2007 12 11 PCCity of La Quinta
Planning Commission Agendas are now
available on the City's Web Page
@ www.la-guinta.org
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
DECEMBER 11, 2007
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT
REGULAR MEETING
Beginning Resolution 2007-047
Beginning Minute Motion 2007-018
I. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
II. PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled
for public hearing. Please complete a "Request to Speak" form and limit
your comments to three minutes.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
Approval of the Minutes of the Regular Meeting of November 27, 2007.
PUBLIC HEARINGS:
For all Public Hearings on the Agenda, a completed "Request to Speak" form must
be filed with the Executive Secretary prior to the start of the Planning Commission
consideration of that item. The Chairman will invite individuals who have requested
the opportunity to speak, to come forward at the appropriate time.
Any person may submit written comments'to the Planning Commission before a
public hearing, may appear and be heard in support of, or in opposition to, the
approval of the project(s) at the time of the hearing. If you challenge any project(s)
in court, you may be limited to raising only those issues you or someone else raised
at the public hearing or in written correspondence delivered to the City at, or prior
to the public hearing.
A. Item .................... CONTINUED - SITE DEVELOPMENT PERMIT 2007-895
Applicant ............. K. Hovnanian Homes
Location .............. Northwest corner of Monroe Street and Avenue 58.
Request............... Consideration of architectural and landscaping plans for
three prototypical residential plans for use in Tract 30092
(Piazza Serena).
Action ................ Minute Motion 2007-
B. Item .................... CONTINUED - SITE DEVELOPMENT PERMIT 2007-896 `
Applicant ............. Coachella Valley Recreation and Park District (CVRPD)
Location .............. Southeast quadrant of Jefferson Street and Avenue 58
(on Bureau of Reclamation property).
Request ............... Consideration of Phase 1 (6.2 acres of 253 total acres)
Development Plans (Passive Public Park, Trails, and
Interpretive Center) for the "Coral Mountain Discovery
Park."
Action ................ Resolution 2007-
C. Item .................... CONDITIONAL USE PERMIT 2007-110
Applicant ............. Cody Murphy, LLC
Location .............. 79-215 Corporate Centre Drive; Southeast corner of
Corporate Centre Drive and Commerce Court.
Request ............... Consideration of a Conditional Use Permit for the on -site,
overnight storage of a blood collection vehicle for the
Blood Bank of San Bernardino and Riverside Counties.
Action ................ Resolution 2007-
D. Item ................... CONDITIONAL USE PERMIT 2007-107
Applicant ............. Reverend Mark Byers
Episcopal Church of the Apostles
Location .............. 47-110 Washington Street, Suite 100
Southeast corner of Washington Street and Avenue 47
Request .............. Consideration of a Conditional Use Permit for a church to
occupy an approximately 3,000 square foot tenant space
within an existing commercial office building.
Action ................. Resolution 2007-
E. Item .................... SIGN PROGRAM 2006-1034
Applicant ............. Komar Investments, LLC
Location .............. South of Highway 111 and east and west of Depot Drive.
Request ............... Consideration of a Proposed Sign Program for permanent
business identification signage and two monument signs
for Komar Desert Center.
Action ................ Resolution 2007-
F. Item .................... ZONING ORDINANCE AMENDMENT 2007-093
Applicant............. City of La Quinta
Location.............. City-wide.
Request ............... Consideration of an Amendment to the La Quinta
Municipal Code Title 8, Chapter 13, updating the City's
Water -Efficient Landscaping Ordinance.
Action ................ Resolution 2007-
VI. BUSINESS ITEM: None
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
Vill. COMMISSIONER ITEMS:
A. Review of City Council meeting of December 4, 2007.
IX. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular Meeting to
be held on January 8, 2008, at 7:00 p.m.
DECLARATION OF POSTING
I, Betty J. Sawyer, Management Assistant of the City of La Quinta, do hereby
declare that the foregoing Agenda for the La Quinta Planning Commission meeting
of Tuesday, December 11, 2007, was posted on the outside entry to the Council
Chamber, 78-495 Calle Tampico and the bulletin board at the La Quinta Cove Post
Office, on Wednesday, December 7, 2007.
DATED: December 7, 2007
qBETT WYER, Management Assistant
City of La Quinta, California
Public Notices
The La Quints City council Chamber is handicapped accessible. If special
equipment is needed for the hearing impaired, please call the City Clerk's office at
777-7123, twenty-four (24 hours in advance of the meeting and accommodations
will be made.
If special electronic equipment is needed to make presentations to the Planning
Commission, arrangements should be made in advance by contacting the City
Clerk's office at 777-7123. A one (1) week notice is required.
If background materials is to be presented to the Planning Commission during a
Planning Commission meeting, please be advised that eight (8) copies of all
documents, exhibits, etc., must be supplied to the Executive Secretary for
distribution. It is requested that this take place prior to the beginning of the 7:00
p.m. meeting.
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
November 27, 2007
CALL TO ORDER
A. This meeting of the Planning Commi
p.m. by Chairman Alderson who lead
B. Present: Commissioners Katie
Wilkinson, and Chairman Ed Al
C. Staff present: Planning Director Le
Michael Houston, Planning Manager
Sawa, and Management` -Assistant I
PUBLIC COMMENT: None.
CONFIRMATION OF THE AGEN
IV. CONSENT
V
7:00 P.M.
to order at 7:00
Jim Engle Paul. Quill, Robert
f,
nsor Assistant City Attorney
,Sawyer, Principal Planner Stan
A. Chairman Alderson asked if there were any changes to the Minutes of
November 13, 2007. There being no changes, it was moved and
seconded'by Commissioners Barrows/Engle to approve the minutes as
submitted. Unanimously approved.
PUBLIC --.HEARINGS:
A. Site Development Permit 2007-896; a request of Coachella Valley
Recreation'and Park District (CVRPD) for consideration of Phase 1
development plans (Passive Public Park, Trails, and Interpretive Center)
for the "Coral Mountain Discovery Park to be located at the southeast
quadrant of Jefferson Street and Avenue 58.
1. Chairman Alderson opened the public hearing and asked for the
staff report. Principal Planner Stan Sawa explained staff was
requesting a continuance to allow the applicant time to obtain the
property owner's signature on the application.
PAReports - PC\2007\12-11-07\11-27-07 Minutes.doc
Planning Commission Minutes
November 27, 2007.
2. There being no questions of staff, it was moved and seconded by
Commissioners Barrows/Quill to continue Site Development Permit
2007-896 to December 11, 2007. Unanimously approved.
B. Site Development Permit 2007-895; a request of K. Hovananian Homes
for consideration of architectural and landscaping plans for three
prototypical residential plans for use "in Tract 30092 (Piazza Serena)
located at the northwest corner of Monroe Street -and Avenue 58.
1. Chairman Alderson opened the public hearing and asked for the
staff report. Principal Planner Stan ;Sawa presented the
information contained in the staffreport, a copy of which is on file
in the Planning Department. Staff'was recommending a condition
be added stating, "The developer;; shall put nofice"in,,the sales
office and all potential buyers of units, in the tract that the Plan 1
unit may have a optional upper floor§kydeck." Also;' Condition 11
be amended to read, "A plot plan showing the location of all Plan
1 units shall be approved by the Planning Director prior to issuance
of a building permit.
2. Chairman Alderson asked ,if there were any questions of staff._
Commissioner Engle asked for clarification on the letter from Mr.
John" Gillete. Commissioner Quill clarified he was objecting to the
skydeck as he was told,there would be no second story units
constructed.
3 Commissioner Quill asked what was directly to the west of the
tract. Staff stated the Imperial Irrigation District Substation and
corporate offices%to the north is the Capistrano tract that is under
nan Alderson asked if the applicant was aware of staffs
emendation to changing out the tree variety. Staff stated they
and had no objection.
5. There being no further questions of the staff, Chairman Alderson
asked if the applicant would like to address the Commission. Mr.
James Crandall, representing K. Hovananian Homes, stated they
had no objection to replacing the tree variety. In regard to the
condition staff is recommending, they have not seen the revised
condition in regard to circulating a letter to the proposed buyers
regarding the skydeck.
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Planning Commission Minutes
November 27, 2007
6. Commissioner Quill asked if he had seen the letter from Mr.
Gillette and did he understand whether or not there was ever a
disclosure made by K. Hovananian regarding there would be no
second story units constructed. Mr. Crandall stated he was not
aware of any such disclosure. Commissioner Quill asked if there
had been any discussions with the tract to the north. Mr. Crandall
stated they had not. Commissioner Quill asked if they were aware
of the new CVWD water requirements as their,plans show a lot of
lawn. Mr. Crandall stated he was aware of the new requirements
and would be reducing the lawn area as required.
7. Chairman Alderson stated the 'Commissiori, s'very sensitive to
second story units that allow views into the';backyard of a
neighboring unit. It appears that the location of the Plan 1 units
will cause this problem:
8. Commissioner Wilkinson asked if on the original conditions were
there any conditions stating height maximums or two story homes.
Staff stated they did not believe there were any such conditions.
9. There being no further questions of the applicant, Chairman
Aldersonaskedif there was any other public comment. Mr. John
Pedaliho,'representing 'bpsert Elite, stated they are the developers
to the north ;and have four homes in escrow that abut this project
and are requesting that no Plan 1 with a skydeck be allowed to be
constructed adjacent to -their project.
10. Mr: ,Troy Hefner, 57-850 Resedenza Court, stated his concern is
the drainage,issues on the existing lots and they have not been
able to-, get any resolution from the contractor regarding the
installation of a drywell to resolve this problem. It is currently a
swamo and it should be resolved before any new units are
1 1 . Mr. Mark Yacullo, 81-769 Del Serenata Drive, stated he has the
'same concern with drainage problem as there is water and mud on
the streets now. If new houses are built, it will only increase the
problem.
12. Commissioner Quill asked if the streets are muddy and is this from
.not being cleaned or from the dry well problem. Mr. Yacullo
stated the developer has cored through the curbing and the lots
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Planning Commission Minutes
November 27, 2007
are now draining into the street causing the muddy streets.
Commissioner Quill asked what his opinion was of the entire
development. Mr. Yacullo stated his back yard is flooded because
of the sprinklers from the perimeter landscaping shoots into his lot.
There are several issues of concern regarding the landscaping and
they cannot get any resolve from the developer, as the developer
says the City will not allow him to changeit.
13. Mr. Brett Picano, 57-810 Residenza Court; stated he had worked
for the sales office at the time the units were being sold and they
were never told there would be two story;units or skydecks. In
regard to Commissioner Quill's'question, there is•zero maintenance
in the community. They do,not trim the trees or reseed the lawns.
His greatest concern is the„skydecks. Add itionally'he,objects to
the model parking lot they, intent to ..construct right -behind his
home.
14. Commissioner Quill asked if he 1"sold these homes for K.
Hovananian, and he gave, assurances there would be no second
story units or skydecks constructed. He reviewed the lots that
were sold during the,time,he worked there.
15. Commissioner Wilkinson asked if -he was given any material from
`the, developer as to whether second story units would be built.
Mr ".=Picano'stated they -were never told anything from the
developer but, based on the brochures and materials supplied by, K.
Hovnanaian, as well as the Plan options they were promoting at
that.time..They were never given any disclosures or training in
reoaid to selling the units.
Mr. John Downs, 81-823 Del Serenata, stated his concern was
the retention basin. He was the first person to move in and the
,water problem has been there since he moved in. It is an eyesore
and a health hazard to the community. He is also concerned that
the size of the new proposed homes will devalue their homes as
they are smaller. Lastly, the size of electrical lines that come into
the tract run down the back of his house. These power lines are
so strong his neighbor was electrocuted. Palm trees have been
planted directly in line of the power lines. The maintenance of the
tract is horrible. The sprinkler lines are working off extension
cords. He is a member of the HOA and for two years they have
fought with the developer and cannot get any cooperation.
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Planning Commission Minutes
November 27, 2007
17. Commissioner Quill asked where the power lines are located. Mr.
Downs stated the power lines run along Avenue 58. They were
there before the tract was constructed, but were moved after they
moved in and in some instances they are in the back yards.
Commissioner Quill stated IID normally has a 50-foot prohibition
on any trees being planted that would interfere with the power
lines. Mr. Downs stated the elevation of,the property and the way
the property was graded to drain does not work. The dirt is clay
and there is no percolation so the water does not drain.
18. Chairman Alderson asked the location of the`palm trees. Mr.
Downs stated they are around 'the entire project. They are off -site,
but under the power lines.
19. Commissioner Wilkinson asked the location of the retention basin.
Mr. Downs stated they are Lot`1. and G.
20. Mr. Troy Hefner stated he was one of the -last buyers in this tract
last December, and -,as far as,he knows no two story units were
ever disclosed. '
21. Mr. Mark Yacullo stated he did go to IID and was told the land
where the palm trees are located was dedicated to the City. He
knows the`power lines were moved since they built their pool and
have been shaeked while in their pools. IID has stated to him it is
the responsibility of the City.
22. Commissioner Quill asked legal counsel if IID didn't have to have
an easement at least 20 feet from the centerline of the pool.
Assistant City Attorney Michael Houston stated IID easements
typically allow them to locate the poles within their easements. If
they.;are outside their easements, then there is a problem.
Commissioner Quill asked staff to verify where the easement is
and the location of the poles and palm trees.
23. Ms. Sherry Brown, 57-768 Cantano Drive, stated her concern is
the size of the new models and the impact this will have on their
market value in the future. She also agrees with all comments
regarding the retention basin and lack of drainage. She asked who
the streets belong to as they have blocked off access to the
streets with the empty lots and were told they are not allowed to
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Planning Commission Minutes
November 27, 2007
walk around neighborhood.
24. Commissioner Quill asked if all the streets are paved. Ms. Brown
stated yes, in their section only. Commissioner Quill asked if the
street was capped. Ms. Brown stated only in their section.
25. Ms. Amelia Vasquez, 57-770 Resedenza Court, stated she also is
a part of the HOA and at every meeting sineeshe moved in they
have brought up the concern of the retention basin and have been
told every time they will fix the problem..Two years later they still
have no answer or resolution to resolve this -problem. She would
hope the Commission would, not, approve this..tract until these
problems are resolved.
26. Mr. Brett Picano stated the.streets are capped on all theme finished
products, but they still have pothoies. They repaired the curbs,
but they still have left holes in thefcurbs.
27. Commissioner Quill asked if the streets have been finaled and have
the bonds been released for.the first phase. Staff stated they
were unaware, but..will.obtain an answer from Public Works
Department. Mr. Picano'stated' they asked the developer about
the streets and were told the streets were the responsibility of the
'City_ Commissioner Quill stated the HOA owns the streets and
ponds will cover the repair.
-man Alderson asked if the developer has representation on
loard.Mr. Vasquez stated they are the majority on the board
:hey have changed their members three times.
Chairman Alderson asked if the applicant would like to address
some of the concerns raised. Mr. Crandall sated they are working
with a civil and soils engineer to solve the retention basin problems
and will have that answer within the week. Adding a dry well will
not solve the problem. In regard to capping the streets, there is no
way to cap them where the lots are not finished. The houses that
are finished are capped. He is not aware of the power lines or the
location of the palm trees, but he will look into at the final map.
He is aware of the high turnover on the HOA board due to the
market changes, but he is willing to look into all these issues to
resolve them.
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Planning Commission Minutes
November 27, 2007
30. Commissioner Quill stated K. Hovnanian should be ashamed of
their actions for letting this tract go this bad and they should be
asking for a continuance as he will not support any request at this
time.
31. There being no public comment, the public hearing was closed and
open for Commission discussion. 1
32. Commissioner Engle stated the issues ,raised by the homeowners
should be addressed and perhaps a continuance is in order.
33. Commissioner Barrows stated she would like staff to clarify what
action the Commission can .take in regard to the,issues raised.
Planning Director Les Johnson stated a continuance would allow
staff to look into, the issues raised., and report.';back to the
Commissiononwhat actions, could betaken.
34. Chairman Aldersi
before the Comn
engineering repro
bonds have been
35.
J the <next time the applicant comes
bring theiraandscaping, grading and
He would'aiso like to know if the
ion;' it was moved and seconded by
to continue this to December 11,
Unanimously a
W
A.
problems.
COMMISSIONER
TERIAL:
reviewed his letter to staff in regard to dust
A. Commissioner Quill asked the status of the Golf Cart Ordinance. Staff
stated Phase 1 was presented and approved by Council, but the second
reading of the Ordinance was not held to allow striping and signage on
the streets, as well as licensing of the golf carts. The second reading
should be in December and the improvements done so the Plan could be
implemented. Staff reviewed the routes proposed for Phase 1.
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Planning Commission Minutes
November 27, 2007
B. Commissioner Quill stated the City lacks the ability to advertise events in
the City, such as the Village even if it is temporary signage. Without the
ability to get this information out, we are defeating the purpose of
promoting La Quinta where we can get the most exposure. Staff stated
such advertising would encompass several departments in the City. Staff
is currently reviewing signage for the Village. To date, we have not
focused on any community advertising where temporary signage could be
utilized to announce community events/functions. Staff can look into.
this and report back to the Commission.
C. Commissioner Barrows asked when'the Commission, would receive a
report on the "Green" efforts. -,,Staff ""stated this .report would be
presented at the second meeting of the Council in December.., -
ADJOURNMENT:
There being no further business, it was moved and, seconded by Commissioners
Barrows/Wilkinson .to adjourn this regular meeting of the Planning Commission to a
regular meeting to be held on December 11;,2007. This regular meeting was
adjourned at 8:24 p.m. on November 27, 2007. Y"
Respectfully subm
Bet
Cit)
E
PH #A
PLANNING COMMISSION
STAFF REPORT
DATE: DECEMBER 11, 2007
CASE NO: SITE DEVELOPMENT PERMIT 2007-895
APPLICANT: K. HOVANANIAN HOMES
ARCHITECT: EDINGER ARCHIRECTS
LANDSCAPE
ARCHITECT: LANDSCAPE DEVELOPMENT
REQUEST: CONTINUED - CONSIDERATION OF ARCHITECTURAL AND
LANDSCAPING PLANS FOR THREE PROTOTYPICAL RESIDENTIAL
PLANS FOR USE IN TRACT 30092 (PIAZZA SERENA)
LOCATION: NORTHWEST CORNER OF MONROE STREET AND AVENUE 58
ENVIRONMENTAL
REVIEW: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED
THAT THE REQUEST HAS BEEN ASSESSED IN CONJUNCTION
WITH ENVIRONMENTAL ASSESSMENT 2001-417 (REVISED)
PREPARED FOR TENTATIVE TRACT 30092, AMENDMENT #1
WHICH WAS CERTIFIED BY THE CITY COUNCIL ON JANUARY
8, 2002. NO CHANGED CIRCUMSTANCES OR CONDITIONS
ARE PROPOSED WHICH WOULD TRIGGER THE PREPARATION
OF SUBSEQUENT ENVIRONMENTAL ANALYSIS PURSUANT TO
PUBLIC RESOURCES CODE SECTION 21166 SINCE THIS
PROJECT IMPLEMENTS TENTATIVE TRACT 30092.
SURROUNDING
LAND USES: NORTH: RESIDENCES UNDER CONSTRUCTION
SOUTH: DATE PLAN GROVE AND RESIDENCE
EAST: VACANT LAND AND SINGLE-FAMILY RESIDENCE IN
RIVERSIDE COUNTY
WEST: IID CORPORATE OFFICES AND SUBSTATION
GENERAL PLAN/AND ZONING
DESIGNATION: LOW DENSITY RESIDENTIAL
PREVIOUS PLANNING COMMISSION REVIEW:
The Planning Commission previously reviewed this request at its meeting of November
27, 2007. During the hearing a number of property owners, primarily from the existing
homes in the Piazza Serena subdivision voiced a number of concerns. It was their
opinion the optional skydeck for Plan 1 would not be compatible with the neighborhood
P:\reports-pc\2007\12-11-07\sdp 2007-895.doc
and intrude upon their privacy. Furthermore, some owners noted they were not
informed of any potential second story construction when they purchased their homes.
Additionally, a number of concerns related to the subdivision were raised, including:
1. Constant water in the retention basins.
2. Lack of landscape maintenance of common areas and perimeters by the
developer.
3. Quality of installation, and maintenance of private streets by the developer.
4.. Power line relocations over the residential lot at the southwest corner of the
tract.
5. Palm trees planted below power poles along the south side of the tract that will
eventually need to be removed.
REVISED PROPOSAL AND INFORMATION:
The applicant on December 6, 2007 submitted a letter indicating steps they have or are
going to undertake (Attachment 1) to address the concerns brought up at the November
hearing. Those steps are as follows:
1. As noted, they have eliminated the second floor skydeck option.
2. They will eliminate palm trees on west side of tract. The trees in question are on
the south side of the tract,
3. They will maintain the on -site streets on a weekly basis.
4. They indicate the streets in front of the completed homes have been capped and
the remaining streets will be capped after those homes are constructed.
5. The retention basins have been designed and installed per the City standard at
the time of approval. On a short term basis they have contracted for periodic
maintenance. On a long term basis, they are working with consultants to
provide a more efficient basin design, which they will submit to the City.
6. They indicate the other landscape maintenance items brought up by homeowners
have been addressed as of November 28, 2007.
Public Works Department has determined the tract improvements, such as streets,
retention basins, etc. have not yet been accepted by the City Council. The developer
has until September 3, 2008 to complete the improvements.
According to a representative from Imperial Irrigation District (IID) the 161 kilovolt (KV)
power lines that are located adjacent to the west side of Piazza Serena were
constructed circa 1N1 and haven't been relocated since then. The existing power
poles parallel to and along Avenue 58 were relocated from their original location to the
south (outside of the existing curbs to their present location as part of the Avenue 58
widening required for Piazza Serena. When the poles were relocated, the connecting
power lines between the westerly Avenue 58 pole and the southernmost 161 KV pole
was connected. Because the 161 KV pole is not in line with the Avenue 58 pole, the
lines run diagonally crossing over the corner of Lot 52 in Piazza Serena.
Mexican Fan Palm trees have been planted under the relocated power lines along
Avenue 58. Due to their rapid growth, some of the trees are approaching the power
lines.
P:\reports-pc\2007\12-11707\sdp 2007-895.doc
Following is the staff report from the last meeting with revisions made eliminating any
reference to the skydeck.
BACKGROUND:
The project site is Piazza Serena, a 97 lot residential subdivision in south La Quinta
(Attachment 2). The applicant has constructed 37 residences consisting of three
prototypical home plans approved in October 2004. The applicant is proposing to
construct three new prototypical plans on the remaining 60 improved lots.
PROJECT PROPOSAL:
Architecture:
The applicant has submitted prototypical plans for three residential model plans
(Attachment 3). Each plan is designed with three front elevation treatments. The plans
as described by the applicant utilize Spanish eclectic, Southern European and Italian
country styles of architecture and are proposed to be between 2,514 square feet with
no options and 3,178 square feet in size with all options. All plans have various options
that either convert interior rooms to other functions or convert the third car garage to
living space.
All plans are one story in height. The plans identify the building height of Plan 1 as 18'-
1 1 ", Plan 2 as 17'-1 1 " high, and Plan 3 as 18'-9" high.
Exterior sand finish plaster is proposed in beige to medium brown tones with contrasting
darker tone trim and red/brown blends of concrete "S" roof tile. Some of the Plan front
elevations will use decorative stone or tile accents, composite material shutters,
decorative exterior lights, and wrought iron and metal accents. Windows and most
doors on the sides and rear walls will be provided with plastered popouts. Most front
facing windows and the garage doors are recessed. Garage doors are wood sectional
roll up doors. Material and color samples and color schemes have been submitted
(Attachment 4). ,
A preliminary plotting plan for the units has been submitted as part of the request
(Attachment 5).
Landscaping:
Preliminary typical front yard landscaping plans have been submitted for the plans
(Attachment 6).
Typical front yard landscaping plans for the three plans include two trees, five gallon
shrubs, one gallon groundcover and turf. The turf appears to cover approximately 60-70
per cent of the front yard area. Plant materials identified appear to primarily be low and
P:\reports-pc\2007\12-11-07\sdp 2007-895.doc
medium water users. Included is a non -turf front yard option for Plan 3. This plan can
be adapted to any plan type and includes an Arizona river rock streambed and
decomposed granite with some shrubs spread throughout. One tree will be 24-inch box
with the second to be 15 gallons with the species to be one of the following:
Cercidium floridum - Blue Palo Verde
Rhus lancea - African Sumac
Ceratonia siliqua - Carob
Chilopsis linearis - Desert Willow
Prosopis chilensis - Chilean Mesquite (recommended by ALRC to be replaced)
PREVIOUSLY APPROVED PLANS
As noted, 37 lots have been developed with home plans previously approved in 2004.
Three plan types, of an architectural style similar to those currently proposed, were
approved in sizes varying from 2,690 to 3,516 square feet with options (Attachment 7).
The existing homes are similar in mass and height. The materials and exterior colors are
in the same range of.those currently proposed. Photographs of the front elevations of
the existing models have also been submitted (Attachment 8). All existing homes,
including the models have been sold. These plans will no longer be available for
purchase.
APPLICABLE REQUIREMENTS:
Under Zoning Code Section 9.60.300 pertaining to compatibility requirements for new
plans in partially developed subdivisions, the new plan designs must be compatible in the
areas of roofing, window treatment, garage door style, colors, roof lines, area, building
mass, landscaping and scale. These standards are to ensure that additional new
development within existing partially developed subdivisions is compatible with and not
detrimental to surrounding existing development in the same subdivision. In summary,
the main applicable standards ensure that:
1. The proposed residences are to be compatible with the surrounding residences.
2. The proposed residences fall within the approximate size range of the existing
residences.
3. A minimum 24-inch box size tree is provided in the front yard with the same total
number of trees as the previously constructed residences.
ANALYSIS OF RESIDENTIAL PLANS:
Architecturally, the proposed plans are attractive and compatible in design, style
material and colors with the existing units. The plans are maintaining the existing
architectural flavor in design, materials and colors.
PAreports-pc\2007\12-11-07\sdp 2007-895.doc
The units are required to be within a range that is no more than ten percent smaller or
larger than the existing approved units. The smallest proposed plan at 2,514 square
feet is 6.5 percent smaller than the smallest approved unit while the largest proposed
plan is 338 square feet smaller than the largest unit with all livable area options
selected. Therefore, the new units are in compliance with the size compatibility
requirements.
The proposed landscaping is similar to existing front yards. The amount of turf area for
the new plans will probably have to be smaller than the existing yards due to the
current CVWD water efficient requirements, but will still be compatible with existing
development.
DISCUSSION OF ISSUES:
The applicant's letter indicates they will address issues brought up at the November
hearing. They have identified the wrong palm trees as an issue. The trees that need
relocation are along Avenue 58, the south boundary of the tract and should be
relocated or replaced with small trees that will not reach the utility lines.
Whether or not HD has an easement in the area where it crosses Lot 52, the issue is
outside the purview of this Site Development Permit consideration. Representatives of
IID have told staff they will work with property owners to determine if their power lines
are having any detrimental effects.
The recommended Conditions of Approval address the applicable concerns raised during
consideration of this request.
ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE (ALRC):
The ALRC reviewed this request at its meeting of November 7, 2007, and on a 3-0
vote recommended approval of the request with conditions recommended by staff
(Attachment 9).
PUBLIC NOTICE:
This application was'advertised in the Desert Sun newspaper on November 16, 2007.
All property owners within 500 feet of The site were mailed a copy of the public hearing
notice as required by the La Quinta Municipal Code. One letter was received prior to
the November 27 hearing and passed out to you at the hearing.
FINDINGS.
The Findings for approval as required by Section 9.210.010 (Site Development Permits)
of the Zoning Code can be made as noted below.
PAreports-pc\2007\12-11-07\sdp 2007-895.doc
1. Architectural Design- The architectural design of the new plan types, including,
but not limited to the architectural style, scale, building mass, materials, colors,
architectural details, roof style, and other architectural elements are compatible
with other plans approved for construction in the tract and other surrounding
development in the City. Furthermore, the proposed residential units comply
with the standards in Section 9.60.300 of the Zoning Code pertaining to
compatibility review for partially developed subdivisions, as noted above.
2. Compliance with CEQA- The Planning Department has determined that the
request has been assessed in conjunction with Environmental Assessment 2001-
417 prepared for Tentative Tract 30092, which was certified by the City Council
on July 3, 2001, and there are no changed circumstances or conditions proposed
which would trigger the preparation of any subsequent environmental analysis.
3. Site Design- The site design of the project, including, but not limited to project
entries, interior circulation, pedestrian, equestrian and bicycle ways, pedestrian
amenities, and other site design elements have been established through
approval of Tract 30092 and is compatible with surrounding development and
with the quality of design prevalent in the City.
4. Landscape Design- New home and project landscaping includes, but are not
limited to the location, type, size, color, texture, and coverage of plant materials
will be designed so as to provide relief, complement buildings, visually emphasize
prominent design elements and vistas, screen undesirable views, provide a
harmonious transition between adjacent land uses and between development and
open space. It will provide an overall unifying influence, enhance the visual
continuity of the project, complement the surrounding project area and comply
with City and'CVWD water efficiency, ensuring efficient water use.
5. Compliance with General Plan- The project is in compliance with the General Plan
in that the property to be developed is designated for single-family residences as
proposed.
RECOMMENDATION:
Adopt Minute Motion 2007- , approving Site Development Permit 2007-895 subject
to the attached Conditions of Approval.
Attachments:
1. Letter from K. Hovnanian Homes
2. Location map
3. Architectural plans
4. Exterior building color and materials
5. Preliminary plotting plan
PAreports-pc\2007\12-11-07\sdp 2007-895.doc
6. Preliminary landscape plans
7. Previously approved plans
8. Photographs of existing residences
9. Minutes of the ALRC meeting of November 7, 2007
Transmitted by:
n�
Stan Sawa, Principal Planner
P:\reports-pc\2007\12-11-07\sdp 2007-895.doc
MINUTE MOTION 2007-
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT. PERMIT 2007-895
K. HOVNANIAN HOMES
DATE: DECEMBER 11, 2007
GENERAL
1. The applicant agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action
or proceeding to attack, set aside, void, or annul the approval of this
development application or any application thereunder. The City shall have
sole discretion in selecting its defense counsel.
The City shall promptly notify the developer of any claim, action or
proceeding and shall cooperate fully in the defense. This approval is for the
following model plans:
2. This approval is for the following model plans:
Plan 1 -- 2,514+ square feet
Plan 2 — 2,782+ square feet
Plan 3 — 2,974+ square feet
3. Prior to issuance of building permits for any of the units authorized by this
approval, final working drawings shall be approved by the Planning Director.
4. This Site Development Permit is valid for two years, unless an extension is
applied for and granted by the Planning Commission pursuant to Section
9.200.080 of the Zoning Code.
5. Site Development Permit 2007-895 shall comply with all applicable
conditions and/or mitigation measures of EA 2001-417 (Revised), which are
incorporated by reference herein for Tract 30092, Amendment #1.
In the event of any conflict(s) between the approved conditions and/or
provisions of these approvals, the Planning Director shall determine
precedence. No development permits will be issued until compliance with
these conditions has been achieved.
6. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain the necessary clearances and/or permits from
the following agencies or departments, as required:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permits)
P:\reports-pc\2007\12-11-07\sdp 2007-895 pc coa.doc
MINUTE MOTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-895
K. HOVNANIAN HOMES
DATE: DECEMBER 11, 2007
• Planning Department
• Building and Safety Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Riverside County Agricultural Commissioner
• Imperial Irrigation District (11D)
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When the requirements include
approval of improvement plans, the applicant shall furnish proof of such
approvals when submitting those improvement plans for City approval.
7. Air conditioning compressors pursuant to Zoning Code requirements cannot
be placed in sideyards unless a minimum five foot clearance between
compressor and side property line is provided.
8. Final landscaping and irrigation plans shall be prepared by a licensed
landscape professional, shall be reviewed by the Architecture and Landscape
Review Committee and Public Works Director, and approved by the Planning
Director prior to issuance of the first building permit. An application for Final
Landscape Plan Check shall be submitted to the Planning Department for
final landscape plan review. Said plans shall include all landscaping
associated with this project and be in compliance with Chapter 8.13 (Water
Efficient Landscaping) of the Municipal Code. The landscape and irrigation
plans shall be approved by the Coachella Valley Water District and Riverside
County Agriculture Commissioner prior to submittal of the final plans to the
Planning Department.
9. Turf for each front yard shall not exceed 50% of the front yard area unless
further restricted by CVWD.
10. Replace Prosopis chilensis (Chilean Mesquite) tree with an alternate tree
species subject to approval of the Planning Director.
11. The palm trees along Avenue 58 shall be relocated or replaced with small
trees so they are not under the power lines prior to final inspection of the first
residence allowed by this approval. Plans for the relocation shall be approved
by the Planning Director prior to issuance of first building permit for a
residence.
P:\reports-pc\2007\11-27-07\sdp 2007-895 pc coa.doc
MINUTE MOTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2007-895
K. HOVNANIAN HOMES
DATE: DECEMBER 11, 2007
12. Common areas including street perimeters shall be maintained by the
developer until turned over to the Homeowners Association with dead plans
immediately replaced.
P:\reports-pc\2007\11-27-07\sdp 2007-895 pc coa.doc
ATTACHMENT 1
December 6, 2007
Commissioners Alder, Quill, Wilkinson, Engle & Barrows
78-495 Calle Tampico
La Quinta, CA 92253
RE: November 27, 2007 Planning Commission Hearing Tract 30092
Dear Commissioners,
K. Hovnanian Homes is committed to the development of residential communities that serve the
best interests of our homebuyers and our cities, This includes addressing the concerns that were
brought to our attention at the City of La Quinta Planning Commission Hearing on 11/27/07
regarding our community, Piazza Serena. To that end, we have undertaken the following actions
effective immediately:
• In order to accommodate the privacy concerns of our current homeowners, we have
eliminated the two-story sun deck option from our design proposals. This option shall not
be offered.
• The palm trees that were placed in open areas within the community along the west wall
shall be eliminated from the site.
• The streets within the community shall be maintained on a weekly basis.
• The streets within the community have been capped pursuant to our discussions with.the
City of La Quinta. Only the street portions in front of the completed homes have been
capped. The streets in other areas will be capped after the remaining homes have been
completed.
• The basins have been designed and installed per the only city standard design available at
the time of approval. On a short term basis and moving forward, the basins have been
contracted for periodic maintenance. On a long term basis, K. Hovnanian Homes is
working with consultants to provide a more efficient basin design and modification to
present to the city staff.
• The other landscape maintenance items mentioned by the homeowners have been
addressed as of 11/28/07.
Sincerely,
James Crandall
Land Planning Manager
K. Hovnanian Homes
Cc: Stan Sawa, City of La Quinta
Angela Wilson, K. Hovnanian Homes
Steve Chaparro, K. Hovnanian Homes
CASE
Zr
SDP 2007-895
K. HOVNANIAN
ATTACHMENT 2
t!Tt
SCALE:
NTS
ATTACHMENT #9
MINUTES
ARCHITECTU & LANDSCAPING REVIEW COMMITTEE MEETING
A Speci I meeting held at the La Quinta City Hall
78- 95 Calle Tampico, La Quinta, CA
November 7, 2007 10.00 a.m.
IV
V
CALL TO ORDER
A. This regular meetin
Committee was call
David Sawyer.
B. Committee Members
Bill Bobbitt.
of the Architectur and Landscaping Review
Ito order at 10: 8 a.m. by Planning Manager
C. Staff present: Planning
Sawa, and Management
PUBLIC COMMENT: None.
CONFIRMATION OF TH
CONSENT CALEN
n Arnold, Ronald Fitzpatrick, and
r Les Johnson, Principal Planner Stan
nt Betty Sawyer.
DA: Cc
A. Staff askA if there were any changes
2007. There being no changes, it w
Comurfittee Members Bobbitt/Fitzpatrick
BUSINESS ITEMS:
the Minutes of October 24,
moved and seconded by
V approve the minutes as
A. Site Development Permit 2006-895; a request of K. Hovnanian Homes
for consideration of architectural and landscaping plans for three
prototypical residential plans for use in Tract 30092 (Piazza Serena)
located at the northwest corner of Monroe Street and Avenue 58.
1. Principal Planner Stan Sawa presented the information
contained in the staff report, a copy of which is on file in the
Planning Department. Staff introduced John Schuller, Edinger
Architects and Steve Shirrel, Landscape Development, who
gave a presentation on the project and answered questions.
Architecture and Landscaping Review Committee
November 7, 2007
2. Committee Member Fitzpatrick asked staff to confirm the
location of the additional units in regard to how they relate to
the existing tract and if any energy efficient options were being
offered. Mr. Schuller explained this was an infill project and
they were offering options to allow for outdoor living
components. Passive components are being incorporated to the
best of their ability. Committee Member Fitzpatrick asked why
solar panels were not being incorporated into the project. Mr.
Crandall, K. Hovnanian Homes, stated they will be using
tankless water heaters, but no solar energy options are
proposed. Committee Member Fitzpatrick asked who
determined the front yard turf requirement should be 50%.
Staff explained this has been consistent with what the Planning
Commission has recently required. Discussion followed as to
how the amount of turf is determined.
3. Committee Member Bobbitt suggested that a landscape cloth be
used under the decomposed granite (DG) to allow the moisture
to go through and keep the DG from sinking into the soil. It will
help the yard maintain its appearance longer. In regard to
skydecks, they are a great idea, but when you are in a tract it
allows you to look down into everyone's yard. It would be nice
to lay it out so it does not allow a homeowner to look into their
neighbor's yards. Mr. Crandall stated they are limited on where
they can place the skydeck units.
4. Committee Member Arnold asked if the, rear yard landscaping
would be done before the homeowner purchases the home. Mr.
Crandall stated it is an option the homebuyer can buy.
Committee Member Arnold noted that in the area where there is
a sideyard gate, where the trash containers are kept, they
should limit the amount of plant material for access. Mr.
Shirrell stated this has been an issue to allow pedestrian access
to the backyards.
5. There being no further questions, it was moved and seconded
by Committee Members Arnold/Bobbitt to, adopt Minute Motion
2007-029 recommending approval of Site Development Permit
895, as recommended. Unanimously approved.
VI. CORRESPONDENCE AND WRITTEN MATERIAL: None
2
PH #B
PLANNING COMMISSION
STAFF REPORT
DATE: DECEMBER 11, 2007
CASE NO: SITE DEVELOPMENT PERMIT 2007-896
APPLICANT: COACHELLA VALLEY RECREATION AND PARKS DISTRICT
PROPERTY
OWNER: BUREAU OF RECLAMATION
PLANNER AND
LANDSCAPE
ARCHITECT: RJM DESIGN GROUP, INC.
REQUEST: CONSIDERATION OF PHASE 1 (6.2 ACRES OF 253 TOTAL
ACRES) DEVELOPMENT PLANS (PASSIVE PUBLIC PARK, TRAILS,
AND INTERPRETIVE CENTER) FOR THE "CORAL MOUNTAIN
DISCOVERY PARK"
LOCATION
ENVIRONMENTAL
REVIEW:
SURROUNDING
LAND USES:
GENERAL PLAN
AND ZONING
DESIGNATION:
SOUTHEAST QUADRANT OF JEFFERSON STREET AND AVENUE
58 (ON BUREAU OF RECLAMATION PROPERTY)
THE REQUEST HAS BEEN ASSESSED IN CONJUNCTION WITH
THE CORAL MOUNTAIN REGIONAL PARK INTERIM CONCEPT
PLAN FOR WHICH A MITIGATED NEGATIVE DECLARATION
WAS CERTIFIED BY THE CVRPD BOARD OF DIRECTORS ON
DECEMBER 11, 2002 (ATTACHMENT 1). NO CHANGED
CIRCUMSTANCES OR CONDITIONS ARE PROPOSED WHICH
WOULD TRIGGER THE PREPARATION OF SUBSEQUENT
ENVIRONMENTAL ANALYSIS PURSUANT TO PUBLIC'
RESOURCES CODE SECTION 21166 SINCE THIS PROJECT
IMPLEMENTS THE CORAL MOUNTAIN REGIONAL PARK INTERIM
CONCEPT PLAN.
NORTH: PGA WEST
SOUTH: VACANTLAND
EAST. FUTURE VILLAGE AT CORAL MOUNTAIN
SUBDIVISION
WEST: LAKE CAHUILLA, THE QUARRY, VACANT LAND
PARKS (P) AND PARKS AND RECREATION (PR)
P:\Reports - PC\2007\12-11.-07\SDP 896\sdp 2007-896 pc rpt.doc
PREVIOUS PLANNING COMMISSION REVIEW:
This item was originally advertised for the meeting of November 27, 2007. Because the
City had not received an ownership signature from the Bureau of Reclamation, owners of
the property, in time for the hearing the matter was continued to this meeting. We have
since received a signature and can now proceed with consideration of this item.
BACKGROUND:
The project site located south of PGA West and east of Lake Cahuilla, contains a total of
253 + acres and is presently vacant (Attachment 2). Power poles run along most of the
Avenue 58 street frontage. CVRPD has a long-term lease with the Bureau of
Reclamation to develop and operate a park facility on the property. The present
alignment of the intersection of Jefferson Street and Avenue 58 is approved to be
reconstructed to eliminate the 90 degree turn and replace it with a curving street. This
street reconstruction is likely to occur in 2008.
PROJECT PROPOSAL:
Phase 1 of the passive nature park is proposed at this time and consists of construction
of the vehicular entry, perimeter fencing, interpretive center, small trellised amphitheater,
hiking trail and small parking area (Attachment 3). This area will consist of improving
approximately 6.2 acres of the 253.3 acre park site.
The park entry is located near the northeast corner of the site on Avenue 58. It will be
one lane in and one lane out separated by a 20-foot wide landscaped entry median with
turn around provisions for vehicles prior to the gate. The gate will be lockable to restrict
vehicular access when the park is closed. A retention basin is proposed just west of the
entry area.
A four foot high perimeter fence is proposed along Jefferson Street, on the west, to the
dike and along Avenue 58 and across the entry area. The. fence construction will
consist of steel posts and three strands of steel cable.
The vehicular gate at the entry is shown as a steel pipe gate with a design that mimics
the general form of the surrounding mountains. Over the gates is an arch -type structure
supported by sono tube concrete columns with a boulder facade base. Spanning the
columns is a steel feature that also mimics the mountains.
The interpretive center is the main feature or element of the park. It will include a shade
structure over interpretive displays. The shade structure will have a metal roof and use
the same type of concrete supports as the entry portal. Adjacent to, and west of the
shade structure, will be a small amphitheater with trellis covered seating for activities
such as nature presentations and demonstrations. The trellis will be the same type of
construction with open wood or metal construction. A fire pit and picnic seating will
also be provided in this area.
P:\Reports - PC\2007\12-11-07\SDP 896\sdp 2007-896 pc rpt.doc
Existing and new dirt hiking trails will be provided from and through the site.
Parking for 24 cars is shown adjacent to the interpretive center. This parking will be at
the southern end of the entry drive along a loop drive. The drive and parking area are
proposed to be a "Sta-lok" paving system which uses concrete pavers.
Landscaping will be limited to the entry area near Avenue 58 and the interpretive display
area. All trees and shrubs will be desert material on a drip or bubbler system. Trees are
indicated at 11-feet to 12-feet high and four feet wide with shrubs to be five gallons.
A steel sign mounted on boulders identifying the park is shown near the entry on the
west side of the driveway. No indication of the sign color or size is given.
Future Phase 2 development shown on the plan indicates an extension of the drive to
the south, additional parking areas, including overflow and bus parking, additional shade
arbors with interpretive displays and picnic areas, additional hiking trails, and vegetation.
ANALYSIS:
The proposed Phase 1 Discovery Park provides educational and "nature" experiences for
the citizens of La Quinta and surrounding Valley area residents. The facilities are geared
to be passive with minimal impacts to adjacent properties. The major components of
the park will be installed as part of Phase 1.
The sign at the entry will require additional review through a sign permit.
PUBLIC NOTICE:
This application was advertised in the Desert Sun newspaper on November 16, 2007.
All property owners within 500 feet of the site were mailed a copy of the public hearing
notice as required by the La Quinta Municipal Code. As of this writing, no comments
have been received.
dIJIIII IJT-CIA
The Findings for approval as required by Section 9.210.010 (Site Development Permits)'
of the Zoning Code can be made as noted below.
1. Architectural Design- The architectural design of the project, including, but not
limited to the architectural style, scale, structure mass, materials, colors,
architectural details, roof style, and other architectural elements are compatible
with the area and other similar development in the City. The construction is'
rustic in design and materials and will be compatible with the natural surrounding
desert.
P:\Reports - PC\2007\12-11-07\SDP 896\sdp 2007-896 pc rpt.doc
2. Compliance with CEQA- The Planning Department has determined the request
has been assessed in conjunction with the Coral Mountain Regional Park Interim
concept plan for which a Mitigated Negative Declaration was certified by the
CVRPD Board of Directors on December 11, 2002. No changed circumstances
or conditions are proposed which would trigger the preparation of subsequent
environmental analysis pursuant to Public Resources Code Section 21 166 since
this project implements the CVRPD Coral Mountain Regional Park Interim
Concept Plan.
3. Site Design- The site design of the project, including, but not limited to project
entries, interior circulation, pedestrian ways, pedestrian amenities, and other site
design elements are compatible with surrounding development and with the
quality of design prevalent in the City.
4. Landscape Design- Project landscaping includes, but is not limited to the
location, type, size, color, texture, and coverage of plant materials which will be
designed so as to provide relief, complement buildings, visually emphasize
prominent rustic design elements and vistas, and provide a harmonious transition
between adjacent urban and natural desert areas. It will provide an overall
unifying influence, enhance the visual continuity of the project, complement the
surrounding rustic project area and comply with City and CVWD water efficiency
requirements, ensuring efficient water use.
5. Compliance with General Plan- The project is in compliance with the General Plan
in that the property to be developed is designated for Park and Recreation use as
proposed.
RECOMMENDATION:
Adopt Resolution 2007-_, approving Site Development Permit 2007-896 pursuant to
the Findings and subject to the attached Conditions of Approval.
Attachments:
1. Mitigated Negative Declaration adopted by CVRPD Board of Directors
2. Location map
3. Development plans
Transmitted by:
Stan Sawa, Principal Planner
PAReports - PC\2007\12-11-07\SDP 896\sdp 2007-896 pc rpt.doc
PLANNING COMMISSION RESOLUTION 2007-
A RESOLUTION OF THE OF THE PLANNING COMMISSION
OF THE CITY OF LA QUINTA, CALIFORNIA APPROVING
PHASE 1 DEVELOPMENT PLANS FOR THE "CORAL
MOUNTAIN DISCOVERY PARK"
CASE: SITE DEVELOPMENT PERMIT 2007-896
APPLICANT: COACHELLA VALLEY RECREATION AND
PARKS DISTRICT
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 27TR day of November and 11 TH day of December, 2007 hold
duly noticed Public Hearings to consider a request by Coachella Valley Recreation
and Parks District (CVRPD) for approval of Phase 1 (6.2 acres of 253 total acres)
development plans (passive public park, trails, and interpretive center) for the
"Coral Mountain Discovery Park" located at the southeast quadrant of Jefferson
Street and Avenue 58 (on Bureau, of Reclamation property) more particularly
described as:
APN'S 766-070-001, 766-080-003, 776-110-018
WHEREAS, the Planning Department published a public hearing notice
in the Desert Sun newspaper on the 161h day of November 2007, as prescribed by
the Municipal Code. Public hearing notices were also mailed to all property owners
within 500 feet of the site; and
WHEREAS, The Planning Department has determined that the request
has been assessed in conjunction with the Coral Mountain Regional Park Interim
Concept Plan for which a Mitigated Negative Declaration was certified by the
CVRPD Board of Directors on December 11, 2002. No changed circumstances or
conditions are proposed which would trigger the preparation of subsequent
environmental analysis pursuant to Public Resources Codes Section 21 166 since
this project implements the CVRPD Coral Mountain Regional Park Interim Concept
Plan; and
WHEREAS, at the Public Hearing upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, said
Planning Commission did make the following Mandatory Findings to justify approval
of said Site Development Permit:
Architectural Design- The architectural design of the project, including, but
not limited to the architectural style, scale, structure mass, materials, colors,
architectural details, roof style, and other architectural elements are
compatible with the area and other similar development in the City. The
construction is rustic in design and material and will be compatible with the
natural surrounding desert.
P:\Reports - PC\2007\12-11-07\SDP 896\sdp 2007-896 pc reso.doc
Planning Commission Resolution 2007-
Site Development Permit 2006-896
Coachella Valley Recreation and Parks Department
Adopted: December 11, 2007
Page 2
2. Compliance with CEQA- The Planning Department has determined the
request has been assessed in conjunction with the Coral Mountain Regional
Park Interim concept plan for which a Mitigated Negative Declaration was
certified by the CVRPD Board of Directors on December 11, 2002. No
changed circumstances or conditions are proposed which would trigger the
preparation of subsequent environmental analysis" pursuant to Public
Resources Code Section 21166 since this project implements the Coral
Mountain Regional Park Interim Concept Plan.
3. Site Design-, The site design of the project, including, but not limited to
project entries, interior circulation, pedestrian ways, pedestrian amenities,
and other site design elements are compatible with surrounding development
and with the quality of design prevalent in the City.
4. Landscape Design- Project landscaping includes, but not limited to the
location, type, size, color, texture, and coverage of plant materials will be
designed so as to provide relief, complement buildings, visually emphasize.
prominent rustic design elements and vistas, and provide a harmonious
transition between adjacent urban and natural desert areas. It will provide an
overall unifying influence, enhance the visual continuity of the project,
complement the surrounding rustic project area and comply with City and
CVWD water efficiency requirements, ensuring efficient water use.
5. Compliance with General Plan- The project is in compliance with the General
Plan in that the property to be developed is designated for Park and
Recreation use as proposed.
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
said Planning Commission in this case; and
2. That it does hereby approve Site Development Permit 2006-896, for the
reasons set forth in this Resolution and subject to the attached Conditions of
Approval.
P:\Reports - PC\2007\12-11-07\SDP 896\sdp 2007-896 pc reso.doc
Planning Commission Resolution 2007-
Site Development Permit 2006-896
Coachella Valley Recreation and Parks Department
Adopted: December 11, 2007
Page 3
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 111h day -of December, 2007 by the
following vote, to wit:
AYES:
111191 *31
ABSENT:
ABSTAIN:
ED ALDERSON, Chairman
City of La Quinta, California
LES JOHNSON, Planning Director
City of La Quinta, California
P:\Reports - PC\2007\12-11-07\SDP 896\sdp 2007-896 pc reso.doc
PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
GFNFRAI
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding
to attack, set aside, void, or annul the approval of this Site development permit,
or any Final Map recorded thereunder. The City shall have sole discretion in
selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain any necessary clearances and/or permits from the
following agencies, if required:
• Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public Works_
Clearance) for Building Permits, Improvement Permit)
• Planning Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• South Coast Air Quality Management District Coachella Valley
• U.S. Department of Interior, Bureau of Reclamation
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
A project -specific NPDES construction permit must be obtained by the applicant•
who then shall submit a copy of the Regional Water Quality Control Board's
("RWQCB") acknowledgment of the applicant's Notice of Intent ("1\10I"), prior to
the issuance of a grading or site construction permit by the City.
3. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater
PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
Management and Discharge Controls),
Riverside County Ordinance No. 457;
Board's Order No. 99-08-DWQ.
and 13.24.170 (Clean Air/Clean Water);
and the State Water Resources Control
A. For construction activities including clearing, grading or excavation of land
that disturbs one (1) acre or more of land, or that disturbs less than one (1)
acre of land, but which is a part of a construction project that encompasses
more than one (1) acre of land, the Permitee shall be required to submit a
Storm Water Pollution Protection Plan ("SWPPP").
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for
use in their SWPPP preparation.
B. The applicant's SWPPP shall be approved by the City Engineer prior to any
on or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including acceptance
of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)►:
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control
4) Tracking Control
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion. and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
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PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
4. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the
time of issuance of building permit(s).
PROPERTY RIGHTS
5. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning of
the proposed development. Conferred rights shall include irrevocable offers to
dedicate or grant access easements to the City for emergency services and for
maintenance, construction and reconstruction of essential improvements. Said
conferred rights shall also include grant of access easement to the City of La
Quinta for the purpose of graffiti removal by City staff or assigned agent in
,perpetuity and agreement to the method to remove graffiti and to paint over to
best match existing. The applicant shall establish the aforementioned
requirements in the CC&R's for the development or other agreements as approved
by the City Engineer.
6. The applicant shall offer for dedication all public street rights -of -way in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
7. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Avenue 58 (Secondary Arterial plus Class II Bike Lane, 96' ROW).
The required 48 feet from the centerline of Avenue 58 for a total 96-
foot ultimate developed right of way. If not already licensed by the
BOR for construction of the Jefferson Street Realignment per the
"Off -Site Street/Grading Plans for Coral Canyon - Tract 33444 (PSN
07145), the applicant shall make a good faith effort and work with
the BOR to attain the aforementioned 48-f6ot from centerline on the
south side of Avenue 58.
8. The applicant shall retain for private use all private street rights -of -way in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
9. The private street rights -of -way to be retained for private use required for this
development include:
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PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
A. PRIVATE STREETS
1) Private Site Development Permit site plan. streets shall be 32-foot
wide travelable width with parking on one side of the street and
provided there is adequate parking for park service workers and
visitors and the applicant establishes provisions for ongoing
enforcement of the parking restrictions or 28-foot travelable width
with on -street parking prohibited, and provided there is adequate off-
street parking for park service workers and visitors, and the applicant
establishes provisions for ongoing enforcement of the parking
restriction. The form and appropriate document for said provision
shall be reviewed by the Engineering and Planning Departments and
approved by the Planning Department prior to issuance of precise
grading permits.
B. CUL DE SACS
1) The applicant shall construct a hammerhead type turnaround or cul
de sac at the end of the Phase 1 north/south access road to conform
to City of La Quinta Standard Drawing No. 401 with a 38-foot curb
radius at the bulb or larger and as approved by the City Engineer and
the Riverside Fire Department.
10. The applicant shall create perimeter landscaping setbacks along all public rights -
of -way as follows:
A. Avenue.58 (Secondary Arterial) - 10-foot from the R/W-P/L.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes:
11. At locations where the onsite finished grade adjacent to the landscaped setback
lot has an elevation differential with respect to the arterial street top of curb
exceeding five feet, the applicant shall comply with, and accommodate, the
maximum slope gradients in the parkway/setback area by either: 1) increasing the
landscape setback size as needed, or 2) installing retaining walls between the
curb and the back of the landscaped area as needed.
12. Direct vehicular access to Avenue 58 is restricted, except for those access points
identified on the Site Development Permit site plan, or as otherwise conditioned in
these conditions of approval.
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PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
13. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will occur.
14. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property after the date of approval of the Site Development
Permit, unless such easement is approved by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
15. As Preliminary Precise Grading Plans and Preliminary Hydrology Report have not
been provided and/or approved for this Site Development Permit, the applicant
may have to construct additional improvements as approved by the City Engineer.
16. The applicant shall comply with the provisions of LQMC Sections 13.24.060
(Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100
(Access For Individual Properties And Development) "for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
17. The applicant shall construct the following street improvements to conform with
the General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Avenue 58 (Secondary Arterial with Class II Bike Lane; 96' R/W):
a) Widen the south side of the street along all frontage adjacent
to the Site Development Permit Phase 1 boundary to its
ultimate width on the south side as, specified in the General
Plan, per "Off -Site Street/Grading Plans" for Coral Canyon -
Tract 33444 (PSN 07145) and the requirements of these
conditions. Rehabilitate and/or reconstruct existing roadway,
pavement as necessary to augment and convert it from a rural
county -road design standard to La Quinta's urban arterial
design standard. The south curb face shall be located thirty
six feet (361 south of the centerline.
Other required improvements in the Avenue 58 right-of-way and/or
adjacent landscape setback area include:
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PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs, plus a single
overhead street light at each street connecting to Avenue 58.
b) Establish a benchmark in the Avenue 58 right of way and file a
record of the benchmark with the County of Riverside.
c) A painted multi -purpose trail crossing across Avenue 58 to
connect to the proposed multi -purpose trail/ sidewalk per "Off -
Site Street/Grading Plans. Coral Canyon - Tract 33444 (PSN
07145). At a minimum, the applicant shall construct a 10-foot
wide Multi -Purpose Trail from the crossing to the easterly
property line abutting Tract 31249 to match the proposed
Multi -Purpose Trail on the south side, provide painted
crosswalk striping and signing, flashing beacon and other
improvements as required by the City Engineer.
d) , Signing and striping modification to "Off -Site Street/Grading
Plans". Coral Canyon - Tract 33444 (PSN 07145) for a left
turn deceleration lane on Avenue 58 into the Site Development
Permit site of length and design per Engineering Bulletin #06-
13 and as approved by the City Engineer.
e) Positive left turn out restrictors on Avenue 58 from the Site
Development Permit as approved by the City Engineer.
The applicant shall extend improvements beyond the Site Development Permit
boundaries to ensure they safely integrate with existing improvements (e.g.,
grading; traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
B. PRIVATE STREETS
1) Construct Private Site Development Permit site plan streets with 32-
foot wide travelable width with parking on one side of the street and
provided there is adequate parking for park service workers and
visitors and the applicant establishes provisions for ongoing
enforcement of the parking restrictions. Additionally, private Site
Development Permit streets shall be 28-foot travelable width with
on -street parking prohibited, and provided there is adequate off-
street parking for park service workers and visitors, and the applicant
establishes provisions for ongoing enforcement of the parking
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PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
restriction. The form and appropriate document for said provision
shall be reviewed by the Engineering and Planning Departments and
approved by the Planning Department prior to issuance of precise
grading permits.
C. PRIVATE CUL DE SACS
11 If used shall be constructed with 38-foot curb radius or greater at the
bulb.
18. The proposed gated entry near Avenue 58 shall provide for a full turn -around
outlet for non -accepted vehicles when the facility is closed.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a
scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain
entry into the development can safely make a full turn -around (minimum radius to
be 24 feet) out onto the main street from the gated entry. Pursuant to said
condition, there shall be a minimum of twenty five feet width provided at the
turn -around opening provided.
The travel lanes shall be a minimum of 20 feet of total paved roadway surface or
as approved by the Fire Department.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks,
bus turnouts, dedicated turn lanes and other features shown on the approved
construction plans, may require additional street widths as may be determined by
the City Engineer.
19. As the applicant proposes the use of a Sta-Lok Road with aluminum edging which
is unproven in the City of La Quinta, the applicant is conditioned to provide for
the perpetual maintenance of all Private Streets within the Site Development
Permit. Additionally the applicant shall not place the Sta-Lok Road System within
any portions of the public right of way and shall submit the pavement section or
type for approval to the City Engineer prior to any on -site grading. The applicant
shall prove compatibility of the Road System with existing soils condition that has
high sulfate and chloride content (Hot Soils).
20. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include recent
(less than six months old at the time of construction) aggregate gradation test
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PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11. 2007
results confirming that design gradations can be achieved in current production.
The applicant shall not schedule construction operations until mix designs are
approved.
21. General access points and turning movements of traffic are limited to the
following:
A. Avenue 58
1) Right turn movements in and out and left turn movements in are
permitted. Left turn movements out are prohibited.
22. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
PARKING LOTS and ACCESS POINTS
23. As Preliminary Precise Grading Plans or Preliminary Hydrology Report have not
been provided and/or approved for this Site Development Permit, the parking lot
or any access points may be required as approved the City Engineer after said
approval of this Site Development Permit.
24. The design of parking facilities shall conform to LQMC Chapter 9.150 and in
particular the following:
A. The parking stall and aisle widths and the double hairpin stripe parking stall
design.
B. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
C. Building access points shall be shown on the Precise Grading Plans to
better evaluate ADA accessibility issues.
D. Accessibility routes to the public street shall be shown on the Precise
Grading Plan.
E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a
minimum of 17 feet in length with a 2-foot overhang for standard parking
stalls and-18 feet with a 2-foot overhang for handicapped parking stall or
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PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
as approved by the City Engineer. One van accessible handicapped parking
stall is required per 8 handicapped parking stalls.
F. Drive aisles behind perpendicular parking stalls shall be a minimum of 26
feet as per LQMC Chapter 9.150 for the proposed parking stall layout.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes, ADA accessibility route to public streets and other features
shown on the approved construction plans, may require additional street widths
and other improvements as may be determined by the City Engineer.
25. As the applicant proposes the use of a Sta-Lok Road system for parking spaces
with aluminum edging which is unproven in the City of La Quinta, the applicant is
conditioned to provide for the perpetual maintenance of all Private Streets and
parking areas within the Site Development Permit. Additionally the applicant shall
not place the Sta-Lok Road System within any portions of the public right of way
and shall submit the pavement section or type for approval to the City Engineer
prior to any on -site grading. The applicant shall prove compatibility of the Road
System with existing soils condition that has high sulfate and chloride content
(Hot Soils).
26. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include recent
(less than six months old at the time of construction) aggregate gradation test
results confirming that design gradations can be achieved in current production.
The applicant shall not schedule construction operations until mix designs are
approved.
27. Improvements shall include appurtenances such as traffic control signs, markings
and other devices, raised medians if required, street name signs and sidewalks.
28. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
IMPROVEMENT PLANS
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PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
As used throughout these Conditions of Approval, professional titles such as "engineer,"
"surveyor," and "architect," refer to persons currently certified or licensed to practice
their respective professions in the State of California.
29. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of LQMC Section 13.24.040 (Improvement Plans).
30. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. A separate set of plans for each line
item specified below shall be prepared. The plans shall utilize the minimum scale
specified, unless otherwise authorized by the City Engineer in writing. Plans may
be prepared at a larger scale if additional detail or plan clarity is desired. Note,
the applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
A.
On -Site Rough Grading Plan
1"
= 40'
Horizontal
B.
PM10 Plan
1"
= 40'
Horizontal
C.
SWPPP
1"
=. 40'
Horizontal
NOTE: A through C to be submitted concurrently.
D. On -Site Commercial Precise Grading Plan 1 " = 20' Horizontal
E.
Off -Site Street/Signing & Striping Plans
1 "
40' Horizontal
F.
Striping/Storm Drain Plan 1 "
= 40'
Horizontal, 1 " = 4' Vertical
On -Site Street /Signing & The Off -Site street improvement plans shall have
separate .plan sheet(s) (drawn at 20 scale) that show the meandering
sidewalk, mounding, and berming design in the combined parkway and
landscape setback area.
NOTE: D through F to be submitted concurrently.
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
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PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
All Off -Site Street Plans and Signing & Striping Plans shall show all existing
improvements for a distance of at least 200-feet beyond the project limits, or a
distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall &
Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of
cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print of
the building floor plan identifying every building egress and notes the 2001
California Building Code accessibility requirements associated with each door.
The assessment must comply with submittal requirements of the Building &
Safety Department. A copy of the reviewed assessment shall be submitted to the
Engineering Department in conjunction with the Site Development Plan when it is
submitted for plan checking.
In addition to the normal set of improvement plans, an "On -Site Commercial
Precise Grading" plan is required to be submitted for approval by the Building
Official, Planning Director and the City Engineer.
"On -Site Commercial Precise Grading" plans shall normally include all on -site
surface improvements including but not necessarily limited to finish grades for
curbs & gutters, building floor elevations, parking lot improvements and ADA
requirements.
31. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed on the "Plans, Notes and Design
Guidance" section of the Public Works Department at the City website (www.la-
quinta.org). Please navigate to the Public Works Department home page and look
for the Standard Drawings hyperlink.
32. The applicant shall furnish a complete set of the mylars of all approved
improvement plans on a storage media acceptable to the City Engineer.
33. Upon completion of construction, and prior to final acceptance of the
improvements by the City, the applicant shall furnish the City with reproducible
record drawings of all improvement plans which were approved by the City. Each
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PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11. 2007
sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed"
and shall be stamped and signed by the engineer or surveyor certifying to the
accuracy and completeness of the drawings. The applicant shall have all
approved mylars previously submitted to the City, revised to reflect the as -built
conditions. The applicant,shall employ or retain the Engineer Of Record during the
construction phase of the project so that the EOR. can make site visits in support
of preparing As Built drawings. However, if subsequent approved revisions have
been approved by the City Engineer and reflect said "As -Built' conditions, the
Engineer Of Record may submit a letter attesting to said fact to the City Engineer
in lieu of mylar submittal.
GRADING
34. As Preliminary Precise Grading Plans and Preliminary Hydrology Report have not
been provided and/or approved for this Site Development Permit, the applicant
may have to construct additional improvements as approved by the City Engineer.
35. The applicant shall comply with the provisions of LQMC Section 13.24.050
(Grading Improvements)•
36. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
37. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter
6.16, (Fugitive Dust Control), and
D. A Best Management Practices report prepared in accordance with LQMC
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit
and Storm Management and Discharge Controls).
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by an
engineering geologist:
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PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
A statement shall appear on the Rough Grading that a soils report has been
prepared in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
38. The applicant shall maintain all open graded (disturbed as part of Phase 1
construction) undeveloped land in order to prevent wind and/or water erosion of
such land. All open graded (disturbed as part of. Phase 1 construction)
undeveloped land shall either be planted with interim landscaping, or stabilized
with such other erosion control measures, as were approved in the Fugitive Dust
Control Plan.
39. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the requirements of LQMC Section 9.60.240(F)
except as otherwise modified by this condition requirement. The maximum slope
shall not exceed 3:1 anywhere in the landscape setback area, except for the
backslope (i.e. the slope at the back of the landscape lot) which shall not exceed
2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet
adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is
within six feet (6') of the curb, otherwise the maximum slope within the right of
way shall not exceed 3:1 . All unpaved parkway areas adjacent to the curb shall
be depressed one and one-half inches (1.5") in the first eighteen inches (18")
behind the curb.
40. Prior to any site grading or re -grading that will raise or ,lower any portion of the
site by more than plus or minus five tenths of a foot (0.5') from the elevations
shown on the approved Site development permit, the applicant shall submit the
proposed grading changes to the City Staff for a substantial conformance finding
review.
41. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor with applicable compaction tests and over excavation documentation.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if any.
Such pad certification shall also list the relative compaction of the pad soil. The
data shall be organized by lot number, and listed cumulatively if submitted at
different times.
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PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
42. This development shall comply with LQMC Chapter 8.11 (Flood Hazard
Regulations). If any portion of any proposed building lot: in the development is or
may be located within a flood hazard area as identified on the City's Flood
Insurance Rate Maps, the development shall be graded to ensure that all floors
and exterior fill (at the foundation) are above the level of the project (100-year)
flood and building pads are compacted to 95% Proctor Density as required in Title
44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of
building permits.for lots which are so located, the applicant shall furnish elevation
certifications, as required by FEMA, that the above conditions have been met.
DRAINAGE
43. As Preliminary Precise Grading Plans and Preliminary Hydrology Report have not
been provided and/or approved for this Site Development Permit, the applicant
may have to construct additional improvements as approved by the City Engineer.
44. The applicant shall comply with the provisions of LQMC Section 13.24.120
(Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 —
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain
Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin
Design Requirements. Additionally, the applicant or his design professional shall
comply with the West Dike System, Dike No. 2 Storage Analysis prepared by
PACE Engineering as approved by CVWD. More specifically, stormwater falling on
site during the 100 year storm shall be retained within the development, unless
otherwise approved by the City Engineer. The design storm shall be either the 3
hour, 6 hour or 24 hour event producing the greatest total run off.
The applicant or his design professional shall incorporate unprotected slope
velocity flow of 5.0 fps in his design. Velocity flows higher than the 5.0 fps shall
be protected to 100-year storm flows.
45. Nuisance water shall be retained on site. Nuisance water shall be disposed of per
approved methods contained in Engineering' Bulletin No. 06-16 Hydrology
Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and
Engineering Bulletin No. 06-015 - Underground Retention Basin Design
Requirements.
46. In design of retention facilities, the maximum percolation rate shall be two inches
per hour. The percolation rate will be considered to be zero unless the applicant
provides site specific data indicating otherwise.
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PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
47. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on -site or
adjacent well sites granted or dedicated to the local water utility authority as a
requirement for development of this property.
48. No fence or wall shall be constructed around any retention basin unless approved
by the Planning Director and the City Engineer.
49. For on -site above ground common retention basins, retention depth shall be
according to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary
Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed
3:1 and shall be planted with maintenance free ground cover. Additionally,
retention basin widths shall be not less than 20 feet at the bottom of the basin.
50. Stormwater may not be retained in landscaped parkways or landscaped setback
lots. Only incidental storm water (precipitation which directly falls onto the
setback) will be permitted to be retained in the landscape setback areas. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7).
51. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
52. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
53. Storm drainage historically received from adjoining property and via the historical
drainage path as identified by all applicable hydrology reports as approved by
CVWD to include the West Dike System, Dike No. 2 Storage Analysis prepared
by PACE as approved by CVWD, shall either be received and retained or passed
through into the historic downstream drainage relief route. The pass through
drainage condition after development shall be equal to or less than pre
improvement conditions.
54. The Applicant is hereby notified that future site modifications may be necessary
including, but not limited to lot and street reconfiguration. Verification of the
proposed storm water retention system is subject to review and approval by the
City Engineer and the Coachella Valley Water District. If in the event, the
proposed retention capacity or pass through storm water flow is found to be
inadequate during final design, the Applicant shall revise what is currently
proposed in the preliminary hydrology study and make adjustments to the site
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PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
layout as needed to accommodate the increased retention/detention or pass
through capacity required to satisfy safety issues of the Public Works Department
and CVWD. Pursuant to the afore mentioned, the applicant may be required to
construct additional underground and aboveground drainage facilities to convey
on site and off site stormwater as well as stormwater from adjacent mountainous
terrain that historically flows onto and/or through the project site. Any proposed
channels that convey stormwater shall be lined to protect against erosion as
required by the Public Works Department and CVWD.
UTILITIES
55. The applicant shall comply with the provisions of LQMC Section 13.24.110
(Utilities).
56. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
57. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground. `
58. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply with
trench restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer. Additionally, any grease traps and the maintenance
thereof shall be located as to not conflict with access aisles/entrances.
CONSTRUCTION
59. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs.
P:\reports\2007\12-11-07\sdp 2007-896 pc coa.doc
PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
LANDSCAPE AND IRRIGATION
60. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping
Setbacks) & 13.24.140 (Landscaping Plans).
61. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
62. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
63. The applicant shall submit the landscape plans for approval by the Planning
Department and green sheet sign off by the Public Works Department. When plan
checking has been completed by the Planning Department, the applicant shall
obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the Planning Director. Where
City Engineer approval is not required, the applicant shall submit for a green sheet
approval by the Public Works Department.
Final landscape plans for on -site planting shall be approved by the Planning
Director prior to issuance of first building permit. Final plans shall include all
landscaping associated with this project.
NOTE: Plans are not approved for construction until signed by both the Planning
Director and/or the City Engineer.
64. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the Planning Director. Use of lawn areas shall be minimized with
no lawn, or spray irrigation, being placed within 18 inches of curbs along public.
streets.
65. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO "A Policy on Geometric Design of
Highways and Streets, 5th Edition" or latest, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street
right-of-way.
66. Replace Prosopis chilensis (Chilean Mesquite) trees with an alternate tree species
to be approved by the Planning Director.
P:\reports\2007\12-11-07\sdp 2007-896 pc coa.doc
PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
QUALITY ASSURANCE
67. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
68. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with which
to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
69. The applicant shall arrange for, and bear the cost of, all measurements, sampling
and testing procedures not included in the City's inspection program, but which
may be required by the City, as evidence that the construction materials and
methods employed comply with the plans, specifications and other applicable
regulations.
MAINTENANCE
70. The applicant shall comply with the provisions of LQMC Section 13.24.160
(Maintenance).
71. The applicant shall make provisions for the continuous and perpetual maintenance
of all private on -site improvements, perimeter landscaping, access drives, and
sidewalks.
FEES AND DEPOSITS
72. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees
and Deposits).. These fees include all deposits and fees required by the City for
plan checking and construction inspection. Deposits and fee amounts shall be
those in effect when the applicant makes application for plan check and permits.
73. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the
time of issuance of building permit(s).
PLANNING DEPARTME
74. This Site Development Permit is valid for two years, unless an extension is applied
for and granted by the Planning Commission pursuant to Section 9.200.080 of
the Zoning Code.
P:\reports\2007\12-11-07\sdp 2007-896 pc coa.doc
PLANNING COMMISSION RESOLUTION 2007-
SITE DEVELOPMENT PERMIT 2007-896
CONDITIONS OF APPROVAL- RECOMMENDED
COACHELLA VALLEY RECREATION AND PARKS DISTRICT
DECEMBER 11, 2007
75. The entry sign proposed on Avenue 58 is not a part of the Site Development
Permit approval. A sign permit for the entry sign shall be submitted to and
approved by the Planning Director.
76. Exterior structure mounted wall lighting shall be down -shining with shielded
fixtures to the satisfaction of the Planning Department.
77. Parking lot and other pole lighting shall be down -shining. If determined to be
needed by the Planning Director, lighting fixtures shall be shielded from
surrounding residential uses.
78. Development beyond the Phase 1 approval shall require an amended or new Site
Development Permit, as determined by the Planning Director.
P:\reports\2007\12-11-07\sdp 2007-896 pc coa.doc
ATTACHMENT 1
RESOLUTION NO.02/03-7
OF THE BOARD OF DIRECTORS OF THE COACHELLA VALLEY RECREATION
AND PARKS DISTRICT, CALIFORNIA, RECOMMENDING APPROVAL OF AN
INTERIM CONCEPT PLAN AND CERTIFICATION OF A MITIGATED NEGATIVE
DECLARATION/INITIAL STUDY FOR CORAL MOUNTAIN REGIONAL PARK, AN
APPLICATION BY THE BOARD OF DIRECTORS OF THE COACHELLA VALLEY
RECREATION AND PARKS DISTRICT TO CONSTRUCT FACILITIES FOR
CORAL MOUNTAIN REGIONAL PARKON 258 ACRES AT THE SOUTHEAST CORNER
OF JEFFERSON STREET AND AVENUE 58 IN THE CITY OF LA QUINTA. THE
PROJECT IS LOCATED IN THE WESTERN ONE-HALF OF SECTION 28 AND THE
NORTHWEST ONE -QUARTER OF SECTION 33, TOWNSHIP 6 EAST, RANGE 7 WEST
AND A PORTION OF THE NORTHWEST ONE -QUARTER OF THE NORTHWEST ONE -
QUARTER OF SECTION 33, TOWNSHIP 6 SOUTH, RANGE 7 EAST. PR ZONE, PARKS
AND RECREATION, AND MAKING FINDINGS IN SUPPORT THEREOF.
WHEREAS, the Coachella Valley Recreation and Parks District wishes to adopt the Coral Mountain
Regional Park Interim Concept Plan in compliance with the California Environmental Quality Act;
and
WHEREAS, an Interim Concept Plan Exhibit for a 258 acre public park in Sections 28 and 33 as
described above has been prepared; and
WHEREAS, the proposed park is consistent with the City of La Quinta PR (Parks and Recreation)
Zone and P (Park Facilities) General Plan land use designation; and
WHEREAS, the proposed park is considered a "project" pursuant to the terns of the California
Environmental Quality Act ("CEQA"), and a Mitigated Negative Declaration has been prepared for
this project and has been distributed for public review and comment in accordance with CEQA; and
WI ERESAS, notice of public hearing ofthe Coachella Valley Recreation and Parks District Board
of Directors meeting to consider the Interim Concept Plan for the Coral Mountain Regional Park has
occured;and
WHEREAS, notice ofapublic hearing of the Coachella Valley Recreation and Parks District Board
of Directors meeting to approve compliance with the California Environmental Quality Act was
given in accordance with applicable law; and
WHEREAS, on December 11, 2002, a public hearing on State Clearinghouse document #2002
101154 relative to the Mitigated Negative Declaration/Environmental Assessment of Coral Mountain
Regional Park interim Concept Plan and review of the Interim Concept Plan was held by the
rwWw i"n 02-03-7
RESOLUTION NO.02/03-7
Coachella Valley Recreation and Parks District Board of Directors in accordance with applicable
law, and
WHEREAS, the Coachella Valley Recreation and Parks District Board of Directors has carefully
reviewed and considered all ofthe evidence presented in connection with the hearing on the project,
including but not limited to the staff report, all environmental data including the initial study, the
proposed Mitigated Negative Declaration and all written and oral testimony presented.
THE COACHELLA VALLEY RECREATION AND PARKS DISTRICT BOARD
OF DIRECTORS HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to CEQA, the Board of Directors finds as follows:
The final Mitigated Negative Declaration has been completed in compliance with CEQA, the
State CEQA Guidelines, and the District's CEQA procedures contained in the District's
CEQA Guidelines. Potential environmental impacts from the project include biological
resource impacts, hydrology, and archeological resource impacts. The Board of Directors has
independently reviewed and considered the information contained in the Initial
Study/Mitigated Negative Declaration and finds that it adequately discusses the significant
environmental effects of the proposed project, and that, on the basis of the Initial
Study/Mitigated Negative Declaration and comments received during the public review
process, there is no substantial evidence that there will be any significant adverse
environmental effects as a result of the approval of this Initial Study/Mitigated Negative
Declaration. The Board of Directors further finds that the Initial Study/Mitigated Negative
Declaration reflects its independent judgment.
Section 2:
A mitigation monitoring program has been adopted pursuant to Public Resources Code
Section 21081.6 in order to assure compliance with the above referenced mitigation measures
during Project implementation. This mitigation monitoring program is included in the Final
Mitigated Negative Declaration/Environmental Assessment Document.
Section 3:
Pursuant to the powers of the Coachella Valley Recreation and Parks District Board of
Directors it finds that:
a. Upon review of the Interim Concept Plan it is determined that the design concept
achieves objectives of the District in serving the residents of the Coachella Valley.
b. The Interim Concept Plan provides an acceptable base to offer guidance to the District
Staff as they pursue development of the final master plan.
raoluaon 07 03.7 2
RESOLUTION NO.02/03-7
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Board of
Directors hereby certifies the Mitigated Negative Declaration as represented in State
Clearinghouse document #2002 101154 and approve the Coral Mountain Regional Park
Concept Plan.
PASSED, APPROVED AND ADOPTED this 11" day of December 2002 by the following vote:
AYES: Duran, Garza, Gilbert and Underwood
NOES: None
ABSENT: Jensen
ABSTAIN: None
Coachella Valley Recreation And Parks District
Francisco Duran, P&sident of the Board
I hereby certify that the Board of Directors of the Coachella Valley Recreation and Park District
adopted the foregoing Resolution No. 02/03-7 at a regular meeting held on December 11, 2002.
D is Granados, Secretary to the Board
re Iuliou 02-03.7
COACHELLA;
VALLEY :
RECREATION AND
PARK DISTRICT
INITIAL STUDY/ENVIRONMENTAL
ASSESSMENT, MITIGATED NEGATIVE
DECLARATION
CORAL MOUNTAIN
REGIONAL PARK
THE KEITH COMPANIES
73-733 FRED WARING DRIVE
PALM DESERT, CALIFORNIA 92260-2590
(760) 346-9844
OCTOBER, 2002
CONTACT: DAVID DAWSON, AICP, PRINCIPAL PLANNER
The Keith Companies
December 5, 2002
TO: Coachella Valley Recreation and Parks District Board of Directors
FROM: David Dawson, Principal Planner, The Keith Companies
SUBJECT: CORAL MOUNTAIN REGIONAL PARK ENVIRONMENTAL
ASSESSMENT
Attached are the following documents:
1. Statement of Mitigated Negative Declaration with CVR&PD signature line
per CEQA standards.
2. Comments Received within Clearinghouse review period including the
statement from the State Clearinghouse dated December 4, 2002,
Document Details Report.
3. Response to comments
4. Mitigation Monitoring Program
5. Comments received after review period.
a. Coachella Valley Water District
6. Response to comments received after review period.
7. The Environmental Assessment/Mitigated Negative Declaration
Palm DesertDivision
73-733 Fred Waring Drive
suite 100
Pahn Desert
Calitomia 92260-2590
T. 760.346.9844
F: 760.346.9368
w Akeithco.com
MITIGATED NEGATIVE DECLARATION
Initial Study/ Mitigated Negative. Declaration No.1.02-01
Lead Agency:
Coachella Valley Recreation and Parks District
Address:
Indio Community Center
45-871 Clinton Street
Indio, CA 92201
Landowner:
Federal Bureau of Reclamation
Address:
Attn: Andrea Campbell
7301 Calle Ague Salada
Yuma, AZ 85364
Telephone:
(928) 343-8237
Project Name:
Coral Mountain Regional Park .
Project Location:
Southeast comer of the intersection of Jefferson
Street and Avenue 58.
Project Description:.
The proposed project is a 258 acre public park.
Reasons For Determination.
An Initial Study/ Mitigated Negative Declaration•(IS/ MND No. 02-01) was
prepared pursuant to the State of California Environmental Quality Act
guidelines. A determination was made at a duly noticed public hearing by the
Board of Directors on December 11, 2002 that the proposed project will not have
a significant effect on the environment when mitigated as -proposed.
Signed: Date:
Kevin Kalman
Recreation Manager.
0:k1073741073703\docs\memos%02-12.04 Mitigated Negative Dedaradon.doc
Comments Received'
During Review Period
-FROM OPR (FED) 12. 4' 02 16:07/ST. 16: 06/NO. 4862620352-P 3
STATE OF C.ALIFORNIA *_
Governor's Office of Planning and Research
Gray Davis State Clearinghouse
Governor Tal Finney
Interim Director
Decernber 4, 2002
David Dawson
Coachella Valley Recreation and Park District
45-871 Clinton St. Indio Community Center
Indio, CA 92260-2590
Subject: Coral Mountain Regional Park
SCH#: 20MI01154
Dear David -Dawson:
- The State Clearinghouse submitted the above named Negative Declaration to selected state agencies for
review. The review period closed on December 2, 2002, and no state agencies submitted comments by that
} date. This letter acknowledges that you have compiled with the State Clearinghouse review requirements
for draft environmental documents, pursuant to the California Environmental Quality Act.
Please call the State Clearinghouse at (916) 445-0613 if you have any questions regarding the
environmental review process. If you have a question about the above -named project, please refer to the
ten4git State clearinghouse number when contacting this office
Y I Sincerely,
a tTRto
Director, State Clearinghouse
1400TENTH STRF,L7 P.O. ROX 30M SACRAMENTO. CALIFORNIA 96512-3044
(916)445-0613 FAX(936)323.3018 www.opcco.gor
FROM OPR - MU) 12. 4' 02 16: 0'//81': 16:06/NO. 4862620352 P 4
Document Details Report
State Clesdnghouss Data Base
SCtkr 2002101154
PmfwtTide Coral Mountain Regional Park
Lead Agency Coachella Valley Recreation and Park District
Type Neg Negative Declaration
Descrlpdon The project applicant proposes tb construct -
1. A 2,500 square toot ranger stallon with Cahullla Indian Culture interpretive features
2. Approximately 2.5 mites of multi -purpose trails
3. Shaded picnic tables with grassy area near ranger station
4. Americans With Disabilities AM (ADA) compliant hiking trail (.85 mites)
6. Parking area, slaty parking spaces
6. Tre9 head signage
7. Exlenor interpretive displays and exhibits
S. Drinking fountains -
Lead Agency Contact
Name
David Dawson
Agency
Coachella Valley Recreation and Park DisMct
Phone
760-346.9844
small
Address
. 46-871 Clinlon St. Indio Community Center
City
indo
-Fair 760-346.9368
State CA Zip 92260-2590
Project Location
County i0veralde
City Le Quints
Region
Cross Streets Jeftembn St & 58th St.
Persist No.
TonmsN/p Range Section Base
Proximity to:
fghwilys
Ahpprfs
Railways
waterways
Sehoois
Land Use
Westeide Elementary Ave & Monroe _
OP;P, Park Land, Zoning: Special Purpose District, PR Parks and Recreation
Proprd Issues Aesthst)dVisusl; Agricultural Land; Alr, Quality; Afchaeoiogie•Hlstoric; Drainage/Absorption; Flood
Plain/Flooding; Geologic/Seismic; Minerals; Noise; PopulationfHousing Balance; Public Services;
Recreation/Parks; Schools/Unlvereaka; Sewer Capacity; Vegetation; Trafilc/Clrcuiallon; Water Quality;
Waller Supply: Wildlife
Reviewing Resources Agency; Department of Conservation; Department of Fish and Game, Region 6; Office of
Agencies Htstork Preservation; Department of Perks and Recreation; California Kghway Patrol; Calming,
Dlstrioi 8; State Water Resources Control Board. Division of Water Ouality:.Regional Water Quality
Control Board, Region 7; Native American Heritage Commission; Public Utilities Commission; State
Lands Commission
Data Received 10/31/2002
Start of Review 10131/2002 End of Review 12/02/2002
Note: Blanks in data fields result from insufficient information provided by lead agency.
Response to Comments
Response to Comments
State of California, Governor's Office of Planning and Research, State Clearinghouse,
December 3, 2002.
Response: The response received contains no substantive environmental issues. It
documents compliance with Clearinghouse review requirements and note that no
comments have been received regarding the draft environmental documents. Therefore a
response is not necessary.
a
1
i
Mitigation Monitoring Program
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Comments Received
After Review Period
Dw-04-02 04:50pa
From -WATER DISTRICT/COACHELLA VALLEY +7603003T11 T-008 P.DZ/02 F-424
ESTABLISHED IN 191E AS A PUBLIC AGENCY
COACHELLA VALLEY WATER DISTRICT
POST OFFICE Box lose- COACHELLA, CALIFORNIA 92236 •TELEPHONE (TB013BB•201
DIRECTORS -
jOMl W.►NEADDEN. PRESIDENT
T0.� CDDEKAS KMAARA VIM PRESIDENT.
PATRICIA A. LARSON December 4, 2002
PETER NELSON
David Dawson, Principal Planner
The Keith Companies
73-733 Fred Waring Drive
Palm Desert, California 92260
Dear Mr. Dawson:
OF14C RS
IHOM'E. LEW. GP44AL MANAGERZINEF ENGINEER
ANUA PtRNANREr. SECRETARY
STEVEN B. flOGAGER
REDWINE ASSISTANT
PMRPJLE,ATTOORNEYYS
File: 0163.2
060728-1
060733-2
Subject: Comments for Initial Study/Environntantal Assessment,
Mitigated Negative Declaration for Coral Mountain Regions) Park
We reviewed the above -mentioned project and request for comments dated November I -
:oment No 1 Portions of the project are located on lands withdrawn by the Bureau of Reclamation to build a
federal irrigation system.. The lands adjacent to the property may be used for groundwater recharge
in the near future.
Comment No 2 Tbc environmental checklist items •.VHI f) and g) pertaining to development within flood hazard micas -
am marked'No Impact.
Portions of the project may affect the district's Dike Nos. 2 and 4. These dikes provide regional
`bmment No 3 flood control for the area and any disturbance of land within the rights -of -way -requires detailed
district review and approval.
The project site is located on the upstream side of the district's dukes. This area is subject to regional
zomment No 4 flooding. The environmental study should determine the flood risk and provide mitigation to
minimize flood risk. `
We have no further commems at this time.
If you have any questions please call Dan Charlton, stormwater engineer, extension 316.
Yours truly,
� rrv" ura.Tv .
General Manager -Chief Engineer
cc: Coachella Valley Recreation and Park District
Indio Community Center
45-871 Clinton Street
Indio, California 92201
TRUE CONSERVATION
DC:j1\mg\Rw\dec\dawsan USE WATER WISELY
Response to
Comments Received
After Review Period
The Keith Companies
December 5, 2002
s Coachella Valley Water District
Dan Charlton, Stormwater Engineer
P.O. Box 1058
n Coachella, CA 92236
SUBJECT: RESPONSE TO CVWD LETTER DATED 12/4/02 STATING
CONCERNS WITH SCH # 2002101154, A MITIGATED NEGATIVE
s DECLARATION FOR THE PROPOSED CORAL MOUNTAIN
REGIONAL PARK.
Dear Mr. Charlton:
Thank you for your input on the subject Mitigated Negative Declaration.
Lj�
In response to Comment No.1: The Keith Companies (TKC) is the Coachella
} Valley Water District's consultant for the District's Groundwater Recharge
Project. The Keith Companies is closely coordinating both projects and there is
f _ no conflict between the subject park and the District Groundwater Recharge
i Project, (to the south of the park), _at this time.
In response to Comment No. 2: The referenced checklist items, Vlll (f) and (g)
are marked "No Impact" because as to VIII (f), no housing is being constructed
and therefor no housing will be within any flood boundary. As to VIII (g) the
hydrology report and site plan indicate that no buildings will impede or redirect
# flood flows. In view of these facts a "No Impact" response is appropriate. An
t.. eighteen (18) inch berm is recommended around the ranger station (2,500
f square feet) for purposes of protecting the building during significant (100 year)
flooding which will have no impact beyond the immediate vicinity of the building.
The hydrology report shows existing conditions of the land to which no changes
are proposed. The flooding depth is demonstrated in the report in relation to the
existing conditions and the proposed park facilities. The report indicates that
there will be no significant changes to surface water flows during the flood
events. Palm DesertDivision
73-733 Fred Waring Drive
Suite 100
Palm Desert
California 92260-2590
T: 760.346,9944
F: 760.346.9368
www.keithco.com
In response to Comment No. 3: At this point in time no structures associated
with the subject park are within the dikes' right of way. It is the intent of the
Coachella Valley Recreation and Parks District to .have all plans that may impact
the dikes reviewed by CVWD to ensure that there is no impact on existing. flood
control facilities. .
In response to Comment No. 4: Approximately 25% of the park is on the
upstream, (west), side of the dike but this area contains no structures and no
physical change to site topography by design. The minimal park structures that
are proposed are on the protected side (east) of Dike No. 2 and this constitutes
mitigation in response to concerns regarding regional flooding. Additionally, it
should be noted that the City of La Quinta has designated this area for park use
(PR, Parks and Recreation) in the General Plan having considered flooding
issues.
If you have any,further questions please call me at 346-9844.
Sincerely,
David Dawson, AICP
Principal Planner
Mitigated Negative Declaration
Coachella Valley Recreation and Park District
Environmental Checklist Form
1.
Project title:
Coral Mountain Regional Park
2.
Lead agency name and address:
Coachella Valley Recreation and Park District (CVR&PD)
Indio Community Center
45-871 Clinton Street
Indio, CA 92201
3.
Contact person and phone number:
David Dawson, AICP, Principal Planner, The Keith Companies, (760) 346-9844
4.
Project location:
From a regional perspective the Coral Mountain Regional Park is located in the Coachella Valley
within the southern boundary of the incorporated City of La Quinta, southeast of Lake Cahuilla
County Park. The main portion of the approximately 248 acre park is between 58t, Ave. and 601"
Ave. in the western one-half of Section 28 and the northwest one -quarter of Section 33,
Township 6 East, Range 7 West. A small portion of the park, below 6e Ave., is described as a
portion of the NW '/, of the NW '/. of Section 33, Township 6 South, Range 7 East.
5.
Project sponsor's name and address:
Coachella Valley Recreation and Park District
Indio Community Center
45-871 Clinton Street
Indio, CA 92201
6.
General plan designation: P, Park Facilities
7.
Zoning: Special Purpose District,
PR, Parks and Recreation
8.
Description of project: (Describe the whole action involved, including but not limited to later
phases of the project, and any secondary, support, or off -site features necessary for its
implementation. Attach additional sheets if necessary.)
The project applicant proposes to construct:
1) A 2,500 square foot ranger station with Cahuilla Indian culture interpretive features
2 Approximately 2.5 miles of multi purpose trails.
mvchnk.wpd•12/30/98
-1-
3) Shaded picnic tables with grassy area near ranger station
4) Americans with Disabilities Act (ADA) compliant hl7ring trail, (.85 miles).
5) Parking am, sixty (60) pig spaces
6) Trail head signage
7) Exterior interpretive displays and exhibits
8) Drinking fountains
This environmental assessment is designed to show general scope of the proposed park
improvements and demonstrate compliance with CEQA. This environmental assessment
evaluates environmental impacts associated with the development of the Interim Concept Plan
which would in part be facilitated by State of California grant funding. The final park plan will be
very similar to this presentation and any changes will be addressed via addendum to this
assessment per CEQA protocols.
Surrounding land uses and setting: Briefly describe the project's surroundings:
The project is positioned between 580' Ave. and the PGA West Country Club to the north and the
proposed Travertine Golf Course and Country Club to the south. To the east is vacant City of La
Quints land and County of Riverside land currently designated for residential development.
Along the western perimeter of the park is the extension of Jefferso .Street. The southern area of
the park completely surrounds a portion of the Travertine property (APN: 766-11.0-002) but this
area will not be part of the park. The easement for the continuation of Jefferson Street separates a
1270 foot border with undeveloped Bureau o anaoP.+ Pnt tan ( 100-0031 in
ffia-soilffiwest corner of the park. Residential uses occur to the west of Jefferson. A Coachella
Valley Water District levee winds across the park area going roughly from the southeast comer to
the northwest corner of the park property.
10. Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.)
Park improvements will be processed through the City of La Quints Site Development Review
Process.
The Federal Bureau of Reclamation (BOR) is contributing grant funds to the park project via
Title 28 federal funding.
The State Department of Parks and Recreation Office of Grants and Local Services is
contributing Proposition 12 per capita grant money and non -motorized trail grant money.
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics I I Agriculture Resources I I Air Quality I
Biological Resources I I Cultural Resources I I Geology /Soils
�.. rn bnk.wpd-12/30/98 -2-.
Mineral Resources
Noise
Population / Housing
Public Services
Recreation
Transportatimaraffic
Utilities / Service Systems
Mandatory Findings of Significance
DETERMINATION: (To be completed by the Lead Agency)
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and
a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because revisions in the project have been made
X
by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will
be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or "potentially
significant unless mitigated" impact on the environment, but at least one effect 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has
been addressed by mitigation measures based on the earlier analysis as described on attached
sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or
NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project, nothing further is required.
EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except' o Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each
=wbnkwpd-12/30/98
-3-
EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each
question. A "No Impact" answer is adequately supported if the referenced information sources
show that the impact simply does not apply to projects like the one involved (e.g., the project falls
outside a fault rupture zone). A "No hnpact" answer should be explained where it is based on .
project -specific factors as well as general standards (e.g., the project will not expose sensitive
receptors to pollutants, based on a project -specific screening analysis).
2) All answers must take account of the whole action involved, including off -site as well as on -site,
cumulative as well as project -level, indirect as well as direct, and construction as well as
operational impacts.
3) Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentially significant, less than significant
with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is
substantial evidence that an effect may be significant. If there are one or more "Potentially
Significant Impact" entries when the determination is made, an EIR is required.
4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact"
to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level (mitigation measures from
Section XVII, "Earlier Analyses," may be cross-referenced).
5) Earlier analyses maybe used where, pursuant to the tiering, program EIR, or other CEQA process,
an effect has been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were
within the scope of and adequately analyzed in an earlier document pursuant to applicable
legal standards, and state whether such effects were addressed by mitigation measures
based on the earlier analysis.
c) Mitigation Measures. For effects that are"Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures which were incorporated or refined from
the earlier document and -the extent to which they address site -specific conditions for the
prC`ieCL
6) Lead agencies are encouraged to incorporate into the checklist references to information sources
for potential impacts (e.g., general plans, zoning ordinances): Reference to a previously prepared
or outside document should, where appropriate, include a reference to the page or pages where the
statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion. .
g). This is only a suggested form, and lead agencies are free to use different formats; however, lead
amb=kwpd-12/3ws 4- -
agencies should normally address the questions from this checklist that are relevant to a projects
environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance
Issues:
Potentially
Less Than
Less Thu
No
Significant
Significant with
Sig ilticaut
impact
impact
Mitigation
Impart
Incorporation
I. AESTHETICS — Would the project:
a) Have a substantial adverse effect on a scenic
vista? (General Plan Exhibit 3.6)
X
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within a state.
X
scenic highway? (General Plan, Site
topography)
c) Substantially degrade the existing visual
character or quality of the site and its
X
surroundings? (project description)
d) Create a new source of substantial light or
glare which would adversely affect day or
nighttime. views in the area? (project
X
description, Zoning Ordinance, Night Sky
Lighting Ord.)
H. AGRICULTURE RESOURCES: In
determining whether impacts to agricultural
resources are significant environmental effects,
lead agencies may refer to the California
Agricultural Land Evaluation and Site
Assessment Model (1997) prepared by the
California Dept. of Conservation as an optional
model to use in assessing impacts on agriculture _
and farmland Would the project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared. pursuant to the
X
Farmland Mapping and Monitoring Program of
the California Resources Agency, to non -
a 'cultural use? General Plan EIR p. III-2117.
WvetxekwN-12/30/99
-5-
a
Potentia0y
Less Than
Less Than
No
Significant
Significant with
Signfcant
Impact
Impart
Mitigation
Impact
Incorporation
b) Conflict with existing zoning for agricultural
X
use, or a Williamson Act contract? (Zoning Map
and County of Riverside Planning staff,
Kathleen Brown, Senior Planner.)
c) Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of farmland, to
X
non-agricultural use? (Area is not farmland,
residential development is occurring in the
surrounding area)
III. AIR QUALITY — Where available, the
significance criteria established by the applicable
air quality management or air pollution control
district may be relied upon to make the following
determinations. Would the project
a) Conflict with or obstruct implementation of the
X
applicable air quality plan? SCAQMD CEQA
Handbook)
b) Violate any stationary source air quality
X
standard or contribute to an existing or projected
air quality violation? (SCAQMD CEQA
Handbook, 2002 PM 10 Plan)
c) Result in a net increase of any criteria pollutant
for which the project region is non -attainment
under an applicable federal or state ambient air
quality standard (including releasing emissions
X
which exceed quantitative thresholds for ozone
precursors)? (2002 PM 10 Plan for the
Coachella Valley and SCAQMD CEQA
Handbook)
d) Expose sensitive receptors to substantial
X
pollutant concentrations? ,(Project description)
e) Create objectionable odors affecting a
X
substantial number of people? (Project
description)
IV. BIOLOGICAL RESOURCES - Would the
project:
a) Have a substantial adverse effect, either
directly or through habitat modifications, on any
envcheek.wpd-1250198 -6-
Potentially
Less Than
Less Than
No
Significant
Significant with
Significant
Impact
Impact
Mitigation
Impact
Incorporation
species identified as a candidate, sensitive, or
special status species in local or regional plans,
x
policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and
Wildlife Service? (General Biological
Assessment, Coral Mountain Party VHBC Inca
September 2002)
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional plans,
policies, regulations or by the California
X
Departiumt of Fish and Game or US Fish and
Wildlife Service? (General Biological
Assessment, Coral Mountain Park, VHBC Inc.
September 2002)
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of
the Clean Water Act (including, but not limited
to, marsh, veinal pool, coastal, etc.) through
X
direct removal, filling, hydrological intmWtion,
or other meaus? (General Biological
Assessment, Coral Mountain Park, VHBC Inc.
September 2002)
d) Interfere substantially with the movement of
any native resident or migratory fish or wildlife
species or with established native resident or
X
migratory wildlife corridors, or impede the use of
native wildlife nursery sites? (General Biological
Assessment, Coral Mountain Park, VHBC Inc.
September 2002) .
e) Conflict with any local policies or ordmances
X
protecting biological resources, such as a tree
preservation policy or ordinance? (General
Biological Assessment, Coral Mountain Park,
VHBC Inc. September 2002)
f) Conflict with the provisions of an adopted
-
Habitat Conservation Plan, Nawtal Community
Conservation plan, or other approved local,
X
regional; or state habitat conservation plan?
(General Biological Assessment, Coral
Mountain Park, VHBC Inc. September 2002)
V. CULTURAL RESOURCES — Would the
project
mvchecLwp&l2/30M
-7-
Potentially
Less Than
Less Than
No
Significant
Significant with
Significant
Impact
Impact
Mitigation .
Impact
Incorporation
a) Cause a substantial adverse change in the
significance of a historical resource which is
either listed or eligible for listing on the National
Register of Historic Places, the California
X
Register of Historic Resources, or a local register
of historic resources? ("Phase I Cultural
Resources Assessment..." Keith Co.,
September 2002)
b) Cause a substantial adverse change in the
significance of a unique archeological resource
(i.e., an artifact, object, or site about which it can
X
be clearly demonstrated that, without merely
adding to the current body of knowledge, there is
a high probability that it contains information
needed to answer important scientific research
questions, has a special and particular quality
such as being the oldest or best available example
of its type, or is directly associated with a
scientifically recognized important prehistoric or
historic event or person) ("Phase I Cultural
Resources Assessment.." Keith Co. ,
September 2002)
c) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature? (Muster Environmental
7{
Assessment, Exhibit 5.9, "Phase I Cultural
Resources Assessment..." Keith Co.,
September 2002, project description)
d) Dishab.any human remains, including those
interred outside of formal cemeteries? ("Phase I
Cultural Resources Assessment..." Keith Co.,
X
September 2002)
VL GEOLOGY AND SOILS — Would the
project:
a) Expose people or structures to potential
substantial adverse effects, including the risk of
loss, injury, or death involving: .
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist Pnolo
Earthquake Fault Zoning Map. issued by the State
Geologist for the area or based on other
substantial evidence of a known fault? Refer to
Division of Mires and Geology Special
X
a=hwkwpd-12Id M
M
c
Potentially
Less Than
Less Than
No
Significant
Significant with
Significant
Impact
Impact
Mitigation
Impact
Incorporation
Publication 42. (Master Environmental .
Assessment, Exhibit 62,'No active faults are
known to occur through the planning area.)
ii) Strong seismic ground shaking? (Master
Environmental Assessment, p. 99 63.4, The
San Andreas Fault, the San Jacinto Fault, and
X
the Elsinore fault could affect the region.
iii) Seismic-reiated ground failure, including
liquefaction? (General Plan Exhibit 8.2, Most
X
of the proposed park is underlain by granite
bedrock, some areas have liquefaction
potential with seismic activity.)
iv) Landslides? (General Plan Exhibit 83, the
proposed park area has the potential to
X
experience seismically induced rockfalls.)
b) Result in substantial soil erosion or the loss of
topsoil? (General Plan Exhibit 8.4)
X
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in on -
or off -site landslide, lateral spreading,
X "
subsidence, liquefaction or collapse? (Master
Environmental Assessment, Exhibit 62 and
General Plan Exhibit 8.2)
d) Be located on expansive soil, as defined in
Table 18-1-B of the UniformBuilding Code
(1994), creating substantial risks to life or
X
property? (Master Environmental Assessment,
Exhibit 6.2 and General Plan Exhibit 8.2)
e) Have soils incapable of adequately supporting
the use of septic tanks or alternative waste water
disposal systems where sewers are not available
for the disposal of waste water? (Master
X
Environmental Assessment, Exhibit 62 and
General Plan Exhibit 82)
VIL. E[AZsRDS AND HAZARDOUS
MATERIALS 0 Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials? (Project
X
description, General Plan MEA, p. 96 if)
emcheck vpd-1713M8
-9-
I
Potentially
Less Than
Less Than
No
Significant
Significant with
Significant
Impact
Impact
Mitigation
Impact
Incorporation
-
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous materials into the
X
environment? (Project description, General
Plan MIA, p. 96 ff)
c) Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or
waste within one -quarter mile of an existing or
X
proposed school? (Project description, General
Plan MEA, p. 96 ff)
d) Be located on a site which is included on a list
of hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a
X
result, would it create a significant hazard to the
public or the environment? (Project description,
General Plan MEA, p. 96 ff)
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project result in a safety hazard
X
for people residing or working in the project
area? (Project description, General Plan MEA,
p. 96 ff)
f) For a project within the vicinity of a private
airstrip, would the project result in a safety
hazard for people residing or working in the
X
project area? (Project description, General
Plan MEA, p. 96 fl) '
g) Impair implementation of or physically
interfere with an adopted emergency response
plan or emergency evacuation plan? (Project
X
description, General Plan MEA, p. % fn
h) Expose people or structures to a significant
risk of loss, injury or death involving wildland
fires, including where wildlands are adjacent to
urbanized areas or where residences are
X
intermixed with wildlands? (Project description,
General Plan MEA, p. 96 fl)
Vill. HYDROLOGY AND WATER QUALITY
— Would the project:
mvcheck.wpd-1260/98 -10-
Potentially
Less Than
Less Than
No
Significant
Significant with
Significant_
Impact
Impact
Mitigation
Impact
Incorporation
a) Violate any water quality standards or waste
discharge requirements? (Project description,
X
CV WD)
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater
table level (e.g., the production rate of pre-
existing nearby wells would drop to a level
X
which would not support existing land uses or
planned uses for which pemrits have been
granted)? (Project description)
c) Substantially alter the existing drainage patter
of the site or area, including through the
alteration of the course of a stream or river, in a
manner which would result in substantial erosion
X
or siltation on- or off -site? (Project description,
hydrology report)
d) Substantially alter the existing drainage patter
of the site or area, including through the
alteration of the course of a stream or river, or
substantially increase the rate or amount of
X
surface nmoff in a manner which would result in
flooding on- or off -site? (Project description,
hydrology report)
e) Create or contribute runoff water which would
exceed the capacity of existing or planned
stomrwater drainage systems of provide
X
substantial additional sources of polluted runofYl
(Project description, hydrology report)
f) Place housing within a 100-year flood hazard
area as mapped on a federal Flood Hazard
Boundary or Flood Insurance Rate Map or other
flood hazard delineation map? (Project
X
description, Master Environmental
Assessment Exhibit 6.6, hydrology report)
g) Place within a 100-year flood hazard area
structures which would impede or redirect flood
flows? (Project description, Master
X
Environmental Assessment Exhibit 6.6,
hydrology report)
IX. LAND USE AND PLANNING - Would the
envch=LWPd-12/30/98 Al-
Potentially
Less Than
Less Than
No
Significant
Sigalficantwith
Significant
impact
Impart
Mitigation
impact
Incorporation
project:
a) Physically divide an established community?
(Project description)
X
b) Conflict with any applicable land use plan,
policy, or regulation of an agency with
jurisdiction over the project (including, but not
limited to the general Plan, specific Plan, local
X
coastal program or zoning ordinance) adopted
for the purpose of avoiding or mitigating an
environmental effect? (General Plan p. 18 ff)
c) Conflict with any applicable habitat
X
conservation plan or natural community
conservation plan? (Master Environmental
Assessment, p. 74 ff)
X. MINERAL RESOURCES -- Would the
project:
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state? (Master
X
Environmental Assessment, p. 71 ff.)
b) Result in the loss of availability of a locally -
important mineral resource recovery site
delineated on a local general plan, specific plan
X
or other land use plan? (Master Environmental
Assessment p. 71 ff)
Xi. NOISE Would the project result in:
a) Exposure of persons to or generation of noise
levels in excess of standards established in the
local general plan or noise ordinance, or
X
applicable standards of other agencies? (General
Plan, p. 95, project description)
b) Exposure of persons to or generation of
X
excessive ground borne vibration or ground borne
noise levels? (Project description, park
construction — no ground borne vibration)
c) A substantial temporary or periodic increase in
X
ambient noise levels in the project vicinity above
levels existing without the project? (General
Plan EM p. 111-144 ff)
ei=hm1twpd-12/30/98 -12-
Potentially
Less Than
Less Than
No
Significant
Significant with
Significant
Impact
Impact
Mitigation
Impact
Incorporation
d) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
X
airport, would the project expose people residing
or working in the project area to excessive noise
levels? (General Plan land use map)
e) For a project within the vicinity of a private
airstrip, would the project expose people residing
or working in the project area to excessive noise
X
levels? (General Plan land use map)
XII. POPULATION AND HOUSING — Would
the project:
a) Induce substantial population growth in an
area, either directly (for example, by proposing
new homes and businesses) or indirectly (for
example, through extension of roads or other
infrastructure)? (General Plan, p. 8 ff.)
X
b) Displace substantial numbers of existing
X
housing, necessitating the construction of
replacement housing elsewhere? (project
description)
c) Displace substantial numbers of people,
X
necessitating the construction of replacement
housing elsewhere? (project description)
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered governmental facilities,
need for new or physically altered governmental
facilities, the construction of which could cause
significant environmental impacts, in order to
maintain acceptable service ratios, response times
or other performance objectives for any of the
public services:
Fire protection? (General Plan Master
X
Environmental Assessment, p. 57)
Police protection? (General Plan
Master Environmental Assessment, p.
X
57)
mvcheckwpd-12/30/98
-13-
Potentially
Less Than
Less Than
No
Significant
significaut with
Significant
Impact
Impact
mitiptiall
impact
Incorporation
Schools? (General Plan Master
X
Environmental Assessment, p. 52 fl)
Parks? (General Plan; Recreation and
X
Parks Master Plan)
Other public facilities? (General Plan
Master Environmental Assessment, p.
46 ff.)
XIV. RECREATION —
a) Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial
physical deterioration of the facility would occur
or be accelerated? (project description)
b) Does the project include recreational facilities
or require the construction or expansion of
recreational facilities which might have an
adverse physical effect on the environment?
(project description)
X
XV. TRANSPORTATTON/TRAFFic — Would
the -project:
a) Cause an increase in traffic which is substantial
in relation to the existing traffic load and capacity
of the street system (i.e., result in a substantial
increase in either the number of vehicle trips, the
volume to capacity ratio on roads, or congestion
at intersections)? (General Plan EIR p. M-29
b) Exceed, either individually or cumulatively, a
level of service standard established by the
county congestion management agency for
X
designated roads or highways? (General Plan
EIR p. M-29 ff.)
c) Result in a change in air traffic patterns,
including either an increase in traffic levels or a
change in location that results in substantial
X
safety risks? (No air traffic involved in project)
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
X
MvchedLWpd-12/3QM
-14-
Potentially
Less Than
Less Than
No
Significant
Significant with
Significaat
Impact
Impact
Mitigation
Impact
Incorporation
equipment)? (Site road design)
e) Result in inadequate emergency access? (Site
road design, consultation with County Fire
X
Department)
f) Result in inadequate parking capacity?
(Parking lot design, 60 spaces)
X
g) Conflict with adopted policies, plans, or
programs supporting alternative transportation
X
(e.g., bus turnouts, bicycle racks)? (project
description)
XVI. UTILITIES AND SERVICE SYSTEMS 0
Would the project:
a) Exceed wastewater treatment requirements of
the applicable Regional Water Quality Control
Board? (General Plan Master Environmental
X
Assessment, p. 59 ff.)
b) Require or result in the construction of new
water of wastewater treatment facilities or
expansion of existing facilities, the construction
of which could cause significant environmental
effects? (General Plan Master Environmental
Assessment, p. 59 ff)
X
c) Require or result in the construction of new
storm water drainage facilities or expansion of
existing facilities, the construction of which could
X
cause significant environmental effects?
(General Plan Master Environmental
Assessment, p. 59 ff)
d) Have sufficient water supplies available to
serve the project from existing entitlements and
resources, or are new or expanded entitlements
X
needed? (General Plan Master Environmental
Assessment, p. 59 fl)
e) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
projects projected demand in addition to the
X
providers existing commitments? (General Plan
Master Environmental Assessment, p. 59 ff)
Be served by a landfill with sufficient
mvebecicwpd-12/30/98 -15-
Potentially
Less Than
Less Than
No
Significant
Significant with
Significant
Impact
Impact
Mitigation
Impact
Incorporation
permitted capacity to accommodate the projects
solid waste disposal needs? (General Plan
X
Master Environmental Assessment, p. 59 ff)
g) Comply with federal, state, and local statutes
-and regulations related to solid waste? (General
X
Plan Master Environmental Assessment, p. 59
m
XVII. MANDATORY FINDINGS OF
SIGNIFICANCE —
a) Does the project have the potential to degrade
the quality of the environment, substantially
reduce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a plan
or animal community, reduce the number or
restrict the range of a rare or endangered plant or
X
animal or eliminate important examples of the
major periods of California history or prehistory?
(General Biological Assessment, Coral
Mountain Park, VHBC Inc. September 2002,
"A Phase I Cultural Resources Inventory for
the Coral Mountain Regional Park)
b) Does the project have the potential to achieve
short-term, to the disadvantage of long term,
X
environmental goals? (City of La Quinta
General Plan Map, land use designation as P,
Park Facilities, General Plan Master
Environmental Assessment, Table 4.2 Park
Acreage Needed at General Plan Buildout)
c) Does the project have impacts that are
individually limited, but cumulatively
X
considerable? ("Cumulatively
considerable" means that the incremental effects
of a project are considerable when viewed in
connection with the effects of past projects, the
effects of other current projects, and the effects of
probable future projects)? (City of La Quints
General Plan Map, land use designation as P,
Park Facilities, General Plan Master
Environmental Assessment, Table 4.2 Park
Acreage Needed at General Plan Buildout)
d) Does the project have environmental effects
which will cause substantial adverse effects on
X
human beings, either directly or indirect
envch=k.wpd-1250198 -16-
SCAQMD significance threshold of 150 pounds per day. This PM10 emission factor can be
reduced by 34 percent through twice daily watering.
Conclusions
Based upon the SCAQMD criteria, the proposed project will clearly not have a significant impact
during short-term construction activities or over the long -tens operation of the facility. Project -
related short-term and long -tern emissions represent only a fraction of the levels required to be
considered potentially significant from an air quality perspective.
b)
The minimal construction associated with the proposed project will generate no stationary source
air quality violations.
c) & d)
The project has the potential to generate dust during the construction period. To mitigate this
potential, compliance with the 2002 PM 10 plan for the Coachella Valley will be required and
therefore integrated into the conditions of approval. Before any earth is moved a PM 10
Management Plan will be required. In addition, the potential impacts associated with PM 10 can be
mitigated by the measures below.
1. Construction equipment shall be properly maintained and serviced to minimize exhaust
emissions.
2. Existing power sources should be utilized where feasible via temporary power poles to
avoid on -site power generation.
3. Cut and fill quantities shall be balanced on site.
4. Any portion of the site to be graded shall be pre -watered to a depth of three (3) feet prior
to the onset of grading activities.
5. Watering of the site or other soil stabilization method shall be employed on an ongoing
basis after the initiation of any grading activity on the site. Portions of the site that are
actively being graded shall be watered regularly to ensure that a crust is formed on the
ground surface, and shall be watered at the end of each work day.
6. SCAQMD Rule 403 shall be adhered to, insuring the cleanup of construction related dirt
on approach routes to the site.
7.. All grading activities shall be suspended during first and second stage ozone episodes or
when winds exceed 25 miles per hour.
By incorporating these mitigating conditions and implementing the Coachella Valley PMIO Plan
2002 the impacts to air quality during the construction of the project will not be significant.
The construction of a 2,500 square foot interpretive center, a picnic area and trails will not
generate any objectionable odors.
e hwk.wpd-12130196 -20-
IV. a-f)
A biological resource analysis was prepared for the proposed project.] While there are habitat
types for several species of concern in the area the project site has been degraded by off road
f ' ` vehicle use and illegal dumping. The biologist has determined that the species of codcem are not
expected to occur on the site. Impacts to biological resources will not be significant
The Biology special study indicated that the proposed development of Coral Mountain Regional
Park is not expected to result in significant impacts to any rare, threatened or endangered species.
The Coachella Valley Recreation and Parks District has deter ined that the maintenance of the
biological resources within the project site is an important objective of the park In view of this the
District will implement the following preventative mitigation measures intended to maintain the
biological habitat of the site.
The recommended mitigating conditions (County of Riversidetbiology consultant) are as follows:
1. The perimeter fencing at Coral Mountain Regional Park will be fenced using
split -rail fencing which will allow wildlife access across the site.
2. Waste containers should be distributed throughout the park site to collect litter
and prevent the mass distribution of debris on site.
3. The parking lot should be cleaned frequently to eliminate the presence of any oil
covered debris or soil. '
4. Human access to areas away from the defined trail should be discouraged unless
accompanied by a park ranger or guide to prevent damage to the surrounding
area.
5. The discharge of firearms should not be allowed at any time on the Coral
Mountain Regional Park site.
As a result of a meeting with the Fish and Game Department and the Fish and Wildlife Service
where biological resources of the site were discussed, additional measures have been included as
follows:
1. All dogs shall be kept on a leash and facilities for waste disposal shall be
provided.
2. Non-native plants such as oleander and fountain grass shall not be allowed on
the site.
V. A Phase I cultural resources survey was completed for the proposed project.2 The survey
identified three (3) sites. The first two (2) sites were discovered during this survey. The fast site is
a prehistoric site and contains sherd scatter, the second site is comprised of sherd scatter and
lithics. The third site was an existing recorded site and consisted of sherd scatter, lithics and
petroglyphs. The Phase I study made recommendations for mitigation measures which include the
following:
1 "General Biological Assessment, Coral Mountain Regional Park ", prepared by VHBC, Inc. October, 2002.
1 "A Phase I Cultural Resources Inventory for the Coral Mountain Regional Park" prepared by the Keith
Companies, September 2002.
0Mh=k.wpd-12/30198
-21-
1. A Phase II testing program per Sec. 106, federal (NEPA/BOR) protocols for the historic
and prehistoric sites identified on the project shall be prepared prior to grubbing and
grading in any designated sensitive areas. The Phase II testing program should minimally
include: :
a) Postholes or other suitable spatial test methods
b) Controlled band -excavated one -meter square units to adequately sample
the site contents.
c) A mapped surface collection.
d) Detailed unit soils profiles from both on and off site.
e) Limited floral and faunal analyses.
f) Limited radiocarbon analysis
g) Limited ceramic analysis
h) Limited lithic analysis
i) Complete rock art analysis and recordation
D A detailed technical report documenting the entire effort. The report
must include undertaking specifications for the work being
accomplished, a research design, methods, results and conclusory
statements specifically oriented at determining the sites eligibility status
pursuant to the State CEQA guidelines. The report should conclude
with management considerations that: consider several alternative forms
of preservation mitigation, regardless of whether final land use plans
are available at the time the report is being drafted.
Should the Phase 11 Testing Program identify significant cultural sites that require mitigation, one
or a combination of the following mitigation measures will be applied (resulting mitigation will
reduce impacts to a level of insignificance as a result of avoidance, preservation and curation):
• avoidance,
• preservation and interpretation
• data recovery per standard practice in the field.
2. An archaeologist shall be present on and off site during all grubbing and earth moving
activities. The archaeologist shall be required to submit to the Coachella Valley
Recreation and Parks District and the City of La Quints for review and approval, a written
report on all activities on the site.
Additionally, it should be noted that Coral Mountain Regional Park will have a ranger on staff
during daytime hours and that the park administrative goals include preserving and preparing for
public exhibit significant archeological artifacts.
Vl. a) i), ii) & iii)
The site is not located in an Alquist-Priolo Study Zone. This property and the entire area will be
subject to significant ground movement in the event of a major earthquake. Structures on the site
will be required to meet the City and the State standards for construction which include Uniform
Building Code requirements for seismic events and soil type.
Vl. a) iv)
Due to the large granite outcropping which occupies a large portion of the proposed park there is
the potential to experience seismically induced rockfalls. The buildings and parking area will be
a hwkwpd-12/30/98 -22-
positioned an appropriate distance from the granite outcrop (460' elevation) to avoid the
consequences ofrockfall.
VI. b)
The site is not located in a blowsand hazard area, and will therefore not be subject to significant
soil erosion from the wind. The site is subject to flooding erosion and the applicant will be
required to secure approval from the Coachella Valley Water District for all flood control plans on
the site. These plans will be required to include control of soil erosion.
VI. c)-e)
The project proposes minimal construction with a 2,500 square foot interpretive center being the
largest structure. The Uniform Building Code will require a site specific soils study prior to
issuance of building pemrits. Consultation with Brett Anderson, Principal Engineer with Sladden
PJ Engineering indicates that soil in the area can be built upon with standard engineering
modifications to compensate for expansive soils.
VH. a)-h)
The minimal construction involved in the creation of the park will not expose residents or park
users to hazards. The site is not located within an airport land use plan or wildfire area. All
emergency responses will be in accordance with the City of La Quints and the County of Riverside
adopted emergency response plans. All trails and activity areas will be signed noting safety issues.
The removal of any potentially hazardous debris will be done per the State of California hazardous
materials handling standards.
VIII. a)-b)
The project will utilize water provided by CV WD pipeline. The proposed project will meet the
requirements of the City of La Quints's water conserving landscape ordinance. This will reduce
impacts to a less than significant level.
c)-g)
Please reference Technical Appendices, Hydrologic and Hydraulic Analyses for Coral Mountain
Project, prepared by Tettemer and Associates, a Division of the Keith Companies, October 2002.
IX. a)-c)
The project site is currently vacant but will become a regional park as provided for in the La
Quinta General Plan and zoning ordinance.
X. a)-b)
The project will be outside of any mineral resource zone boundary. In view of this there will be no
impact on mineral resources.
XI. a)
The area in which the park is proposed is not located in a high noise area. The park will generate
m;n;mal noise and the impacts from noise are not expected to be significant
X1. c)
There will be some noise during construction of the project. To mitigate the construction noise the
following mitigation measures shall be implemented.
1. All internal combustion engines operating within 500 feet of any occupied residential unit
shall be fitted with properly operating mufflers and air intake silencers.
mw b=k.wpd-t2/30/9R -23-
2. Construction activities shall be limited to the hour: prescribed in the La Quints, Municipal
Code.
3. All stationary construction equipment such as generators or compressors shall be located
as faraway from existing homes as possible.
XII. a)-c)
The site is currently vacant and the construction of a park with limited amenities will not generate
impacts to population or housing.
)MI. a)
The creation of the Coral Mountain Regional Park will have a less than significant impact on
public services. The City of La Quinta has contracted with the County of Riverside for police and
fire services. Performance objectives for all public services will have a less than significant impact
with the construction of the park as discussed in the General Plan MEA.
MV. a)-b)
The park will be a beneficial addition to the recreational resources of the area.
XV. a) & b)
The construction of the park will result in 129 average daily trips. The proposed project is easily
within the constraints of the General Plan EIR traffic study. The impacts associated with traffic are
not expected to be significant.
XV. c)-g)
The proposed park will not impact air traffic patterns. The design of the park has no hazardous
design features. There will be sixty (60) parking spaces which, subsequent to discussions with City
of La Quinta Planning Staff and review of the Zoning Ordinance, will be more than enough.
Emergency access issues have been reviewed with the County Fire Department and are appropriate
in the current design configuration. Alternative transportation in the form of trails and the inclusion
of bicycle racks are in accordance with General Plan policies.
XVI. Utilities are available at the project site. The CVR&PD will pay connection and service fees for
each of the utilities. The fees will eliminate potential impacts associated with utilities at the site.
XVII. a)-c)
No. This conclusion is based upon a review of responses to questions I-XVI above. Therefor,
there is no potential for a significant effect on the environment, nor a disadvantage to long term
goals. The proposed project does not establish cumulatively considerable impacts based on the
responses to I-XVI above. Therefore, there is no potential for a significant impact on the
environment.
d)
No. This conclusion is based upon a review of responses to questions I-XVI above. Therefor, there
is no potential for a significant effect on the environment. Please reference the answer to question
VI, a) iv which states that "The buildings and parking area will be positioned an appropriate
distance from the granite outcrop (460' elevation) to avoid the consequences of rockfall."
ea bmk.mpd-1280/98 -24-
CORAL MC
REGIONAL
COACHELLA VALLEY RECREATION
& PARK DISTRICT
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COACHELLA VALLEY RECREATION
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PLANNING COMMISSION
STAFF REPORT
DATE: DECEMBER 11, 2007
CASE NO.: CONDITIONAL USE PERMIT 2007-110
APPLICANT: CODY MURPHY, LLC
PROPERTY OWNER: CODY MURPHY, LLC
REQUEST: CONSIDERATION OF A CONDITIONAL USE PERMIT FOR
THE ON -SITE OVERNIGHT STORAGE OF A BLOOD
COLLECTION VEHICLE FOR THE BLOOD BANK OF SAN
BERNARDINO AND RIVERSIDE COUNTIES
LOCATION: 79-215 CORPORATE CENTRE DRIVE; SOUTHEAST
CORNER OF CORPORATE CENTRE DRIVE AND
COMMERCE COURT (CORPORATE CENTRE
PROFESSIONAL PLAZA)
ENVIRONMENTAL
CONSIDERATION: THE PLANNING DEPARTMENT HAS DETERMINED THAT
THIS PROJECT IS CATEGORICALLY EXEMPT FROM THE
PROVISIONS OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA) PURSUANT TO SECTION 15301
CLASS 1 (EXISTING FACILITIES)
GENERAL PLAN
DESIGNATION: CP (COMMERCIAL PARK)
ZONING: CP (COMMERCIAL PARK)
SURROUNDING
LAND USES:
NORTH: CORPORATE CENTRE DR; J&S PAUL PROFESSIONAL PLAZA
SOUTH: WORLD GYM; THE PAVILION
EAST: DOCTOR'S OFFICE; VACANT, UN -ENTITLED LAND
WEST: COMMERCE COURT; LA QUINTA POST OFFICE
BACKGROUND:
The Blood Bank of San Bernardino and Riverside Counties is looking to establish a
branch in the Coachella Valley, and has chosen the Corporate Centre Professional
Plaza at 79-215 Corporate Centre Drive as a permanent location (Attachment 1).
The Corporate Centre Professional Plaza, which is part of the La Quinta Corporate
Center Specific Plan, received Site Development Permit approval on September 9,
2003 (SDP 2003-780). The site consists of two commercial office buildings
located on two parcels at the southeast corner of Corporate Centre Drive and
Commerce Court (Attachment 2). Building One, which the Blood Bank is proposing
to fully occupy, is approximately 8,050 square feet. Building Two, which is
currently occupied by a doctor's office, is approximately 5,880 square feet.
An integral part of the operation of the Blood Bank are itstwomobile collection
vehicles, which are off -site during the daytime and are proposed to be stored on -
site in the evening. One vehicle is the size of a large van, and the other vehicle is
34-feet long and 12-feet in height, similar to a large recreation vehicle. As required
by La Quinta Municipal Code Section 9.100.120 Outdoor Storage and Display, any
uncovered equipment and/or materials storage area, including vehicle storage,
requires a conditional use permit.
REQUEST:
The applicant is requesting a conditional use permit to allow the overnight on -site
storage of one of the two aforementioned mobile collection vehicles. The request
only applies to the RV -type vehicle, as the storage of the smaller vehicle is
permitted by LQMC Section 12.32.120 Commercial Vehicles Exempted from
Section 12.32.110, and is able to fit in one standard parking stall.
The applicant is proposing to store the larger RV -type vehicle overnight in the
parking area located on the east side of the building (Attachment 3). The vehicle
would leave the site at 8:00 a.m. and return at 8:00 p.m. The vehicle will not be
on -site during normal business hours.
Currently, there are nine (9) standard -size covered parking 'spaces in the parking
area on the east side of the building. The parking of the vehicle will take up five (5)
parking spaces. As a result of the blood collection vehicle being taller than a
standard passenger vehicle, the applicant is proposing to raise the existing carport
from approximately eight (8) feet in height to fourteen (14) feet.
ANALYSIS:
Staff believes that the Blood Bank of San Bernardino and Riverside Counties,
particularly the overnight storage of the RV -type blood collection vehicle, will be
able to operate within the Corporate Centre Professional Plaza, with minimal impacts
to the existing surrounding uses. There would be little or no impact on the daytime
operations of the Blood Bank as the vehicle is proposed to be off -site during the
day, and thus all parking spaces would remain available for use during normal
business hours. It is imperative that the vehicle be off -site during times when the
Blood Bank is open, as the parking of the vehicle during normal business hours
would affect the LQMC-required number of parking spaces available for the
business to operate.
The proposed parking location of the vehicle provides relatively secluded space on
the side of the building allowing the vehicle to be reasonably screened from public
view, thereby providing a safer place to store the vehicle (Attachment 4). LQMC
Section 9.100.120 and Section 12.32.1 10 , require additional screening for
commercial vehicles. Staff believes that the existing landscaping along Corporate
Centre Drive, which has matured considerably since installation, is sufficient and
should minimize any visual impact, and provide consistency with the Municipal
Code (Attachment 5).
With regards to the existing carport, there are two options available. One option,
proposed by the applicant, is to leave the carport at the current location, and raise.
the structure to 14 feet in height to accommodate the large collection vehicle. The
second option is to relocate the structure to the parking areas on the north side of
the building along Corporate Centre Drive.
Staff believes that although the first option is not aesthetically pleasing, and
relatively incompatible to the site architecture and existing carport on the other side
of the drive aisle, it provides the least visibility from public view, thereby resulting
in less of an aesthetic impact. The second option would result in more of a
negative visual impact as the carport would be situated at the front of the building,
and along a public street in a location typically discouraged by staff. Additionally,
staff has also received feedback from an adjacent property owner regarding his
concern that it would be a negative visual impact to relocate the carport along
Corporate Centre Drive.
Staff believes that the aesthetic impact of the first option is negligible enough to
permit the parking of the collection vehicle. Although staff recommends the first
option, with a condition of approval that would require the applicant to restore the
carport to the original height of eight (8) feet if the storage of the large collection
vehicle is no longer necessary, it is suggested that the Planning Commission
discuss the two carport options.
Public Notice
This request was published in The Desert Sun newspaper on November 30, 2007,
and mailed to all affected property owners and occupants within 500 feet of the
site as required by Section 9.200.110 of the La Quinta Municipal Code. Staff has
received one verbal comment, as mentioned in the analysis above, pertaining to
possible negative visual impact of the proposal from an adjacent property owner.
Public Agency Review
This request was sent to all applicable City departments and affected public
agencies on November 20, 2007. All written comments received are on file and
available for review with the Planning Department. All applicable comments have.
been incorporated in the recommended Conditions of Approval.
FINDINGS:
Findings to approve this request per Section 9.210.020.F of the City of La Quinta
Zoning Code can be made and are contained in the attached Resolution.
RECOMMENDATION:
Adopt Planning Commission Resolution 2007-_, approving Conditional Use
Permit 2007-110, su ject to the attached Findings and Conditions of Approval.
P red by:
Associate Planner
Attachments:
1 . Vicinity Map
2. Corporate Centre Professional Plaza Site Plan
3. Proposed Blood Collection Vehicle Parking Location
4. Proposed Blood Collection Vehicle Rendering
5. Existing Site Photographs
6. Operational Letter from Blood Bank of San Bernardino & Riverside Counties
PLANNING COMMISSION RESOLUTION 2007-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, ALLOWING THE ON -
SITE OVERNIGHT STORAGE OF A BLOOD COLLECTION
VEHICLE FOR THE BLOOD BANK OF SAN BERNARDINO
AND RIVERSIDE COUNTIES AT 79-215 CORPORATE
CENTRE DRIVE
CASE NO.: CONDITIONAL USE PERMIT 2007-110
APPLICANT: CODY MURPHY, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 1 1 `" day of December, 2007, hold a duly noticed Public Hearing to consider
the request by Cody Murphy, LLC for a Conditional Use Permit to allow the overnight
on -site storage of a blood collection vehicle located within the Corporate Centre
Professional Plaza at 79-215 Corporate Centre Drive, at the southeast corner of
Corporate Centre Drive and Commerce Court and more particularly described as,
APN: 600-390-017
WHEREAS, said Conditional Use Permit application has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-63), in that the Planning Department has
determined that the proposed Conditional Use Permit is exempt from CEQA review
under Guidelines Section 15301 Class 1 (Existing Facilities); and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, the Planning
Commission did make the following mandatory findings to justify approval of said
Conditional Use Permit:
1. The proposed use is consistent with the land use designation of Commercial
Park. The City's General Plan Policies relating to Commercial Park encourage a
wide range of commercial opportunities and support services.
2. The proposed use is consistent with the provisions of the La Quinta Zoning
Code. Use of the space for overnight storage of a commercial vehicle will have
minimal impacts on the surrounding professional offices, and will conform to the
development standards applicable to the use.
3. Processing of this Conditional Use Permit for the proposed use is in compliance
with the provisions of the California Environmental Quality Act. The La Quinta
Planning Department has determined that the request is exempt from CEQA
under Guideline Section 15301 Class 1 (Existing Facilities). As a result, no
environmental, review is required.
Planning Commission Resolution 2007-
Conditional Use Permit 2007-110
Cody Murphy, LLC
December 11, 2007
4. Approval of this proposed use will not be a detriment to the public health,
safety and general welfare, nor shall it be injurious or incompatible with other
properties or uses in the vicinity.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the Findings of the Planning
Commission in this case.
2. That it does hereby approve Conditional Use Permit 2007-1 10 for the reasons
set forth in this Resolution, and subject to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this the 11`h day of December, 2007 by the
following vote, to wit:
F-'VA *1
I�161*3
ABSTAIN:
ED ALDERSON, Chairman
City of La Quinta California
ATTEST:
LES JOHNSON, Planning Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
CONDITIONAL USE PERMIT 2007-110
CODY MURPHY, LLC
DECEMBER 11, 2007
GENERAL
1. The applicant agrees to indemnify, defend and hold harmless the City of La
Quinta, its agents, officers, and employees from any claim, action, or
proceeding to attack, set aside, void, or annul the approval of this
Conditional Use Permit. The City of La Quinta shall have the right to select
its defense counsel at its sole discretion.
The City of La Quinta shall promptly notify the applicant of any claim, action,
or proceeding and shall cooperate fully in the defense.
2. The applicant shall comply with all applicable provisions of the La Quinta
Municipal Code (LQMC), including LQMC Chapter 9.210.020.
3. Any expansion or substantial modifications to the approved use may require
an amendment of this conditional use permit. Minor modifications to this
conditional use permit may be approved by the Planning Director, provided
notification of existing surrounding property owners may be required prior to
such approval.
4. Prior to issuance of any building permit by the City, the applicant shall obtain
any necessary permits and/or clearances from the following agencies:
• Fire Marshal
• Sheriff's Department
The applicant is responsible for all requirements of the permits and/or
clearances from the above -listed agencies. Contact the City of La Quinta
Building & Safety Department (760-777-7012) for more information.
PARKING/CIRCULATION
5. Roadways/traffic aisles to structures and activities in and around the
commercial buildings shall be maintained accessible to emergency vehicles at
all times.
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
CONDITIONAL USE PERMIT 2007-110
CODY MURPHY, LLC
DECEMBER 11, 2007
6. The large blood collection vehicle (34-foot long) shall not be on the property
between the hours of 8:00am and 8:00pm on any day that the Blood Bank is
open. The vehicle shall only be parked in the southern -most parking stalls on
the east side of the building, after normal business hours, and on days that
the Blood Bank is closed.
No on -street parking outside the Corporate Centre Professional Plaza parking
lot may be utilized for blood collection vehicle parking.
MISCELLANEOUS
7. The applicant shall design the raised carport such that the large collection
vehicle is completely contained within the length of the parking stalls. The
design of the raised carport is subject to Building & Safety Department
review.and approval.
8. The applicant shall restore the carport structure to the original approved
height (minimum 8'-2") if the conditional use ceases to exist.
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Brian Ward
First Vice President
Office & Industrial Properties
November 5, 2007
Planning Department
City of La Quinta
RE: Blood Bank of Riverside and San Bernardino Counties
Locating Operations at 79215 Corporate Centre Drive
Dear Planners:
ATTACHMENT #6
CBRE-- -- ---
CB RICHARD ELLIS
74-770 Highway 111, Suite 101
Indian Wells. CA 92210-7114
T 760 341 0620
F 760 341 8602
brian.ward@cbre.com
www.cbre.com
The Blood Bank of San Bernardino and Riverside Counties is currently in escrow to purchase
the above referenced office building. The Blood Bank of San Bernardino and Riverside
Counties looks forward to opening a new donor center in La Quinta to help boost the
Coachella Valley's participation in much needed blood donations. Pursuant to your request,
this letter is intended to outline the general operations of the Blood Bank's facility.
The Blood Bank of San Bernardino and Riverside Counties is the oldest blood.center in the
area, founded in 1951,,and has continuously served San Bernardino and Riverside counties
since then.
The Blood Bank of San Bernardino and Riverside Counties has a staff of 360, thousands of
volunteers and more than 400 people who donate blood at their centers each day. Including
Desert Regional Medical Center and San Gorgonio Memorial Hospital, they provide blood
components to 35 medical facilities throughout San Bernardino and Riverside counties.
The Blood Bank of San Bernardino and Riverside Counties is well known to people in the
Valley who donate at blood drives or see a Blood Bank of San Bernardino and Riverside
Counties blood bag at the bedside of a loved one - whether that bed is at Desert Regional
Medical Center or another local hospital, or at Loma Linda University Medical Center,
Redlands Community Hospital or "local" hospitals that are further away. Just this past year,
more than 8,200 people from Coachella Valley, High Desert and San Gorgonio Pass were
discharged from one of the hospitals and medical centers served by the Blood Bank of San
Bernardino and Riverside Counties, including some of the firefighters burned in the Esperanza
fire.
The 8,050 square foot single story building will operate as the administrative offices for the
Bank as well as a public donation station. The Bank facility will be approximately 75%
administrative offices and 25% donation station. Attached you will find`the intended floor plan
for the Bank.
There will be no medical treatments at the facility, just clerical staffing and volunteer blood
donations. The donated blood is stored in upright type refrigerators (similar to household
Blood Bank of Riverside and San Bernardino Counties
November 5, 2007
P.2
refrigerators) and transferred daily to Blood Bank of San Bernardino and Riverside Counties
main processing center in San Bernardino
The entire facility will employ approximately 20 staff members, with an average of 12
employees on site at any given time. They estimate 5 to 10 blood donors in the facility at any
given time. The planned operational hours will be between the hours 7:00 AM to 8:00 PM, 5
to 7 days per week.
The Bank will conduct prescheduled blood drives in the community with its two mobile
collection vehicles. These vehicles are out in the community during the day and park on site
only at night. For after hours parking, one vehicle will fit in a standard parking stall and the
other vehicle will be a 34 foot long RV -type donation vehicle.
The Blood Bank has spent considerable time and money in its effort to purchase this building.
Please confirm that the Bank will have no issues with usage so the Bank can finalize working
drawings, submit them for plan check, and get this facility open for the community.
Please call me at the above phone number to confirm after your meeting this morning.
Sincerely,
Bnaard
PH #D
PLANNING COMMISSION
STAFF REPORT
DATE: DECEMBER 11, 2007
CASE NO.: CONDITIONAL USE PERMIT 2007-107
APPLICANT: REVEREND MARK BYERS
EPISCOPAL CHURCH OF THE APOSTLES
PROPERTY OWNER: WES OLIPHANT
REQUEST: CONSIDERATION OF A CONDITIONAL USE PERMIT FOR
A CHURCH TO OCCUPY AN APPROXIMATELY 3,000
SQUARE FOOT TENANT SPACE WITHIN AN EXISTING
COMMERCIAL OFFICE BUILDING
LOCATION: 47-110 WASHINGTON STREET, SUITE 100;
SOUTHEAST CORNER OF WASHINGTON STREET AND
AVENUE 47 (LA QUINTA PROFESSIONAL PLAZA)
ENVIRONMENTAL
CONSIDERATION: THE PLANNING DEPARTMENT HAS DETERMINED THAT
THIS PROJECT IS CATEGORICALLY EXEMPT FROM THE
PROVISIONS OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA) PURSUANT TO SECTION
15303(C) CLASS 3 (CONVERSION OF SMALL
STRUCTURES)
GENERAL PLAN
DESIGNATION: CC (COMMUNITY COMMERCIAL)
ZONING: CC (COMMUNITY COMMERCIAL)
SURROUNDING
LAND USES:
NORTH: AVENUE 47; WASHINGTON PARK
SOUTH: VACANT, UN -ENTITLED LAND
EAST: CALEO BAY DR.; LAKE LA QUINTA
WEST: WASHINGTON ST.; ST. FRANCIS OF ASSISI CHURCH
BACKGROUND:
The Episcopal Church of the Apostles is currently located within a commercial
tenant space in the City of Indio, and is looking to relocate temporarily to the La
Quinta Professional Plaza while a permanent location is constructed. The La Quinta
Professional Plaza, which consists of six multi -tenant office buildings located at the
southeast corner of Washington Street and Avenue 47, received Parcel Map,
Specific Plan, and Site Development Permit approval from the City Council on April
17, 2001 (TR 29889, SP 2000-049, SDP 2001-691) (Attachment 1). The site is
currently partially -occupied with a restaurant, bank, and various administrative
offices as existing tenants. As required by La Quinta Municipal Code Section
9.80.040 Table of Permitted Uses, a church in a Community Commercial zone
requires a conditional use permit.
REQUEST:
The applicant is requesting a Conditional Use Permit to allow temporary operation
of the Episcopal Church of the Apostles within an approximately 3,000 square foot
tenant space on the ground floor of the easternmost building of the La Quinta
Professional Plaza (Attachment 2). The church anticipates a permanent facility will
be constructed within three to four years, and is therefore requesting the
Conditional Use Permit for the same amount of time. Only interior tenant
improvements are required for the church, and no alterations to the structure and
site are proposed.
The interior layout of the church would include approximately 2,200 square feet of
church -related uses and approximately 800 square feet of office -related uses
(Attachment 3). The church -related uses include a worship/assembly area that will
hold no more than 100 seats, a reception area, and multi -purpose use areas where
bible studies and various educational and social programs would take place. The
office -related uses include the church's administrative offices, a conference area,
and other ancillary spaces (restrooms, break room, storage areas).
The church is proposed to be utilized on a daily basis, with administrative uses and
small gatherings occurring on weekdays and weekend services occurring on
Sunday's. Typical weekday uses include the Vicar, administrative assistant, and a
small number of volunteers utilizing the office area during normal business hours.
Occasionally, family/individual gatherings, bible study groups, and other educational
programs may take. place during normal weekday daytime business hours, with no
more than twenty people in attendance. Evening use of the site is limited, with an
occasional social event or gathering taking place after normal weekday business
hours. Initially, weekly worship with no more than 100 people in attendance is
proposed to occur only on Sunday mornings at 9:00 a.m. As the church grows, a
second Sunday morning service may be added at 11:00 a.m. Additionally, the
church would hold a variety of weekday/weeknight activities and a small number of
special holiday services.
ANALYSIS!
Staff believes that the Episcopal Church of the Apostles will be able to operate
within the La Quinta Professional Plaza with minimal impacts on the other existing
surrounding uses. The proposed church is consistent with the land use designation
of Community Commercial for the proposed location, as well as the permitted land
uses stated in the approved Specific Plan for the La Quinta Professional Plaza.
The scheduling of church -related functions is anticipated to be complementary to
the existing surrounding uses as the most intensive uses of the site would take
place during periods when most of the other uses on the site are closed (Sunday
mornings, weeknights). The administrative uses of the church during normal
weekday business hours would be of similar intensity to the other existing uses,
which include real estate offices, a bank, and a restaurant, and is also consistent
with the Specific Plan. Some businesses, neighboring restaurants in particular,
could likely benefit from the increased number of visitors to the commercial plaza.
LQMC Section 9.150.060 Spaces Required by Use requires that churches, temples
and other places of assembly provide one parking space for every three seats within
the main auditorium and auxiliary classes/rooms, and general offices provide one
space for every 250 square feet of gross floor area:
Based on the parking requirements in LQMC Section 9.150.060 and the parking
analysis above, staff has determined that the existing parking spaces within the La
Quinta Professional Plaza can accommodate the proposed use. As a result of the
peak/off-peak relationship of operating hours between the church and the existing
businesses, and the, staff's expectation that the majority of church -related parking
will take place in the eastern -most parking area near the main entrance of the
church, an ample amount of parking spaces exist within the La Quinta Professional
Plaza to accommodate church parishioners, employees, and volunteers on any given
day of the week, while also leaving sufficient parking for the other neighboring
businesses.
Public Notice
This request was published in The Desert Sun newspaper on November 30, 2007,
and mailed to all affected property owners and occupants within 500 feet of the
proposed church site as required by Section 9.200.110 of the La Quinta Municipal
Code. No comments were received as of December 7, 2007:
Public Agency Review
This request was sent to all applicable City departments and affected public
agencies on October 29, 2007. All written comments received are on file and
available for review with the Planning Department. All applicable comments have
been incorporated in the recommended Conditions of Approval.
FINDINGS:
Findings to approve this request per Section 9.210.020.F of the City of La Quinta
Zoning Code can be made and are contained in the attached Resolution.
RECOMMENDATION:
Adopt Planning Co ission Resolution 2007- , approving Conditional Use
Permit 2007-107, s ject to the attached Findings and Conditions of Approval.
Pre red by:
JAY UU, Associate Planner
Attachments:
1. Vicinity Map
2. La Quinta Professional Plaza Site Plan
3. Church Interior Floor Plan
PLANNING COMMISSION RESOLUTION 2007-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, ALLOWING THE
OPERATION OF A CHURCH WITHIN AN EXISTING
COMMERCIAL SPACE AT 47-110 WASHINGTON STREET
CASE NO.: CONDITIONAL USE PERMIT 2007-107
APPLICANT: EPISCOPAL CHURCH OF THE APOSTLES
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 11 th day of December, 2007, hold a duly noticed Public Hearing to consider
the request by Reverend Mark Byers of the Episcopal Church of the Apostles for a
Conditional Use Permit to allow the operation of a church within a ±3,000 square -foot
commercial tenant space located within the La Quinta Professional Plaza at 47-110
Washington Street, at the southeast corner of Washington Street and Avenue 47 and
more particularly described as,
APN: 643-200-035
WHEREAS, said Conditional Use Permit application has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-63), in that the Planning Department has
determined that the proposed Conditional Use Permit is exempt from CEQA review
under Guidelines Section 15303(c) Class 3 (Conversion of Small Structures); and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, the Planning
Commission did make the following mandatory findings to justify approval of said
Conditional Use Permit:
1 . The proposed use is consistent with the land use designation of Community
Commercial. The City's General Plan Policies relating to Community Commercial
encourage a wide range of commercial opportunities and support services.
2. The proposed use is consistent with the provisions of the La Quinta Zoning
Code. Use of the space as a church and administrative offices will have similar
characteristics and impacts as professional offices and similar uses which are
permitted by right under the Community Commercial zoning district, and will
conform to the development standards applicable to the use.
3. Processing of this Conditional Use Permit for the proposed use is in compliance
with the provisions of the California Environmental Quality Act. The La Quinta
Planning Department has determined that the request is exempt from CEQA
under Guideline Section 15303(c) Class 3 (Conversion of Small Structures). As
a result, no environmental review is required.
Planning Commission Resolution 2007-
Conditional Use Permit 2007-107
Episcopal Church of the Apostles
December 11, 2007
4. Approval of this proposed use, subject to required Conditions of Approval, is
consistent with the surrounding uses and will not be a detriment to the
public health, safety and general welfare, nor shall it be injurious or
incompatible with other properties or uses in the vicinity. Use of the space
as a church with administrative offices will have similar characteristics and
impacts as the land use in which it is being located in. Hours and
procedures of operations are based on the seating available and parking
capacity of the facility and site.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the Findings of the Planning
Commission in this case.
2. That it does hereby approve Conditional Use Permit 2007-107 for the reasons
set forth in this Resolution, and subject to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this the 11`h day of December, 2007 by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ED ALDERSON, Chairman
City of La Quinta California
ATTEST:
LES JOHNSON, Planning Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
CONDITIONAL USE PERMIT 2007-107
EPISCOPAL CHURCH OF THE APOSTLES
DECEMBER 11, 2007
GFNFRAI
1 . The applicant agrees to indemnify, defend and hold harmless the City of La
Quinta, its agents, officers, and employees from any claim, action, or
proceeding to attack, set aside, void, or annul the approval of this
Conditional Use Permit. The City of La Quinta shall have the right to select
its defense counsel at its sole discretion.
The City of La Quinta shall promptly notify the applicant of any claim, action,
or proceeding and shall cooperate fully in the defense.
2. The applicant shall comply with all applicable provisions of the La Quinta
Municipal Code (LQMC), including LQMC Chapter 9.210.020.
3. This' Conditional Use Permit shall expire four years . after Planning
Commission approval, unless granted a time extension pursuant to the
requirements of La Quinta Municipal Code 9.200.080 ►Permit expiration and
time extensions►.
4. Any expansion of this use or substantial modifications to the approved floor
plan may require an amendment of this Conditional Use Permit. Minor
modifications to this Conditional Use Permit may be approved by the
Planning Director, provided notification of existing tenants may be required
prior to such approval.
5. Prior to issuance of any building permit by the City, the applicant shall obtain
any necessary permits and/or clearances from the following agencies:
• Fire Marshal
• Sheriff's Department
The applicant is responsible for all requirements of the permits and/or
clearances from the above -listed agencies. When the requirements include
approval of improvement plans, the applicant shall furnish proof of such
approvals when submitting those improvement plans for City approval.
Contact the City of La Quinta Building & Safety Department (760-777-7012)
for more information.
PLANNING COMMISSION RESOLUTION 2007-
CONDITIONS OF APPROVAL - RECOMMENDED
CONDITIONAL USE PERMIT 2007-107
EPISCOPAL CHURCH OF THE APOSTLES
DECEMBER 11, 2007
PARKING/CIRCULATION
6. No on -street public parking outside the La Quinta Professional Plaza parking
lot may be reserved for church parking. All on -street public parking areas
shall remain available for public use.
7. Roadways/traffic aisles to structures and activities in and around the church
shall be maintained accessible to emergency vehicles at all times.
MISCELLANEOUS
8. No signage is included in this Conditional Use Permit approval. A separate
Sign Permit is required through the Planning Department if the applicant
proposes signs for the church. The applicant shall comply with the La
Quinta Professional Plaza Sign Program.
9. Church services shall occur only on the days and times specified in the
Conditional Use Permit, which are based on the written request provided to
the City by the Episcopal Church of the Apostles, dated October 29, 2007.
Typical Sunday church services are permitted between the hours of 7:00
a.m. and 1:00 p.m., with a maximum attendance based on the proposed
design of the sanctuary for 100 seats. Weekday church gatherings may
occur intermittently, and the attendance limit for such use shall be based on
the use of, not more than 14 parking spaces, as stated in the lease
agreement between the Church and property management.
Changes to this schedule that do not conflict with normal business hours of
the other tenants in the La Quinta Professional Plaza may be approved by the
Planning Director. These restrictions are based on the statement of
operations proposed by the church and included in a letter dated October 29,
2007 authored by Reverend Mark H. Byers attached as Exhibit "A" and
made apart of these conditions. `
CHURCHOFTHE
APOSTLES
**14
Episcopal Church
The Reverend Mark H. Byers, Church Planter
45080 Golf Center Parkway, Suite C
Indio, California 92201
Members of the Planning Commission
City of La Quinta, California
Page I 1 CUP 07-107
October 29, 2007
To the Distinguished Members of the Planning Commission,
EXHIBIT A
To introduce myself, I am the Vicar/Church Planter of a new Episcopal Church,
sponsored and under the authority of the Right Reverend James Mathes, Bishop of the
Episcopal Diocese of San Diego. My job is to build a congregation that will worship and
serve the community in the east Coachella Valley. To that end, the church will ultimately
construct a permanent campus. In the meantime, we propose to use the space at 47110
Washington Street, in the La Quinta Professional Plaza, for worship, programs, and
administration.
I would offer the following information as a general guide to our use of the space in
question. Some of it is speculative and we would, of course, be obedient to the terms of
our Conditional Use Permit and any restrictions placed upon us by our landlord.
-Worship- We would begin with worship occurring almost entirely on
Sunday mornings. Our first service will be at 9 am. We will eventually install seats
for about 100. As the community grows, we would add a second service at 11 am.
Occasionally, upon major feast days, we might have other services, subject to the
conditions placed upon us be the City and our landlord. (For example, an evening
service on Maundy Thursday, during the week prior to Easter.) These other services
outside the timeframe of Sunday morning do not, typically, attract as large a
gathering. (Perhaps two or three dozen people.)
-Social events- We would gather in smaller numbers for social events,
usually in the evenings.
-Church office and administrative uses- During the week, the Vicar and
Administrative Assistant, together with a small number of volunteers, would use the
office during business hours and some evenings.
-Educational or other program uses- We might from time to time schedule
educational or other programs, such as baptismal and confirmation classes or other
www.apostlescoachella.org
mark@apostlescoachella.org
Telephone 760 775 9520
Fax 760 775 9525
CHURCH OF THE
APOSTLES
Episcopal Church
The Reverend Mark H. Byers, Church Planter
45080 Golf Center Parkway, Suite C
Indio, California 92201
topics of interest to members of our community. These will typically attract smaller
numbers: in the range of 5 to 20 people. While they might meet during the day in
some cases, such daytime use, such as for a bible study or other small program, will
not involve more than 5 or 10 people.
Page 12
-Maximum numbers- We do not envision placing more than about 100 seats
in the gathering area of this space for Sunday worship. For other programs, the
maximum would be significantly less: perhaps 30-40 people, usually less.
-Duration of use- We anticipate using this space for two to three years.
-Parking- We would use no more than 40 parking spaces in the LQPP
parking area on Sunday mornings. We would use significantly.less during the
remainder of the week: no more than 14 on weekdays and no more than 20 in the
evening.
-Daytime uses- Church families or individuals gathering in small numbers,
meetings of volunteers, and small educational/study groups, subject to parking
stipulations by City or landlord.
Our goal is to be a blessing to this beautiful community of ours and to build up our
neighbors and ourselves through love and compassion. I hope that this is helpful in your
deliberations. Please contact me if you require more information or clarification of
anything.
Very respectfully,
The Reverend`Warj HI Byers
t
www.apostlescoachefla.org
mark@apostlescoachella.org
Telephone 760 775 9520
Fax 760 775 9525
ATTACHMENT 1
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CASE NO:
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PROPERTY OWNER:
STAFF REPORT
PLANNING COMMISSION
DECEMBER 11, 2007
SIGN APPLICATION 2006-1034`
KOMAR INVESTMENTS, LLC
KOMAR INVESTMENTS, LLC
REQUEST: CONSIDERATION OF A PROPOSED SIGN PROGRAM FOR
PERMANENT BUSINESS IDENTIFICATION SIGNAGE AND
TWO MONUMENT SIGNS FOR KOMAR DESERT CENTER
LOCATION: SOUTH OF HIGHWAY 111 AND EAST AND WEST OF
DEPOT DRIVE (ATTACHMENT 1)
ENVIRONMENTAL
CONSIDERATION: ON -PREMISE SIGNS ARE CATEGORICALLY EXEMPT
UNDER CEQA GUIDELINES SECTION 15311(a)
GENERAL PLAN
DESIGNATION: RC (REGIONAL COMMERCIAL)
ZONING: RC (REGIONAL COMMERCIAL)
BACKGROUND:
The Komar Desert Center was approved through Tentative Parcel Map (TPM)
33960, Specific Plan 2005-075 and Site Development Permit 2006-874. The 26-
acre site includes nine (9) one story buildings and common parking areas.
Currently, only the Costco warehouse building is complete. The other eight
buildings are in various phases of construction.
Previously, the Planning Commission approved Sign Application 2006-1012, which
addressed building -mounted signs for Costco's warehouse and gas station.
SIGN PROGRAM PROPOSAL:
The applicant is requesting approval of a Sign Program for the Komar Desert Center
(Attachment 2). The proposed sign program provides specifications for building
mounted signs, two monument signs, definitive sign locations, and general
standards and provisions for sign construction, installation and maintenance.
However, all tenants have yet to be secured, so the sign program is designed to be
flexible while providing for some optional approaches for signing.
SA 06-1034 Komar (STAFF REPORT)
General Signs Provisions
The Program identifies general requirements, standards, and provisions for signs
within the Komar Desert Center. Although most of the general provisions provided
in the proposed Sign Program are more restrictive than the City's Sign Code, it is
believed that the Sign Program will better serve the future tenants within the
development.
Building -Mounted Signs
Letter Types - The Sign Program allows for several different sign type options
including channel letters, push -through letters, reverse pan channel, and open pan
channel letters (Attachment 2, Page 7). The varying types of sign options allow
flexibility to meet tenant sign needs while creating an exciting and appealing retail
environment.
Sign Location — Sign locations for each building have been identified. Each building -
mounted sign is limited to the pre -determined locations, and are centered vertically
and horizontally at those locations. Canopy signs are also permitted through this
Program -as an option for tenants.
Major Tenants (Building A) — Major tenants are defined by tenants occupying over
9,000 square feet of lease space (Attachment 2, Page 10, 11). Tenant signs are
limited to one square foot of area per linear foot of leased premise. Although each
tenant may be allowed up to three signs, each sign is limited to a maximum area of
50 square feet, with total sign area not to exceed 100 square feet. Secondary
signs for major tenants are also permitted. These signs are calculated as part of the
total sign area for the tenant and are not allowed for advertising of slogans, but
rather for major departments and services.
Pad Tenants (Mimi's Cafe, Souplantation) — The Sign Program provides
specification for pad leases. Tenants are allowed a maximum of three signs, one
per building elevation, with a maximum area of 100 square feet. Each sign may
not exceed 50 square feet. No secondary signs will be allowed (Attachment 2,
Page 12).
Shop Tenants (Buildings B, C, D, E, F, H) — Shop tenants are allowed one square
foot of sign area for each linear foot of leased premises, with a maximum sign area
not to exceed 50 square feet. Signs are to be centered vertically and horizontally,
with a minimum letter height of 12 inches and a maximum letter height of 18
inches (Attachment 2, Page 13).
Monument Signs
Two monument signs are proposed as part of this Sign Program (Attachment 2,
Pages 9, 19). Both. signs are located along Highway 1 1 1 on the east and west
sides of Depot Drive. The signs are composed of several different elements
including "stacked" stone, perforated vinyl, and steel. Each sign is two and a half
feet in width, eight feet in height and fourteen feet in length.
SA 06-1034 Komar (STAFF REPORT)
As proposed, both signs are double -sided and are comprised of eight tenant signs
(four on each side) and a sign for the shopping center identification. Each tenant
sign is five feet in length by one foot in height. Tenant signs are individual
aluminum panels with route -out letters and are internally -illuminated. Tenant letters
are limited to eight and a half inches in height. Letters for "Komar Desert Center"
are push -through acrylic and are limited to six inches in height.
ANALYSIS:
Although the Sign Program is more restrictive than the City's Sign Code, it is
believed that the smaller sign size will be more consistent and compatible with the
architectural design of the building. Additionally, under a sign program, there is
more opportunity for flexibility due to the opportunity to review sign size, location
and design as part of the total building design, and incorporate that design into the
overall program.
Building -mounted signs for the shopping center are proposed to be illuminated,
which is suitable due to the proximity to Highway 111, current vehicular traffic
patterns, and other signs within the City. However, due to the need for energy
conservation, the types of businesses proposed, and business operating hours, sign
illumination is not warranted 24 hours a day.
Building -mounted signs meet the standards contained in the City's Sign Code
provisions, as individual tenant signs are limited to predetermined sign type,
locations, and area. The number of sign type options identified in the Sign Program
provide for a better mix of signs for the shopping center, while providing flexibility
for tenant sign needs. In particular, the proposed raceway and mesh signs provide
a unique sign option which is exclusive to the Komar Desert Center.
The Sign Program provides a list of prohibited signs for the Komar Desert Center.
However, the section is rather short and unclear. It is possible that disputes
between the Sign Program and tenants may occur.
Adequate review periods for sign permits are necessary for staff's review for
compatibility with the Sign Program and applicable City Sign Codes. Future signs
for each tenant will be submitted under the general sign permit process as they are
identified, and reviewed against the parameters of this Sign Program.
FINDINGS:
The following findings can be made in support of Sign Application 2006-1034:
A. Sign Application 2006-1034, as recommended, is consistent with the
purpose and intent of Chapter 9.160, in that it does not conflict with the
standards as set forth in Chapter 9.160 of the Municipal Code.
B. Sign Application 2006-1034, as recommended, is harmonious and consistent
with all signs,as proposed under the Sign Program, due to the common use
of letter type and size, color and location of signs.
SA 06-1034 Komar (STAFF REPORT)
C. Sign Application 2006-1034, as recommended, is harmonious with and
visually related to the subject buildings as the scale of the signs and letter
sizes used accentuate the building design.
D. Sign Application 2006-1034, as recommended, is' harmonious with and
visually related to surrounding development, as it will not adversely affect
surrounding land uses or obscure other adjacent conforming signs.
RECOMMENDATION:
Adopt Minute Motion 2007 approving Sign Application 2006-1034 as
submitted, subject to the following conditions:
1. Language shall be added to Page 3, Introduction, which states that "All signs
not outlined in this Sign Program, and not prohibited by this Sign Program,
shall conform to the City's Sign Code.".
2. The applicant shall provide staff with up-to-date elevation drawings for the
two pad buildings.
3. The applicant shall comply with all Conditions of Approval for Sign
Application 2006-1034 prior to the Sign Program being effective.
Prepared by:
Eric Ceja, Assis ant Planner
Attachments:
1. Site Map
2. Sign Program
SA 06-1034 Komar (STAFF REPORT)
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PH #F
PLANNING COMMISSION
STAFF REPORT
DATE: DECEMBER 11, 2007
CASE NO.: ZONING CODE AMENDMENT 2007-093
APPLICANT: CITY OF LA QUINTA
REQUEST: CONSIDERATION OF AN AMENDMENT TO THE LA QUINTA
MUNICIPAL CODE TITLE 8, CHAPTER 13, UPDATING THE
CITY'S WATER -EFFICIENT LANDSCAPING ORDINANCE
LOCATION:
PROPERTY
OWNER:
GENERAL PLAN/
ZONING
DESIGNATIONS:
ENVIRONMENTAL
DETERMINATION:
SURROUNDING
LAND USES:
BACKGROUND:
CITY-WIDE
NOT APPLICABLE
NOT APPLICABLE
THE PLANNING DEPARTMENT REVIEWED THE ZONING TEXT
AMENDMENT UNDER THE PROVISIONS OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA). THE LA QUINTA
PLANNING DEPARTMENT HAS DETERMINED THAT THE
AMENDMENT IS EXEMPT PURSUANT TO SECTION
15061(B)(3) AND SECTION 15307 OF THE CEQA GUIDELINES
IN THAT THE PROPOSED CHANGES TO THE ORDINANCE WILL
RESULT IN A REDUCTION IN THE OVERALL USE OF WATER
RESOURCES
NOT APPLICABLE
On August 28th, 2007 the Coachella Valley Water District (CVWD) approved a
new Landscape and Irrigation System Design Criteria Ordinance. This new
Ordinance took effect on October 1, 2007 and affects the landscaping and water
use standards for all new developments including golf courses. CVWD took the
action citing a Water State of Emergency declared in July, 2007 by Governor
Schwarzenegger and the Riverside County Board of Supervisors, for drought
conditions and the continuing overdraft of groundwater as the key reasons
justifying the new ordinance.
Up until the approval of the new Ordinance, CVWD landscaping standards involved
a set of guidelines which were applied to all landscaping plan checks done by that
agency. With the exception of Palm Desert, these water-usel and design guidelines
did not exceed the individual landscaping ordinances of each city. By adopting the
new Ordinance, the Water District's Ordinance now exceeds La Quinta's Municipal
Code Section 8.13, the City's Water -Efficient Landscaping Ordinance. As a result,
landscaping plans which meet the City of La Quinta's landscaping Ordinance no
longer meet the CVWD standards and cannot be approved by them.
All cities within the CVWD service area are impacted by the new Landscape and
Irrigation System Design Criteria Ordinance. This new Ordinance primarily involved
the following changes:
• The maximum water allowance (ET adjustment factor) was reduced from .6
to .5, consistent with the coefficient factor that Palm Desert had been using
for the past few years. This factor affects the total water allowance.
• All new developments must use "smart irrigation controllers."
• New golf courses are now limited to an average of four irrigated acres of turf
per hole. Practice areas (driving ranges and putting greens) are limited to a
total of ten acres of turf.
• Spray irrigation must be placed at least 24 inches from curbs. Rotor heads
must be four feet from hardscape. Additional measures are included to
enforce nuisance water.
• Specific criteria regarding sprinkler heads, high -flow check valves (automatic
shut-off for leaking heads), bubbler and drip systems, slope erosion
protection, and median island irrigation design have been updated.
• Monetary penalties have been added of up to $250 per incident for violations.
of the new provisions, to be enforced by the Water District. The utility can
also terminate service.
Water Feature and Turf Usage Landscaping Policy
On August 28, 2007, prior to CVWD's approval of the new Landscape and
Irrigation System Design Criteria Ordinance, the Planning Commission reviewed a
study session item regarding limitations on the use of turf and criteria for the use of.
water features. The Commission directed staff to prepare a new landscaping design
ordinance modifying restrictions on the use and placement of turf and water feature
use. The new CVWD Ordinance has since addressed several of the items the
Planning Commission had directed staff to bring forward.
Under the new CVWD Ordinance, the size of turf and water features will be
reduced and restricted because of the reduced water allowance. Although these
features are still permitted, landscape architects will need to be more creative in
their overall design if they choose to incorporate them. As a result, future
landscaping designs will most likely involve smaller water features and turf areas
placed at more prominent locations, ponds will be reduced or eliminated, and turf
will no longer have blanket coverage.
PROPOSAL:
La Quinta's Water -Efficient Landscaping Ordinance is currently less stringent than
the Water District's new minimum standards. Because landscape architects must
meet both the City and CVWD's Ordinances, the potential for confusion exists. In
addition, the Planning Commission has discussed updating the Ordinance for some
time. The proposed text amendments (Attachments 1 and 2) are intended to update
elements of the City's Water -Efficient Landscaping Ordinance which are currently in
non-conformance with the CVWD Landscape and Irrigation System Design Criteria
Ordinance and modify the current turf and water feature policy.
The bulk of the proposed text amendments include 14 new definitions, six revised
definitions, references to the reduced water allowance and evapotransipiration co-
efficient (.5), mandatory use of smart controllers, updated drip irrigation design
methods, references to approved types of sprinkler heads, updated turf placement
standards, and specific street median irrigation methods. These updates are all
intended to conform to the new CVWD landscaping standards.
Staff has also taken the opportunity to update the Landscaping Ordinance by
referencing Final Landscaping Plan review procedures. Sections of the existing
Landscaping Ordinance which require a "Certificate of Substantial Completion"
from a landscape architect have been removed due to the current practice of City
staff inspecting all landscaping installations and signing a job; card when completed.
Code Enforcement citations for damaged irrigation systems and wastewater had
also been referenced in the existing Ordinance, but did not establish any penalties.
The updated Code now references the citation penalties located in the existing
Administrative Citation Guidelines of the Municipal Code.
Staff has updated the waiver procedure for recycled water systems [Section
8.13.030 (C)(6)(b)]. The current Code requires all irrigation systems to install and
make use of a recycled water system unless a waiver is granted by CVWD. Staff
has not previously enforced this requirement, nor is a recycled water irrigation
system currently required by CVWD. Staff proposes to maintain this section of the
Code, but modify the waiver to require Planning Director approval through the Final
Landscaping Plan process rather than CVWD.
In accord with the policy direction of the Planning Commission, limiting the use of
turf and water features to "functional and recreational purposes," staff also
proposes to include the existing policy standards to the updated Water Efficient
Landscaping Ordinance. These proposed standards include modifying the following
criteria which are not considered under CVWD's Ordinance:
Design of Water Features:
• Water features shall be appropriately sized and designed for functional and
recreational purposes in conjunction with recreational amenities, placed at a
location visible from adjacent residential or commercial uses, and serve a
'functional purpose such as storm water retention, irrigation storage, and/or
wildlife habitat [Section 8.13.030 (C)(5)(b)(ii)].
• All water features having a surface area greater than 100 square feet shall be
replenished by a non -potable water supply unless otherwise conditioned or
approved by the Planning Commission. All water features are encouraged to
be replenished from a non -potable water supply [Section 8.13.030
(C)(5)(b)(iii)1.
Design of Turf Features:
• All typical landscaping plans for prototypical residential units shall include a
no -turf option,[Section 8.13.030 (C)(5)(d)(ii)].
• Turf shall be placed within functional and accessible recreational areas. Turf
placement is discouraged at locations adjacent to perimeter streets and
sidewalks and those locations having limited visibility and/or pedestrian
activity. [Section 8.13.030 (C)(5)(d)IN
ANALYSIS:
The proposed text amendments will result in improved landscaping and irrigation
design development standards and minimize confusion when referenced with the
existing Landscape and Irrigation System Design Criteria Ordinance. Because the
CVWD Ordinance currently exceeds the City's Water Efficient Landscaping
Ordinance, and because most of the items being modified have been previously
enforced through policy, changes affecting future landscaping plan submittals will
be limited. Water features and turf will still be required to meet the water
limitations under CVWD's Ordinance, but their placement will now be restricted to
functional and recreational areas, rather than being permitted along public rights -of -
way or at project entries. In addition, Code Compliance now has a specific
reference to issue administrative citations for water waste produced by damaged or
faulty irrigation systems.
Staff has not included the golf course criteria referenced within CVWD's Landscape
and Irrigation System Design Criteria Ordinance, which limits golf courses to four
acres of irrigated turf per hole, ten acres of turf for driving ranges and practice
greens, and requires all other golf course landscaping features to conform to the
remainder of the Ordinance. Golf course design and landscaping has historically not
been reviewed at the staff level and has not been required as a part of final
landscaping plan review.
Public Notice
This request was published in the Desert Sun newspaper on December 1, 2007.
To date, no inquiries or letters have been received.
Public Agency Review
A copy of this request has been sent to all applicable public agencies and City
Departments. All written comments received are on file with the Department. "
Applicable comments have been included in the proposed Amendment.
STATEMENT OF MANDATORY FINDINGS:
Findings to recommend approval of this Amendment can be made and are
contained in the attached Resolution.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 2007- , recommending approval
of Zoning Code Amendment 2007-093 to the City Council.
Prepared by:
, Vogensen
lFpoi�ci p a I'F I a n n e r
Attachments:
1. Proposed revisions to Section 8.13, Water Efficient Landscaping
PLANNING COMMISSION RESOLUTION 2007-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF ZONING CODE AMENDMENT 2007-093, AN
AMENDMENT TO THE LA QUINTA MUNICIPAL CODE TITLE 8,
CHAPTER 13, UPDATING THE CITY'S WATER -EFFICIENT
LANDSCAPING ORDINANCE.
CASE NO.: ZONING CODE AMENDMENT 2007-093
APPLICANT: CITY OF LA QUINTA
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 111h of December, 2007, hold a duly noticed Public Hearing
for review of a Municipal Code Amendment to update Title 8, Chapter 13, the
City's Water -Efficient Landscaping Ordinance; and
WHEREAS, said Municipal Code Amendment has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" (CEQA) as amended (Resolution 83-63) in that the La Quinta Planning
Department has reviewed the Amendment under the provisions of CEQA, and has
determined that the Amendment is exempt pursuant to Section 15061(B)(3) and
Section 15307 of the CEQA Guidelines; and
WHEREAS, on July 19, 2007, the Governor of the State of California,
Arnold Schwarzenegger, declared a State of Emergency in Riverside County due to
severe and continuing drought conditions; and
WHEREAS, the Planning Commission of the City of La Quinta
recognizes that the conservation of available water resources is essential to the
future health and welfare of the community; and
. WHEREAS, the Planning Department published the public hearing
notice in the Desert Sun newspaper on December 01, 2007, as prescribed by the
Municipal Code; and
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard,
said Planning Commission did make the following mandatory findings
recommending approval of said Amendment:
1. The proposed Municipal Code Amendment is consistent with the General
Plan and Zoning Ordinance in that it will result in a 'reduction in the City's
Planning Commission Resolution 2007-
Zoning Ordinance Amendment 2007-093
Water Efficient Landscaping Amendment
December 11, 2007
overall water usage while allowing
development in the City.
for the continued high quality of
2. Approval of the Municipal Code Amendment will not create conditions
materially detrimental to the public health, safety and welfare, and will have
no impacts on the public health, safety and welfare.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the
Planning Commission in this case.
2. That the Planning Commission does hereby recommend approval of Zoning
Code Amendment 2007-093 as set forth in Exhibit 1 to the City Council for
the reasons set forth in this Resolution.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on the 111" day of December, 2007, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ED ALDERSON, Chairman
City of La Quinta, California
ATTEST:
LES JOHNSON, Planning Director
City of La Quinta
ATTACHMENT 1
CHAPTER 8.13 (Edited Revisions)
WATER EFFICIENT LANDSCAPING AND IRRIGATION SYSTEM DESIGN
Sections:
8.13.010 Purpose and Intent
8.13.020 Definitions
8.13.030 Provisions for New or Rehabilitated Landscapes
8.13.040 Provisions for Existing Landscapes
9.13.060 8.13.050 Appeals
9.13.070 8.13.060 Effective Date
Chapter 8.13 WATER EFFICIENT LANDSCAPING
8.13.010 Purpose and intent.
A. The purpose of this chapter is to establish effective water efficient landscape
requirements for newly installed and rehabilitated landscapes. It is also the intent of this
chapter to implement the requirements of the state of California Water Conservation in
Landscaping Act, Statutes of 1990, Chapter 1145 (AB 325).
B. It is the intent of the city council to promote water conservation through climate
appropriate plant material and efficient irrigation as well as to create a city landscape
theme through enhancing and improving the physical and natural environment. (Ord. 392
§ 3 (Exh. A)(part), 2003: Ord. 220 § 1 (Exh. A)(part), 1993)
8.13.020 Definitions.
The words used in this chapter have the meanings set forth below:
"Application rate" means the depth of water applied to a given area, usually measured
in inches per hour. Also known as precipitation rate (sprinklers) or emission rate
(drippers/microsprayers) in gallons per hour.
"Applied water" means the portion of water supplied by the irrigation system to the
landscape.
"Automatic controller" means a mechanical or solid-state timer, capable of operating
valve stations to set the days and length of time of a water application.
"Backflow prevention device" means a safety device used to prevent pollution or
contamination of the water supply due to the reverse flow of water from the irrigation
system.
"Beneficial Use" means water used for landscape evapotranspiration.
"Conversion faction (0.62)" means a number that converts the maximum applied
water allowance from acre -inches per acre per year to gallons per square foot per year.
The conversion factor is calculated as follows:
(325,851 gallons/43,560 square feet)/12 inches = (0.62)
325,851 gallons = one acre-foot
43,560 square feet = one acre
12 inches = one foot
To convert gallons per year to one hundred cubic feet per year, the common billing
unit for water, divide gallons per year by seven hundred forty-eight. (748 gallons = 100
cubic feet)
"Desert Landscape" means a desert landscape using native plants spaced to look like
a native habitat.
"Distribution Uniformity" is a measure of how evenly sprinklers apply water. The
low -quarter measurement method (DULQ) utilized in the irrigation audit procedure is
utilized for the purposes of these criteria. These criteria assume an attainable performance
level of 75% DULQ for spray heads, 80% DULQ for rotor heads and 85% DULQ for
recreational turf grass rotor heads.
"Drip Irrigation" means a method of irrigation where the water is applied slowly at
the base of plants without watering the open space between plants. "
"Ecological restoration project" means a project where the site is intentionally altered
to establish a defined, indigenous, historic ecosystem.
"Effective precipitation" or "usable rainfall" means the portion of total natural
precipitation that is used by the plants. Precipitation is not a reliable source of water in
the desert.
"Electronic Controllers" are time clocks that have the capabilities of multi-
programming, water budgeting and multiple start times.
"Emission Uniformity" is a measure of how evenly drip and microspray emitters
apply water. The low -quarter measurement method (EULQ) utilized in the landscape
irrigation evaluation procedure is utilized for the purposes of these criteria. These criteria
assume 90% DULQ for drippers, microsprays and pressure compensating bubblers.
"Emitter" means drip irrigation fittings that deliver water slowly from the system to
the soil.
"Established landscape" means the point at which plants in the landscape have
developed roots into the soil adjacent to the root ball.
"Establishment period" means the first year after installing the plant in the landscape.
"Estimated annual applied water use" means the portion of the estimated annual total
water use that is derived from applied water. The estimated annual applied water use
shall not exceed the maximum applied water allowance.
"Estimated total water use" means the annual total amount of water estimated to be
needed to keep the plants in the landscaped area healthy. It is based upon such factors as
the local evapotranspiration rate, the size of the landscaped area, the types of plants, and
the efficiency of the irrigation system. The estimated annual total applied water use shall
not exceed the maximum applied water allowance.
"ET adjustment factor" means a factor of 9:6r0.5 that, when applied to reference
evapotranspiration, adjusts for plant factors and irrigation efficiency, two major
influences upon the amount of water that needs to be applied to the ;landscape. A
combined plant mix with a site -wide average of 045 0.38 is the basis of the plant factor
portion of this calculation. The irrigation efficiency for purposes of the ET adjustment
factor is 0.75. Therefore, the ET adjustment factor (0.6) =m 0.4510.75) (0.5) = (0.38/0.75).
"Evapotranspiration, or ET" means the quantity of water evaporated from adjacent
soil surfaces and transpired by plants during a specific time.
"Flow rate" means the rate at which water flows through pipes and valves (gallons
per minute or cubic feet per second).
"Hardscape" means concrete or asphalt areas including streets, parking lots,
sidewalks, driveways and patios and decks.
"Head -to -Head Coverage" means one hundred percent sprinkler coverage of the area
to be irrigated, with maximum practical uniformity.
"High Flow Check Valve" means a valve located under/in a sprinkler head to stop the
flow of water if the spray head is broken or missing.
"Hydrozone" means a portion of the landscaped area having plants with similar water
needs that are served by a valve or set of valves with the same schedule. A hydrozone
may be irrigated or nonirrigated. For example, a naturalized area planted with native
vegetation that will not need supplemental irrigation once established is a nonirrigated
hydrozone.
"Infiltration rate" means the rate of water entry into the soil expressed as a depth of
water per unit of time (inches per hour).
"Irrigation efficiency" means the measurement of the amount of water beneficially
used divided by the amount of water applied. Irrigation efficiency is derived from
measurements and estimates of irrigation system characteristics and management
practices. The minimum irrigation efficiency for purposes of this chapter is 0.75. Greater
irrigation efficiency can be expected from well -designed and maintained systems.
"Landscape irrigation audit" means a process to perform site inspections, evaluate
irrigation systems, and develop efficient irrigation schedules.
"Landscaped area" means the entire parcel less the building footprint, driveways,
nonirrigated portions of parking lots, hardscapes such as decks and patios, and other
nonporous areas. Water features are included in the calculation of the landscaped area.
"Lateral line" means the water delivery pipeline that supplies water to the emitters or
sprinklers from the valve.
"Main line" means the pressurized pipeline that delivers water from the water meter
to the valve or outlet.
"Maximum applied water allowance" means for design purposes, the upper limit of
annual applied water for the established landscaped area, as specified in Division 2, Title
23, California Code of Regulations, Chapter 7, Section 702. It is based upon the area's
reference evapotranspiration, the ET adjustment factor, and the size of the landscaped
area. The estimated applied water use shall not exceed the maximum applied water
allowance.
"Mined -land reclamation projects" means any surface mining operation with a
reclamation plan approved in accordance with the Surface Mining and Reclamation Act
of 1975.
"Mulch" means any material such as gravel, small rocks, pebbles, decorative sand,
decomposed granite, bark, straw or other material left loose and applied to the soil
surface for the beneficial purpose of reducing evaporation.
i;
"Native plants" means low water using plants that are: 1) indigenous to the Coachella
Valley and lower Colorado Desert region of California and Arizona, 2) native to the
southwestern United States and northern Mexico or 3) native to other desert regions of
the world, but adapted to the Coachella Valley.
"Operating pressure" means the manufacturer's recommended pressure at which a
system of sprinklers, bubblers, drippers or microsprayers is designed to operate.
"Overhead sprinkler irrigation systems" means those with high flow rates (pop -ups,
impulse sprinklers, rotors, etc.).
"Overspray" means the water which is delivered beyond the landscaped area, wetting
pavements, walks, structures, or other nonlandscaped areas.
"Plant factor" means a factor that when multiplied by reference evapotranspiration,
estimates the amount of water used by plants. For purposes of this chapter, the average
plant factor of very low water using plants ranges from 0.01 to 0.10, for low water using
plants the range is 0.10 to 4.3-5 0.30, for moderate water using plants the range is 0.3-5
0.40 to 0.60 and for high water using plants, the range is 040 0.70 to 0.90. Reference:
Water Use Classifications of Landscape Species III (WUCOLS III).
"Pressure Compensating (PC) Bubbler" means an emission device that allows the
output of water to remain constant regardless of input pressure. Typical flow rates for this
type of bubbler range between 0.25 gpm to 2.0 gpm.
"Pressure Compensating Screens/Devices" means small screens/devices inserted in
place of standard screens/devices that are used in sprinkler heads for radius and high
pressure control.
"Qualified Professional" means a person who has been certified by their professional
organization or a person who has demonstrated knowledge and is locally recognized as
qualified among landscape architects due to longtime experience.
"Rain sensing device" means a system which automatically shuts off the irrigation
system when it rains.
"Record drawing" or "as-builts" means a set of reproducible drawings which show
significant changes in the work made during construction which are usually based on
drawings marked up in the field and other data furnished by the contractor.
"Recreational area" means areas of active play or recreation such as sports fields,
school yards, picnic grounds, or other areas with intense foot traffic.
"Recreational turfgrass" means turfgrass that serves as a playing surface for sports
and recreational activities. Athletic fields, golf courses, parks and school playgrounds are
all examples of areas hosting recreational turfgrass.
"Recreational turfgrass ET adjustment factor" means a factor of 0.82 that, when
applied to reference evapotranspiration, adjusts for the additional stress of high traffic on
recreational turfgrass and the higher irrigation efficiencies of long range rotary sprinklers.
These are the two major influences upon the amount of water that needs to be applied to a
recreational landscape. A mixed cool/warm season turfgrass with a seasonal average of
0.7 is the basis of the plant factor portion of this calculation. The irrigation efficiency of
long range sprinklers for purposes of the ET adjustment factor is 0.85. Therefore, the ET
adjustment factor is 0.82 = 0.7/0.85.
"Recycled water," "reclaimed water" or "treated sewage effluent water" means
treated or recycled waste water of a quality suitable for nonpotable uses such as
landscape irrigation; not intended for human consumption.
"Reference evapotranspiration" or "ETo" means a standard measurement of
environmental parameters which affect the water use of plants. ETo is given in inches per
day, month, or year, and is an estimate of the evapotranspiration of a large field of cool -
season grass that is well watered. Reference evapotranspiration is used as a basis of
determining the maximum applied water allowances so that regional differences in
climate can be accommodated. For purposes of this chapter, the following ETo zone map
will be used. (See map attached to the ordinance codified in this chapter.)
"Rehabilitated landscape" means any relandscaping project whose choice of new
plant material and/or new irrigation system components is such that the calculation of the
site's estimated water use will be significantly changed. The new estimated water use
calculation must not exceed the maximum applied water allowance calculated for the site
using a"0.5 ET adjustment factor.
"Runoff' means water which is not absorbed by the soil or landscape to which it is.
applied and flows from the planted area. For example, runoff may result from water that
is applied at too great a rate (application rate exceeds infiltration rate), when there is a
severe slope or when water is misapplied to hardscapes.
"Service line" means the pressurized pipeline that delivers water from the water
source to the water meter.
"Smart Controller" means weather based or soil moisture based irrigation controls
that monitor and use information about environmental conditions for a specific location
and landscape (such as soil moisture, rain, wind, the plants' evaporation and transpiration
rates and, in some cases, plant type and more) to decide for themselves when to water and
when not to, providing exactly the right amount of water to maintain lush, healthy
growing conditions:
"Soil moisture sensing device" means a device that measures the amount of water in
the soil.
"Soil texture" means the classification of soil based on the percentage of sand, silt
and clay in the soil.
"Sprinkler head" means a device which sprays water through a nozzle.
"Static water pressure" means the pipeline pressure when water is not flowing.
"Station" means an area served by one valve or by a set of valves that operates
simultaneously.
"Turf' means a, surface layer of earth containing mowed grass with its roots.
Perennial and annual ryegrass are cool season grasses. Hybrid and common Bermuda
grass, are warm season grasses.
"Valve" means a device used to control the flow of water in the irrigation system.
"Water conservation concept statement" means a one -page checklist and a narrative
summary of the project.
"Water feature" means any water applied to the landscape for nonirrigation
decorative purposes. Fountains, streams, ponds and lakes are considered water features.
Water features use more water than efficiently irrigated turf grass and are assigned a plant
factor value of 1.1 for a stationary body of water and 1.2 for a moving body of water.
Note: Section 65594, Government Code. Reference: Section 65597, Government
Code. INSERT
NEW ORDINANCE NUMBER AND DATE)
8.13.030 Provisions for new or rehabilitated landscapes.
A. Applicability.
1. Except as provided in subsection (A)(3) of this section, this section shall apply to:
a. All new and rehabilitated landscaping for private, public, commercial and
governmental development projects that require a permit; and
b. Developer -installed landscaping in single-family tracts and multifamily projects.
2. Projects subject to this section shall conform to the provisions in this section.
3. This section shall not apply to resident homeowner -provided landscaping at
single-family residences.
B. Final Landscaping Plan Submittal Package.
1. Each taffdseape deewnentation paekage Final Landscaping Plan submittal shall
include the following elements, which are described in subsection C of this section.
a. Water conservation concept statement;
b. Calculation of the maximum applied water allowance;
c. Calculation of the estimated applied water use;
d. Calculation of the estimated total water use;
e. Landscape design plan;
f. Irrigation design plan;
g. Grading design plan;
h. Soil analysis (optional);
2. wee Five copies of the landseape doeumentation paekage Final Landscaping
Plan submittal conforming to this chapter shall be submitted to the city. No permit shall
be issued until the city reviews and approves the landscape documentation package. Prior
to preparation and submission of the landseape doeufnentatien paekage Final
Landscaping Plan submittal, the preliminary landscape design shall be approved by the
planning commission.
3. A copy of the approved landseape deetimefftatien paekage Final Landscaping
Plan submittal shall be provided to the property owner or site manager along with the
record drawings and any other information normally forwarded to the property owner or
site manager.
C. Elements of leadseape deewnentatieft paekage Final Landscaping Plan submittal.
1. Water Conservation Concept Statement. Each landscape documentation package
shall include a cover sheet, referred to as the water conservation statement similar to the
following example. It serves as a checklist to verify that the elements of the landscape
documentation package have been completed and has a narrative summary of the project.
SAMPLE WATER CONSERVATION CONCEPT STATEMENT
Project Site:
Case Number:
Project
Landscape Architect/Irrigation
Designer/Contractor:
Included in this project submittal package are: (Check to indicate completion)
1. Maximum Annual Applied Water Allowance:
Conventional Landscape: 100 cubic feet/year
+ Recreational Turfgrass Landscape: 100 cubic feet/year (if
applicable)
Total Maximum Annual Applied Water Allowance: 100 cubic feet/year
2. Estimated Annual Applied Water Use by Hydrozone:
Turfgrass: 100 cubic feet/year
Recreational Turfgrass: 100 cubic feet/year
Exotic Trees/Shrubs/Groundcovers: 100 cubic feet/year
Desert Plants: 100 cubic feet/year
Water Features: 100 cubic feet/year
Other
3. Estimated Annual Total Water Use:
100 cubic feet/year
4. Landscape Design Plan
5. Irrigation Design Plan
6. Grading Design Plan
7. Soil Chemical Analysis (optional)
100 cubic feet/year
Description of Project: (Briefly describe the planning and design actions that are intended
to achieve conservation and efficiency in water use.)
Date:
Prepared
2. The Annual Maximum Applied Water Allowance.
a. A project's annual maximum applied water allowance shall be calculated using
the following formula:
MAWA = (ETo) (" (0.5) (LA) (0.62) where:
MAWA = Maximum applied water allowance (gallons per year)
ETo Reference evapotranspiration (i.e., seventy-five inches per year)
0.6 ET adjustment factor
LA = Landscaped area (square feet)
0.62 = Conversion factor (to gallons per square foot)
b. An example calculation of the annual maximum applied water allowance is:
Project site: Landscape area of fifty thousand square feet in Zone No. 3a of the
Coachella Valley ETo Map.
MAWA = (ETo) (" (0.5) (LA) (0.62)
(75.0 inches) " (0.5) (50,000 square feet), (0.62)
Maximum applied water allowance = 1,�^1 ,000 1,162,500 gallons per year, 4;8"
1,554 hundred -cubic -feet per year (billing units), 449 3.56 acre feet/acre per year or
-5" 42.7 inches of water per year.
3. Estimated Annual Applied Water Use.
a. The annual estimated applied water use shall not exceed the annual maximum
applied water allowance. >
b. A calculation of the estimated annual applied water use shall be submitted with
the landscape documentation package.
c. The estimated annual total water use for each hydrozone is calculated from the
following formula:
EWU (hydrozones) = (ETo) (PF) (HA) (0.62)/748
(in 100 cubic feet)
(IE)
EWU (hydrozone) = Estimated water use (gallons per year)`
ETo = Reference evapotranspiration (i.e., ETo Zone 3a = seventy-
five inches per year)
PF Plant factor (see definitions)
HA = Hydrozone area (square feet)
(0.62) = Conversion factor
(IE) = Irrigation efficiency (see definitions)
748 = Conversion to billing units (one hundred cubic feet)
4. Estimated Annual Total Water Use. A calculation of the estimated annual total
hydrozone water use shall be submitted with the Final
Landscaping Plan submittal. The estimated annual total water use for the entire
landscaped area equals the sum of the estimated annual water use (EWU) of all
hydrozones in that landscaped area.
5. Landscape Design Plan. A landscape design plan meeting the following
requirements shall be submitted as part of the landseape deeumeateAien paekage Final
Landscaping Plan submittal.
a. Plant Selection and Grouping.
i. Any plants may be used in the landscape, providing the estimated annual applied
water use recommended does not exceed the maximum annual applied water allowance
and that the plants meet the specifications set forth in subsections (C)(5)(ii), (iii) and (iv)
of this section.
ii. Plants having similar water use shall be grouped together in distinct hydrozones.
iii. Plants shall be selected appropriately based upon their adaptability to the climate,
geologic, and topographical conditions of the site. Protection and preservation of native
species and natural areas is encouraged. The planting of trees is encouraged whenever it
is consistent with the other provisions of this chapter.
iv. Fire prevention needs shall be addressed in areas that are fire prone. Information
about fire prone areas and appropriate landscaping for fire safety is available from the fire
marshal
b. Water Features.
i. Recirculating water shall be used for decorative water features.
ii. Water features shall be appropriately sized and designed for functional and
recreational purposes in conjunction with recreational amenities, placed at a location
visible from adjacent residential or commercial uses, and serve a functional purpose such
as storm water retention, irrigation storage, and/or wildlife habitat.
iii. All water features having a surface area greater than 100 square feet shall be
replenished by a non -potable water supply unless otherwise conditioned or approved by
the Planning Commission. All water features are encouraged to be replenished from a
non -potable water supply.
c. Landscape Design Plan Specifications. The landscape design plan shall be drawn
on project base sheets at a scale that accurately and clearly identifies:
i. Designation of hydrozones;
ii. Landscape materials, trees, shrubs, groundcover, turf and other vegetation.
Planting symbols shall be clearly drawn and plants labeled by botanical name, common
name, water use classification, container size, spacing and quantities of each group of
plants indicated;
iii. Property lines and street names;
iv. Streets, driveways, walkways and other paved areas;
v. Pools, ponds, water features, fences and retaining walls;
vi. Existing and proposed buildings and structures including elevation, if applicable;
vii. Location of all overhead and underground utilities;
viii. Natural features including but not limited to rock outcroppings, existing trees
and shrubs that will remain;
ix. Tree staking, plant installation, soil preparation details, and any other applicable
planting and installation details;
x. A calculation of the total landscaped area;
xi. Designation of recreational areas.
d. Design and Placement of Turf.
i. Turf shall be placed within functional and accessible recreational areas. Turf
placement is discouraged at locations adjacent to perimeter streets and sidewalks and
those locations having limited visibility and/or pedestrian activity. _,
ii. All typical landscaping plans for prototypical residential units (tract homes) shall
include a no -turf option.
iii. Long, narrow or irregularly shaped turf areas shall not be designed because of
the difficulty in irrigating uniformly without overspray onto hardscaped areas, streets,
and sidewalks. Landscape areas less than 8 feet in width shall not be designed with turf.
Turf will be allowed in these areas only if irrigation design reflects the use of subsurface
irrigation or a surface flow/wick irrigation system.
iv. Turf areas irrigated with spray/rotor systems must be set back at least 24 inches
from curbs, driveways, sidewalks or any other area that may result in runoff of water onto
streets. An undulating landscape buffer area created by the setback shall be designed with
rocks, cobble or decomposed granite and/or can be landscaped with drip irrigated
shrubs/accents or covered with a suitable ground cover.
v. Turf grass plantings are prohibited on slopes greater than three -to -one. Slopes
steeper than three -to -one shall be planted to permanent ground covering plants adequate
for proper slope protection.
6. Irrigation Design Plan. An irrigation design plan meeting the following conditions
shall be submitted as part of the landscape documentation package.'
a. Irrigation Design Criteria.
i. Runoff and Overspray. Soil types and infiltration rate shall be considered when
designing irrigation systems. All irrigation systems shall be designed to avoid runoff,
low -head drainage, overspray, or other similar conditions where water flows onto
adjacent property, nonirrigated areas, walks, roadways or structures. Proper irrigation
equipment and schedules, including features such as repeat cycles, shall be used to
closely match application rates to infiltration rates therefore minimizing runoff. Special
attention shall be given to avoid runoff on slopes and to avoid overspray in planting areas
with a width less than ten feet.
No overhead sprinkler irrigation systems shall be installed in median strips or islands.
ii. Irrigation Efficiency. For the purpose of determining the maximum applied water
allowance, irrigation efficiency is assumed to be 0.75. Mixed irrigation system types shall
be designed, maintained and managed to meet or exceed an average of 0.75 efficiency.
iii. Equipment.
(A) Water Meters. Separate landscape water meters shall be installed for all projects
except for single-family homes or any project with a landscaped area of less than twenty-
five hundred square feet.
(B) Smart Controllers.
aeeemwnada4e all aspeets of the design.
Smart Controllers shall be specified for
all irrigation system projects. This includes climate based or sensor based controllers,
which can automatically adjust for local weather and/or site conditions.
(C) Valves. Plants which require different amounts of water shall be irrigated by
separate valves. If one valve is used for a given area, only plants with similar water use
shall be used in that area.
(D) Anti dfain High flow (check) valves shall be installed in strategic points to
prevent low -head drainage. High flow (check) valves shall be installed in or under all
heads adjacent to street curbing, parking lots and where damage could occur to property
due to flooding, unless controllers with flow sensor capabilities are specified that can
automatically shut off individual control valves when excess flow is detected.
(E) Sprinkler Heads. Heads shall have application rates appropriate to the plant water
use requirements within each control valve circuit. Sprinkler heads shall be selected for
proper area coverage, application rate, matched precipitation rate nozzles, operating
pressure, adjustment capability and ease of maintenance. Pressure compensating
screens/devices shall be specified on all spray heads to reduce radius as needed to prevent
overthrow onto hardscape and/or to control high pressure misting. Spray heads and rotor
head stations shall be designed with consideration for worst wind conditions. Close
spacing and low -angle nozzles are required in high and frequent wind areas (ETo Zone
No. 4).
(F) Scheduling Aids: Soil Moisture Sensing Devices. It is required that soil moisture
sensing devices be installed on all turfgrass sites exceeding 1.0 acres (forty-three
thousand five hundred sixty square feet) of planted area.
(G) Scheduling Aids: ETo Controllers. It is recommended that ETo controllers be
considered for installation on all sites.
(H) Equipment in Publicly Maintained Areas. Irrigation equipment in areas which
may or will be maintained by the city shall conform to specifications of the city.
(I) Emitters. Emitters shall have application rates appropriate to the plant water use
requirements within each control valve circuit. Emitters shall be selected for specific area
coverage (individual plants), application rates, operating pressure, adjustment capability
and ease of maintenance.
(J) Rotor Heads. Rotor type heads shall be set back a minimum of 4 feet from
hardscape.
(K) Bubblers and Drip Systems. The use of drip, microirrigation or pressure
compensating bubblers or other systems with efficiencies of 90 percent or greater is
required for all shrubs and trees. Small, narrow (less than 8 feet), irregularly shaped or
sloping landscape areas shall be irrigated with drip, microspray or PC (pressure -
compensating) bubbler heads.
b. Recycled Water.
i. The installation of recycled water irrigation systems (dual distribution systems)
shall be required to allow for the current and future use of recycled water, unless a
written exemption has been granted as described in the following subsection (C)(6)(b)(ii)
of this section.
ii. Irrigation systems shall make use of recycled water unless a written exemption
has been granted by the wa4er distfiet haN,ia tt fisdie fie stating that _eeyeled wale_
fire Planning Director.
iii. Recycled water irrigation systems shall be designed and operated in accordance
with all local and state codes and be applicable to all of the provisions of this chapter.
c. Irrigation Design Plan Specifications. Irrigation systems shall be designed to be
consistent with hydrozones. The irrigation design plan shall be drawn on project base
sheets. It shall be separate from, but use the same format as, the landscape design plan.
The scale shall be the same as that used for the landscape design plan. The irrigation
design plan shall accurately and clearly identify:
i. Location and size of separate water meters for the landscape;
ii. Location, type, and size of all components of the irrigation system, including
automatic controllers, main and lateral lines, valves, sprinkler heads, moisture sensing
devices, rain switches, quick couplers, and backflow prevention devices;
iii. Static water pressure at the point of connection to the water supply;
iv. Flow rate (gallons per minute), application rate (inches per hour), and design
operating pressure (psi) for each station;
v. Recycled water irrigation systems.
d. Street median irrigation.
i. No overhead sprinkler irrigation system shall be installed in median strips or in
islands.
ii. Median islands or strips shall be designed with either a drip emitter to each plant
or subsurface irrigation. PC bubblers are acceptable for trees only.
e. Drip Irrigation Design
i. The drip system must be sized for mature -size plants.
ii. The irrigation system should complete all irrigation cycles during peak use in about
12 hours. Normally, each irrigation controller should not have more than four drip
stations that operate simultaneously.
iii. Field installed below ground pipe connections shall be threaded PVC or glued
PVC. Surface laid hose and tubing is not allowed. Microtube distribution is not allowed
unless emitter/manifold is installed in an access box. Microtubing must be buried at least
6 inches below grade and the end of microtubing must be secured by a stake. The
maximum length of microtubing must be specified on the plan to be 10 feet or less.
iv. Proportion gallons per day per plant according to plant size. The following sizing
chart is for peak water use. The low to high end of the range is according to the relative
water requirements of the plants. The low end is for desert natives and the high end is for
medium water use type plants.
Size of Plant Gallons Per Day
Large trees (over30-foor diameter)
58+ to 97+
Medium Trees (about 18-foot diameter)
21 to 35
Small trees/large shrubs (9-foot diameter)
6 to 10
Medium shrubs (3.5-foot diameter)
.8 to 1.3
Small shrubs/groundcover
.5 or less
v. Plants with widely differing water requirements shall be valved separately. As an
example, separate trees from small shrubs and cactus from other shrubs. Multiple emitter
point sources of water for large shrubs and trees must provide continuous bands of
moisture from the root ball out to the mature drip line plus 20 percent of the plant
diameter.
7. Grading Design Plan. Grading design plans satisfying the city/county grading
ordinance and the following conditions shall be submitted as part of the landscape
documentation package.
a. A grading design plan shall be drawn on project base sheets. It shall be separate
from but use the same format as the landscape design plan.
b. The grading design plan shall indicate finished configurations and elevations of
the landscaped area, including the height of graded slopes, drainage patterns, pad
elevations, and finish grade.
S. Soil Analysis.
a. A soil analysis satisfying the following conditions should be submitted as part of
the landscape documentation package:
i. Determination of soil texture, indicating the available water holding capacity;
ii. An approximate soil infiltration rate (either) measured or derived from soil
texture/infiltration rate tables. A range of infiltration rates shall be noted where
appropriate;
iii. Measure of pH and total soluble salts.
9. Certification.
a. An approval stamp and/or signature block from the Coachella Valley Water
District and Riverside County Agricultural Commissioner shall be identified on the Final
Landscaping Plans. Approval of Final Landscaping Plans from any outside agencies, if
necessary, shall be obtained by the applicant prior to final approval of the plans by the
planning director.
D. Public Education.
1. Publications.
a. The city, county or water district will,, upon request, provide information to the
public regarding the design, installation, and maintenance of water efficient landscapes.
b. Information about the efficient use of landscape water shall be provided to water
users throughout the community.
c. The landscape architect will provide a site -specific landscape irrigation package
for the homeowner or irrigation system operator. The package will include a set of
drawings, a recommended monthly irrigation schedule and a recommended irrigation
system maintenance schedule.
d. Irrigation Schedules. Irrigation schedules satisfying the following conditions shall
be submitted as part of the landscape irrigation package:
i. An annual irrigation program with monthly irrigation schedules shall be required
for the plant establishment period, for the established landscape, and for any temporarily
irrigated areas. The irrigation schedule shall:
(A) Include run time (in minutes per cycle), suggested number of cycles per day, and
frequency of irrigation for the station; and
(B) Provide the amount of applied water (in hundred cubic feet) recommended on a
monthly and annual basis.
(C) Whenever possible, irrigation scheduling shall incorporate the use of
evapotranspiration data such as those from the California Irrigation, Management
Information System (CIMIS) weather stations to apply the appropriate levels of water for
different climates.
(D) Whenever possible, landscape irrigation shall be scheduled between ten p.m. and
five a.m. to avoid irrigating during times of high wind or high temperature.
e. Maintenance Schedules. A regular maintenance schedule satisfying the following
conditions shall be submitted as part of the landscape documentation package:
i. Landscapes shall be maintained to ensure water efficiency. A regular maintenance
schedule shall include but not be limited to checking, adjusting, cleaning and repairing
equipment; resetting the automatic controller, aerating and dethatching turf areas;
replenishing mulch; fertilizing; pruning; and weeding in all landscaped areas.
ii. Repair of irrigation equipment shall be done with the originally specified
materials or their approved equivalents.
2. Information shall be provided about designing, installing, and maintaining water
efficient landscapes.
E. Approval of Landscaping
a. Final Landscaping Plans shall be approved by the Planning Director. Median
landscaping plans located within private streets and public rights -of -way shall be
reviewed by the Public Works Department and approved by the Planning Director.
b. Planning staff shall field inspect all completed landscaping for compliance with
the approved Final Landscaping Plans and Site Development Permit. Public Works staff
shall inspect all median landscaping for compliance with the approved Final Landscaping
Plans. Staff may, upon their inspection of the completed landscaping, require the
landscape architect to submit a signed and stamped statement or certificate of substantial
completion to ensure conformance with the Final Landscaping Plans.
Note: Authority cited: Section 65594, Government Code. Reference: Section 64497.
(Ord zm c 3 (Exh n v. ut) 2003! Ord 220 a 1 (Exh n)(pa ) 1993) (INSERT NEW
ORDINANCE NUMBER AND DATE)
8.13.040 Provisions for existing landscapes.
A. Water Management. All existing landscaped areas which exceed 1.0 acre (43,560
square feet), including golf courses, green belts, common areas, multifamily housing,
schools, businesses, public works, parks, and cemeteries may be subject to a landscape
irrigation audit at the discretion of the water purveyor if the water purveyor has
determined that the annual maximum applied water allowance has been exceeded for a
minimum of two consecutive years. At a minimum, the audit shall be conducted by a
certified landscape irrigation auditor and shall be in accordance with the California
Landscape Irrigation Auditor Handbook, the entire document which is hereby
incorporated by reference. (See Landscape Irrigation Audit Handbook, Department of
Water Resources, Water Conservation Office (June, 1990, Version 5.5).)
B. Water Waste Prevention. Water waste resulting from inefficient landscape
irrigation including run-off, low -head drainage, ovcrspray; or other similar conditions
where water flows onto adjacent property, nonirrigated areas, walks, roadways, or
structures shall be prohibited. All broken heads and pipes must be repaired within
seventy-two hours of notification. Penalties for violation of these prohibitions shall be
established in accord with administrative citation guidelines as outlined in Section
1.09.020.
Note: Authority cited: Section 65594, Government Code. Reference: Section 65597,
Government Code. (Ord. 392 § 3 (&i' n) (pat4 2003i Ord 220 § , (Exit n..paA
(INSERT NEW ORDINANCE NUMBER AND DATE)
ppj
........ . ......... a
B. 1 f a lands ape a.n..umentatie ft package is not ..ubmitted r to 41... gtgfF 0landseape eenstmetien wer4E, for these persons required to stibmit a paekage, a late
A/« f
A) lY aA), 1993)
8.13.050 Appeals
Decisions made by the Planning amd-develepmerit Director or Public Works Director
may be appealed by an applicant, property owner(s), or designee(s) of any applicable
project to the Planning Commission and thereafter the City Council by an application in
writing to the Planning and-develepmefft Director and City Clerk of the City Council
respectively within fifteen days from the date of notification of decision. (^-a2 3
(Exh A) (pa#)X)Al: nrd 220 c 1 iPxh A \ (pait)1993) (INSERT ORDINANCE AND
DATE)
8.13.070 8.13.060 Effective Date
The ordinance codified in this chapter will become effective on
INSERT EFFECTIVE DATE. All plans approved after ^eee� mber2, 2003 INSERT
EFFECTIVE DATE, are subject to the provisions of this chapter. (QFd. 397 § 3 (x A)
003) (INSERT NEW ORDINANCE NUMBER AND DATE)
MEMORANDUM
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
DATE: DECEMBER 11, 2007
SUBJECT: CONTINUATION REQUEST FOR SITE DEVELOPMENT PERMIT 2007-
896 - [PH #B
APPLICANT: COACHELLA VALLEY RECREATION AND PARKS DISTRICT
REQUEST: CONSIDERATION OF PHASE 1 (6.2 ACRES OF 253 TOTAL ACRES)
DEVELOPMENT PLANS (PASSIVE PUBLIC PARK, TRAILS, AND
INTERPRETIVE CENTER) FOR THE "CORAL MOUNTAIN DISCOVERY
PARK"
LOCATION: SOUTHEAST QUADRANT OF JEFFERSON STREET AND AVENUE
58 (ON BUREAU OF RECLAMATION PROPERTY)
REQUEST FOR CONTINUATION:
The applicant has requested a continuation of this item to the meeting of January 8,
2008 in order for them to thoroughly review the recommended Conditions of Approval
(attachment 1). Staff was prepared to proceed at this meeting since we have received
the Bureau of Reclamation's signature on the application, but has no objection to this
request for continuation.
RECOMMENDATION:
Continue consideration of Site Development Permit 2007-896 to the meeting of January
8, 2008.
Attachment:
1. Request for continuation.
Transmitted by:
Stan Sawa, Principal Planner
P:\Reports - PC\2007\12-11-07\SDP 896 - CVRPD\sdp 2007-896 pc rpt - cont request.doc
1
Al-rA«-b�-r
Stan Sawa
From: Kevin Kalman [kevin@cvrpd.ca.gov]
Sent: Monday, December 10, 2007 12:46 PM
To: Stan Sawa
Cc: Stan Ford; eric@rjmdesigngroup.com; mmoran1@dc.rr.com
Subject: RE: Draft Conditions for Discovery Park
Stan,
Thank you for forwarding the draft recommended conditions of approval. At this point we have only had the opportunity to briefly
review the conditions. We will need some additional time to analyze and determine cost associated additional burden the city
conditions place on the project. Please continue this item on the agenda until have had time to perform this analysis.
Kevin Kalman
Assistant General Manager
Coachella Valley Recreation and Park District
Phone: 760-347-3484
www.cvrpd.ca.gov
From: Stan Sawa [mailto:ssawa@la-quinta.org]
Sent: Friday, December 07, 2007 7:45 AM
To: Kevin Kalman
Cc: mmoranl@dc.rr.com; Ed Wimm&
Subject: FW: Draft Conditions for Discovery Park
Kevin,
Have you had a chance to review the draft recommended conditions of approval we sent you on
December 3? We have made a few generally minor changes to them and attached a copy of those.
Please note that Condition # 18 A 1) a) requires you improve the south haft of Ave 58 (from east
property line to the northwest to the dike). The improvement of this street is presently scheduled to
be part of the "Jefferson Street Realignment" per the off-street/grading Plans for Coral Canyon -
Tract 33444 (PSN 07145). If that realignment construction project occurs before you complete your
project, you are not required to construct the street. However, if the realignment project is delayed
or does not proceed, you will be required to complete the street improvements as stipulated in the
condition.
Stan Sawa
Principal Planner
City of La Quinta
Planning Department
760 777 7064 ph
760 777 1233 fax
ssawa@la-quinta.org
12/11 /2007
F OZ
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