FENCING, SCREENING, AND LANDSCAPING 30. Prior to final map approval, the Applicant shall submit 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 and common areas including gates. Desert or MR/CONAPRVL.069 -7- 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. :31. Prior to building permit approval(s), the subdivider shall. submit criteria to be used for landscaping of all individual lot front yards. At a minimum, the criteria shall. provide for three 15-gallon trees on interior lots and five 15-gallon trees on corner lots, as well as an irrigation system and suitable ground cover. MAINTENANCE; 32. The subdivider shall make provisions for maintenance of all landscape buffer and storm water retention areas via one of the following methods prior to final map approval: a. Subdivider shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 (Streets and Highways Code, Section 5820 et seq.) or the Lighting and Landscaping Act of 1972 (Streets and Highways Code 22600 et seq.) to implement maintenance cf all improved landscape buffer and storm water retention areas. It is understood and agreed that the Developer/Applicant shall pay all costs of maintenance for said improved areas until such time as tax revenues are received from assessment of the real property. b. The Applicant shall submit to the Planning and Development Department a Management and Maintenance Agreement, to be entered into with the unit/lot owners of this land division, in order to insure common areas and facilities will be maintained. A unqualified right to assess the owners of the individual units for reasonable maintenance costs. The association shall have the right to lien the property of any owners who default in the payment of their assessments. The common facilities to maintained are as follows: (1) Storm water retention system. (2) Twenty -foot perimeter parkway lot(s) along 52nd Avenue. MR/CONAPRVL.069 -8- (3) Interior private street system, including any access gates and other related common facilities/landscaping on Lots B, C, and D. MISCELLANEOUS :33. Prior to the issuance of a grading permit/building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: o City Fire Marshal o City of La Quinta Public Works Department o Planning and Development Department, Planning Division o Coachella Valley Water District o Coachella Valley Unified School District o Imperial Irrigation District Evidence of said permits or clearances from the above -mentioned agencies shall be presented to the Building Division at the time of the application for any permit for any use contemplated by this approval. 34. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee Program in effect at the time of issuance of building permits. 35. This approval shall not be in effect until and unless Annexation of Section 4, Township 6 South, Range 7 East has been approved, adopted by Resolution of the City Council, and said Resolution has been recorded. No final map may be approved until the annexation is completed. The property shall have been annexed to the City within one year of the original date of approval of the tentative map by the City Council. '36. The Applicant/Developer shall pay fees, in lieu of parkland dedication, based upon .22 acres of parkland required to be dedicated pursuant to Chapter 13.24 of the La Quinta Municipal Code. This payment shall be made prior to scheduling the final map, or any portion thereof, for City Council approval. :37. * Prior to the issuance of any grading, building, or other development permit or final inspection, the Applicant shall. prepare and submit a written report to the Planning and Development Director demonstrating compliance with MR/CONAPRVL.069 -9- those: conditions of approval and mitigation measures of Tentative Tract 24507 and Environmental Assessment 89-125, which must be satisfied prior to the issuance of any permits/final inspections. The Planning and Development Director may require inspection or other monitoring to assure such compliance. Said inspection or monitoring may be accomplished by consultant(s) at the discretion of the Planning Director, and all costs associated shall be borne by the Applicant/Developer. PAIR/ CONAPRVL, . 0 6 9 -10 - PH-6 STAFF REPORT PLANNING COMMISSION MEETING DATE: AUGUST 8, 1998 :PROJECT: PUBLIC USE PERMIT 89-004 :LOCATION: 51-351 AVENIDA BERMUDAS ,APPLICANT: CITY OF LA QUINTA :REQUEST: APPROVAL OF A PUBLIC USE PERMIT (PUP) TO ALLOW CONVERSION OF AN EXISTING SINGLE-FAMILY RESIDENCE TO AN OFFICE FOR GOVERNMENTAL PURPOSES IN THE R-V-5445 ZONE ENV I RONMEN7'AL CONSIDERATIONS: CONVERSION OF A SINGLE-FAMILY RESIDENCE TO AN OFFICE IS A CLASS 1 CATEGORICAL EXEMPTION FOR PURPOSES OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, AS AMENDED. THEREFORE, NO FURTHER DOCUMENTATION IS REQUIRED. BACKGROUND: THE PROPERTY, WHICH HAS AN OLDER SINGLE-FAMILY RESIDENCE ON IT, IS OWNED BY THE CITY OF LA QUINTA AND WILL EVENTUALLY BE UTILIZED AS A CITY PARKING LOT FOR THE VILLAGE AREA. HOWEVER, ITS USE AS A PARKING LOT IS AT LEAST TWO YEARS AWAY. DESCRIPTION: THE CITY WISHES TO CONVERT THE RESIDENCE TO AN OFFICE. AS AN INTERIM USE. THE OFFICE IS PROPOSED TO BE USED BY THE LA QUINTA CHAMBER OF COMMERCE FOR A PERIOD OF TWO YEARS. THE SITE CONSISTS OF TWO 50-FOOT BY 100-FOOT LOTS. ADJACENT TO THE SITE TO THE NORTH IS THE POST OFFICE, WHILE THE PROPERTIES TO THE SOUTH, EAST, AND WEST ARE VACANT. ANALYSIS: 1. In order to exterior reps painting, ar Additionally, Department modifications. utilize the building irs and maintenance, d landscaping, will compliance with Building requirements may as an office, some such as patching, need to be done. Division and Fire necessitate some MR/ STAFFRP'.T' . 0 8 4 -1- :2. Parking requirements for a use of this type require four spaces for the 1,000+ square foot structure. Presently, there is a one -space carport and room for one additional car behind the carport. Two additional spaces are available in front of the building at the edge of the street. :3. The Chamber normally has only one employee who would utilize the carport space. This leaves at least three spaces for the public. 4. The La Quinta Zoning Ordinance allows a use of this type with a Public Use Permit in any zone. 5. Additional parking can be provided on the site, if deemed necessary in the future, along the north and west sides of the building. CONCLUSION: The use as proposed to be operated will not be detrimental to -the health, safety, or general welfare of the City. The use will upgrade the property and is adjacent to a commercial use. .RECOMMENDATION: Staff recommends the Planning Commission approve, by Minute Motion, Public Use Permit 89-004, subject to the attached conditions.. attachments: 1. Proposed Conditions of Approval 2. Location Map 3. Site Plan 4. Comments from Various City Departments MR/STAFFRPT.084 -2- CONDITIONS OF APPROVAL - PUP 89-004 PROPOSED - AUGUST 8, 1989 GENERAL 1. This Public Use Permit, if not used within one year after the original date of approval, shall expire unless approved for extension by the City Council, pursuant to Municipal Code requirements. 2. Tenants of office shall comply with all conditions of lease with landlord. :3. Front. yard area shall be re -landscaped as necessary. 4. All signs shall be approved by Planning Director prior to installation. BUILDING AND SAFETY `i. Existing building must comply with UBC for new use. 6. Use must be handicap accessible. 7. A special inspection should be conducted by the Building Division to determine other requirements. FIRE MARSHAL 13. Use shall comply with UBC and UFC requirements for the B-2 Occupancy Group. 9. Install portable fire extinguishers per NFPA, Pamphlet 10, but not less than 2A10BC in rating. 10. Contact the Fire Department for a final inspection prior to occupancy. An inspection fee must be submitted to the Fire Department prior to, or at the time of, this inspection. 14R/CONAPRVI..070 -1- AVE 14otA MA CALLE HIDALGO CASE No. PUP 89-004 LOCATION MAP CALLE ESTADO CALLE CADIZ ORTH NOT TO SCALE NORTH SCALE: N.T.S. T U X () W EL ku Y EL Z ' • ..J J Z Q 0♦R J x J m -w- - — I I laodUVO 1d z a U a PUP 89-004 CITY OF LA QUINTA Planning & Engineering Office 46-209 Oasis Street, Suite 405 Indio, CA 92201 (619) 342-8886 To: City of La Quinta Planning Division Re: PUP 89-004 RIVERSIDE COUNTY FIRE DEPARTMENT pf CALIsp9 IN COOPERATION WITH THE CALIFORNIA DEPARTMENT OF FORESTRY AND FIRE PROTECTION GLEN NEWMAN FIRE CHIEF rpFxT July 21, 1989 Planning & Engineering Offc 4080 Lemon Street, Suite I I Riverside, CA 92501 (714) 787-6606 With respect to the conditions of approval regarding the above referenced Public Use Permit, the FIre Department has the following comments: 1. The existing water mains and fire hydrants will provide sufficient fire protectic for the proposed project. 2. Comply with U.B.C. and U.F.C. requirements for the B-2 Occupancy Group. 3. Install portable fire extinguishers per NFPA, Pamphelet 10 but not less than 2AlOBC in rating. 4. Contact the Fire Department for a final inspection prior to occupancy. An inspection fee must be submitted to the Fire Department prior to, or at the time of, the inspection. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning & Engineering Staff at (619) 342-8886. Sincerely, RAY REGIS Chief Fire Department Planner Dennis Dawson Deputy Fire Marshal to RECEIVED J U L 21' 1989 CITY OF LA QUINTA PLANNING & DEVELOPMENT DEPT. JUL PLANNING DIVISION AnM '�F aw a ;C City Manager Public Works/8ngineering Fire Marshal Cotremunity Safety Department Building Division Chamber of Commerce CVWD Irnperial Irrigation Southern California Gas DSUSD CWSD Owner's Associationroperty Coachella Valley A Palm Desert Disposal General Telephone ftLmer Cable vision Sunline Transit Caltrans (District 11) Agricultural Commission City of Indian wells City of Indio Riverside County: Planning Department Envirom ental Health SherRoadiDepartment t ment (V _e _i_ rchaeological Society SUWF,CT: Corivnents, Findings and Conditions concerning subject project. LA QU I XTA CASE NO (S) . .__�l PROJECT DESCRIPTION:G PROJECT LOCATION: 51351 AV The City of La ¢Uinta Cevelo environmental study pursuant ontheeCalitoriew �niattee Enviran.�cseondaiting an initial (CEQA) for the above referenced project(s). Attached is the Qu;lrmatAct Submitted by the project proponent. Your comments are reTaestad with reApect to: , 1• Physical impacts the pro dct and/or sexvicesn j presents on public resources, facilities, 2. Re,coinnened conditions: a.) mitigate that you or your agency believe would mitigate any potential adverse effects; b.) or should apply to the project design; e.) or improvements to satisfy other regulations and concerns which your agency is responsible: and 3. If you find that the identified impacts will have significant adverse effects on the envircnment which cannot be avoided through conditions, Please recomnend the scope and focus of additional study(ies) which may be helpful. Please send your response by �t ��'$� You are invited to attend the DEvELOp MD Quanta City hall scheduled for: IEW `dF&ITTEE meettnq at —theLa Date: � �^ Time: Contact Person: � wnn 6-1 ------------ t rae t.Q eroet e� swat taw was e g Alit me aar aasrt mesa � � tart t � � i+al etot tali oat tit s >� � eaf ® ease a� est w s � to NO Cottvw.-,,ikjTS .. Comments made by: _ 4-r,_ Date sq Title _ fat • Sbs�E'S l c. tuft (C—IZ CMG . Phone �- 6j Z4 Agency/Division CmLk/ DEVELOPMENT REVIEW COMMITTEE REQUEST FOR COMMENT PLANNING DIVISION LA WWTA a06 Gatil ®.0. tx 104 U0*41, CA $2IM PHONE: (619) 6E4-2246 To : DATE: � City Manager _ Public Works/Lngineering ~_ Fire Marshal ��. Compunity Safety Department K Building Division Chamber of Commerce CVWD _-2(_ Tmperial Irrigation Southern California Gas DSUSD C USD Property Ownerls Ass6aition �{ Coachella Valley P&lzn Desert Disposal General Telephone Palaaer Cable Vision Sunlins Transit Caltrans (District 11) Agricultural Commission — City of Indian wells City of Indio Riverside County: Planning Department Environmental Health Sheriff Ia Department - Road Department Archaeological Society SUBJECT: Ccirwents, Findings and Conditions concerning subject project. LA QUINITA CASE NO (S) .��Q' ©D¢ 1 PROTECT DESCRIPTION: PROTECT LOCATION: 51:551 A42i The City of L& Quint& Development Review Committee is conducting an initial environinent-al study pursuant to the California Environmental uality Qt (CEQA) for the above referenced project(s). Attached is the nfox�atioa QAc submitted by the project proponent. Your c"irnents are requested with reppect to: 1. Physical impacts the proj4ct presents on public resources, facilities, &sad/or serviceat 2. Recorw*nded conditions: &.) that you or your agency believe would mitigate any potential adverse effects; b.) or should apply to the project design; c.) or improvements to satisfy other regulations and concerns which your agency is responsible; and 1. 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 �_ �L�� ( Iim You are invited to attend the DEVBLOPMF IEW ITTEEng at the La Quint& City hall scheduled for: Date: .__._ Time: Contact Person: ����G1AA'L, f 1�1✓1Gl i an am law am am an WIN �f an SR an Us IM also MR m "a my sae •� �r � sit �a � m Will m am as h 1 l Comments made by: _� �--t.t --� Date Title _ Phone Agency/Division PROJECT DESCRIPTION CITY CASE NO.: lou p $C1 -ceps' fa c3� �j c�tJJ✓}�C� LOCATION : PROPOSAL Gan* veVn0K- O4 S, 01 � --p � ei re-sI a" CONSIDERED: �'o � �3�1�a.- � �V`{/1 Y�►�W��{� NET ACREAGE: , a a q Qr-res NET DENSITY: QIA, GENERAL PLAN �G.o 1YtR.d l ckW�, "Ail Yie5le LAND USE PLAN. � - $ d w �t t ►� �s � ��r�'� EXISTING ZONING: v COM24ITS: reos,6-tm 6e- W i � COA'�S. Pa rl, kA, ,�,�tu- l a +�d apt ✓� ,� i CC, pry J S� � `� %��'` C l N '— r 'L '�l'r`� T � v/✓ _ �i"��` c: !.� A? (?N � �<�'rti� �'1 t- '... � E` � `' !' �-�i'' -514 1 S44� Dov'1Sto4 CITY OF LA QUINTA PLANNING AND DEVELOPMENT DEPARTMENT HJ/PCJDSC.001 MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California June 13, 1989 I. cc 7:00 p.m. CALL TO ORDER A. The meeting was called to order at 7:00 p.m. by Chairman Walling. The Flag Salute was led by Commissioner Zelles. ROLL CALL A. Chairman Walling requested the roll call. Present: Commissioners Zelles, Steding, Moran, and Chairman Walling. Absent: Commissioner Bund. B. Staff Present: Planning and Development Director, Jerry Herman, Principal Planner Stan Sawa. HEARINGS Chairman Walling introduced the Public Hearing items as follows: A. GENERAL PLAN AMENDMENT 88-021; SPECIFIC PLAN 88-012; TENTATIVE TRACT 23995; CHANGE OF ZONE 88-035; requests by A.G. Spanos concerning the area between Washington Street, Miles Avenue, Adams Street, and the Coachella Valley Water District Wash, La Quinta, excluding the small triangular area just north of the Wash and just south of the east/west Avenue 46 alignment (Westward Ho Drive), as follows: s A General Plan Amendment application proposing changing the land use designation from Medium and High Density Residential to Medium and High Density Residential (altered configuration) and General Commercial s A Specific Plan proposing a mixed -use development consisting of 7.6 acres Tourist Commercial, three Multi -Family Residential parcels consisting of 250 units each, and a 303-lot single- family subdivision MR/MIN06-13.DFT -1- ® A Tentative Tract application proposing to subdivide the property as described above in the Specific Plan ® A Change of Zone from R-1 and R-2• 8000 to C-P, R-3, and R-1. Commissioner Moran abstained from the discussion due to a conflict of interest. 1. Planning Director Jerry Herman advised the Commission that the Applicant was present and was requesting a continuance to the next regularly -scheduled Planning Commission meeting, to allow all the Commissioners to be present. 2. Chairman Walling opened the Public Hearing. Mr. Ron Rouse, legal counsel for A.G. Spanos addressed the Commission to explain the continuance request. Ms. Carol Panlaqui, representing the Coachella Valley Archeological Society (CVAS) addressed the Commission regarding the proposed Negative Declaration, asking that it be denied until CVAS concerns are satisfied. Mr. Drew Pullette and Ms. Gale Broeker, both of CVAS, addressed the Commission to reiterate the previous request. 3. Following Commission discussion, a Minute Motion was made by Commissioner Steding and seconded by Commissioner Zelles to continue the Public Hearing to the June 27, 1989, meeting. Unanimously adopted, with Commissioner Moran abstaining. B. Tentative Tract 24230; Change of Zone 89-037; requests by A.G. Spanos Construction for a zone change from R-2-9600, R-2-2500, and R-5 to R-1, R-2, and C-1; to subdivide +151 acres into 281 single-family lots, four future commercial lots, one future multi -family lot, and one recreation area lot; located on the northeast corner of 48th Avenue and Washington Street. Commissioner Moran abstained from discussion of the requests due to a conflict of interest. 1. Planning Director Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. MR/MIN06-13.DFT -2- IV. 'V . VI. 2. Chairman Walling opened the Public Hearing. Mr. Ron Rouse, representing A.G. Spanos, addressed the Commission to explain the project. Mr. Bob Krauss addressed the Commission in favor of the project. There being no further comment, Chairman Walling closed the Public Hearing. 3. Following Commission discussion, a motion was made by Commission Steding and seconded by Commissioner Zelles to adopt Planning Commission Resolution 89-026, recommending to the City Council adoption of Change of Zone 89-037; and to adopt Planning Commission Resolution 89-027, recommending to the City Council approval of Tentative Tract 24230, subject to attached conditions. Following a roll call vote, the motion was unanimously adopted, Commissioner Moran abstaining and Commissioner Bund absent. PUBLIC COMMENT No one wished to address the Commission. CONSENT CALENDAR- None RYISTNESS Chairman Walling introduced the Business Items as follows: A. Plot Plan 89-414; Sign Application 89-088; a request by Roger L. Johnson/Chester Dorn for exterior building modifications and placement of wall -mounted sign on an existing building at the southwest corner of Calle Tampico and Avenida Bermudas (previously La Quinta Builders Supply). 1. Planning Director Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. During the Staff Report, Mr. Dorn answered Commission questions regarding the sign. 2. The Commission discussed the requests as presented, expressing concern over the backlighting of the proposed signage. A Minute Motion was made by Commissioner Steding and seconded by Commissioner Zelles to approve Plot Plan 89-414, subject to attached conditions. Unanimously adopted. MR/MIN06-13.DFT -3- A Minute Motion was made by Commissioner Moran and seconded by Commissioner Zelles to continue discussion of SA 89-088 for two weeks and encourage the Applicant to conform to the Village Specific Plan as best he can. Unanimously adopted. B. Fencing Requirements; proposed City -initiated changes to existing fencing requirements in the SR Zone. 1. Planning Director Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. The Commission discussed the request as presented. Concerns over existing fencing were expressed and the Commission directed Staff to consult with the City Attorney regarding the effect on existing fencing. 3. A Minute Motion was made by Commissioner Steding and seconded by Commissioner Moran to direct Staff to advertise the item for Public Hearing. Unanimously adopted. VII. OTHER - None. VIII. ADJOURNMENT A motion was made by Commissioner Zelles and seconded by Commissioner Steding to adjourn to a regular meeting on June 27, 1989, 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 8:43 p.m., June 13, 1989. MR/MIN06-13.DFT -4- MINUTES PLANNING COMMISSION - CITY OF LA QUINTA A regular meeting held at the La Quinta City Hall 78-105 Calle Estado, La Quinta, California June 27, 1989 W II. 7:00 p.m. CALL TO ORDER A. The meeting was called to order at 7:00 p.m. by Chairman Walling. The Flag Salute was led by Commissioner Zelles. nnT.r. r"ar T A. Chairman Walling requested the roll call. Present: Commissioners Zelles, Steding, Bund, Moran, and Chairman Walling. B. Staff Present: Planning and Development Director, Jerry Herman, Principal Planner Stan Sawa, and Principal Planner Ted Bower. Chairman Walling indicated there was a request to reorder the Public Hearing items, to which there was no objection. Chairman Walling introduced the Public Hearing items as follows: B. Plot Plan 89-413, PGA West Hotel; a request by Landmark Land Company for the construction of PGA West Resort Hotel and related ancillary hotel uses; located at the southern terminus of PGA Boulevard, south of Avenue 54, west of Madison Street, and north of Avenue 58. 1. Planning Director Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. Chairman Walling opened the Public Hearing. Forrest Haag, representing Landmark Land Company, addressed the Commission to explain the project. There being no further comment, Chairman Walling closed the Hearing. MR/MIN06=2'7.DFT -1- 3. The Commission discussed the request as presented, during which Fire Marshal Dennis Dawson answered various questions for clarification. 4. A Minute Motion was made by Commissioner Zelles and seconded by Commissioner Steding to approve Plot Plan 89-413, subject to attached conditions. Unanimously adopted. A. CONTINUED PUBLIC HEARING - GENERAL PLAN AMENDMENT 88-021; SPECIFIC PLAN 88-012; TENTATIVE TRACT 23995; CHANGE OF ZONE 88-035; requests by A.G. Spanos concerning the area between Washington Street, Miles Avenue, Adams Street, and the Coachella Valley Water District Wash, La Quinta, excluding the small triangular area just north of the Wash and just south of the east/west Avenue 46 alignment (Westward Ho Drive), as follows: o A General Plan Amendment application proposing changing the land use designation from Medium and High Density Residential to Medium and High Density Residential (altered configuration) and General Commercial o A Specific Plan proposing a mixed -use development consisting of 7.6 acres Tourist Commercial, three Multi -Family Residential parcels consisting of 250 units each, and a 303-lot single- family subdivision o A Tentative Tract application proposing to subdivide the property as described above in the Specific Plan o A Change of Zone from R-1 and R-2-8000 to C-P, R-3, and R-1. Commissioner Moran abstained from the discussion due to a conflict of interest. 1. Planning Director Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. Mr. Ron Rouse, legal counsel for A.G. Spanos, addressed the Commission to explain the requests. Ms. Carol Panlaqui of CVAS addressed the Commission, expressing satisfaction with the revisions to the Conditions of Approval regarding MR/MIN06=27.DFT -2- archaeological concerns. Mr. Bob Krauss addressed the Commission in favor of the project, stating that any previous objections he may have had have been alleviated. There being no further comment, Chairman Walling closed the Public Hearing. 3. The Commission now discussed the requests as presented. Commissioner Zelles stated that he is opposed to allowing any three-story in the project; and that he is disappointed to see the commercial portion moved away from the corner. Commissioner Bund felt there should be some flexibility for three-story; likes the feel of neighborhood commercial. Commissioner Steding raised a concern over setting a precedent by approving general commercial; uses should be controlled through conditioning. Chairman Walling favored the commercial having the feel of neighborhood commercial; also felt uses should be controlled with conditions of approval. 4. A motion was made by Commissioner Zelles and seconded by Commissioner Bund to adopt Resolution 89-028, recommending to the City Council concurrence with the environmental analysis and approval of General Plan Amendment 88-021. Following roll call vote, the motion was unanimously adopted, with Commission Moran abstaining. A motion was made by Commissioner Bund and seconded by Commissioner Steding to adopt Resolution 89-029, recommending to the City Council concurrence with the environmental analysis and approval of Change of Zone 88-035, with the revision of changing R-2A to R-3. Following roll call vote, the motion was adopted with Commission Zelles voting against and Commission Moran abstaining. A motion was made by Commissioner Zelles to adopt Resolution 89-030, recommending to the City Council concurrence with the environmental analysis and approval of Specific Plan 88-012, subject to attached conditions. Seconded by Commissioner Steding with the amendment that condition 4.c. be revised to include the statement, "However, any proposed residential three-story unit will be subject to detailed review by the Planning Commission at the plot plan review stage"; and that condition 4.h. be added as MR/MIN06=2'7.DFT -3- follows, "All non-residential uses noted as permitted used in the R-3 zone shall not be allowed in the area designated as having an R-3 zone in this project." Following roll call vote, the motion was unanimously adopted, with Commissioner Moran abstaining. A motion was made by Commissioner Zelles to adopt Resolution 89-031, recommending to the City Council concurrence with the environmental analysis and approval of Tentative Tract 23995, subject to attached conditions, with revision to condition 4 to add, "The City shall retain a qualified archaeologist with the Developer paying all costs"; and revising condition 8 to eliminate reference to Washington Street Bridge. Seconded by Commission Steding, with a further revision to condition 35, changing "R-2A" to read "R-311. Following roll call vote, the motion was unanimously adopted, with Commissioner Moran abstaining. C. Zoning Ordinance Amendment 89-008; Change of Zone 89-043 (Hillside Conservation Ordinance); a City -initiated request to amend Title 9 of the La Quinta Municipal Code, relating to Planning and Zoning, adding Chapter 9.145, Hillside Conservation Zone, and to re -zone those properties which meet the criteria set forth in the proposed ordinance to HC from various residential zoning designations. Commissioner Moran and Chairman Walling excused themselves from discussion of the item, due to conflicts of interest. 1. Principal Planner Ted Bower presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. Acting Chairman Steding opened the Public Hearing. Yvonne Davis addressed the Commission, expressing concern over the impact on wildlife habitat and eco-systems. Katie Barrows addressed the Commission and also presented written comment. Ms. Barrows felt favorably about the draft ordinance, but would like to see stronger language to protect wildlife resources. There being no _further comment, Acting Chairman Steding suspended the Public Hearing. MR/MIN06=2'1.DFT -4- 3. The Commission discussed the item as presented. A consensus was reached to meet with the City Council to discuss direction of the Ordinance. Concerns were raised over the proposed conversion ratio, whether or not to allow hidden development on hillsides, and health/safety issues. 4. A minute motion was made by Commissioner Bund and seconded by Commissioner Zelles to continue the Hearing to the August 8, 1989, Planning Commission meeting and seek a joint session with the City Council prior to that date. Unanimously adopted, with Commissioner Moran and Chairman Walling abstaining. D. General Plan Amendment 89-024; Environmental Assessment 89-123; a City -initiated, City-wide request to amend the La Quinta General Plan, revising the Housing Element. 1. Principal Planner Ted Bower presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. Chairman Walling opened the Public Hearing. There being no comment, Chairman Walling closed the Hearing. 3. The Commission discussed the item as presented. Following discussion, a motion was made by Commissioner Steding and seconded by Commissioner Moran to adopt Resolution 89-032, recommending to the City Council acceptance of the Negative Declaration and approval of General Plan Amendment 89-024. Following roll call vote, the motion was unanimously adopted, with Commissioner Moran and Chairman Walling abstaining. IV. PUBLIC COMMENT No one wished to address the Commission. V. CONSENT CALENDAR A motion was made by Commissioner Steding and seconded by Commissioner Moran to approve the minutes of the May 9, 1989, Planning Commission meeting. Unanimous. MR/MIN06=2'7 . DFT -5- VI. VII. BUSINESS Chairman Walling introduced the Business Item as follows: A. Sign Application 89-088; a request Chester Dorn for placement of one wall -mounted sign on an existing building at the southwest corner of Calle Tampico and Avenida Bermudas (previously La Quinta Builders Supply). 1. Planning Director Jerry Herman presented the information contained in the Staff Report, a copy of which is on file in the Planning and Development Department. 2. The Commission discussed the request as presented. Commissioner Moran commented that additional vertical elements in landscaping are desirable; and that sign color should be modified, the red is too bold. Commissioner Bund stated that, although he disliked the sign, he had no objection to the red color. Commissioner Steding had no objection to the sign, either as -is or as Staff suggests. Chairman Walling stated that he agreed with Staff's recommendation and would like to see the sign more in conformance to the Village Specific Plan requirements. A Minute Motion was made by Commissioner Steding and seconded by Commissioner Moran to follow Staff's recommendation to instruct the Applicant to restudy the sign design to be compatible with the Village Specific Plan, subject to the following criteria: (1) Applicant should consider a redwood sandblasted sign or sign on glazed the with compatible indirect lighting. (2) Sign logo and size is acceptable. (3) Sign colors should be modified to be restrained and muted earth tones. The motion was adopted, with Commissioners Zelles and Bund voting against. OTHER 1. Commissioner Steding requested that the second meeting in July be cancelled. The Commission was in agreement. Commissioner Steding also noted that she would be away mid -August through early -September. MR/MIN06=2'7.DFT -6- 2. Commissioner Steding requested that Transfer of Development Rights and Dark Sky Ordinance be scheduled for the August 8, 1989, Agenda. The Commission agreed. 3. Commissioner Bund advised the Commission that he would not be in attendance at the July 11, 1989, meeting due to vacation. VIII. ADJOURNMENT A motion was made by Commissioner Zelles and seconded by Commissioner Steding to adjourn to a regular meeting on July 11, 1989, 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 9:32 p.m., June 27, 1989. MR/MIN06=2'7.DFT -7- STAFF REPORT B S- 1 PLANNING COMMISSION MEETING DATE: AUGUST 8, 1989 APPLICANT: CODY AND BRADY, ARCHITECTS/DR. GABRIEL M. GIANNINI LOCATION: GENERALLY SOUTH OF THE WEST TERMINUS OF AVENUE 54, ALONG THE WEST SIDE OF THE ALL AMERICAN CANAL RIGHT-OF-WAY (SEE ATTACHMENT NO. 1). PROPOSAL: EXTENSION OF TIME FOR TENTATIVE TRACT NO.21939 AND VARIANCE NO. 87-003, AN APPROVED SUBDIVISION OF 126.8 ACRES INTO 12 RESIDENTIAL LOTS AND ONE 117.2+ ACRE OPEN SPACE PARCEL, WITH A VARIANCE TO LOT SIZE AND DIMENSION REQUIREMENTS OF THE W-2 ZONE DISTRICT. GENERAL PLAN DESIGNATION: OPEN SPACE (DENSITY DEPENDENT UPON SITE SPECIFIC CONSTRAINTS). EXISTING :BONING: W-2-10 (CONTROLLED DEVELOPMENT: 1 UNIT/10 ACRES). ENVIRONMENTAL CONSIDERATIONS: ENVIRONMENTAL ASSESSMENT NO. 86-062 WAS PREPARED FOR THE ORIGINAL VARIANCE AND TENTATIVE TRACT APPLICATIONS. THE EXTENSION REQUEST IS PERMITTED BY THE APPROVAL CONDITIONS: IMPACTS OF THE APPROVED PROJECT WERE ADDRESSED BY ENVIRONMENTAL ASSESSMENT NO. 86-062. 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. 13ACKGROUND The original Tentative Tract application incorporated a General Plan Amendment (GPA) request to change the Land Use Map designation from Open Space to Low Density Residential (2-4 units per acre). The Amendment was subsequently withdrawn, based on a determination by the Planning Commission that a ;coning designation of W-2-10 could accommodate the project concept, with the allowance for density transfer to the developable portions (9.6 acres) of the site and still be in conformance: with the General Plan based on the fact that the Open Space category does not specify density. Subsequently, 13J/STAFFRPT.002 - 1 - -the Change of Zone request was modified from R-1-12,000 to W-2-10, which allows 12.68 units over the entire 126.8 acre site (see Attachment No.2). A Variance request was approved also, based upon the topographical constraints of the property, in that only 9.6 acres (7.5%) of the Applicant's property is developable, and that the City required dedication of the remaining property (mountain) as a public view easement. This Variance allows the tract lot sizes to be under the 20,000 square foot minimum. Approved lot sizes range from 12,943 square feet to 17,325 square feet, widths range between 95 to 130 feet, and depths between 78 and 152 feet. These are relatively large lot sizes given the amount of developable area, topographical constraints and access requirements. On July 14, 1987, the Planning Commission approved Variance No.87-003 and Tentative Tract No.21939, subject to conditions. Subsequently, on August 4, 1987, the City Council also approved ,the subject proposals (find final approved conditions as Attachments No.3 and No.4). The currently approved Variance and Tentative Tract applications expire on August 4, 1989; however, the Application was made 30 days prior to expiration of the Tentative Map, so that the approval remains in effect until a decision is rendered on the extension. r-`N #A`K►•��ALN 1. Although a Variance request for extension is typically reviewed by the City Council and not the Planning Commission, it is appropriate to make a recommendation to the City Council through the Planning Commission due to the relationship of the Variance to the Tentative Tract. Extension of the Tentative Tract automatically extends a Variance approval. ;?. City Staff has developed a draft Hillside Conservation Zone District, which is presently under review by the Planning Commission and City Council; this proposal is not consistent with the provisions of the draft Hillside Conservation Zone District. However, the nature of the project, together with the fact that it's approval pre -dates the proposed implementation of the Hillside Conservation Zone, indicates that; a. The project as approved, is consistent with the intent of the Hillside Conservation Zone; and, b. Irregardless, it could be argued that the tract is an existing approved project, although a tentative map approval does not establish a vested development right. However, it is Staff's opinion that the overall project meets with the intended implementation of the Hillside Conservation Zone. ]3J/STAFFRPT.002 - 2 - 3. No new or revised conditions are needed to address General Plan Amendments approved subsequent to approval of the subject applications. Proposed revisions relate only to policy and review format changes. 4. The City will soon undertake a feasibility study of bicycle/hiking/equestrian trail systems throughout the City. It is Staff's opinion that the All -American Canal could be one lineal facility which may be considered for some type of trail system. However, it would not be appropriate to tie any specific conditions to the project at this time without any study to reference. The City could. later negotiate for such an easement, and also has discretionary use of the open space parcel per Condition No.2 of the Variance approval. `i. Existing Condition No.15 of the Tentative Tract approval reads as follows: 1115. At least thirty (30) days prior to the approval of a final map, the Applicant/Subdivider shall have submitted to the City Manager any and all claims, or requests, for credit toward Infrastructure Fees attributable from the development of this tract. The City Manager's report shall be made a part of the Council's deliberation on a final map, and the action of the City Council in the acceptance or rejection of any such claim or request shall constitute the complete understanding between parties as to the disposition of Infrastructure Fees as it may relate to any future credit." Revise this Condition as follows: 1115. 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 building permit issuance." 6. Existing Condition No.16 reads as follows: 1116. The Developer shall retain a qualified archaeologist immediately upon discovery of any archaeological remains or artifacts and employ appropriate mitigation measures during project development." Revise this Condition to read as follows: 1116. The Developer shall retain a qualified archaeologist immediately upon discovery of any archaeological remains or artifacts and employ appropriate mitigation measures during project development. The City shall reserve the right to .BJ/STAFFRP97.002 - 3 - consult the Coachella Valley Archaeological Society during the course of review of grading and other land disturbance plans/programs. The concerns of the CVAS shall be considered in all related grading/land disturbance permit plan checking/permit issuance." RMLNUDY&NeW Findings are contained in the attached Planning Commission Resolution No.89- PLANNING COMMISSION ACTION 1. Move to adopt Planning Commission Resolution No.89- , recommending to the City Council approval of a 1-year extension for Tentative Tract No.21939, subject to revised conditions. Attachments: 1. Location Map 2.a. Tentative Tract No.21939 b. Preliminary Grading Plan 3. Conditions of Approval; Variance No.87-003 4. Conditions of Approval; TT No.21939 5. Planning Commission Resolution No.89- with conditions BJ/STAFFRP'T.002 - 4 - P4f-,,o,A-7rt4-f rlf fv'�-fl Acs-stlo AM04 Oft PLwi, vj fdl\ Wph km.,&;4 AW& DEM m 4r,11IFY PGA. 80ULF-v,%Rj>) Bit 0 416 Jeri ATTAR MENT #1 A mS-E, M A P 1, r� 7, T� W CA' SL No. TT� 2. 193, cj� YA A b 11 - C.70,54 NORTH 8 C A L E : NONE, 11,11 1 -Jl 1;,Tk -1 - �l � - 4 � � _ --�- _ • fit] � ' '! _ CC) at or or P. art �r /".-J//.sJJJ'I•� 0�' (i'.�! � � galA &''9111 TM N; 3 �I I— - .� 1 , i �,wl 1 r P1l , r sO 0 y la IF.. +, - - V s } - �JS.di�av�3J33Z v ��3 3 o��kast3�a3�ga ae aer.a T-or FtT F SF F1` f`F l"l�io �•S0 �ri o0®00aoOsv0ot0 It - Q- : I -A y 9 T i _aTA•c�dr4s'o_��A oo���h��ii� �o 3 pt 4r .. VARIANCE CASE NO. 87-003 PROPOSED CONDITIONS OF KPPROVAL DULY 14, 198.7 1. This Variance approval shall expire two years after the date of i--approval by the La Quinta City Council unless approved for extension as provided for by the City of La Quinta Zoning Ordinance. No extension shall be granted unless Tentative Tract Map No. 21939 is also extended. 2. Applicant shall execute a public resources easement in favor of the City of La Quinta. The agreement shall provide a legal description of the subject 117.2 acres (Lot 13 of Exhibit A on file as TT 21939) and shall set forth restrictions on the property, in accordEince with these conditions and those for TT 21939. 'The agreement shall grant to the City all access and development rights which may accrue to the property due to subsequent actions by the City. The agreement shall not place restrictions as to the City's discretionary use of the property. Pg'./CONrAPRVL. 008 EXHIBIT A COUNCIL RESOLUTION NO. 87-44 CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 21939 AUGUST 4, 1987 GENERAL 1. Tentative Tract Map No. 21939 shall comply with the standards and requirements of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This tentative tract map shall expire two years after the date of approval with the ability to extend approval as provided by State Subdivision Map Act and the La Quinta Municipal Code. 3. The final map shall conform substantially with the approved tentative map (Exhibit A) as contained in the Planning and Development Department's file for Tentative Tract Map No. 21939 and the following conditions of approval, which conditions shall take precled.ence in the event of any conflict with the provisions of the tentative tract map. SZ`REE'I°S, DRA:[NAGE AND GRADING 4. The Applicant shall comply with the following requirements of the Public Works Department: a. Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer, including right-of-way for offset cul-de-sac at Avenue 54. b. Applicant shall. construct street improvements for cul-de-sac portion of 54th, bridge crossing, and private interior street. C. 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. Said report shall take into account slope stability factors, slope failure potential and mitigation measures for potential hazards from falling rock. MR/CONAPRVL.007 1 d. The developer of this subdivision of land shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map without the approval of the City Engineer. e. A thorough, detailed hydrology analysis shall be submitted prior to final map recordation, which shall demonstrate that the proposed detention areas are capable of handling both on --site and offs -site tributary drainage of the area. Final approval of the study shall be through the Public Works Director. CVWD approval shall also be required. f. Drainage disposal facilities shall be provided as .required by the City Engineer. The drainage improvements shall accommodate all tributary drainage. Final building pad height to be 1.0 feet above 100-year storm water surface. CVWD approval shall also be required. g- The Applicant acknowledges that the City is considering a City --wide Landscape and Lighting District and, by recording a subdivision map, agrees to be included in the District. Any -assessments will be done on a benefit basis. h. "Private Street" signs shall be posted as per requirements of the City Engineer/Public Works Director. i. On -street parking shall only be permitted on one side of the street. Plans depicting method of restriction shall be submitted to the Planning Division and Public Works Department for review and approval. j. Plot plan review shall be conducted prior to the installation of any future entry gate. k. Final signed agreements authorizing improvements within CVWD right-of-way shall be submitted to the Public Works Department prior to final map recordation. PUBLIC SERVICES AND UTILITIES 5. t �e The Applicant shall provide and dedicate to the Coachella Valley Water District any land needed for the provision of additional facilities, including, but not limited to, sites for wells, reservoirs and booster pumping stations. ivgt/ CONAPRVL . 007 2 v. 7. All power service extensions from the existing overhead power lines, along the west side of the CVWD canal road, shall be undergrounded. If CVY]D authorizes undergrounding of said existing overhead power lines from Avenue 54 south to the CVWD flood gate, then the Applicant shall underground these lines as well. The Applicant shall be responsible for coordinating such work with CVWD and TID. Written clearance for all activities shall be submitted to the Planning and Development Department. ,8. The Applicant shall comply with the following requirements for utility easements: a. Prior to submittal of the ,Final record map for plan check, the Applicant shall coordinate with all utility co.ctlpanies (including gas, water, sewer and electricity) to ensure that adequate provisions are made for on- and off -site easements for the provision of future facilities. b. At the time of final map submittal, the Applicant shall provide the Planning and Development Department with letters from the applicable utilities stating that adequate provisions for future facilities are provided and that there are no conflicts with other easements. C. All easements shall be shown on the final record map. TRACT DESIGN 9. A minimum 10-foot landscaped setback shall be provided along Avenue 54, to be consistent with the design provided for PGA West along Avenue 54, west of Jefferson Street. Design of the setback shall be approved by the Planning and Development Department. 10. Future building heights shall be limited to 17 feet above finished grade. 11. Lot 13 shall remain in an undeveloped state. A public easement over Lot. 13 shall be granted to the City, so as to insure that the property will be maintained as such. The easement agreement shall be subject to review by the City Attorney, City Manager, and the Planning Director prior to final map recordation, so as to be recorded with the final map. The final map shall give constructive notice of the restriction on this parcel. WAI,LS�eFENCINGSCREENING AND LANDSCAPING 1.3. Prior to the issuance of building permits, the Applicant/Developer shall : a. Submit interim landscaping and irrigation plan for the lots and all coNanon-landscaped areas; MR/CONAPRVL.007 b. Si.j.bmit plans identifying perimeter fencing/walls at detention areas, hillside areas, and CVWD right -of -•way for screening visual impacts, safety and slide protection; C. Submit all proposed and/or required signage, including method for restriction of parking as required by these conditions. d. Secure written approval of the proposed landscape plan from the Riverside County Agricultural Commissioner's Office. 14. Areas visible from the easterly adjacent properties shall be landscaped with native vegetation to blend in with the surrounding hillside. Desert or native plant species and drought resistant plant materials shall be incorporated into all landscaping plans for the project. 15. All internal roadways within Tentative Tract No. 21939 shall be private and shall be maintained as such. a. Prior to recordation of the final map, the Applicant shall submit to the Planning and Development Department proposed CC & R's, which include a management and maintenance agreement, in order to insure that the street system, drainage, landscaping and all other common facilities will be maintained in an adequate manner. b. A homeowner's association, with the unqualified right to assess the owners of the individual lots for reasonable maintenance costs for common property shall be established in perpetuity. The association shall have the right to lien the property of any owners who default in the payment of assessments. 16. Applicant shall prepare for Planning Commission review and approval architectural standards for the future residences, in accordance with these conditions. These standards shall be recorded as Conditions, Covenants and Restrictions, and shall be submitted for review and approval prior to final map recordation. 1.7. At least thirty (30) days prior to the approval of a final map, the Applicant/Subdivider shall have submitted to the City Manager any and all claims or requests for credit toward Infrastructure Fees attributable from the development of this tract. The City Manager's report shall be made a part of the Council's deliberation on a final map, and the action of the City Council in the acceptance or rejection of any such claim or request shall constitute the complete understanding between parties as to the disposition of Infrastructure Fees as it may relate to any future credit. 18. The Developer shall retain a qualified archaeologist immediately upon discovery of any archaeological remains or artifacts and employ appropriate mitigation measures during project development. MR,/CONAPRVL.007 4 PLANNING COMMISSION RESOLUTION NO. 89-0�j, A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, ANNOUNCING FINDINGS AND RECOMMENDING A ONE-YEAR TIME EXTENSION. CASE NO. TT 21939 - FIRST EXTENSION OF TIME WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 14th day of July, 1987, hold a duly -noticed public hearing to consider the request of John Cody and Dick Brady, Architects/Dr. Gabriel Giannini, Guardian, to subdivide 126.8 acres into 12 residential lots and one open ,space parcel, generally south of Avenue 54 and along the west side of the: All -American Canal, more particularly described as: A portion of Section 17, Township 6 south, Range 7 east, S.B.B.M.; and, WHEREAS, the City Council of the City of La Quinta, California,, did, on the 14th day of August, 1987, hold a duly -noticed public hearing to consider the Applicant's request and recommendation of the Planning Commission concerning the environmental analysis and Tentative Tract Map No. 21939; and WHEREAS, said Tentative Map 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 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 City Council did make findings to justify the approval of said Tentative Tract map; and, WHEREAS, at said public hearing, said Tentative Tract Map No. 21939 was approved by the La Quinta City Council based on said findings and subject to certain conditions; and, WHEREAS, the property owner has applied for an extension of time for Tentative Tract No. 21939, in accordance with Section 13.16.230 of the La Quinta Municipal Code, relating to time extensions on Tentative Tract Maps; and, BJ/RESOPC.002 - 1 - WHEREAS, pursuant to Section 9.168.050 of the La Quinta Municipal Code governing Variances, an extension to the approved Tentative Map would automatically extend Variance No. 87-003, initially approved in conjunction with said map; and WHEREAS, the La Quinta Planning Commission did find the following facts to justify a recommendation for approval of said extension of time: 1. Tentative Tract No. 21939, as conditionally approved, is consistent with the current goals, policies and intent of the La Quinta General Plan, the standards of the Municipal Land Division and Land Use Ordinance, and the La Quinta Redevelopment Area No. 2 Plan. 2. That the subject site is physically suitable for the proposed subdivision in that no development will occur on the hillside areas of the property in question. 3. Adherence to the current Conditions of Approval as modified will ensure that the project will not be likely to cause substantial environmental damage and that all identified impacts due to this project will be mitigated to the extent feasible. 4. That extension of Tentative Tract 21939 automatically extends the approval for Variance 87-003, as set forth in the La Quinta Municipal Code. 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 reaffirm the conclusions of Environmental Assessment No. 86-062 relative to the environmental concerns of the Tentative Tract and Variance approvals; 3. That it does hereby recommend to the City Council approval of the above -described First Extension of Time for Tentative Tract Map No. 21939 for the reasons set forth in this Resolution and subject to the attached conditions (which replace those contained in Council Resolution No. 87-44). PASSED, APPROVED and ADOPTED at a regular meeting of 'the La Quinta Planning Commission held on this 8th day of August, 1989, by the following vote, to wit: "BJ/RESOPC.002 - 2 - AYES: NOES: ABSENT: ABSTAIN: JOHN WALLING, Chairman ATTEST: JERRY HERMAN, Planning Director BJ/RESOPC.002 - 3 - PLANNING COMMISSION RESOLUTION NO. 89-cam CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP NO. 21939, EXTENSION NO. 1 AUGUST 8, 1989 91 = Revised, Condition per Staff Report GENERAL 1. Tentative Tract Map No. 21939 shall comply with the standards and requirements of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This Tentative Tract Map shall expire two years after the date of approval with the ability to extend approval as provided by State Subdivision Map Act and the La Quinta Municipal Code. 3. The Final Map shall conform substantially with the approved Tentative Map (Exhibit A) as contained in the Planning and Development Department's file for Tentative Tract Map No. 2193SI and the following Conditions of Approval, which conditions shall take precedence in the event of any conflict with the provisions of the Tentative Tract Map. STREETS, DRAINAGE AND GRADING 4. The Applicant shall comply with the following requirements of the Public Works Department: a. Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer, including right-of-way for offset cul-de-sac at Avenue 54. b. Applicant shall construct street improvements for cul-de-sac portion of Avenue 54, bridge crossing, and private interior street. C. 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. Saic report shall take into account slope stability factors, slope failure potential and mitigation measures fox potential hazards from falling rock. d. The developer of this subdivision of land shall cause nc easements to be granted or recorded over any portion of this property between the date of approval by the Cit) BJ/CONAPRVL.003 - 1 - Council and the date of recording of the Final Map without the approval of the City Engineer. e. A thorough, detailed hydrology analysis shall be submitted prior to Final Map recordation, which shall demonstrate that the proposed detention areas are capable of handling both on -site and off -site tributary drainage of the area. Final approval of the study shall be through the Public Works Director. CVWD approval shall also be required. f. Drainage disposal facilities shall be provided as required by the City Engineer. The drainage improvements shall accommodate all tributary drainage. Final building pad height to be 1.0 feet above 100-year storm water surface. CVWD approval shall also be required. g. The Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District and by recording a Subdivision Map, agrees to be included in the District. :Any assessments will be done cn a benefit basis. h. "Private Street" signs shall be posted as per requirements of the City Engineer/Public Works Director. i. On -street parking shall only be permitted on one side of the street. Plans depicting method of restriction shall be submitted to the Planning Division and Public Works Department for review and approval. j. Plot plan review shall be conducted prior to the installation of any future entry gate. k. Final signed agreements authorizing improvements within CVWD right-of-way shall be submitted to the Public Works Department prior to Final Map recordation. PUBLIC SERVICES AND UTILITIES 5. The Applicant shall provide and dedicate to the Coachella Valley Water District any land needed for the provision of additional facilities, including, but not limited to, sites for wells, reservoirs and booster pumping stations. 6. All power service extensions from the existing overhead powex lines, along the west side of the CVWD canal road,, shall bE undergrounded. If CVWD authorizes undergrounding of saic existing overhead power lines from Avenue 54 south to the CVW1 flood gate, then the Applicant shall underground these lineE as well. The Applicant shall be responsible for coordinatinc such work with CVWD and IID. Written clearance for all BJ/CONAPRVL.003 - 2 - activities shall be submitted to the Planning and Development Department. 7. The Applicant shall comply with the following requirements for utility easements: a. Prior to submittal of the final record map for plan check, the Applicant shall coordinate with all utility companies (including gas, water, sewer and electricity) to ensure that adequate provisions are made for on- and off -site easements for the provision of future facilities. b. At the time of Final Map submittal, the Applicant shall provide the Planning and Development Department with letters from the applicable utilities stating that adequate provisions for future facilities are provided and that there are no conflicts with other easements. C. All easements shall be shown on the final record map. TRACT DESIGN 8. A minimum 10-foot landscaped setback shall be provided along Avenue 54, to be consistent with the design provided for PGA West along Avenue 54, west of Jefferson Street. Design of the setback shall be approved by the Planning and Development Department. !a. Future building heights shall be limited to 17 feet above finished grade. .10. Lot 1.3 shall remain in an undeveloped state. A public easement over Lot 13 shall be granted to the City, so as to insure that the property will be maintained as such. The easement agreement shall be subject to review by the City Attorney, City Manager, and the Planning Director prior to Final. Map recordation, so as to be recorded with the Final Map. The Final Map shall give constructive notice of the .restriction on this parcel. WALLS. FENCING. SCREENING AND LANDSCAPING 11. Prior to the issuance of building permits, the Applicant/Developer shall : a. Submit interim landscaping and irrigation plan for the lots and all common -landscaped areas; b. Submit plans identifying perimeter fencing/walls at detention areas, hillside areas, and CVWD right-of-way for screening visual impacts, safety and slide protection; BJ/CONAPRVL.003 - 3 - C. Submit all proposed and/or required signage, including method for restriction of parking as required by these conditions. d. Secure written approval of the proposed landscape plan from the Riverside County Agricultural Commissioner's Office. .12. Areas visible from the easterly adjacent properties shall be landscaped with native vegetation to blend in with the surrounding hillside. Desert or native plant species and drought resistant plant materials shall be incorporated into all landscaping plans for the project. .1.3. All internal roadways within Tentative Tract No. 21939 shall be private and shall be maintained as such. a. Prior to recordation of shall submit to the Planning proposed CC & Rs, which Maintenance Agreement, in street system, drainage, common facilities will be manner. the Final Map, the Applicant and Development Department include a Management and order to insure that the landscaping and all other maintained in an adequate b. A homeowner's association, with the unqualified right to assess the owners of the individual lots for reasonable maintenance costs for common property shall be established in perpetuity. The association shall have the right to lien the property of any owners who default in the payment of assessments. 14. Applicant shall prepare for Planning Commission review and approval architectural standards for the future residences, in accordance with these conditions. These standards shall be recorded as Conditions, Covenants and Restrictions, and shall be submitted for review and approval prior to Final Map recordation. 15. * Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of Building permit issuance. 16. * The Developer shall retain a qualified archaeologist immediately upon discovery of any archaeological remains or artifacts and employ appropriate mitigation measures during project development. The City shall reserve the right to consult the Coachella Valley Archaeological Society during the course of review of grading and other land disturbance plans/programs. The concerns of the CVAS shall be considered in all related grading/land disturbance permit plan checking/permit issuance. BJ/CONAPRVL.003 - 4 -