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1986 08 26 PCI AGENDA PIANNING OOMMISSION - CITY OF LA QUINTA A Regular Meeting to be Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California August 26, 1986 7:00 p.m. A. Flag Salute 2. ROLL CALL 3. HEARINGS A. SPECIFIC PLAN NO. 86-007, AMENDMENT #1, a request to amend Specific Plan No. 86-007, the Washington Street Corridor Specific Plan, relating to access requirements; Drew Wright & Associates, Applicant. (Continued) 1. Feport from Staff. 2. Nbtion for Adoption. B. CHANCE OF ZONE No. 86-021, a request to rezone approximately 40.3 gross acres fron R-3*, R-2-8000, and R-1, to P.-1; Drew Wright & Associates, Applicant. (Continued) 1. Report fron Staff. 2. Nbtion for Adoption. C. TENTATIVE TRACT MAP NO. 21555, a request to subdivide approximately 40.3 gross acres into 151 single-family lots; Drew Wright & Associates, Applicant. (Continued) 1. Report from Staff. 2. Nbtion for Adoption. D. TENTATIVE TRACT MAP NO. 21609, a request to subdivide an approximately 40 gross acre site into 34 single-family residential lots, plus addi- tional street and landscaping lots; Rufus Associates, Applicant. 1. Report from Staff. 2. Motion for Adoption. E. TYrIVE TRACT MAP NO. 21846, a request to divide 105 acres into 22 lots to accaariodate 308 residential condominium units within the PGA West Specific Plan project area; Sunrise Canpany, Applicant. 1. ]Report from Staff. 2. Motion for Adoption. AGENDA - PLANNING CCMISSION AUGUST 26, 1986 PAGE 2. F. TENTATIV.E TRACT MAP NO. 21880, a request to divide 417 acres into 340 lots to provide for 324 single-family residential lots and an 18-hole golf course, with the remaining 314 acres of the 731-acre site remaining in a natural, mountainous, open space; Sunrise Company, Applicant. 1. Report from Staff. 2. Notion for Adoption. G. PLOT PLAN NO. 86-274, a request to construct three, two-story retail/office buildings totaling 10,216 sq.ft. on a .846-acre site; John Feld, La Quinta, Ltd., Partnership - Applicant. 1. Report from Staff. 2. Nbtion for Adoption. �•7SF210111Y,A 5. BUSINESS RE: ITEM NO. DATE . 2 �6 PLANNING COMMISSION MEETING - %I % DD 1:2124. i 1D MOTION BY: BRANDY STEDING MORAN MULING THORNBURGH SECOND BY: STEDING MORAN FRILLING THORRNBURGH DISCUSSION ROLL CALL COMMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT v v UNANIMOUSLY ADOPTED': YES NO 0 ITEM NO. DATE PLANNIInNG COMMISSION MEETING RE:2cJ {�/v ��' OO7 BY:u /STEDING MORANr• •• is G ROLL CALL VOTE: CO? IISSIONERS: AYE NO ABSTAIN ABSENT BRANDT — STEDING — MORAN — WALLING TliOFMURGH UNANIMOUSLY ADOPTED': YES NO 21) PRESENT 0 MEMORANDA CITY OF LA OUINTA 13 a A ple- TO: The Honorable Chairman and Members of the Planning Commission FROM: Planning Department DATE: August 26, 1986 SUBJECT: SPECIFIC PLAN NO. 86-007, AMENDMENT #1 CHANGE OF ZONE NO. 86-021 TENTATIVE TRACT MAP NO. 21555 LOCATION: Northeast Corner of Sagebrush Avenue and Washington Street APPLICANT: Drew Wright & Associates BACKGROUND The above referenced requests were continued at the August 12, 1986, Planning Commission meeting to this date. The Applicant was requested to provide information at this meeting on the following items: 1. Status of contact with the owner of the abutting property east of the proposal. 2. Revisions to siting plan to demonstrate a reduction in height along the project perimeter. 3. Preliminary pad elevations along the project perimeter. 4. Revisions to the floor plans, showing a more finished design schematic. The above information was not submitted in time to provide more than a superficial review. The information submitted consists of the following: 1. A letter has been presented regarding the access situation with respect to the easterly property. This letter was sent to the abutting property owner, Dr. Judd Mormar, and it outlines the Applicant's proposal for providing access to Dr. Mormar's property. Mylar overlays have been provided to graphically illustrate the two optional access points, as well as the location of additional lots proposed as compensation for the reduction in number of lots due to the access provisions. STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 2. Copies of a letter were also submitted showing confirmation of meeting dates with the Montero Estates Homeowners Association and Mr. Dave Howerton of Robert Lamb Hart, who represents The Grove project. 2. A revised siting plan has not been submitted. The Applicant has submitted a line -of -sight illustration to show visual impact of the one- and two-story units at various setbacks, as viewed from the Washington Street centerline at 6' viewing level. The Applicant has stated verbally that he would concede to no :more than a 75' perimeter, one-story setback, as measured to the unit itself. 3. The Applicant has submitted copies of the Tentative Tract Map with pad elevations, which are based on zero elevations at the tract entry points. These elevations are based on the direc- tional flow of drainage; i.e., those lots which draw to the south tract entry are based on that benchmark. However, as both tract access elevations are shown as 0.00, the relation- ship is immaterial. Only the perimeter lots have been shown with estimated pad elevations. As an example, Lot #151 at the northwest corner of the tract, is shown as approximately 3.95' higher than the tract access elevation. Because the elevation is undetermined, a zero elevation is used. The corresponding cul-de-sac will be approximately 2.87' above the tract access elevation at its centerline terminus. 4. The Applicant has revised the floor plans to comply with our single-family standards relative to garage and bedrooms. Perspectives of the units have been provided, but based on these, Staff cannot determine height, roof pitch and other standard review specifications. The Applicant should finalize his units, provide final floor plans and full four -point elevations for Staff review. The Applicant's argument is that siting of the units will change their design, and that he does not wish to prepare detailed architectural drawings which may be subject to revision. City Staff appreciates the Applicant's situation, but in order to assure compliance with the City's development standards, compatibility with surrounding develop- ment and appropriate design review capability, the information must be more detailed. ADDITIONAL COMMENT With regards to the above information, some data cannot be properly provided in a two -week period, such as grading information. If the Planning Commission wishes to see a preliminary grading plan, then it must allow the Applicant a reasonable amount of time to prepare one, and also allow for a proper review by the City Engineer and Planning Department. Also, because the Applicant will be,meeting with repre- sentatives of The Grove project, that meeting should address compatibility of pad elevations and building heights. City Staff should be kept abreast of the situation by the Applicant so that proper coordination can be maintained. A further update will be presented at the Study Session. SUBMITTED BY: APPROVED BY: /�W/cr � �. Wallace H. Nesbit Lawrence L. Stevens, AICP_ Planning Assistant WHN:LLS:dmv NOTE: PLEASE BRING THE PERTINENT MATERIALS FROM THE MEETING OF AUGUST 12, 1986. 0 T ITEM NO. GCS • !/ DATE O y6 <G PLANNING COMMISSION MEETING MOTION BY: BRANDY STEDING MORAN KULING THORNBURGH SECOND BY: BRANDT STEDING NDRAN MUZ ING THORNBURGH ROLL CALL VOTE: �COPHISSIONER.S: AYE NO ABSTAIN ABSENT PRESENT BRANDT STEDING MORAN WALLING THORNBURGH UNANIMOUSLY ADOPTED'. YES NO 0 MEMORANDUff CITY OF LA QUINTA 3. D TO: The Honorable Chairman and Members of the Planning Commission FROM: Planning Department DATE: August 26, 1986 SUBJECT: T17NTATIVE TRACT MAP NO. 21609 LOCATION: South Side of 50th Avenue, Approximately One -Half Mile West of Jefferson Street APPLICANT: Rufus Associates REQUEST: Subdivide an Approximately 40 Gross Acre Site into 34 Single -Family Residential Lots, Plus Additional Street and Landscaping Lots. BACKGROUND 1. General Plan: REFER TO ATTACHMENT NO. 1. Zoning: REFER TO ATTACHMENT NO. 2. Existing Conditions: The approximately 40-acre site is predominantly level with sand dune areas located at the northeast and southeast corners of the site. The property is currently planted with citrus and date palm trees. The land adjacent to the site is in similar condition. Regarding surrounding proposed developments, Oak Tree West/La Quinta Lodge is adjacent to the south (the golf course is under construction), The Orchard at La Quinta resort hotel is adjacent to the east (construction scheduled to begin within one month), and The Grove is adjacent to the north. Regarding public facilities and utilities, 50th Avenue is currently a two-lane, paved street with an existing 80-foot-wide, right-of-way; the Applicant has dedicated the 50-foot, half -width in conjunction with the previously approved Parcel Map No. 19834. Electric and phone service is available at the site. A force sewer main is currently being extended along 50th Avenue between Jefferson Street and Adams Street. A water line is also currently being extended from Washington Street to the school site and City Park at Adams Street, approximately 700 feet west of the subject property. STAFF REPORT -• PLANNING COMMISSION August 26, 1986 Page 2. 4. Environmental Assessment: Initial studies were prepared on the previous change of zone and parcel map applications filed on this site. Cumulative impacts were addressed in the La Quinta Redevelopment EIR and the General Plan's Master Environmental Assessment. The project, which will have only 34, single-family, residential lots, is not anticipated to generate significant traffic. In conjunction with the adjacent "Orchard at La Quinta" resort hotel adjacent 'to the east, an access and on -site circulation study was prepared on the subject property and 120 acres of other adjacent land owned by the Applicant, and any anticipated impacts can be mitigated. The noise study prepared on the adjacent hotel site indicates that noise from 50th Avenue can be mitigated. Mitiga- tion of impacts on the minor archaeological site on the property has been completed. 5. Project Description: The Applicant is requesting approval to divide 39.98 gross acres into 34 lots which will be developed in the future. Lot sizes range from approximately 0.8 to 1.2 acres, excepting Lot 34, which will be 4 acres. This larger lot is the site of a recently approved residence for Larry Spector; the existing sand dune will be retained. The Applicant proposes to develop Lot 29, which is a sand dune at the north side of the entry, as tennis courts for the resident's private use; ownership of the lot will be by a private party, who has the option at the end of 10 years to either extend the homeowner association's lease or to remove the courts and construct a residence. Lastly, the Applicant will retain the majority of the existing trees through the CC&R's. Access to the site will be shared with the "Orchard's" emergency access road, which will be adjacent to the subject property's east property line. Lot 34 will be connected to this road and all other lots will have access from the 36-foot-wide, on -site, private streets. An emergency entrance to 50th Avenue will be provided on the west side of the property's frontage. 6. Comments from Other Agencies: A. City Engineer: (1) The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer. (2) The Applicant shall construct improvements for 50th Avenue and interior streets to the requirements of the City Engineer and the La Quinta Municipal Code. The 50th Avenue median island shall be 12-feet wide and shall STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 3. be constructed at a later date in conjunction with other nearby median island projects. Security shall be posted to guarantee median construction. (3) Applicant shall have street improvement plans prepared by a Registered Civil Engineer. (4) Applicant shall have a grading plan prepared by a Registered Civil Engineer. (5) A thorough preliminary engineering geological and soils engineering investigation shall be done and the report :submitted for review with the grading plan. (6) Developer shall cause no easements to be granted over •this property between date of approval and date of final map recordation. (7) :Drainage disposal facilities shall be provided as required by the City Engineer. (8) .Applicant shall pay required processing, plan checking, and inspection fees as are current at the time work is being accomplished. (9) Applicant acknowledges that City is considering a City-wide Landscaping and Lighting District and by recording a subdivision map agrees to be included. (10) Dedicate vehicular access rights to 50th Avenue, except at the entry points for the main and emergency accesses. (11) All utilities shall be installed and trenches compacted prior to street construction. (12) Reciprocal access easements for ingress/egress rights shall be provided for Parcels 1, 2, and 3 of Parcel Map No. 19834, and the Applicant's property adjacent to the west. (13) Entry gates shall be designed and constructed to City standards. (14) Private streets shall have adequate width to provide parking on one side. Cul-de-sacs must be designed to provide adequate turnaround area for emergency vehicles. Driveway locations to be approved. STAFF REPORT -• PLANNING COMMISSION August 26, 1986 Page 4. b. City iFire Marshal: The Applicant shall comply with the following: (1) Fire flow requirement is 1500 GPM for a two-hour duration at 20 PSI residual operating pressure. (2) Fire flow must be available from a Super fire hydrant (6" x 4" x 2-1/2" x 2-1/211) located no less than 25' from the building or more than 165' from any portion of the lot frontage as measured along vehicular travelways. (3) water system shall be designed by a Civil Engineer and approved by the Fire Marshal. (4) Cul-de-sacs shall have a minimum of a 90' turning diameter. (5) 'Vehicular travelways shall be a minimum of 36'. (6) Secondary emergency access roads shall have a minimum 24-foot, traveling width. (7) Gated entries shall have fire department emergency frequency access. C. Riverside County Sheriff's Department: Street numbers should be 6" in height and mounted on contrasting background in a location where they can be easily read from the street. d. Desert Sands Unified School District: All residential development will impact DSUSD schools. Please require school impact mitigation agreement between the developer and DSUSD prior to approving the final map. e. Coachella Valley water District: (1) The area is protected from stormwater flows and may be considered safe except in rare instances. (2) Area is designated Zone C on Flood Insurance Rate Maps in effect at this time. (3) District will furnish domestic water and sanitation service to this area in accordance with current district regulations. (4) Additional domestic water pipelines must be installed by the subdivider in order for the District to provide service to all parcels. 0 STAFF REPORT -• PLANNING COMMISSION August 26, 1986 Page 5. (5) Area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. f. Southern California Gas Company: No comment. g. La Quinta Chamber of Commerce: No comment. h. The following agencies/organizations did not respond: - Imperial Irrigation District - General Telephone Company - La Quinta Property Owners Association 7. Comments from the Public: No written comments have been received. Related Approvals or Actions: a. Change of Zone No. 84-011, a zone change from A-1-10 (Light Agriculture, 10-Acre Minimum Parcel Size) to R-2-12,000 (Multiple Family Residential, 12,000 Sq.Ft. Net Lot Area Per Dwelling Unit). Approved July 17, 1984. b. Change of Zone No. 85-019, a zone change adjusting the boundary between the R-2-12,000 and the C-T (Tourist Commercial) zones to conform with the boundary between this site and the adjacent "Orchard at La Quinta" hotel site. Approved February 18, 1986. c. Parcel Map No. 19834, a recorded map dividing approximately 79 acres into three parcels (this tentative tract map sub- divides Parcels 2 and 3 of the parcel map). Approved November 8, 1985. STAFF COMMENTS Consistency with the General Plan Tentative Tract Map No. 21609, as recommended for conditional approval, is consistent with the General Plan's goals and policies. Regarding the Hazards Element, the noise study prepared on the adjacent "Orchard at La Quinta" project indicates that the future level of noise generated by 50th Avenue will exceed 60 CNEL (the City's standard) for a distance of approximately 800 feet from the street. The construction of a noise barrier on the north project boundary and the use of special siting and building design considera- tions will mitigate this noise impact. Also, development will be conditioned to comply with the City's adopted drainage plan. STAFF REPORT -- PLANNING COMMISSION August 26, 19£36 Page 6. Concerning the Natural Resources Element, water consumption will be reduced by the requirement for drought tolerant, low water usage landscaping. The large size of the parcels in conjunction with the planned retention of the majority of the existing citrus trees will allow for proper building orientation so as to minimize energy consumption. The project will be consistent with the Cultural Resources Element provided that the Applicant pays the necessary infrastructure and school impact fees. Impact on public recreational facilities by this 34-unit development will be minimal. An archaeological survey was conducted and mitigation completed on the one minor site found on the property. Concerning the Community Development Element, the tentative tract complies with the policies for land use and urban design. The site is designated as Low Density Residential (2-4 units per acre); the proposed development of single-family houses on individual lots at an overall gross density of .85 units per acre is consistent with this residential classification. Regarding the urban design policies, the tract as designed provides adequate space for a minimum 20-foot-wide wall setback/parkway area along the 50th Avenue right-of-way. The specific size of the parkway adjacent to Lot 29 is unknown because of the substantial grade difference. The recommended conditions require approval of the grading and retaining wall and landscape plans on this lot's slopes to assure General Plan consistency. The tract map complies with the Infrastructure Element in that public facilities and utilities have adequate capacity or can be expanded to serve the site. Regarding public facilities and services, the Applicant will be required to improve 50th Avenue to its half -width standard and also guarantee the future construction of the median. Impacts on other public facilities off -site will be mitigated by the Applicant's payment of the Infrastructure Fee. Concerning utilities, all necessary services are existing or can be extended to the site. Compliance with the Municipal Zoning and Land Division Ordinances As designed, Tentative Tract Map No. 21609 complies with the standards of the R-2-12,000 Zone. The proposed minimum lot size of approxi- mately .8 acres substantially exceeds the minimum size required by the zone. Future development will require approval of plot or precise plan applications to assure compliance with the City's adopted, single-family, residential standards. The use of Lot 29, at least temporarily, as common recreational facilities is consistent provided that they are not intended for use by other than the project's residents (e.g., guests of the adjacent hotel could not use the courts). STAFF REPORT -• PLANNING COMMISSION August 26, 1986 Page 7. Regarding compliance with the Municipal Land Division Ordinance, the tentative tract map will comply with Section 3.8(g) provided that Lots 29 through 33, all of which have double frontage, are restricted so that no direct access is permitted onto Rufus Drive (the road which extends along the tract's east boundary). Concerning the requirement for access from the lots to a public street, the tract will comply with the Applicant providing for reciprocal access agreements between this development and the adjacent "Orchard at La Quinta" project on which Rufus Drive is located. The Municipal Land Division Ordinance requires sidewalks on both public and private streets; however, the approving body may waive this improvement if it makes the determination that this requirement is unnecessary in light of the project design. The waiver of side- walks on the :interior private streets would be appropriate because of the large lots and low density, the anticipated low traffic volume generated by 34 homes, and the rural character of the development. The requirement for a combination bikeway/pedestrian path on 50th Avenue, matching that which has been approved on the adjacent "Orchard" project, is still warranted on the basis of the high traffic volume and the nearby location of schools and a City Park. Regarding the design of Lot 29, the parcel as currently proposed conforms with the existing topography which is a partially leveled sand dune. The grade separation between the building site and the surrounding streets will provide an adequate buffer for privacy and noise mitigation. The treatment of the slopes will be subject to Staff review and approval to ensure that the appearance compliments the surrounding area and avoids high retaining walls. Access will be restricted to the lot's west side. Access and Circulation The proposed shared access with the emergency road in "The Orchard at La Quinta" project conforms with the access and circulation study which was prepared on the Applicant's 160 acres extending along the south side of 50th Avenue from Jefferson Street to Adams Street (REFER TO ATTACHMENT NO. 3). However, while this approved study called for the connection of the interior street between Tentative Tract Map No. 21609 and the Applicant's parcel adjacent to the west, the Applicant proposes to delete this connection. While this may not pose a problem, Staff recommends that the reciprocal access easement between these two properties be retained at least until such time that development plans are reviewed and approved on this adjacent property. This will assure that the access plan will provide the best for traffic flow and safety both on the Applicant's property as well as on 50th Avenue. Direct access onto 50th Avenue will be limited to the emergency and main access roads for this project. 0 STAFF REPORT -• PLANNING COMMISSION August 26, 1986 Page 8. Circulation on the site will be adequately provided by 36-foot-wide roads which will allow parking along one side. The Applicant is showing an atypical street design with modified rolled curbs; Staff does not recommend approval of this design at this time since curb design is dependent on site drainage and hydrology which are generally addressed at the time of improvement plan and final map submittal. Landscaping Parkways, and Walls The majority of the trees on the site will be retained through provisions in the CC&R's limiting the number of existing citrus trees which may be removed on the single-family lots. In addition to this, there are several commonly -owned, landscape lots along the main roads of the tract. The only small modification recommended by Staff is the addition of a landscape area along the south side of the main entrance comparable to Lot "I" on the north side which would provide a buffer between the road and Lot 30. The design allows for 20-foot, minimum parkway areas along 50th Avenue. The setback area along the north and east sides of Lot 29 will be dependent upon the grading, retaining wall, and landscape plans, with the setback most likely exceeding the five feet shown on the tract map due to the substantial grade difference. The recommended conditions require the use of low, stepped, retaining walls with landscaping along these slopes. No walls are proposed along the project's perimeter. Due to *-increasing noise, a wall or a combination wall/berm will be required along 50th Avenue. In addition, Staff recommends that a wall or fencing be constructed along the easterly side of Lots 30-33 to provide appropriate separation between the single-family residences and the adjacent hotel use. CONCLUSIONS 1. The proposed 34-lot, single-family, residential subdivision on approximately 40 acres is consistent with the site's General Plan Land Use designation of Low Density Residential (2-4 units per acre). As conditioned, the development is also consistent with other General Plan policies regarding noise, drainage, water and energy conservation, public services and facilities, urban design, and traffic. 2. The proposed single-family, residential use and minimum .8-acre lot size complies with the standards of the R-2-12,000 Zone. 3. As conditioned, Tentative Tract Map No. 21609 complies with the Municipal Land Division ordinance regarding lot standards, access, and circulation requirements. H 0 STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 9. 4. Development of the site will have limited impacts on public facilities and streets, utilities, traffic and circulation, and archaeology, all of which are mitigated by the conditional approval. Cumulative and unavoidable impacts, such as the loss of agricultural land, were recognized by the certified EIR's for the City's Redevelopment Project and General Plan. 5. The existing topography does not prevent the development of the type or density of project proposed. Electric, water, sewer, telephone, and gas services are existing or can be extended to the site. FINDINGS 1. The design and improvement of the proposed subdivision are consistent with the goals and objectives of the La Quinta General Plan. 2. The project is consistent with the standards of the Municipal Zoning and Land Division Ordinances. 3. The subject site is physically suitable for future development in accordance with the subdivision design and the General Plan. 4. Approval of the parcel map, as conditioned, will allow for the orderly expansion of the adjacent public street system and the surrounding developments. 5. The design of the subdivision and its related improvements are not likely to cause environmental damage or substantially and avoidably injure fish and wildlife or their habitat. 6. The design of the subdivision and the type of improvements are not likely to cause public health problems nor would they conflict with existing public easements. 7. The impacts of the project on the environment will be adequately mitigated provided that appropriate measures are incorporated into future development. STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 10. RECOMMENDATION Based upon the above findings, the Planning Department recommends APPROVAL of Tentative Tract Map No. 21609 in accordance with Exhibit "A" and subject to the attached conditions. PREPARED BY: Sandra onner Principal Planner SLB:LLS:dmv Atchs: Exhibit #1, General Plan Exhibit #2, Zoning Exhibit #3, Circulation & Exhibit #4, Conditions of APPR�OVED BY - Lawrence L. Access Study Approval Atl_� Stevens, AICP fill! CONDITIONS OF APPROVAL - PROPOSED TENTATIVE TRACT MAP NO. 21609 - RUFUS ASSOCIATES AUGUST 26, 1986 General 1. Tentative Tract Map No. 21609 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This tentative tract map approval shall expire two years after the original date of approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the City Engineer and the Planning Department. 4. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: * City Fire Marshal * City Engineer * Planning Department * Riverside County Environmental Health Department * Desert Sands Unified School District Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. Grading and Drainage 5. The Applicant shall utilize dust control measures in accordance with the Municipal Code and the Uniform Building Code and subject to the approval of the City Engineer. 6. The Applicant shall have prepared a grading plan that is prepared by a Registered Civil Engineer, who will be required to supervise the grading and drainage improvement construction; and certify that the constructed conditions at the rough grade stage are as per the approved plans and grading permit. This is required prior to issuance of bulding permits. Certification at the final grade CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21609 - PROPOSED August 26, 1986 Page 2 stage and verification of pad elevations is also required prior to final approval of grading construction. 7. A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The report's recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. 8. Prior to the approval of a grading permit, the Applicant shall submit detailed retaining wall and landscape plans for the slope treatment of Lot 29. These plans shall provide for low, stepped, landscaped terraces in lieu of high retaining walls. 9. Applicant shall comply with provisions of the Master Plan of Drainage, including payment of any fees required therewith, as in effect at time of recordation. Drainage disposal facilities shall be provided as required by the City Engineer. Traffic and Circulation 10. Applicant. shall comply with the following requirements of the City Engineer: a. The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer. b. The Applicant shall construct street improvements for 50th Avenue and the private streets to the requirements of the City Engineer and the La Quinta Municipal Code (LQMC). The 50th Avenue median island shall be 12-feet wide and shall be constructed at a later date in conjunction with nearby median island projects. Financial security to guarantee median construction shall be posted. c. That the Applicant shall have prepared street improvement plans (for public and private streets) that are prepared by a Registered Civil Engineer. Street improvements, including traffic signs and markings, and raised median islands (if required by the City General Plan) shall conform to City Standards as determined by the City Engineer and adopted by the LQMC (3" AC over 4" Class 2 Base min. for residential A CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21609 - PROPOSED August 26, 1986 Page 3. streets). Street design shall take into account the subgrade soil strength, the anticipated traffic loading, and street design life. d. All utilities will be installed and trenches compacted to City Standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer. e. The Applicant shall dedicate vehicle access rights to 50th Avenue, except at the private road and emergency vehicle access points. f. Reciprocal access easements shall be provided for Parcels 1, 2, and 3 of Parcel Map No. 19834 and future development on properties adjacent to the east and west. g. Cul-de-sacs shall be designed to provide the required turn- around area for emergency vehicles. 11. All roadways within Tentative Tract Map No. 21609 shall be privately owned and maintained. In conjunction with Condition No. 10.(f), a reciprocal maintenance agreement shall be approved and recorded. 12. The installation of the main and emergency access gates shall comply with the following requirements. a. The main entry, if gated, shall be designed to City standards with a 100' minimum vehicle storage distance or one -foot per dwelling unit served, whichever is greater. A vehicle turn- around area shall be provided between the gate and the gatehouse/cardreader. b. A gated emergency access shall be provided as shown on Exhibit "A". c. Gated entries shall have fire department emergency frequency access. d. The design, location, and installation of all vehicle access gates shall be reviewed and approved by the Planning Department and the City Fire Marshal prior to the issuance of the building permit. 13. A plan indicating proposed parking and method of traffic control along the private road system shall be submitted for review and approval by the Planning Department. Final street typical CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21609 - PROPOSED AUGUST 26, 1986 Page 4. section shall be as per requirements of the City Engineer (36' minimum curb -to -curb width for parking on one side only). No parking shall be allowed on Rufus Drive adjacent to the tract boundary. 14. Access to lots within Tentative Tract Map No. 21609 shall be restricted as follows: a. Driveway locations and designs shall be subject to the approval of the Planning Department. b. With the only exception being Lot 34, no lot shall have direct vehicular access onto Rufus Drive (the private street adjacent to the tract's east boundary). jI a of a Cowz-*..� A--t- c. Lot "O" shall be-de� but an - ate-ly ri gad utility ,easement - Tract and Building Design 15. Development of the project site and the tract map design shall comply with Exhibit "A" and the conditions of approval for Tentative Tract Map No. 21609. 16. Development of the residential lots shall be in accordance with the following: a. Each lot may be developed with a maximum of one, single- family residence. b. The site and building designs shall comply with the requirements of the R-2 Zone for single-family residences and the tract's approved CC&R's, whichever is more restrictive. C. Precise plan approval of new residences shall be required prior to issuance of a building permit. Approval by the homeowner's architectural review board shall be obtained prior to submittal of the precise plan application. 17. Prior to the approval of Final Tract Map No. 21609, the Applicant shall submit CC&R's for review and approval by the Planning Department. The CC&R's shall include site and building design standards, minimum standards for the retention of existing trees on the site, and the establishment and operation of a homeowner's architectural review board or committee. * 8. Buildings shall be limited to one story in height on any lot within 75 feet of the tract boundary. CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21609 - PROPOSED AUGUST 26, 1986 Page 5. 19. Lot 29 may be developed with private tennis courts limited to common use by the homeowner's association members and their guests. a. The design, location, and lighting of the courts and related improvements shall be subject to plot plan approval. b. Restrictions may be placed on the plot plan approval to ensure both land use and visual compatibility with the adjacent development and public street. c. At such time that the homeowner association's use agreement terminates, the tennis courts shall be brought into compliance with the provisions of the Municipal Land Use Ordinance regarding accessory uses. Public Services and Utilities 20. The Applicant shall comply with the requirements of the City Fire Marshal: a. Minimum fire flow shall be 1500 GPM for a two-hour duration at 20 PSI residual operating pressure. b. Superfire hydrants, (6" x 4" x 2-1/2" x 2-1/211) shall be located one at each street intersection and spaced not more than 330 feet apart in any direction, with no portion of any lot frontage more than 165 feet from a fire hydrant. C. Cul-de-sacs longer than 150 feet shall have a minimum turning diameter of 90 feet. d. Applicant/Developer shall furnish two (2) copies of the water system plans to the Fire Department for review. Plans shall conform to fire hydrant types, location and spacing, and, the system shall meet the fire flow requirements. Plans shall be signed/approved by a Registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." e. Streets shall be a minimum of 36 feet in width. 21. The Applicant shall comply with the requirements of the Coachella Valley Water District as follows: a. The water and sewage disposal system for the project shall be installed in accordance with the requirements of the City and CVWD. CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21609 - PROPOSED AUGUST 26, 1986 Page 6. b. Tentative Tract No. 21609 shall be annexed to Improvement District No. 55 of the Coachella Valley Water District for Sanitation Service. c. Where there are identified conflicts with existing Coachella Valley Water District facilities, the City shall withhold permits until satisfactory arrangements have been made with the District. 22. The Applicant shall comply with the requirements of the Imperial Irrigation District prior to issuance of any building permits within the tract. Applicant shall provide written clearance that Imperial Irrigation District can provide service to this tract. 23. All utility improvements shall be installed underground. 24. In order to mitigate impacts on public schools, the Applicant shall comply with the following: a. Prior to recordation of the final map, the Applicant shall enter into an agreement to pay School Mitigation Developer Fees with the Desert Sands Unified School District (DSUSD). b. Prior to the issuance of any residential building permits, the Applicant shall provide the Planning Director with written clearance from the DSUSD stating that the per unit impact fees have been paid. Walls Fencing Screening, and Landscaping 25. A minimum 20' landscaped setback shall be required along 50th Avenue. Design of this setback shall be approved by the Planning Department. a. The minimum setback may be modified to an "average" if a meandering or curvilinear wall design is used. b. The setback area shall be established as a separate common lot and be maintained as set forth in Condition No. 25.(c), unless an alternative method is approved by the Planning Department. C. A Landscape Maintenance and Lighting District shall be formed for the maintenance of the parkway areas. 26. Prior to the issuance of building permits, the Applicant shall submit to the Planning Department, for review and approval, a plan showing the following: E CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21609 - PROPOSED AUGUST 26, 1986 Page 7. a. Landscaping, including plant types, sizes, spacing, and locations. b. Landscape irrigation system. c. Location and design detail of any proposed and/or required walls. d. Location and design of the 8-foot-wide wide bike path/ pedestrian walk on 50th Avenue. e. Exterior lighting plan. The approved landscaping and improvements shall be installed prior to the issuance of a Certificate of Occupancy. The landscaping shall be maintained in a healthy and viable condition for the life of the project. Landscaping within 10' of all driveway approaches and within corner cutbacks shall not exceed 30" in height. Landscaping shall not interfere with vehicle overhang areas. 27. Desert or native plant species and drought resistant planting materials shall be encouraged to be incorporated into the land- scaping plans for the site. 28. A landscaped area under common ownership shall be provided along the south side of the main project entry adjacent to Lot 30. ,*29. Provision shall be made for a minimum six -foot -high, solid, masonary wdl��or other appropriate screeningialong the north and east boundaries of the project. The exact location, design, and materials shall be subject to review and approval by the Planning Department. 30. All lighting facilities shall be designed to minimize light and glare impacts to surrounding property and shall be subject to review and approval by the Planning Department. Miscellaneous 31. Plot Plan approval shall be secured prior to establishing any construction facilities, sales facilities and signs on the subject property. 32. The Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District and by recording a subdivision map agrees to be included in the district. Any assessments will be done on a benefit basis as required by law. CONDITIONS OF APPROVAL - TENTATIVE TRACT MAP NO. 21609 - PROPOSED AUGUST 26, 1986 Page 8. 33. If buried remains are encountered during development, a qualified archaeologist shall be contacted immediately and appropriate mitigation measures can be taken. 34. Provisions shall be made to comply with the provisions and requirements of the City's adopted Infrastructure Fee Program in effect at the time of issuance of building permits. 35. The Applicant shall pay the required processing, plan checking and inspection fees as are current at the time the work is being accomplished by City personnel or subcontractors for the Planning, Building or Engineering Divisions. 36. Applicant shall submit plans for street lighting along roads, if any, for review and approval by the Planning Department. 37. Prior to issuance of building permits, building setbacks, engineering design, orientation of buildings, and noise barriers shall be used to reduce noise impacts from existing and future nearby streets to within State standards. A noise study shall be prepared by a licensed Acoustical Engineer and submitted to the Community Development Department for review prior to recordation of a Final Map. The study should concentrate on noise impacts from perimeter arterial traffic on the development and alternative mitigation techniques. Design of perimeter street parkway areas shall incorporate to the fullest extent the use of berming and landscaping techniques so as to avoid the closed or isolated impression given by walled -in developments. 38. The developer of this subdivision of land shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map without the approval of the City Engineer. N CIAL COMMERCIAL _7'�T t i-'r- TT CITY OF LA QUINTA I R-2 I R-1-12,000 ------q---_- AVE 50 SITE R-2-12000 CZ# 85-019 C7T Cz+ 8S-018 I 9 A-1-10:- I I i R 2 ; cz• 6-01e I I I I f" ch Z co cc w w w w 1) C-P-S CZ• e6-016 11'0-N' ATTACHMENT NO 2 A ZONING Abrams Associates ` Tu.,W, ,.o . ToNlc . Eng,n ,g . Planning Avenue 50 Traffic Study City of La Quinta Prepared for: Rufus Associates P.O. Box 299 79700 Avenue 50 La Quinta, CA 92253 Attn: Mr. Henry Casey Prepared by: Abrams Associates Charles Abrams, PE 470 North Wiget Lane Walnut Creek, CA 94598 (415) 945-0201 April 1, 1986 ATTACHMENT NO. 3 Abrams Associates Transportation . Traffic . EnSsn ng . Planning Avenue 50 Traffic Study PROJECT OBJECTIVE The purpose of this study is to evaluate the traffic characteristics of Avenue 50 in the City of La Quinta in the area between Washington Street and Jefferson Street, and to develop a plan for driveway entrances, median openings and future traffic operation. This study is submitted in response to Condition of Approval No. 6d for Tentative Parcel Map 19834, Revised No 1, which requested a traffic circulation analysis for this site. EXISTING TRAFFIC Avenue 50 is presently a two-lane (approximately 24 feet wide, plus shoulder) roadway from Jefferson Street to Washington Street. There are four-way stop sign controls at Jefferson Street, a two-lane roadway at present, and Washington Street. The only significant physical feature is a depression in the roadway where Avenue 50 crosses the channel just east of Washington Street. There is no development or completed frontage on Avenue 50 between Washington and Jefferson Streets. West of Washington Street, curb and gutters have been completed. The road is approximately 72 feet wide with no median. It is striped for two lanes in each direction plus a parking lane. Existing traffic volumes on Avenue 50 have been measured at approximately 1,700 vehicles per day (1984 counts). Recent turning movement counts at Jefferson Street and Avenue 50, taken since PGA West has started development, suggest that the daily traffic has grown to approximately 2,500 vehicles per day (February, 1986 counts). Peak traffic during the week of the Bob Hope Classic is estimated to be greater than 3,000 vehicles per day. It is estimated that Avenue 50 could accommodate up to 12,000 vehicles per day before widening to four lanes is required. SCOPE OF PROPOSED DEVELOPMENT The area being studied is shown on Figure 1, which also indicates the various developments which are proposed for the Avenue 50 area. Within the area between Adams Street and Jefferson Street, there are eight potential land development projects, including an elementary school, several hotel/resort residential properties, and two restaurants, The nature of these projects and their potential traffic generation characteristics are shown in the following table. 1 u N .,az W ZWQ IWc-A o H W dodW C 0 z z 100 no Abrams Associates Transportation . Tralic . Engineering . Planning Total Trips Level of Daily on Area Land Use Development Trips Ave 50 1 Elementary School 500 Students 510 510 2 Residential 100 Units 800 800 3 Yacht Club 57 Units 570 570 4 Tera Verde 36 Units 360 360 5 Orchard Hotel 86 Units 774 774 Restaurant 12,000 Sq. Ft. 492 492 6 Inn at LaQuinta 300 Units 2,700 945 Restaurant 8,400 Sq. Ft. 344 121 7 The Grove 1,200 Units 7,440 1,116 8 Residential 240 Units 2,400 1,800 "A traffic model has been developed to estimate future traffic volumes on Avenue 50 after the buildout of these projects. In addition to the traffic from projects which directly front on Avenue 50, it has also been estimated that through traffic on Avenue 50 will increase by approximately 200%. These estimated future traffic volumes are shown on Figure 2, with the traffic forecasts expressed in terms of vehicles per day. The following table provides an estimate of the relative contribution of each project to the total traffic volumes on Avenue 50. Traffic Percent Generation of Area Development (ADT) Total 1 Elementary School 250 1.8% 2 Residential 400 2.9 3 Yacht Club 290 2.1 4 Tera Verde 180 1.3 5 Orchard Hotel 390 2.8 Restaurant 250 1.8 6 In at LaQuinta 890 6.4 Restaurant 110 0.8 7 The Grove 560 4.0 8 Residential 900 6.6 Existing Traffic 3,200 23.0% Through Traffic Growth 6,500 46.7 Total Traffic 13,920 100.0% 0 0 N �~ 4 <QW ~ZIL W DO O 0 LU Op dWW CC 0 0 M O r v N O n 1z W W Q 09 CC W H Abrams Associates ® Tramportanon . Traffic • Engine nng . Planning Also shown on Figure 2 are estimates of the number of trips on each driveway serving the various projects on Avenue 50. The driveway volumes will range from 600 to a maximum of 1,200 vehicles per day. A two-lane (one lane in each direction) cross-section will be sufficient for all driveways and access roads. Traffic signals will not be necessary at any of the driveway entrances. Future plans indicate that traffic signals will be installed on Avenue 50 at Washington Street and Jefferson Street. A signal at Adams Street may also be justified based on pedestrian activities at the adjacent elementary school. ACCESS PLAN Based on the traffic forecasts projected for Avenue 50, and on the access characteristics of the various projects that are proposed, a plan for the geometric design of Avenue 50 has been developed. This section presents the recommendations with regard to the location of driveway openings, the length of the left turn lanes which are required, and the suggested cross-section of Avenue 50. Location of Driveway Openings It is proposed that there will be five median breaks on Avenue 50 between Jefferson Street and Adams Street. The proposed locations for these driveways and the approximate distance between them are shown on Figure 3. The proposed plan will operate safely and will permit adequate access to all the properties on Avenue 50. The distance between median openings have been based on ITE guidelines) which are attached to this report. The operational plan for left turns and right turns at each median opening are consistent with these guidelines. The Orchard development proposes a one-way internal circulation system with all visitors and guests entering at the easternmost driveway. The entrance at the center of the Orchard project will be used only by employees and service vehicles. It is estimated that the average daily traffic of this driveway will consist of 470 exiting vehicles and only 100 entering vehicles. During the heaviest hour of the day, approximately 8 to 10 vehicles will enter this driveway, and of these, 4 vehicles are estimated to turn left from Avenue 50. Based on these turning movements, a minimum 80 foot left turn lane is recommended at this driveway. 1 Guidelines for Urban Major Street Design - A Recommended Practice - Institute of Transportation Engineers, 1984-p 51. 5 J I— 0 J MINI NOSSIJ 3f o Z �a � W r I l � i o i v k� O cc. W r IF W c C9 W Q Cd Cd W r V Z W 0 O Z Z W W < J Z Z) ad IL 0 z �otJ0 g 0 d m Abrams Associates Transpornnon . T,,fic . En8.n ng . Planning The Tera Verde development will be served by an entrance roadway located approximately on the property line with the adjacent Orchard development. A gated entrance area will be located south of Avenue 50 for access to this exclusive residential development. This 36-unit project will generate a maximum of 360 trips per day, with no more than 25 to 30 trips during the peak hour. An indirect, less heavily used access to Tera Verde will connect directly to the Yacht Club development. Length of Left Turn Lanes The sketch on Figure 3 also indicates the recommended length of the various left turn lanes into each of the properties. These lengths have been based on the estimated peak hour turning movements into the various projects. A minimum left turn lane length of 80 feet s recommended. A 60 to g0 foot taper length is recommended . The longest left turn lane will be a 200-foot lane on the approach to Jefferson Street. All of the others are either 80 or 120 feet in length. Suggested Cross-section Avenue 50 is designated as an arterial roadway with a 100 foot right-of-way.- The cross-section is shown to have a 12 foot median and two 32 foot pavement sections with a 12 foot sidewalk and planting area on each side of the roadway. It is recommended that this cross-section be modified to permit left turn lanes to be constructed within the median area. This will suggest that an 18 foot median would be constructed. The resulting cross-section, therefore, is recommended to be that shown below. SIDEWALK & LANDSCAPING TRAVELLED WAY [MEDIAN , 29' 18, 100, TRAVELLED WAY SIDEWALK & LANDSCAPING 29' , v . PROPOSED CROSS SECTION OF AVENUE 50 2 Calt.rans - Highway Design Manual - page 7-405.5 Abrams Associates • Transportation . Traffic . Eng, " ng . Planning This cross-section will permit the continuation of a six-foot median along with a twelve -foot wide left turn lane, and will provide a safe refuge area for turning vehicles. A 20-foot travelled way will permit two lanes of traffic to flow unimpeded and will allow for a disabled vehicle to be temporarily parked without adversely affecting through traffic. The proposed cross-section is consistent with the estimated future traffic volumes of 13,500 vehicles per day. RELATED ISSUES Internal Circulation As a part of this study, the internal circulation system for each of these projects has been reviewed. The goal has been to minimize the number of driveway entrances onto Avenue 50, and to achieve a safe and efficient internal roadway network. The results have been to eliminate two driveways onto Avenue 50 and to combine driveways and entrances between adjacent projects. The resulting traffic flow system will work very safely and effectively. Minimum Roadway Width The internal roadway at the Orchard is proposed to be 24 feet in width as shown on the site plan. This road will be used by service vehicles only, and not by visitors. The total daily traffic on this road will be less than 150 vehicle trjips per day. The city Fire Marshall has been contacted and has indicated that a roadway width of 24 feet is acceptable. Construction Staging The various projects on Avenue 50 will not all be constructed at the same time. It is recommended, therefore, that the center median on Avenue 50 not be constructed until the entire section from Jefferson Street to Adams Street can be completed at one time. This will avoid unnecessary safety problems where only a short section of median has been constructed. 3 Conversation with Mr. Michael Brown, Fire Marshall, City of La Quinta - February 21, 1986. D Abrams Associates TIImWIw,.. Taff;, . E.6,..ng • %arming ITE Table 12.1 Median Opening Spacing Design Spacingl Speed Minimum Desirable (MPH) (Ft) (Ft) 30 190 370 35 240 460 40 300 530 45 360 670 50 430 780 Note: 1 foot = 0.3 m; 1 MPH = 1.6 KPH 1 Plus storage lengths based on peak hour volumes (see Section 9.0, intersection Design and Channelization). Source: Adapted from Ref. 64, Table 3, p. 19. 0 EO m O C z v < m x D z z m.nn m O C Cf ' m m m m Mm A O C z m m m M O m ro v . O HIM ••• " z � D m maw m x0p z0* D roam n j � -i = D � v z ' O M N OD O A i- a) ATTACHMENi'A ATTACHMENT B COACHELLA VALLEY CITIES PRIVATE STREET STANDARDS SURVEY RESULTS - CONDUCTED ON AUGUST 14, 1986 1. Jurisdiction: City of Cathedral City a. Applicable Standards: No ordinance specifications for parking or width in private, gated communities. City encourages the use of 36' minimum street widths or separate guest parking areas off-street. b. Method of Enforcement: Homeowners Association (CC&R's) C. Examples: None given. 2. Jurisdiction: City of Indian Wells a. Applicable Standards: No ordinance specifications for parking or street widths in private, gated communities. City encourages a minimum street width of 32' with houses/condos developed only on one side of street. b. Method of Enforcement: Homeowners Association (CC&R's) C. Examples: Desert Horizons (new project) - streets are 32' wide with houses developed only on one side of the street. No parking permitted on street. 3. Jurisdiction: City of La Quinta a. Applicable Standards: Ordinance No. 460 (adopted from Riverside County) - minimum private street width shall be 32' for minor interior access and 36' for major interior access. No specific ordinance regarding parking on private streets. Encourages use of 36' street widths and requires parking restrictions to one side of street only on 32'-wide street. b. Method of Enforcement: Homeowners Association (CC&R's) and periodic City review for regulation method performance. C. Examples: Laguna De La Paz - all minor interior 32-'wide streets have white, painted "No Parking" delineated every 300' on one side of street. La Quinta Hotel Tennis Club Villas - all minor 32'-wide, private streets limit parking to one side of the street utilizing a system of attractive signs. 4. Jurisdiction: City of Palm Desert a. Applicable Standards: Subdivision Ordinance No. 26.40.030 - all 32'-wide, private streets shall limit parking to one side of street only. Use of 32'-wide streets restricted only to short, minor, private streets with cul-de-sacs. b. Method of Enforcement: Homeowners Association (CC&R's). City Fire Marshal periodic inspections. C. Examples: The Lakes Country Club - 32'-wide streets are used only in a few circumstances where the street is short, having a deadend cul-de-sac. Parking is limited to only one side of the street in this instance. 5. Jurisdiction: City of Palm Springs a. Applicable Standards: Street Design Standards for "Private Street Condominium" - 32' width streets limit parking to one side only. b. Method of Enforcement: Homeowners Association (CC&R's) c. Examples: None given. 6. Jurisdiction: City of Rancho Mirage a. Applicable Standards: Street Design Policy No. 113 - 36'-wide, private streets with parking limited to one side only. City discourages use of 32' wide streets. b. Method of Enforcement: Homeowners Association (CC&R's) c. Examples: Mission Hills Country Club - all interior streets are minimum 36' width with parking restricted to only one side of the street. Morningside Country Club - minimum 36'-wide, private streets with parking on one side of street only. - 2 - 7. Jurisdiction: County of Riverside a. Applicable Standards: Same as City of La Quinta (without parking restriction policy). b. Method of Enforcement: Homeowners Association (CC&R's) C. Examples: Palm Valley Country Club - 32' private street only used on short cul-de-sac streets. All other residen- tial streets are 36' wide. - 3 - P,,\0/1. Arly .0 6( RE C Alin CITY COMMUNITY NO. ldffllk REVISIONS APPROVED DATE ADDED STRUCTUNMOTE, DELETED PAVEMENT THICKNESS AND 1 6��y�1• COMPACTION NOT , CHANGED PAVEMENT GRADE. 2REMOVED STRUCTURAL NOTE, ADDED NEW STRUCTURAL NOTE. EK 3 • (g�• $'0 0 Z 0 W O Cz f9 J W \ Z a p Z J Z y W m Y 1' 2 w n 2 w 0) _ CD m z p � -10 N � N W Z4E O W w W Z N �y00 Nf a 0 a J J a j �N J J W r W� U 1 aIt �a Ix r CC r -p r - Z W N i N W 1 o Cl. W O N K O W LL UV 6oa m0 0 E °d E D o y&~ o Z 1ZN Z Z tD Ix 3 0 OF 1. DEV ppWNTA U N Z LOPMENT DEPT d d = Z r � N 3 W UWW1 `inn O N Z - AP►. C. C. RES. NO. 13R2, DATED 4•9-90 APP. C. C. RES. NO. 11222, DATED 10- I6-74. APP. C. C. RES. NO. 10132 DATED 10-12-71. CITY OF PALM SPRINGS o. , � DATE D DEPARTMENT OF PUBLIC WORKS "0.1' t l a. 11236 DIR2CT011 Of ► MILIC WORKS R. C.A. PRIVATE STREET DRAWN fV, B.S.N. FILE Me. STANDARDS CONDOMINIUM CHECKED By, J.M.A. we' no' 302 p� wA 0.4 Sections: (Continued) 26.40.140 Lot standards. 26.40.150 Block design. 26.40.160 Nonresidential RECEIVE:0 subdivisions. covrdur �T, OF LA QUINiA V DEVELDPMENT DEPT 26.40.010 Design standards generally. Except where modified by the council upon recommendation of the commis- sion, each subdivision and map thereof shall be in conformity with the standards set forth or referred to this chapter. All design shall be in accordance with generally accepted engineering principles and the appropriate city standard drawing and any supplemental design criteria which may be adopted by the city from time to time. Specific details of design shall be subject to the approval of the city engineer, who shall have the authority to approve minor deviations from the minimum standards listed here. All subdivisions should result in the creation of lots which are developable and capable of being built upon. No subdivision should create lots which are impractical of im- provement due to steepness of terrain, location of water courses, problems of sewerage or driveway grades, or natural physical conditions. (Ord. 125 91(part), 1976: Exhibit A 926.12-1). 26.40.020 Access to publstreets. All lots or par- cels created by the subdivisionic of land shall have access to a public street improved to standards hereinafter required. Private streets, common driveways, or access easements shall not normally be permitted. However, if the commission deter- mines that the most logical development of the land requires that lots be created which cannot easily be served by a pub- lic street, a private access may be approved. The subdivider shall submit a development plan showing the alignment, width, grade and material specifications of any proposed private improvements, the topography and means of access to each lot, drainage and sewerage of the lots served by such private im- provements and a plan satisfactory to the city for ownership and maintenance of said access and the liability for taxes thereon. Construction of these improvements as approved by the city shall be completed prior to occupancy of any build- ings on lots served by a private access. (Ord. 125 §1(part), 1976: Exhibit A S26.12-2). 26.40.030 Street standards. Streets shall conform to [and he following minimum conditions as set out in this section Sections 26.40.040 through 26.40.100: Subdivision design shall conform to the concept of ajor streets designated in the general plan, and to any uture street rights -of -way designated by the commission and pproved by the council. Whenever a subdivision embraces any AM 26.40.040 major street, it shall be included in the tract and shall be platted by the subdivider in the location generally indicated. If a specific location has been designated by the commission and approved by the council, that location shall be used. (Ord. 125 §1(part), 1976: Exhibit A §26.13-1.01). 26.40.040 Minimum standards. Typical sections of various classes of streets shall be in accord with the appli- cable city standard drawings, and in accord with the follow- ing table: Minimum Minimum Classification R/W Width T/W Width (in feet) (in feet) Arterial highway 6-lane 110 - 126 100 - 106 (12 - 18 Median) Major highway 4-lane 100 76 - 82 (12 - 18 Median) Secondary highway 4-lane 80 64 Collector street 60 - 68 40 - 48 Residential street 56 - 60 36 - 40 Commercial -indus- trial road 72 52 Frontage road 56 32 (Parking one side) Two-way hillside local street 44 32 (Parking one side) One-way hillside local street 36 24 (No parking) Local street (No parking) 38 28 (P.U.D. only) The basis for requirements for streets and roadway widths and design shall be the topography of the land and density of development in terms of the proposed number of dwellings to be served by said street or roadway on an ulti- mate basis. Reduced right-of-way width shall, in all cases, be sufficient to accommodate utility facilities within the right-of-way. » Improvements as set forth in Chapter 26.44 shall be installed within the half of an existing or proposed street adjacent to the subdivision boundary. Substandard existing improvements shall be removed and replaced as directed by the city. Where such existing or proposed street has not previously been paved, paving having a minimum width from face of curb to edge of pavement of twenty-eight feet shall be installed. The subdivider shall dedicate all right-of-way for streets or portions of streets as necessary within the sub- division boundary. Full width dedications within the 509 40.050--26.40.060 subdivision shall have complete improvements installed except that, upon secondary, major and arterial roads, paving upon each half may be a minimum of twenty-four feet in width from the face of curb to_edge of pavement, subject to prior approval of the city. The standards set forth in this chapter are minimum, and additional on -site and/or off -site public improvements and dedications may be required. (Ord. 125 91(part), 1976: Exhibit A §26.13-1.02). 26.40.050 Street pattern. The street pattern in the subdivision shall provide for the most advantageous develop- ment of the site and adjoining areas and the entire neighbor- hood or district. Where appropriate to the design and terrain, proposed streets shall be continuous and in alignment with existing, planned or platted streets with which they are to connect. The centerlines of streets, if not in alignment, shall be offset at least two hundred feet unless otherwise approved by the city engineer for reasons of severe topography, one- way streets, or other unusual circumstances. Proposed streets shall be extended to the boundary lines of the land to be subdivided, unless prevented by topography or other physical conditions, or unless, in the opinion of the commission upon recommendation of the city engineer, such extension is not necessary for the coordina- tion of the subdivision with the existing layout or the most advantageous future development of adjacent tracts. Where reservation for future street is made, slope rights along the sides and end of the reserved area shall be preserved in the name of the city. In the case of stub -end streets extending to the bound- ary of the property, a one -foot strip at the end of the stub - end street the width of the street right-of-way shall be deeded to the city pending the extension of the street into adjacent property. Where required, a temporary turnaround or a temporary connection to another street shall be pro- vided by the subdivider. Proposed streets shall intersect one another as nearly at right angles as topography and other limiting factors on good design permit. Streets shall be designed in a manner which will discourage the use of local streets for through traffic. Four-way intersections involving local streets shall be avoided whenever possible. (Ord. 125 91(part), 1976: Exhibit A §26.13-1.03). 26.40.060 Design adjacent to arterial, major and sec- ondary roads. Subdivision design shall be in general accord with the concepts of the general plan, and as determined by the commission. Street design should have the purpose of making adja- 510 m MOTION BY SECOND BY: BRANDT DISCUSSION: ROLL CALL VOTE: COMMISSIONERS: UNANIMOUSLY ADOPTED': ITEM NO. �• �• DATE PLANNING COMMISSION MEETING STEDING MORANr• : • • r .N ST Ee : r• • e r ,a AYE NO ABSTAIN ABSENT PRESENT YES NO ® MEMORANDUM CITY OF LA OUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Planning Department DATE: August 26, 1986 SUBJECT: TENTATIVE TRACT MAP NO. 21846 LOCATION: West of PGA Boulevard, South of Avenue 54, Generally within the PGA West Specific Plan Project Area. APPLICANT: Sunrise Company REQUEST: Divide a 105.28-Acre Portion of the "PGA West" Project into 22 Lots to Accommodate 308 Condominium Units and Related Golf Course and Recreational Amenities. BACKGROUND 1. General Plan a. Site: Low Density Residential (2 to 4 dwellings/acre). Specific Plan No. 83-002, "PGA West", designates the site as residential and golf course. b. Surrounding Area: Low Density Residential (2 to 4 dwellings/ acre) to the north, south, and generally east; a portion General Commercial to the east; Low Density Residential, Watercourse/Flood Control and Open Space to the West. 2. Zoning a. Site: R-2 (Multiple -Family Dwellings), R-3 (General Residential), and A-1-10 (Light Agricultural). b. Surrounding Area: A-1-10 (Light Agricultural) to the north; W-1 (Watercourse), W-2-20 (Controlled Development), and R-5 (Open Space Combining Zone - Residential) to the west; R-2 (Multiple -Family Residential) to the south, and generally east, with a portion being zoned C-P-S (Scenic Highway Commercial) to the east. 3. Existing Conditions: A major portion of the site is located within the "PGA West" project with portions to the northwest and north falling out of the current Specific Plan area boundaries. STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 2. The site encompasses the recently completed Arnold Palmer Golf Course which includes several water elements and to the north a golf course maintenance facility. PGA Boulevard, which is the central circulatory corridor of "PGA West", has been fully improved to the main clubhouse with four lanes and landscaped parkway, and median -main access to the site via Arnold Palmer, is currently being improved. All utilities are existing along PGA Boulevard which will eventually be extended to the project site. Relative to the status of other areas within "PGA West", approxi- mately 120 condominium units have been completed, several of which are being occupied, and over 200 are under construction. To the west of PGA Boulevard, adjacent to the project site, a major portion of the main golf maintenance facility has been completed, and the main clubhouse and tennis club are under construction with major progress being made. Sunrise Company, constructing all residential units at PGA West (to date), has filed Tentative Tract Map No. 21846 for specific residential development on a portion of the property contained within this map. 4. Environmental Assessment: An Environmental Impact Report was prepared on the overall "PGA West" Specific Plan which was certified by the City Council on May 14, 1984. Mitigation measures were incorporated into the conditions of approval for the subject specific plan and are currently being implemented with its phased development. It was found that the "PGA West" project would have a significant environmental impact, and therefore, a Statement of overriding Consideration was adopted for Specific Plan No. 83-002. 5. Project Description: The project proposes the division of a 105.28-acre portion of "PGA West" into 308 condominium units in conjunction with various other uses including golf course, pools, lakes, and roadways. The subdivision is located in the west portion of "PGA West" and will be surrounded by the Palmer Golf Course. Relative to the residential portions of the tract, the project proposes two (2) basic condominium designs which were previously reviewed for architectural aspects in Tentative Tract Map No. 20717. The project includes 228 "Champion" units and 80 "Legend" units. The "Champion" units are fourplex type structures ranging in size from 1,330 to 1,918 square feet and ranging in price from $140,000 to $186,000 (REFER TO EXHIBITS "B-1" AND "C-111). The 0 STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 3. 80 "Legend" units within the tract are located along the west portion of the tract contiguous to Tract Map No. 21381 (REFER TO EXHIBITS "B-2" AND "C-2"). These units are the larger fourplex type models ranging in size from 2,272 and 3,031 square feet and priced from $275,000 to $354,000. Both model types offer a minimum of two (2) bedrooms, two (2) bathrooms and many amenities including large courtyard entries, double enclosed garages, morning rooms, wet bars, and atriums. All "Champion" buildings are set back in the front a minimum of 20 feet. Several of the "Legends" buildings are within 10 to 15 feet from the street due to an extended golf cart garage. Buildings are generally spaced 25 to 30 feet from each other; however, there are some instances where buildings are spaced 15 feet where units are oriented at odd angles. Rear yards are generally 10 feet in depth. Relative to the non-residential portions of the tract, the project proposes 11 recreational, common pools and three (3) central lakes surrounded by units. All units are within 600 feet of common pools; however, the Legend units are large enough to accommodate their own pools. Main access to the project is from "Arnold Palmer" which takes direct access from PGA Boulevard through previously approved tracts. All streets within the tract are private, 32'-wide streets. Other information regarding dwelling unit design, architecture and color schemes may be reviewed in the previous Staff Report for Tentative Tract No. 20717. 6. Comments From Other Agencies and Departments: a. City Engineer: (1) The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer. (2) That the Applicant shall construct private street improvements to the requirements of the City Engineer and the La Quinta Municipal Code. (3) The Applicant shall have prepared private street plans that are prepared by a Registered Civil Engineer. (4) The Applicant shall have prepared a grading plan prepared by a Registered Civil Engineer. 0 STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 4. (5) A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review with the grading plan. (6) No easements shall be granted or recorded over this property without approval of the City Engineer. (7) Drainage disposal facilities shall be provided as required by the City Engineer. (8) All utilities will be installed and trenches compacted to City standards prior to construction of any streets. The soils engineer shall provide the necessary compac- tion test reports for review by the City Engineer. (9) The Applicant shall pay the required processing, plan checking and inspection fees as are current at the time the work is being accomplished. (10) The Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District and by recording a subdivision map agrees to be included in the District. Any assessments will be done on a benefit basis as required by law. (11) Street width shall comply with standards adopted by the La Quinta Municipal Code, and the approved specific plan. (12) The Applicant shall have prepared a hydrological analysis for approval by the City Engineer prior to approval of any portion of the final tract map. (13) The Applicant shall develop all roads internal to the project in accordance with the design standards specified in the Specific Plan and the structural standards in effect at the time of tentative tract or development approval in conjunction with the phased implementation of the Specific Plan. All roadways within the Specific Plan area shall remain private. (14) Per Section 3.31), "Private Streets", of the City Subdivision Ordinance it states: 3.3D Interior streets of a planned residential development, if not offered for dedication, shall be constructed to minimum widths of 32 feet for minor interior access and 36 feet for major interior access in accordance with Improvement Standards of STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 5. R Ordinance No. 461; however, reduced widths may be permitted when either of the following conditions occur: 1. Where the design and topography permit the taking of access only on one side of the street; or, 2. Where 25% of the slope of the land is on a grade of 25% or greater. If a lesser width of street is interior private street then a be established for one side of parking signs or markings shall City Engineer. City Fire Marshal: proposed for a major "No Parking" plan shall a 32'-wide street. No be as approved by the (1) Provide, or show there exists, a water system capable of delivering 2500 GPM fire flow for a two-hour duration at 20 PSI residual operating pressure. (2) Required fire flow must be available before any combustible material is placed on the job site. (3) Applicant/Developer shall furnish water system plans to the fire department for review. Plans shall conform to fire hydrant types, (Super, 6" x 4" x 2-1/2" x 2-1/211), location (each intersection, where possible, every 3301, within 165' of any lot frontage, no less than 25' from any building). Plans shall be signed approved by a Registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." (4) Street widths as shown on the tract map are 32' wide. This width precludes parking on one side of the street and requires one side of the street to be designated as no parking. Designation shall be by red curb and posted "No Parking" signs. Desert Sands Unified School District: Project will impact DSUSD schools. Please require agreement between DSUSD and Developer prior to final map approval. ® 1® STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 6. d. Coachella Valley Water District: This area is subject to stormwater flows from the La Quinta Cove area. The construction of the La Quinta Stormwater Project has begun. Upon completion of the La Quinta Stormwater Project, this area will be protected from stormwater flows except in rare instances. This area is designated Zone C on Federal Flood Insurance Rate Maps which are in effect at this time. The District will furnish domestic water and sanitation service to this area in accordance with the current regula- tions of this District. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. e. Agencies that indicated that they had no comments on the request form included the La Quinta Chamber of Commerce, the Riverside County Sheriff, the City Building Department, and the City Community Safety Department. f. Comments were requested, but not received from Imperial Irrigation District, Southern California Gas Company, La Quinta Property Owners Association, and General Telephone. 7. Related Actions and Approvals: a. Specific Plan No. 83-002, "PGA West", approval of a 1665-acre project oriented around four, 18-hole golf courses; with 5000 residential units, 20 acres retail/office commercial, and a 65-acre resort village with a 400-room hotel and 250 apartment/condominium hotel units. Approved May 15, 1984. b. General Plan Amendment No. 84-002, an amendment to the City's Land Use Element from Agricultural Estate, Agricultural Reserve and Very Low Density Residential (3 or less dwellings per acre), to Low Density Residential and General Commercial; an amendment to the County Open Space and Conservation Element from Agricultural to Urban; an amendment to the Circulation Element deleting portions of Jefferson Street and Madison Avenue. Approved May 15, 1984. c. Change of Zone No. 84-007, zoning 1580 acres R-2, 65 acres R-3 for the resort village, and 20 acres C-P-S for the commercial center. Approved May 15, 1984. 0 STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 7. d. Street Vacation No. 84-004, vacating Jefferson Street between Avenues 54 and 58, and vacating Airport Boulevard between Madison and Jefferson Streets. Approved September 18, 1984. e. Tentative Tract Map No. 20717, division of 132+ acres into 109 lots with 19 single-family lots and with 547 attached condominium units. Initially approved May 7, 1985. Unit mix revision approved June 4, 1985. f. Tentative Tract Map No. 21381, division of 40 acres into 118 condominium units and lakes. Approved March 18, 1986. g. Parcel Map No. 20426, division of a 452-acre portion of "PGA West" into eight (8) lots, each exceeding 20 acres in size, and one access lot. This map implements Specific Plan No. 83-002 by dividing the property into different land uses with lots 1 and 4 for residential uses; Lots 5, 6, and 7 for golf courses; Lot 8 for a commercial center; and Lots 2 and 3 for the resort village area. Approved February 26, 1985. h. Parcel Map No. 21055, division of a 42.6-acre portion of "PGA West" into four parcels to accommodate Tentative Tract Map No. 21381. Approved January 30, 1985. i. Tentative Tract Map No. 21640, division of a 199-acre portion of "PGA West" into 17 lots for parcel ownership transfer. Approved by Planning Commission on August 12, 1986; to be considered by City Council on September 2, 1986. STAFF COMMENTS AND ANALYSIS The proposed project is another typical development subdivision at "PGA West" having basically the same building designs and recrea- tional amenities as other previously approved tracts in the specific plan. The project is a development continuation in the northwestern portion of "PGA West". Compliance with the Municipal Land Division Ordinance The tentative tract map complies with all requirements relative to the Municipal Land Division Ordinance. Appropriate access is provided from PGA Boulevard via Arnold Palmer. The street design and layout conforms to the standards for private streets of the ordinance. Circulation Considerations The general circulation patterns of the proposed tract are generally consistent with the "PGA West" Specific Plan. However, a proposed 26-acre portion of land to the extreme northwest is currently not STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 8. within the "PGA West" Specific Plan boundaries (REFER TO ATTACHMENT "A"). A circulation connector travels through this portion to complete the northern branch of the project. The Applicant intends on filing an amendment to the "PGA West" Specific Plan to include this land portion. No development proposals should be permitted on this property until the "PGA West" Specific Plan is changed to encompass this area. All streets within Tentative Tract Map No. 21846 are 32' wide as has been developed in other areas of "PGA West". It has been a City policy to restrict parking to one side of the street on all 32'-wide private streets. This street width will permit two-way circulation with on -street guest parking on one side of the street. The Applicant was advised at the preliminary design stages during "PGA West's" first development tract that a minimum 36'-wide street would be needed to provide for parking on both sides of the street. The City has been flexible as to the method of parking restriction. For example, the Laguna De La Paz project utilizes white curbside lettering indicating "No Parking" approximately every 300 feet. The La Quinta Hotel Tennis Club Villas, along 32'-wide, private collectors utilize a system of attractive signs to restrict parking to one side. In previously approved tract maps at "PGA West", the following condition applies: "A plan indicating proposed parking along the private road system shall be submitted for review and approval by the Planning Department. The plan shall designate any "No Parking" areas and show the method of identifying them." The Applicant has yet to submit a satisfactory parking plan for any tracts at "PGA West". In a survey conducted on August 14, 1986, of other cities within the Coachella Valley and the County, it was found that parking restrictions generally applied to 32'-wide, private streets (REFER TO SURVEY RESULTS, ATTACHMENT "B"). At the deadend sections of Lots 11, 12, 16, and 17, emergency vehicle turnaround or exiting is blocked. Temporary emergency vehicle cul-de-sacs should be provided at these sections designed in accordance to the requirements of the Fire Marshal. As an option to this requirement, the Applicant may design an all-weather street to connect Riviera and Shoal Creek Streets. Density Considerations The project proposes an overall density of 2.98 units per acre. This includes the two lakes (Lot Nos. 19 and 20) as well as a 43.85- acre portion of the Palmer Golf Course (Lot No. 22). Excluding the golf course portion, the density substantially increases to 5 units per acre. The cumulative density of "PGA West" including Tentative Tract Map No. 20717 (547 units on 132 acres), Tentative Tract Map STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 9. No. 21381 (138 units on 42.4 acres), and Tentative Tract Map No. 21846 (308 units on 61.43 acres), is 4.2 units per acre. This excludes golf course areas which, if included, would fall well within the density limits of the General Plan and Specific Plan No. 83-002, "PGA West". It is important to note that Tentative Tract No. 21846 has a greater density overall than previous tracts at "PGA West". Given that "PGA West" is a major project in terms of acreage and dwelling units approved, flexible modification standards for density changes, unit mix changes, exterior color changes, changes in lot lines, lot shape modifications, changes in lot dimensions and street alignment modifications should be considered. These minor tract alterations should be reviewed and considered on a request basis to the Planning Director. As has been the case for all previous tracts at "PGA West", Tentative Tract No. 21846 should not exceed 10 percent (30 units) of the approved total. Building Design Considerations Tentative Tract No. 21846 includes both the "Champion" and "Legend" model units. The design and architectural style of these units have been previously accepted in other "PGA West" tracts. Both types are well mixed with the larger more expensive "Legends" focused to the west facing the Santa Rosa Mountains. The smaller "Champion" units are located towards the center of "PGA West". Building design of both models is consistent with the theme of "PGA West". Many dwelling units appear to have less than the minimum front set- backs of 20 feet. The small scale of the map, however, makes it difficult to delineate exactly what the specific setbacks are. To assure minimum zoning code compliance in the R-2 (Multiple Family Residential) Zone, the following setback criteria should be established: a. A minimum front setback of 20 feet shall be required on all residential dwelling units in the project, except for the "Legend" (Plan 40), which is permitted to have a 15-foot setback to accommodate an accessory golf cart storage structure. b. Minimum sideyard setbacks shall be five (5) feet (10 feet between all residential building complexes in the project). STAFF REPORT- PLANNING COMMISSION August 26, 1986 Page 10. CONCLUSIONS 1. The proposed overall density of 2.98 units per acre is consistent with the General Plan, Zoning, and the Specific Plan. 2. Approximately 75% of the net developable area will be developed with open space and recreational uses, which exceeds the City's planned residential standards. 3. The environmental impacts associated with the proposed project have been adequately addressed in the Environmental Impact Report. A Statement of Overriding Findings has been approved by the La Quinta City Council addressing the conversion of prime agricul- tural land to urban uses. Other environmental impacts of the project, such as effects on flora, fauna, archaeological resources, City streets and circulation, public schools and public services will be adequately mitigated through conditions of approval. 4. The proposed project, cumulatively with other projects within PGA West, will generate substantial traffic impacts, improvements already made, such as improvements to Avenue 54 and Madison Street as well as improvements to be made such as traffic signalization at the intersection of Jefferson Street and Avenue 54, will be appropriate to handle the increased traffic generated. 5. The proposed circulation system as modified in accordance with the conditions of approval, will provide for the safe and efficient movement of vehicles within the project. 6. The unit designs, as modified by the conditions of approval, will be in compliance with the City Standards and requirements. 7. The proposed recreational amenities in the project will adequately serve the needs of the residents. FINDINGS 1. That the proposed Tentative Tract Map No. 21846 is consistent with the goals, policies and intent of the La Quinta General Plan. That the design and improvement of Tentative Tract Map No. 21846 is consistent with the goals, policies and intent of the Quinta General Plan. 3. That Tentative Tract Map No. 21846 consistent with the goals, policies, and intent of the La Quinta Redevelopment Plan. El M STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 11. 4. That the project is consistent with and fully complies with the standards of the Municipal Zoning and Land Division Ordinance. 5. The site is physically suitable for the proposed project at an overall density of 2.98 units per acre. 6. That the design and improvements applicable to Tentative Tract Map No. 21846 are not likely to cause substantial environmental damage or injury of fish or wildlife or their habitat. 7. That the design of the subdivision, as conditionally approved, is not likely to cause serious public health problems. 8. That the design of Tentative Tract Map No. 21846 will not conflict with easements, acquired by the public -at -large, for access through the project since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 9. The project is consistent with the standards of the Municipal Zoning and Land Division Ordinance. 10. The environmental impacts associated with the proposed project have been adequately addressed in the certified Environmental Impact Report prepared for the entire PGA West Specific Plan. The significant impacts presented by this project will be appro- priately mitigated through conditions of approval for the project to the extent feasible. 11. The Applicant has submitted a complete application with all required information to appropriately review and make a determina- tion of approval or denial of Tentative Tract Map No. 21846. 12. The City of La Quinta has adopted Specific Plan No. 83-002 in which this approved project is a part of, and that Tentative Tract Map No. 21846, as conditionally approved, is consistent in design and improvement with said Specific Plan. 13. The discharge of waste from the proposed subdivision will not result in violation of existing requirements prescribed by the Coachella Valley Water District and the Regional Water Quality Control Board. STAFF RECOMMENDATION Based on the above findings, the Planning Department recommends APPROVAL of Tentative Tract Map No. 21846, subject to the attached conditions. STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 12. PREPARED BY: Gary W. Price Associate Planner GWP:LLS:dmv Al/ - VED BY - Lawrence L. Stevens, AICP Atchs: 1. Conditions of Approval 2. Reduced Tract Map No. 21846 3. Attachment "A": Boundary Expansion Map 4. Attachment "B": Coachella Valley City, Private Street Standards Survey Results. ® 0 CONDITIONS OF APPROVAL - PROPOSED TENTATIVE TRACT MAP NO. 28146 - SUNRISE COMPANY AUGUST 26, 1986 General 1. Tentative Tract Map No. 21846, shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This tentative tract map approval shall expire two years after the original date of approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the City Engineer and the Planning Department. 4. Prior to the issuance of a building permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: * City Fire Marshal * City Engineer * Planning Department * Coachella Valley Water District * Riverside County Environmental Health Department * Desert Sands Unified School District Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 5. The final map, or any portion thereof, shall not be recorded until and unless Tentative Tract Map No. 21640 has been recorded. Soils and Geology 6. Prior to issuance of any building permit, the Applicant shall submit a grading plan for review and approval by the City Engineer. The grading plan shall be prepared by a Registered Civil Engineer; and adequate provision shall be made to supervise the grading and drainage improvement construction and certify that the constructed condition at the rough grade stage are as per the approved plans and grading permits. CONDITIONS OF APPROVAL - TTM 21846 - PROPOSED August 26, 1986 Page 2 Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. 7. A thorough preliminary engineering geological and soils engineering investigation shall be prepared and submitted for review and approval by the City Engineer prior to issuance of any building permits. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. Hydrology/Water Conservation 8. Drainage disposal facilities shall be provided as required by the City Engineer. 9. Prior to approval of any portion of the final tract map, the Applicant shall prepare a hydrological analysis for approval by the City Engineer which will indicate method and design to protect the development from the 100-year flood and any flooding caused from a breach of embankment of Lake Cahuilla or the Coachella Canal. This plan shall be consistent with the purposes of any similar plans of the Red velopment Agency and/or the Coachella Valley Water District. w da..,,.. ) 10. Prior to approval of building permits, the Applicant t hall prepare a water conservation plan which will adequately indicate the following: a. Methods to minimize the consumption of water usage including, but not limited to, water saving fixtures, drought -tolerant and native landscaping, and programs to minimize landscape irrigation b. Methods for minimizing the effects of increased on -site surface water runoff and increased groundwater recharge. 11. That surface runoff water from landscape irrigation systems shall be minimized with the installation of drip, bubbler systems and other water conservation measures. Also, that a system of catch basins shall be incorporated into the landscaped common areas of the project in order to contain on -site surface water runoff. 12. The Applicant shall utilize dust control measures in accordance with the Municipal Code and the Uniform Building Code and subject to the approval of the City Engineer CONDITIONS OF APPROVAL - TTM 21846 - PROPOSED August 26, 1986 Page 3 Traffic and Circulation 13. The Applicant shall develop all road (private streets) applicable to Tentative Tract No. 21846 to the requirements of the City Engineer and the standards of the La Quinta Municipal Code. The street improvement plans shall be prepared by a Registered Civil Engineer. Street improvements including traffic signs and markings shall conform to City standards as determined by the City Engineer and as adopted by the La Quinta Municipal Code. 14. The Applicant shall comply with the following requirments regarding private street improvements: a. All roadways within Tentative Tract No. 21846 shall be developed in accordance with the design standards specified in Specific Plan No. 83-002 (PGA West Specific Plan) as conditionally approved. I u., All roadways within Tentative Tract No. 21846 shall remain private and be maintained as such. c. Temporary cul-de-sacs of at least 90' in diameter shall be provided at the end of Lots 11, 12, 16, & 17 per Exhibit A. As an alternative to cul-de-sac improvements, the Applicant may improve "Shoal Creek" and "Riviera" streets northerly to all-weather streets, per Exhibit "A", to connect. A plan for cul-de-sac and/or all-weather access alternatives shall be submitted for review and approval by the City Fire Marshal and City Engineer prior to recordation of Tentative Tract No. 21846. All improvements as specified by the City Fire Marshal and City Engineer shall be made prior to issuance of building permits for Tentative Tract No. 21846. d. A plan shall be established to restrict parking on all 32'- wide, major, private streets within "PGA West". The parking plan shall include a system of no parking signs and/or markings as approved by the City Engineer and Fire Marshal. The parking plan shall be submitted for review and approval by the Planning Department prior to issuance of any building permits for Tract 21846. e. The width of all interior drives where residential units are to be located along, shall be a minimum of 32-feet. IIItl 11 CONDITIONS OF APPROVAL - TTM 21846 - PROPOSED August 26, 1986 Page 4 15. Prior to issuance of a building permit, a plan shall be submitted for review and approval by the Community Development Department indicating non -automotive means of transportation within the project including, but not limited to, bicycle and pedestrian paths. Public Services and Utilities 16. The Applicant shall comply with the requirements of the City Fire Marshal. The following conditions shall be met/certified prior to the issuance of any building permit within Tract No. 21846, except that the Fire Marshal may approve alternate means of compliance where deemed appropriate and equivalent to these standards: a. Fire Hydrants -Install super fire hydrants (6" x 4" x 2 1/2" x 2 1/211) at each street intersection. In no event shall the hydrants be installed at intervals exceeding 330-feet between hydrants. b. All water mains shall be capable of providing a potential fire flow of 2500 GPM and an actual fire flow of 1500 GPM from any one hydrant connected to any given water main for a two hour duration at a 20 PSI residual operating pressure. c. Required fire flow must be available before any combustible material is placed on the job site. 17. The Applicant shall comply with the requirements of Coachella Valley Water District. a. The water and sewage disposal systems shall be installed in accordance with the requirements of the City and the Coachella Valley Water District. b. When there are identified conflicts with existing CVWD facilities, the City will withold the issuance of any building permit until arrangements have been made with the District for the relocation of these facilities. 18. The Applicant shall comply with the requirements of Imperial Irrigation District prior to issuance of building permits. Applicant shall provide written clearance to the City Community Development Department that Imperial Irrigation District can provide service to this development. 19. All utility improvements to the project shall be installed underground. CONDITIONS OF APPROVAL - TTM 21846 - PROPOSED August 26, 1986 Page 5. Schools 20. In order to mitigate impacts on public schools, the Applicant shall comply with the following: a. Prior to recordation of the final map, the Applicant shall enter into an agreement to pay School Mitigation Developer Fees with the Desert Sands Unified School District (DSUSD) b. Prior to the issuance of any building permits within Tentative Tract Map No. 21846, the Applicant shall provide the Director of Community Development with written clearance from the DSUSD stating that the per unit impact fees have been paid. Building and Site Design 21. The development of the site and buildings shall comply with Exhibits A,B and C pursuant to the Planning Department's Tentative Tract Map No. 21846 file as conditionally approved. The following building and site design conditions shall take precedence in the event of any conflicts with the provisions of the tentative tract map. 22. All roof -mounted mechanical equipment shall be screened from view at all sides by the roof design. Any ground -mounted mechanical equipment shall be screened from view by methods approved by the Planning Department. 23. The following setback criteria shall be applied to site design: a. A minimum front yard setback of 20-feet shall be required on all residential dwelling units in the project, except for the "Legend" (Plan 40), which is permitted to have a 15-foot setback to accommodate an accessory golf cart storage structure. b. A minimum sideyard setbacks of five (5) feet (10 feet between building complexes) shall be required on all residential units. 24. Any minor changes in the Tentative Tract maps including, but not limited to, total number of units, unit locations, unit orientation, unit mix changes, exterior building color changes, changes in lot lines, lot shape modifications, changes in lot dimensions and street alignment alterations shall be subject to the approval of the Planning Director. A change in the total number of units shall not exceed ten percent (10%) of the approved total. All changes shall be deemed compatible with approved unit designs, and shall be consistent with the overall character of the project. ,'IIIA 11 CONDITIONS OF APPROVAL - TTM 21640 - PROPOSED August 26, 1986 Page 6. 25. All buildings, other than the residential structures indicated on the tract map for approval shall require a separate submittal of plot plan applications and/or other development request applications as deemed necessary by the Planning Development. Noise JA� _may 26. Prior o building permit approval, building setbacks, engineering design, orientation of buildings, and noise barriers shall be utilized to reduce noise impacts from nearby existing and future roadways to within the State standards. 27. Prior to approval of precise development plans, the Applicant will demonstrate that residential structures satisfy the State's indoor criterion. Where exposed to noise levels in excess of State standards, Applicant shall install special design features such as double -glazed windows, mechanical ventilation, special roof venting, increased insulation, weatherstripping, or combinations of these and similar measures. Archaeology 28. If buried remains are encountered during development, a qualified archaeologist shall be contacted immediately and appropriate mitigation measures shall be taken. Miscellaneous 29. No occupancy permit will be issued for any dwelling unit until the surrounding golf course and common landscaped areas have been planted and matured to mitigate localized blowing dust. 30. Prior to final map recordation, the Applicant shall submit a tentative time schedule of tract map development phasing as it relates to the phased implementation of Specific Plan No. 83-002. This schedule shall be subject to review and approval by the Planning Department. 31. Prior to issuance of building permits, the Applicant shall submit preliminary landscape plans to the Community Development Department for review and approval. Desert or native plant species and drought -resistant plant materials shall be in- corporated into the landscaping plans of the project. All lots shall be maintained with apropriate landscaping/groundcover. Prior to issuance of an occupancy permit for any condominiums within Tentative Tract Map No. 21846, landscaping/groundcover shall be installed. 32. Applicant shall submit plans for street lighting, if any, along roads for review and approval by the Planning Department. '!III9', 11 CONDITIONS OF APPROVAL - TTM 21846 - PROPOSED August 26, 1986 Page 7. 33. All signing within PGA West including Tentative Tract No. 21846 shall be subject to review and approval by the Planning Department. 34. Provision shall be made to comply with the provisions and re- quirements of the City's adopted Infrastructure Fee Program in effect at the time of building permit issuance. 2 G(. `40 35. All req irements and conditions of approval relative to. Map No..Z1 shall be met or demonstrated to being complied with prior to recordation of Tract No. 21846. 36. e Tentative Tract map No. 21846 shall comply with all conditions of pproval for Tract No. 21640. ITEM NO. DATE PLLAANNING COMMISSSION MEETING RE: MOTION BY- .g STED321G MORW VMUING THORMURGH ROLL CALL VOTE: CO*?MIS S IONERS : AYE NO ABSTAIN ABSENT PRESENT UNANIMOUSLY ADOPTED: YES NO lf�C�n© �OOfi� August 19,1986 Comments on Tentative Tract Map #21880 Sunrise Company La Quinta Planning Commission 78-105 Calle Estado Ia Quinta, Ca. 92253 Gentlemen This development seems to be replacing a more elaborate one that gave rise to the issue of the moving of Avenue 52. At previous meetings we discussed the concerns of the property owners to the noise of such a movement and this was handled by assurances of adequate landscaping and a planted belt. The movement was a trade off because of elaborate flood control plans Are these issues still pertinent. If Avenue 52 is to be moved without compensatory flood control land being set aside, we highly protest this project. if it is to be moved for the benefit of this small project alone, it will be done at our expense in noise and visual pollution. So if this movement is still at issue, we want assurances of protection and compensation to the com munity in flood control land. If this is not an issue, than we have no objections to the project. Charles Sodikoff W. VirginHiggs XY� 6 1� P7) 4/c/ P9-,7,el 1 • MEMORANDA CITY OF LA OUINTA 3, F TO: The Honorable Chairman and Members of the Planning Commission FROM: Planning Department DATE: August 26, 1986 SUBJECT: TENTATIVE TRACT MAP NO. 21880 LOCATION: Southeast Corner of Avenida Bermudas and 52nd Avenue APPLICANT: The Heritage Club/Crystal Canyon of La Quinta REQUEST: To divide 417 acres of a 731-acre site into 340 lots for 324 single-family residences, an 18-hole golf course and appurtenant facilities, with the remainder of the site in natural, mountainous, open space. BACKGROUND 1. General Plan: a. Land Use - Low Density Residential (2-4 dwelling units per acre); Open Space and Watercourse/Flood Control (SEE ATTACH- MENT NO. 1). b. Circulation: (1) 52nd Avenue - Designated as a major arterial (120-foot right-of-way with 96-foot, curb -to -curb width) east of Washington Street and a primary arterial (100-110 foot right-of-way with 76-82 foot, curb -to -curb width) west of Washington Street. Designated as Secondary Image Corridor. Adopted Specific Plan road with special design treatment. (2) Avenida Bermudas - Designated as a secondary arterial (88-foot right-of-way with 64-foot, curb -to -curb width). 2. Zoning: R-2*-20,000 (Multiple -Family Residential, 1200 Sq.Ft. Minimum Dwelling Size, 20,000 Sq.Ft. Net Lot Area Per Dwelling Unit); R-1*++-10,000 (One -Family Dwelling, 1200 Sq.Ft. Minimum Dwelling Size, 10,000 Sq.Ft. Minimum Lot Area); N-A* (Natural Assets, 1200 Sq.Ft. Minimum Dwelling Size). STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 2. 3. Existing Conditions: The project will be located on 417 acres of 731-acre site. Approximately 315 acres of the site are toes or slopes of mountains, while the remaining 417 acres are located on the sandy alluvial fan. The eastern portion of the project site is currently developed with citrus orchard and Burns Ranch buildings. The western portion is sandy, sloping ground with the predominant vegetation being creosote bush. A sandy wash area is located in the southeasterly portion of the development along the base of the mountain. Avenida Bermudas and 52nd Avenue exist as paved, two-lane roads. The adopted Specific Plan provides for realigning 52nd Avenue to the north of the Desert Club facility to Calle Sinaloa from which it proceeds westerly to Eisenhower Drive. Utilities are generally available at the site or can be extended to serve it. 4. Environmental Assessment: An initial environmental study has been prepared on the project and it has been determined by Staff that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because appropriate mitigation measures have been made condi- tions of the development approval. Therefore, a Negative Declaration has been prepared. The following summarizes the major impacts and appropriate mitigation measures: Flora - Major impact will be to the sandy wash area located within the vicinity of the No. 4 and 5 golf holes. The EIR prepared for the La Quinta Redevelopment Project stated that this plant community should be preserved. Applicant shall provide detail design of this sandy wash area and specifics on how the wash and vegetation will be incorporated into the design. However, flood control improvements required by Coachella Valley Water District will require modification of the wash area in order to channel this drainage to retention areas. * Fauna - The project may have an impact on prairie falcon by affecting its foraging area. Additional study concluded that the project will not affect the falcon's nesting areas. The location of the golf holes against the mountain should provide a buffer between the dwellings and the birds' nesting area. No fencing is proposed on perimeter of development adjacent to mountains; this will allow wildlife to get to water and vege- tation within the project. STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 3. * Traffic - The project will generate a substantial amount of traffic which will impact local streets. Mitigation will be provided by requiring the installation of street and traffic control improvements as required by the conditions of approval. * Noise - The realignment of 52nd Avenue will create noise impacts on the existing residential development to the north; mitigation has been addressed in the conditions imposed on Specific Plans Nos. 85-005A and 85-005B. An acoustical study for the tract will be required to determine mitigation of roadway noise on the project. * Public Services - The project will result in an incremental increase in the demand for public services. Mitigation will be provided by the payment of fees to the City for public improve- ments and facilities. The proposed realignment of 52nd Avenue will affect fire department response time towards the east. Mitigation will be provided by the Applicant providing a new fire station site on the north side of realigned 52nd Avenue. The project will impact the public schools within the Desert Sands Unified School District which are already operating at or above designed capacity. Applicant will be required to pay a per unit school mitigation fee prior to the issuance of building permits. * Archaeological Resources - Eight archaeological sites exist on the parcel. Additional study and/or collection of artifacts at several locations within the project has been conducted and will be verified prior to grading. The project design has been modified to preserve several important areas of interest. These mitigation measures have been deemed sufficient by the UC Riverside Archaeological Research Unit, which also performed the survey of the site. S. Project Description: The proposal is a subdivision of a 417-acre portion of a 731-acre site into 340 lots. Of these lots, 324 are for single-family residential use; five (5) are for golf course use, including the driving range and clubhouse; nine (9) are for landscaped open space, including a maintenance facility, lakes, five (5) pool areas, a putting clock, and a tennis clubhouse with six (6) courts; one (1) is for the 314-acre, natural, mountainous open space; and one (1) is unimproved for future development. The overall density of the project is 0.8 dwelling units per acre (including the golf course and excluding the natural open space). The 324 single-family residential lots are intended as custom home sites, except for Lot No. 324, which retains the existing ranch 0 STAFF REPORT - PLANNING August 26, 1986 Page 4. house and it appurtenant structures. These custom home sites are designated as either estate lots (130' x 150' - 19,500 Sq.Ft. - 0.45 acres), or villa lots (80' x 120' - 9600 Sq.Ft. - 0.22 acres) There are approximately 120 villa lots and 204 estate lots although it should be noted that there is some variation in typical lot sizes, especially along curves and in cul-de-sac areas. Since all lots will be developed with individual custom homes, no building plans have been submitted. The five (5) golf course lots include the 18 holes of golf, the driving range, and the golf course clubhouse with its appurtenant parking. No plans have been submitted for this clubhouse. It should be noted that the golf course contains drainage facili- ties and retention areas which are part of the La Quinta Stormwater Project. The nine (9), landscaped, open space lots contain a variety of facilities, as follows: No. 330 - tennis clubhouse with parking lot, six (6) tennis courts, pool area, landscaping, perimeter wall along 52nd Avenue. No. 331 - landscaping, perimeter wall along 52nd Avenue and "B" Street. No. 332 - maintenance facility, landscaping, perimeter wall along Avenida Bermudas. No. 333 - booster site, landscaping. No. 334 - lake, landscaping. No. 335 - putting clock, two (2) pool areas. No. 336 - landscaping. No. 337 - pool area. No. 338 - lake, pool area. No plans have been submitted for the maintenance or tennis buildings. Lot No. 340 is an eight -acre (approximate), triangularly -shaped lot located outside of the development project on the north side of 52nd Avenue between Washington Street and Desert Club Drive. It is anticipated that the new fire station will be located on a one -acre portion of this site, but there are no plans for the remainder of it. STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 5. 52nd Avenue and Avenida Bermudas, which are public streets, will be improved as part of the project. 52nd Avenue will be realigned as provided by the Specific Plan and will be a full -width improve- ment including noise attention walls and landscaped berms along Avenida Nuestra. Additional right-of-way dedication is proposed along Avenida Bermudas to accommodate its full -width while reducing right-of-way needs from smaller, single-family lots on the west side of Avenida Bermudas. Interior streets are proposed as private, 36-foot wide (curb -to -curb) streets with a pattern almost identical to that previously approved for Tract No. 20338 on this site. The main, gated entrance is proposed at Washington Street (along "A" Street) and a secondary, gated entrance is proposed approxi- mately 200 feet east of Desert Club Drive (along "B" Street). These private entry roads are wider with a landscaped median. Emergency access entrances are shown on 52nd Avenue as an extension of the "L" Street cul-de-sac (near the tennis facility) and on Avenida Bermudas as an extension of "J" Street (near the booster site). A separate entrance is shown to Avenida Bermudas for the maintenance facility. 6. Comments from Other Agencies: a. City Engineer: 1. The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer. (a) 52nd Avenue (1) 110' total right-of-way, west project boundary to 400' west of Washington (2) 120' total right-of-way from 400' west of Washington to east project boundary (3) Intersection at Washington as required by City Engineer (b) Avenida Bermudas: 50' half -street right-of-way (c) Washington Street: Intersection at 52nd Avenue as required by City Engineer. 2. The Applicant shall dedicate vehicle access rights, except at street intersections, to the following streets: 52nd Avenue and Avenida Bermudas. STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 6. 3. A common area lot shall be established for that area between the tract perimeter wall and street right-of-way for 52nd Avenue and Avenida Bermudas. Landscape mainte- nance responsibility of the total common lot and street landscape parkway shall be the responsibility of the development. 4. That the Applicant shall construct street improvements for 52nd Avenue (full -width); Avenida Bermudas (half -street); and private streets to the requirements of the City Engineer and the La Quinta Municipal Code (LQMC). 5. That the Applicant shall have prepared street improvement plans (for public and private streets) that are prepared by a Registered Civil Engineer. Street improvements, including traffic signs and markings, and raised median islands (if required by the City General Plan) shall conform to City standards as determined by the City Engineer and adopted by the LQMC. (3" AC over 4" Class 2 Base minimum) for residential streets). Street design shall take into account the subgrade soil strength, the anticipated traffic loading, and street design life. 6. The Applicant shall have a grading plan that is prepared by a Registered Civil Engineer, who will be required to supervise the grading and drainage improvement construc- tion; and certify that the constructed conditions at the rough grade stage are as per the approved plans and grading permit. This is required prior to issuance of building permits. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. 7. A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The report's recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. 8. The developer of this subdivision of land shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map without the approval of the City Engineer. STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 7. 9. Drainage disposal facilities shall be provided as required by the City Engineer. The Applicant shall comply with the provisions of the City Master Plan of Drainage, including payment of any drainage fees required therewith, and the City's flood protection ordinance. Drainage facilities along 52nd Avenue shall be constructed and drainage ease- ments dedicated as required by the City Engineer. 10. All utilities will be installed and trenches compacted to City standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer. 11. Prior to transmittal of the final map to the City Council by the City Planning Department, any existing structures which are to be removed from the property shall have been removed or there shall be an agreement for the removal which shall be secured by a faithful performance bond in a form satisfactory to the City and granting the City the right to cause any such structures to be removed. 12. The Applicant shall pay the required processing, plan checking, and inspection fees as are current at the time the work is being accomplished by City personnel or sub- contractors for the Planning, Building, or Engineering Departments. 13. The Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District and by recording a subdivision map agrees to be included in the District. Any assessments will be done on a benefit basis as required by law. 14. Install traffic signals at 52nd Avenue and Washington Street. 15. "B" Street shall be realigned with Desert Club by either acquisition of lots necessary for a direct connection either north or south of 52nd Avenue. If acquisition is waived, then "B" Street to be located on 52nd Avenue at least 450 feet from Desert Club and no closer than 600 feet from Washington Street, if median opening provided on 52nd Avenue. 16. Street standards and alignment shall be per the approved 52nd Avenue Specific Plan, as amended by recent street classification upgrades in the City Circulation Plan and the Washington Street Corridor Specific Plan. 0 STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 8. 17. "A" Street shall be realigned to connect to the new precise centerline of Washington Street. 18. New 52nd Avenue shall be operational before old 52nd Avenue's traffic is routed. No closures of 52nd Avenue are permitted. 19. Tract entry streets shall provide two entrance and two exit lanes (28' minimum one-way). 20. "A" Street shall provide four travel lanes from "N" Street to 52nd Avenue. "B" Street shall provide four travel lanes from "C" Street to 52nd Avenue. 21. The width of all interior drives, which have units along both sides of the roadway, excluding cul-de-sacs, shall have a minimum pavement width of 36 feet, except for "C" Street between "A" and "B" Streets which shall have a minimum width of 40 feet. 22. Provide a bicycle/pedestrian link between 52nd Avenue and Avenida Nuestra at Calle Rondo. b. Fire Marshal: 1. Install Super fire hydrants (6" x 4" x 2-1/2" x 2-1/2"), located no less than 25' nor greater than 165' from any lot frontage. Hydrants shall be spaced no more than 330' apart as measured along approved vehicular travelways. Installation shall be on a water system capable of delivering 2500 GPM fire flow for a two-hour duration at 20 PSI residual operating pressure. 2. Any street 150' or longer shall be provided with a cul-de-sac turnaround with a minimum diameter of 90'. Cul-de-sacs shall be no longer than 550' long, unless provided with an approved emergency alternate access or other appropriate fire protection as approved by the City Fire Marshal. 3. Developer shall furnish two copies of water system plans to the fire department for review and approval. Plans shall conform to fire hydrant types, location, and spacing; the water system shall meet fire flow require- ments. Plans shall be signed by a Registered Civil Engineer and approved by the water company. 4. Prior to arrival of combustible materials on the construction site, the above conditions (1. and 2.) must be operating. STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 9. 5. Interior street widths shall be a minimum of 36' wide. 6. The Applicant shall comply with the following requirements regarding fire station facilities: (a) Prior to recordation of the final map, the Applicant shall donate to the City a site for a fire station at a location approved by the Riverside County Fire Department and the City of La Quinta. (b) The Applicant shall prepare and submit building plans for the proposed station for the review and approval by Riverside County Fire Department and City of La Quinta. (c) The Applicant shall make a prepayment, to be deter- mined, to provide for the partial construction of the fire station. This payment shall be used as a credit for fire facilities infrastructure fees until those fees exceed the amount of credit, except that each of the residences to be constructed shall pay a fire facility fee, also to be determined at the time of building permit issuance. c. Coachella Valley Water District: 1. A portion of this area is shown to be subject to shallow flooding and is designated Zone A, on Federal Flood Insurance Rate Maps which are in effect at this time. 2. We have met with the developer and have not come to agree- ment on the concepts to protect this area from stormwater flows. The alignment and size of the stormwater facili- ties are not shown on the tract maps and may be subject to change. 3. The District will furnish domestic water and sanitation service to this area in accordance with the current regu- lations of this District. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. 4. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. 5. There may be conflicts with existing District facilities. We request the appropriate public agency to withhold the issuance of a building permit until arrangements have been made with the District for relocation or abandonment of these facilities. STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 10. d. Southern California Gas Company: No comments. e. Building Division: No comment. f. Community Safety Department: No comment. g. Sheriff's Department: There will be an increase in traffic and demand on our services. A traffic signal or stop sign should be placed at the main entrance. Landscaping should be trimmed to minimize height. House number should be visible and easy to read. h. Chamber of Commerce: Application reviewed. No input or comment. i. Desert Sands Unified School District: Require agreement with DSUSD and developer to mitigate impact to DSUSD schools. Agreement to be provided by developer to City prior to recordation. j. Comments requested, but not received from the following: Imperial Irrigation District, General Telephone, Property Owners Association. 7. Previous Actions: a. Change of Zone No. 84-012, a zone change from R-3*-4000 (General Residential, 4000 Sq.Ft. Net Lot Area, 1200 Sq.Ft. Minimum Dwelling Size), R-l* and N-A* to R-1*++, R-2*-20,000, and N-A* approved by the City Council on September 4, 1984. b. Tentative Tract Map No. 20328, a project with 672 condominium units, 51 single-family house lots, an 18-hole golf course and a tennis club on 360 developable acres of a total 674-acre site approved by City Council on September 4, 1984. c. Change of Zone Case No. 85-015, a request for R-1++**-10,000, R-2*-20,000 zoning to facilitate Tentative Tract Map No. 20328, Revision No. 1, approved by City Council on April 16, 1985. d. Street Vacation No. 85-007A and 85-007B, requests to vacate existing 52nd Avenue right-of-way between Avenida Bermudas and a point 1321 feet west of Jefferson Street, approved by City Council on April 16, 1985. STAFF REPORT - PLANNING August 26, 1986 Page 11. e. Specific Plan No. 85-005A and 85-005B, a request to amend the city's adopted 52nd Avenue Specific Plan by realigning this road approximately 500 feet northward between Desert Club Drive and Jefferson Street, approved by City Council on April 16, 1985. f. Tentative Tract Map No. 20328, Amended No. 1, a project with 843 condominium units and 47 single-family custom lots oriented around an 18-hole golf course and tennis club on a 417-acre portion of a 731-acre site, approved by the City Council on April 16, 1985. STAFF COMMENTS AND ANALYSIS Relationship to Previous Submittals This proposed tract map represents a major shift in the project density and the type of housing product while retaining in substantial form the circulation system and the golf course with its associated flood control parameters from the most recent prior approval. As a result, much of what has been previously established for the site can be reutilized in the consideration of this new proposal. Flood Control/Drainage Considerations The previous approval of the Crystal Canyon project resulted in a major shift in the alignment of 52nd Avenue. This was done to accommodate an increased need for flood improvements associated with the La Quinta Stormwater Project and to handle drainage from the La Quinta Cove area as required by the City. Those criteria, which were discussed at length in the previous proceedings on this site, are incorporated into the design of this proposal and need not be debated further. It should be noted that the Stormwater Project is nearing completion with the improvements through the subject property being the last major link. CVWD and the City are continuing discussion on design details related to flood control and some minor revisions could result from that process. Density The density has been further reduced from the 850 units (2.04 units/ acre) approved with Tract No. 20328, Amended No. 1, to the 324 units (0.8 units/acre) now proposed. This is a 60% reduction in density and occurs primarily because of a shift in the type of housing product - from predominantly condominiums to exclusively custom home lots. This will obviously serve to reduce a number of impacts (traffic, demand for public services, etc.). 1:! STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 12. Building Height Limits With the prior project, a number of two-story condominium units were proposed and this resulted in considerable debate since single-family property to the west was limited to 17-feet in height. Conditions prohibited two-story units within 100 feet of the north and west project boundaries and required Planning Commission review of all two-story units. Since none of the building designs are available for the custom home lots, it may be appropriate to impose height limit criteria on this tract approval especially since the underlying zoning would provide for a 17-foot height only on Lots 235-277. The following alternatives seem appropriate for consideration: * Limit the entire project to one-story in height, specifying a maximum number of feet. * Limit a portion of the project to one-story in height - such as along Bermudas, 52nd and the Desert Club facility. Past approvals have used between 75 and 200 feet for one-story setbacks. If any such height limits are imposed, they should also address the maintenance facility and tennis clubhouse since they are located proximate to the project perimeter. Maintenance Facility The proposed maintenance facility is located, as before, off Bermudas near the front door of the Desert Club. The previous approval required the Applicant to work with Staff on other possible alternative locations. This proposal also appears to show an access driveway to Bermudas as the entrance to the maintenance facility. This location and the direct access to Bermudas seem inappropriate. A more suitable site needs to be found. Staff suggests that a location off 52nd Avenue near the proposed emergency access (east of the tennis courts near Lot 323) would be better. This moves it away from other off -site uses with which it may be incompatible and locates it across the street from a similar facility. ortThe 0 provides better buffer opportunities. setback on 52nd Avenue also This would also allow the facility to have an entrance separate from the project's entries. Views into the Project The City General Plan encourages views into projects in order to break up the negative appearance that can occur with walled communities dominating major street corridors. When the type of site design proposed is used, viewing is difficult to facilitate. Furthermore, there is a desire on the part of developers of walled communities to protect privacy and this is in direct conflict with STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 13. the viewing concept. In this case, it is not clear how perimeter wall and landscaping will interface along the perimeter public streets. However, from the plan, Staff believes that four or five viewing opportunities are possible without destroying desired privacy. These locations are the tennis facility, the maintenance/ driving range area, the maintenance facility area (if relocated as recommended), and near each of the two intersections of "I" Street with "C" Street. It is also possible that adjustments in perimeter wall design to create much.larger setbacks and appropriate land- scaping could create the same effect without actual view openings. Perimeter Walls Careful attention must be paid to perimeter wall and landscaping designs to avoid the potential adverse visual effects that a wall can cause to surrounding non -walled communities - particularly along Bermudas. Previous designs on this site have included larger setbacks 4 to 8-foot high rolling berms and similar features. These should be part of this project as well. of course, the treatment along 52nd Avenue is substantially covered by the adopted Specific Plan which is quite precise in its design. Impact of Wildlife Habitat A concern was previously raised by several local residents about the impact of the project on wildlife habitat. As noted in the project description and the section on the environmental assessment, 314 acres of the mountainous portion of the site will remain in natural, open space. The conditions of approval prohibit the installation of fencing which will restrict wildlife access from this area into the project. In addition, the sandy wash habitat area in the southeast area will be incorporated into the design. At the initiative of the City Staff, the biologist who prepared the section within the La Quinta Flood Control Redevelopment Project Environmental Impact Report on flora and fauna reviewed the project with respect to the mitigation measures adopted as a part of the flood control project. He stated that although any project affects existing habitat and foraging area, the design of the project and conditions of approval would reduce these impacts significantly. Although destruction of any wildlife habitat is a serious concern, it should be noted that the area of introduced plant species, or non - indigenous species planted by man, also serves as a habitat and foraging area for wildlife. This is demonstrated by the fact that the pyracantha bushes cited as a nesting area are not native vegetation. Extreme care will be taken by Staff in reviewing the landscape and tree retention plans to ensure that impacts on wildlife will be mini- mized to the extent feasible. 0 STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 14. Fire Station The fire station will be relocated to the 8-acre parcel located at the northwest corner of the project. As under the original conditions of approval, the Applicant will dedicate a one -acre site and prepay a portion of this infrastructure fee on the condominiums to contribute to the construction of a new station. Vacant Parcel The 8-acre parcel located at the northwest corner of the site north of the proposed 52nd Avenue alignment is not proposed for residential development. The zoning of the lot is R-2*-20,000. Control over the use of this property by both the Zoning and the provisions of the Municipal Land Use and Land Division Ordinances. CONCLUSIONS 1. The proposed density of 0.8 units per acre is substantially less than that permitted under the General Plan and the current zoning. 2. The proposed density is substantially less than the density of the surrounding residential areas. The proposed use would be compatible with surrounding, existing development. 3. Approximately 70% of the net developable area will be developed with open space and recreational uses, which substantially exceeds the City's planned residential development standards. 4. With development of the flood control works, the site is physically suitable for the proposed 324-unit project. All utilities are available or can be extended to the site. 5. The environmental impacts of the project are the effects on flora, fauna, archaeological resources, City streets and circulation, public schools and public services. Mitigation will be provided for by the conditions of approval. 6. Development of the project will provide benefits for the City as a whole by the installation of regional flood control improvements and provisions for a community storm drainage system. 7. Although the project will generage additional traffic, improve- ments to Washington Street, 52nd Avenue, and Avenida Bermudas will be adequate to handle the anticipated traffic. 8. The proposed circulation system, if modified in accordance with the conditions of approval, will provide for the safe and efficient movement of vehicles within the project. STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 15. 9. The project will impact the response time of the fire department. Relocation of the station to realigned 52nd Avenue will mitigate the project's impacts. 10. The unit designs, as modified by the conditions of approval, will be in compliance with the City standards and requirements. 11. The proposed and required recreational facilities will adequately provide for the residents' needs. The mountains will remain in natural open space. FINDINGS 1. The design and improvement of the proposed subdivision are consistent with the goals and objectives of the La Quinta General Plan. 2. The project is consistent with the standards of the municipal zoning and land division ordinances. 3. The subject site is physically suitable for a 324-unit develop- ment with a density of 0.8 units per acre. 4. The design of the subdivision and its related improvements are not likely to cause environmental damage or substantially and avoidably injure fish and wildlife or their habitat provided that approval conditions related to mitigation measures for the flora, fauna, and archaeological resources are complied with. 5. The design of the subdivision and the type of improvements are not likely to cause public health problems nor would they conflict with existing public easements. 6. The location and appearance of the proposed dwelling units are compatible with the area in which the 324-unit development is located. 7. The proposal to provide approximately 70% of the site as usable open space area exceeds the minimum requirements for planned residential developments. 8. The project will not have a significant adverse impact on the environment provided that appropriate mitigation measures are incorporated into the project approval. 0 STAFF REPORT - PLANNING COMMISSION August 26, 1986 Page 16. STAFF RECOMMENDATION Based upon the above findings, approval of Tentative Tract Map conditions of approval. PREPARED AND APPROVED BY: Stevt ev Lawrence L. ens, AICP LLS:dmv the Planning Department recommends No. 21880 subject to the attached •• r ... .•..... • .. . , •,., •• •• .•• • .. • .. ....... .. ._.. .. ... ....... ••••• •.'.' • • •••• ltf1►RY7R1YlIKYlikli►97Ri ... ..... ... .. •' ' OPEN SPACE x '•�€d�1i1i•.•. akI#HT Y •: falOUlegLl : : OPEN SPACE : uuuuuunnnummanui RESIDENTIAL VERY LOW DENSITY 0-2 dwellings/acre LOW DENSITY 2-4 dwellings/acre MEDIUM DENSITY HIGH DENSITY 4-8 dwellings/acre LA QUINTA GENERAL PLAN LAND USE MAP TENTATIVE TRACT NO. 21880 ATTACHMENT NO. 1 ri+=C�amSet�o$ oppoppa3 oaa -4av �?aT'WF ��ampp�do� i ri �C600 Fuld »ncnr i e, of o- $n Ir EXISTING ZONING TENTATIVE TRACT NO. 21880 ATTACHMENT NO.2 CONDITIONS OF APPROVAL TENTATIVE TRACT MAP NO. 21880 - PROPOSED AUGUST 26, 1986 General 1. Tentative Tract Map No. 21880 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This tentative tract map approval shall expire two years after the original date of approval by the La Quinta City Council unless approved for extension pursuant to the City of La Quinta Land Division Ordinance. 3. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the City Engineer and the Planning Department. 4. Prior to the issuance of a grading (a) or building (b) permit for construction of any building or use contemplated by this approval, the Applicant shall obtain permits and/or clearances from the following public agencies: - City Fire Marshal (a) - City Engineer (a,b) - Planning Department (a,b) - Riverside Co. Environmental Health Dept. (b) - Desert Sands Unified School District (b) - Coachella Valley Water District (a,b) Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building Department at the time of the application for a building permit for the use contemplated herewith. 5. This approval shall be in compliance with all conditions and applicable provisions of Specific Plan Nos. 85-005A and 85-005B, Street Vacation Nos. 85-007A and 85-007B, and the Washington Street Corridor Specific Plan. Grading and Drainage 6. The Applicant shall utilize dust control measures in accordance with the Municipal Code and the Uniform Building Code and subject to the approval of the City Engineer. 7. The Applicant shall have prepared a grading plan that is prepared by a Registered Civil Engineer, who will be required to supervise the grading and drainage improvement construction; and certify that the constructed conditions at the rough grade state are as per the approved plans and grading permit. This is required prior CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED August 26, 1986 Page 2. to issuance of building permits. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. 8. Prior to issuance of grading permits, the Applicant shall submit to the Planning Department the following detailed components of the grading plan for review and approval: a. Design of golf holes No. 4 and 5, which shall incorporate to the extent feasible, the retention of the existing sandy wash area and the existing Palo Verde trees. b. Design of the area of R-1 zoned lots shall incorporate natural elements and any necessary specialized grading techniques and design features to minimize potential adverse effects of hillside grading and of views from the exterior of the project. 9. A thorough preliminary engineering geological and soils engineer- ing investigation shall be done and the report submitted for review along with the grading plan. The report's recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. 10. Applicant shall comply with provisions of the Master Plan of Drainage, including payment of fees required therewith, and the City's flood protection ordinance. Drainage disposal facilities shall be provided as required by the City Engineer. Drainage facilities along 52nd Avenue shall be constructed and drainage easements dedicated as required by the City Engineer. Traffic and Circulation 11. Applicant shall comply with the following requirements of the City Engineer: a. The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer. (1) 52nd Avenue: (a) 110' total right-of-way from west project boundary to 400' west of Washington Street. (b) 120' total right-of-way from 400' west of Washington to east project boundary. CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED August 26, 1986 Page 3. (c) Intersection at Washington Street as required by the City Engineer. (2) Avenida Bermudas: 50' half -street right-of-way. (3) Washington Street: Intersection at 52nd Avenue as required by City Engineer. b. That the Applicant shall construct street improvements to the requirements of the City Engineer and the La Quinta Municipal Code (LQMC). (1) 52nd Avenue: Full width, plus a minimum of two lanes from the west project boundary to Avenida Bermudas, if not constructed by the adjacent developer (will be subject to reimbursement). (2) Avenida Bermudas: Half -width. (3) Private Streets: As set forth herein. c. That the Applicant shall have prepared street improvement plans (for public and private streets) that are prepared by a Registered Civil Engineer. Street improvements, including traffic signs and markings, and raised median islands (if required by the City General Plan) shall conform to City standards as determined by the City Engineer and adopted by the LQMC (3" AC over 4" Class 2 Base Minimum for Residential Streets). Street design shall take into account the subgrade soil strength, the anticipated traffic loading, and street design life. d. All utilities will be installed and trenches compacted to the City's standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer. 12. Applicant shall dedicate vehicle access rights, except at street intersections, to 52nd Avenue and Avenida Bermudas. 13. Applicant shall install traffic signal at Washington Street and 52nd Avenue. 14. Applicant shall comply with the following requirements for private street improvements: Lea)"B" Street shall be realigned with Desert Club Drive by either acquisition of lots necessary for a direct connection either north or south of 52nd Avenue. If acquisition is waived, then CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED August 26, 1986 Page 4. "B" Street shall be located on 52nd Avenue at 450' from the Club Drive centerline and no closer than 600' from J�Yesert Washington Street centerline, if a median opening is provided on 52nd Avenue. b. "A" Street shall be aligned to connect to the new precise centerline of Washington Street. c. Tract entry streets shall provide two entrance and two exit lanes with a minimum 24-foot each way. d. The width of all interior streets, which have units along both sides of the roadway, excluding cul-de-sacs, shall have a minimum pavement width of 36'. 15. Applicant shall provide a bicycle/pedestrian link between 52nd Avenue and Avenida Nuestra near Calle Rondo. Tract and Building Design 16. Development of the project site shall comply with Exhibit A, pursuant to Planning Department's Tentative Tract No. 21880, as conditionally approved. 417. A minimum 20 lan sca ed setback shall be required along 52nd Avenue an Avenida RPrmnAaC Design of these setbacks shall be approved by` the Planning Commission and shall be consistent with d the 52nd Avenue Specific Plan. a. The minimum setback may be modified to an "average" if a meandering or curvilinear wall design is used. b. The setback area shall be established as a separate common lot and be maintained as set forth in Condition No. li(g), �15 unless an alternative method is approved by the Planning Department. (y/ —,c. A Landscape M intenance and Lighting District shall be formed for the/macf the parkway areas. ZZ 18. This approval authorizes the construction of a golf clubhouse, tennis building with tennis courts, gatehouses, and a maintenance facility at the general locations shown on Exhibit A, as amended by these conditions. These buildings' specific locations, design, height, and size shall be subject to separate plot plan approval by the Plan orpi-ssion. a. The maintenance facility shall be h d f reloc ted�t rea e r th "L" Stet cul-de-sac p esi t o en o e reJ CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED August 26, 1986 Page 5. 19. The development of custom, single-family lots shall be governed by the following: a. The Applicant shall establish a Design Review Committee to review and approve all development within Tentative Tract No. 21880. The main objectives of this Committee shall be to assure that building architecture, building materials and colors, building height and setbacks, and landscape design follow appropriate design themes throughout the tract. b. Applicant shall establish within the CC&R's site design standards appropriate to estate and villa lots, including but not limited to, front, side and rear setbacks, lot coverage, etc. Standards shall be reviewed by the Planning Department as part of its review of the CC&R's, but be no less restric- tive than the R-1 or R-2 Zone standards, as appropriate. c. Prior to issuance of an occupancy permit for any house within Tentative Tract No. 21880, landscaping/groundcover shall be installed and appropriately maintained. Type of planting, method of installation, and maintenance techniques shall be subject to plan approval by the Planning Department. d. All roof -mounted equipment shall be screened from view at all sides by design of the house. All ground -mounted mechanical equipment shall be screened from view by methods approved by the Planning Department. e. All housing development within Tentative Tract No. 21880 shall require approval of a plot plan, pursuant to Section 18.30 of the Municipal Land Use Ordinance, prior to issuance of a building permit(s), or such other processing requirement as may be in effect at the time of development. f. No two-story units shall be allowed on a lot any portion of which is within 200' of 52nd Avenue, Avenida Bermudas, or common property lines with the Desert Club of La Quinta. No two-story units shall be allowed within the R-1 Zoned portion of the site unless appropriate zoning changes are approved. U/�; %.20Provision shall be made to provide a minimum of four "viewing areas" into the project with at least two each on 52nd Avenue and Avenida Bermudas. Design of these areas shall be subject to (�I� review and approval by the Planning Commission. ( ,,�21. Any minor changes in lot mix, or size, lot lines or shapes, or Y street alignments, shall be approved by the Planning Department. CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED August 26, 1986 Page 6. Public Services and Utilities 22. The Applicant shall comply with the requirements of the City Fire Marshal: a. Install Super fire hydrants, (6" x 4" x 2-1/2" x 2-1/2") located no less than 25 feet nor more than 165 feet from any 11 lot frontage. Hydrants shall be spaced not more than 330 feet apart as measured along approved vehicular travelways. Minimum fire flow shall be 2500 GPM for two -hour's duration at 20 PSI. b. Cul-de-sacs longer than 150 feet shall have a minimum turning diameter of 90 feet. Cul-de-sacs shall be no longer than 550 feet unless provided with an approved emergency alternate access or other appropriate fire protection approved by the Fire Marshal. c. Applicant/Developer shall furnish two (2) copies of the water system plans to the fire department for review. Plans shall conform to fire hydrant types, location and spacing, and, the system shall meet the fire flow requirements. Plans shall be signed/approved by a Registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." d. Prior to arrival of combustible materials on the site, the above conditions (a and b) must be operating. e. Interior street widths shall be a minimum of 36 feet. 23. The Applicant shall comply with the requirements of the Coachella Valley Water District (CVWD) as follows: a. The water and sewage disposal system for the project shall be installed in accordance with the requirements of the City and CVWD. b. Tentative Tract No. 21880 shall be annexed to Improvement District No. 55 of the Coachella Valley Water District for sanitation service. c. Where there are identified conflicts with existing Coachella Valley Water District facilities, the City shall withhold permits until satisfactory arrangements have been made with the District. CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED August 26, 1986 Page 7. d. The alignment and size of the stormwater facilities, including any needed off -site facilities, shall be in accordance with plans approved by CVWD in conjunction with the La Quinta Redevelopment Project. (1) Applicant shall provide easements without compensation for these stormwater facilities in accordance with the signed agreement with the City of La Quinta and Coachella Valley Water District. (2) Actual construction of stormwater facilities shall be subject to reimbursement from redevelopment agency funds to the extent that construction is part of the regional stormwater facility system and in accordance with any signed agreement. 24. Applicant shall install "dry" stormwater facilities on Avenida Bermudas in conjunction with the installation of street improve- ments. These facilities shall include catch basins, culverts, and other improvements to connect these facilities to the regional system, pursuant to plans approved by CVWD and the City of La Quinta. a. Applicant shall provide easements without compensation for these facilities in accordance with the Applicant's signed agreement with the City of La Quinta and Coachella Valley Water District. b. Actual construction of local stormwater facilities shall be subject to reimbursement by any assessment district (or similar funding mechanism) if such is implemented to the extent that construction is for facilities to accept off -site local drainage. c. Applicant shall comply with his signed agreement with the City to accept local drainage from the developed area to the west. 25. The Applicant shall comply with the following requirements regard- ing fire station facilities: (, a. Prior to recordation of the final map, the Applicant shall donate to the City a one -acre site for a fire station, at a location approved by the Riverside County Fire Department and {Q� the City. n b. The Applicant shall are and submit building plans for VPN"p�0o� the proposed station for the review and approval by Riverside County Fire Department and the City. /XI_�' CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED August 26, 1986 Page 8. c. The Applicant shall make a payment of $100,000 to provide for ,) he partial construction of the fire station. This contribu- 1',�Y/s"pf tion shall be used as a credit for infrastructure fees until those fees exceed the amount of the credit. 26. The Applicant shall comply with the requirements of the Imperial Irrigation District prior to issuance of any building permits within the tract. Applicant shall provide written clearance that Imperial Irrigation District can provide service to this tract. 27. All utility improvements shall be installed underground. 28. In order to mitigate impacts on public schools, the Applicant shall comply with the following: a. Prior to recordation of the final map, the Applicant shall enter into an agreement to pay School Mitigation Developer Fees with the Desert Sands Unified School District (DSUSD). b. Prior to the issuance of any building permits, the Applicant shall provide the Planning Department with written clearance from the DSUSD stating that the per -unit impact fees have been paid. Walls, Fencing, Screening, and Landscaping 29. Prior to the issuance of building permits, the Applicant shall submit to the Planning Department, for review and approval, a plan (or plans) showing the following: a. Landscaping, including revisions to plant types, sizes, spacing, and locations as required by these conditions, or proposed by the Applicant. b. Landscape irrigation system. c. Location and design detail of any proposed and/or required walls. d. Location and design of sidewalks on -site and on adjacent streets. e. Exterior lighting plan. The approved landscaping and improvements shall be installed prior to the issuance of a Certificate of Occupancy. The landscaping shall be maintained in a healthy, viable condition for the life of the project. Landscaping within 10' of all CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED August 26, 1986 Page 9. entry roadways shall not exceed 30" in height. Landscaping shall not interfere with vehicle overhang areas. 30. Desert or native plant species and drought resistant planting materials shall be encouraged to be incorporated into the land- scaping plans for the site. Provision shall also be made for planting materials which provide forage and nesting areas for nearby wildlife. 31. Adequate provision shall be made for continuous maintenance of landscaping and related features. 32. Provision shall be made for a minimum six -foot -high, solid, masonary wall along the perimeter of the project, except for the perimeter adjacent to the mountains where fencing, if any, shall be designed so as to permit wildlife to enter the site. The exact location, design, and materials shall be subject to review and approval by the Planning Department. 33. All lighting facilities shall be designed to minimize light and glare impacts to surrounding property and shall be subject to review and approval by the Planning Department. 34. The existing trees on the site shall be incorporated into the design wherever feasible. Prior to submittal of plans for final map check, the Applicant shall submit a tree retention plan for review and approval by the Planning Department. Management 35. Prior to the recordation of the final map, the Applicant shall submit to the Planning Director the following documents which shall demonstrate to the satisfaction of the City that the open space/recreation areas and private streets and drives shall be maintained in accordance with the intent and purpose of this approval. a. The document to convey title; b. Covenants, Conditions, and Restrictions to be recorded, and, c. Management and maintenance agreement to be entered into with the unit/lot owners of this land division. The approved Covenants, Conditions, and Restrictions shall be recorded at the same time that the final subdivision map is recorded. CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED August 26, 1986 Page 10. A homeowners association, with the unqualified right to assess the owners of the individual units for reasonable maintenance costs, shall be established and continuously maintained. The association shall have the right to lien the property of any owners who default in the payment of their assessments. Such lien shall not be subordinant to any encumbrance other than a first deed of trust, provided that such deed of trust is made in good faith and for value and is of record prior to the lien of the homeowners association. Miscellaneous 36. Plot Plan approval shall be secured prior to establishing any construction facilities, sales facilities, and signs on the subject property. 37. The Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District and by recording a subdivision map agrees to be included in the District. Any assessments will be done on a benefit basis as required by law. 38. Prior to the issuance of any grading permits, the Applicant shall contract with the UC-Riverside Archaeological Research Unit to complete the resource study and collection at the following sites: a. CA-Riv-2823: Recover information and preserve rock cairns where possible. b. CA-Riv-2824: Conduct date recovery excavations. c. CA-Riv-2826: Move some of the seed milling features to an interpretative setting elsewhere within the project. d. CA-Riv-2827: Conduct additional testing and, on the basis of this testing, conduct recovery excavations if warranted. e. CA-Riv-1179: Conduct data recovery excavations. Applicant shall provide verification to the Planning Department of completion of this task. 39. If buried remains are encountered during development, a qualified archaeologist shall be contacted immediately and appropriate mitigation measures can be taken. 40. Provisions shall be made to comply with the provisions and requirements of the City's adopted Infrastructure Fee Program in effect at the time of issuance of building permits. CONDITIONS OF APPROVAL - TTM 21880 - PROPOSED August 26, 1986 Page 11. 41. The Applicant shall pay the required processing, plan checking, and inspection fees as are current at the time the work is being accomplished by City personnal or subcontractors for the Planning, Building, or Engineering Departments. 42. Applicant shall submit plans for street lighting along roads, if any, for review and approval by the Planning Department. 43. The developer of this subdivision of land shall cause no easements to be granted or recorded over any portion of this property between the date of approval by the City Council and the date of recording of the final map without the approval of the City Engineer. ITEM NO. DATE PLANNING COMMISSION MEETING RE: MOTION BY: BRANDT STEDING MORAN /FiAI.LING) TH01MURGH SECOND BY: BRANDT TIDING NDRAN M LLING THORNBURGH ROLL CALL VOTE: CO? IISSIONERS: AYE NO ABSTAIN ABSENT PRESENT UNANIMOUSLY ADOPTED'. YES NO MEMORANDUM CITY OF LA OUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Planning Department DATE: August 26, 1986 SUBJECT: PLOT PLAN NO. 86-274 LOCATION: North Side of Avenida Montezuma; Between Avenida Navarro and Avenida Bermudas APPLICANT: John Feld, La Quinta, Ltd., Partnership REQUEST: Approval to Construct Three, Two -Story, Retail/Office Buildings Totaling 10,216 Sq.Ft. on a .846-Acre Site. BACKGROUND The above referenced request was last considered by the Planning Commission at their meeting of May 27, 1986 (SEE ATTACHED STAFF REPORT DATED 5/27/86). At that time, complete information on colors and materials was still not available for review, as requested at the meeting of April 22, 1986 (SEE ATTACHED STAFF REPORT DATED 4/22/86). The Planning Commission also requested that a revision be made to the site plan in order to provide more openness at the Bermudas/Montezuma corner area. The information has been submitted and reviewed by the Planning Department and the public hearing has been renoticed. Staff Analysis Basically, two areas of concern were identified on 4/22/86 by the Planning Commission as the basis for not making a decision on the request: 1. Description of Colors & Materials - The Applicant has provided a color and sample board, with a corresponding colored rendering of the project. This information shows that the three buildings will have a medium brown stucco siding with dark brown fascia areas. The roof is a mansard, hip style with a tan colored, flat concrete tile roofing. Window glass will have reflective solar bronze glazing and be framed in bronze anodized aluminum. Dark bronze spanrelite panels will.be incorporated below the window areas, which gives the buildings a more modern architectural styling. STAFF REPORT - PLANNING COMMISSION AUGUST 26, 1986 Page 2. It should be noted that there have not been any changes to the buildings relative to design, floor plan, layout, etc., from the original proposal. 2. Site Plan Revision - The Applicant was requested to provide addi- tional setback area at the northwest corner of Montezuma and Bermudas. An additional 5' has been provided along Avenida Montezuma; this not only provides additional landscaped area, but also increases vehicular sight distance for vehicles approaching Bermudas along Montezuma. The following minor changes were made to the site plan to accommodate the increased setback: a. Reduction in parking stalls, from 66 to 65. This is not significant, as the project only requires 50 spaces. b. An additional landscaped area was created through deletion of a space at the northwest corner of Building #2. A slight modification of this area will provide consistent 24' width for two-way parking area travel. There are no other changes to the proposal, but during review of the revised site plan, some additional minor problems were found. Staff feels that one additional parking space should be deleted, immediately southwest of the trash enclosure at the north end of the project, as opening and closing of trash gates conflicts with access to the parking stall. Also, the enclosure should be of similar construction, in terms of appearance, as the required perimeter wall. Staff feels that although the building architecture reflects a more modern appearance than previous projects, the design is compatible with the Village concept and should provide architectural variation without detracting from the continuity of the design concept envisioned for the Village area. The additional 5' setback provided allows for increased sight distancing and landscaped area without impacting the layout and design of the parking area. Because the Applicant has not addressed any site plan related conditions, as set forth in the Conditions of Approval of 4/22/86, no major changes to those current conditions are necessary, except for any additional conditions needed relative to this revision. Further revisions will be necessary to some extent in order to comply with Conditions of Approval. Also, as there were no changes to the floor plans and elevations, there would be no need to review those items. STAFF REPORT - PLANNING COMMISSION AUGUST 26, 2986 Page 3. RECOMMENDATION Based on the revised plot plan, the Planning Department recommends APPROVAL of Plot Plan 86-274 in conjunction with revised Exhibit "A" and Exhibits "B" and "C", as contained in the Planning Department's file and subject to the original Conditions of Approval, as amended, per Attachment #1. PREPARED �BY: Wallace H. Nesbit Planning Assistant WHN:LLS:dmv Atchs: 1. Revised Conditions 2. PC Staff Report of 3. PC Staff Report of �AE —/>ZwL Lawrence L. Stevens, AICP of Approval 4/22/86 W/Conditions 5/27/86 i Il!it, I' J CONDITIONS OF APPROVAL AUGUST 26, 1986 General THREE RETAIL/OFFICE BUILDINGS JOHN FELD, LA QUINTA LTD. 1. The development of the site and building shall comply with revised Exhibit A and Exhibits B and C, as contained in the Planning Department's file for Plot Plan No. 86-274, and the following conditions, which conditions shall take precedence in the event of any conflict with the provisions of the public use case. 2. Plot Plan No. 86-274 shall comply with the standards and require- ments of the La Quinta Land Use Ordinance unless otherwise modified by the following conditions. 3. This approval shall be used within two (2) years after final proceedings before the La Quinta Planning Director; otherwise, it shall become null and void and of no effect whatsoever. The term "use" shall mean the beginning of substan- tial construction of permanent buildings (not including grading) authorized by this permit, which construction shall thereafter be pursued diligently to completion. 4. Prior to the issuance of a building permit for construction of any use contemplated by this approval, the Applicant first shall obtain permits and/or clearances from the following public agencies: * City Engineer * City Fire Marshal * Planning Department * Riverside County Environmental Health Dept. * Imperial Irrigation District Evidence of said permits or clearances from the above agencies shall be presented to the Building Division at the time of appli- cation for a building permit for the use contemplated herewith. Building Design 5. The buildings shall be constructed in accordance with the approved Exhibits B and C contained within the Planning Department's file for Plot Plan No. 86-274, except where these conditions shall make any amendments. 6. The type of the exterior building materials shall be in accordance with the approved Exhibit C-1 and materials sample board. 7. All roof -mounted equipment shall be screened by the roof structure. CONDITIONS OF APPROVAL - THREE RETAIL/OFFICE BUILDINGS August 26, 1986 Page 2. 8. All signage to be proposed shall be submitted for review by the Planning Department. A lighting plan for the building's exterior areas, including any proposed parking area lighting, shall be submitted for review and approval by the Planning Department prior to installation Streets, Parking and Circulation 10. The Applicant shall comply with the following requirements of the City Engineer: (a) The Applicant shall dedicate all necessary public street and utility easements as required by the City Engineer, including the corner cutoffs at Bermudas and Montezuma, and Navarro and Montezuma. (b) The Applicant shall construct street improvements for 1/2 of Bermudas; 1/2 of Montezuma; and 1/2 of Navarro. (c) That the Applicant shall have prepared street improvement plans that are prepared by a Registered Civil Engineer. Street improvements, including traffic signs and markings, shall conform to City Standards as determined by the City Engineer and adopted by the LQMC. (3" AC over 4" Class 2 Base minimum for residential streets). Street design shall take into account the subgrade soil strength, the anticipated traffic loading, and street design life. (d) The Applicant shall have prepared a grading plan that is prepared by a Registered Civil Engineer, who will be required to supervise the grading and drainage improvement construction; and certify that the constructed conditions at the rough grade state are as per the approved plans and grading permit. This is required prior to issuance of building permits. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. (e) A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan. The reports recommendations shall be incorporated into the grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. CONDITIONS OF APPROVAL - THREE RETAIL/OFFICE BUILDINGS August 26, 1986 Page 3. (f) Drainage disposal facilities shall be provided as required by the City Engineer. (g) All utilities will be installed and trenches compacted to City Standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer. (h) An encroachment permit for work shall be secured prior to constructing or joining improvements. (i) The Applicant shall pay the required processing, plan checking and inspection fees as are current at the time the work is being accomplished by City personnel or subcon- tractors for the Planning, Building, or Engineering Divisions. (j) Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District, and agrees to be included in that District. Assessments will be done on a benefit basis as required by law. (k) Driveway locations shall line up with streets and/or existing opposite side driveways whenever possible, as per the City Engineer's requirements. (1) Depth of parking stalls shall be increased to a minimum of 17' with a vehicle overhang, in order to comply with City standards. (m) Provide handicapped access ramp at the corner of Navarro and Montezuma. 11. A 6'-high, masonry or other compatible type of wall shall be provided along the north and west property lines abutting residentially zoned property northwesterly of the site. 12. Access onto Bermudas shall be limited to the northerly of the two approaches shown. 13. Trash enclosure shall be gated and enclosed by a 6'-high wall of the same construction and color as the commercial buildings. Location and construction of the enclosure shall conform to requirements of Palm Desert Disposal Company. Design details of the enclosure shall be submitted for review prior to building permit issuance. Illj'II r CONDITIONS OF APPROVAL - THREE RETAIL/OFFICE BUILDINGS August 26, 1986 Page 4. 14. The number of parking stalls shall be reduced so as to adequately provide landscaped parking islands and comply with City Parking Standards. The Applicant shall demonstrate that the interior landscaped areas exceed 3% of the amount of parking area and those calculations shall be delineated on the site plan. a. The parking stall at the trash enclosure access shall be deleted. b. On -site circulation shall maintain a 24' width for two-way vehicle travel in all areas. Public Services and Utilities 15. Fire protection shall be provided in accordance with the City of La Quinta Codes and Ordinances in effect at the time of issuance of the building permit as follows: (a) A fire flow of 1000 GPM for a 2-hour duration at 20 psi residual operating pressure must be available before any combustible material is placed on the job site. (b) The required fire flow of 3000 GPM shall be available from a Super hydrant, (6" x 4" x 2-1/2" x 2-1/211), located not less than 25 feet or more than 165 feet from any portion of the building as measured along approved vehicular travelways. (c) Acombination of on -site and off -site Super fire hydrants, (6" x 4" x 2-1/2" x 2-1/211), will be required located not less than 25 feet or more than 165 feet from any portion of the building as measured along approved vehicular travelways. The required fire flow shall be available from any two adjacent hydrants. (d) Certain areas will be required to be maintained as fire lanes. The Applicant shall coordinate these locations with the City Fire Marshal and the Community Safety Coordinator. (e) Install portable fire extinguishers as per NFPA, Pamphlet #10. (f) Install panic hardware and exit signs, as per Chapter 33 of the Uniform Building Code. (g) The required fire flow equals 3000 GPM. (h) Fire Department shall perform a final inspection prior to occupancy. II'�M 0 CONDITIONS OF APPROVAL - THREE RETAIL/OFFICE BUILDINGS August 26, 1986 Page 5. 16. Water service shall be provided in accordance with the require- ments of Coachella Valley Water District and the City of La Quinta. 17. Location and design of the septic system shall be subject to the standards and requirements of the Riverside County Health Department. The system shall be designed to allow ultimate hookup to permanent sewer lines should these lines become avail- able prior to occupancy. The Applicant shall connect to those facilities at that time. 18. All on -site utilities shall be installed underground. Miscellaneous 19. Prior to the issuance of building permits, the Applicant shall submit to the Planning Department, for review and approval, a plan (or plans) showing the following: (a) Landscaping, including revisions to plant types, sizes spacing, and locations as required by these conditions, or proposed by the Applicant. (b) Landscape irrigation system. (c) Location and design detail of any proposed and/or required walls. (d) Location and design of sidewalks and walkways on -site and adjacent Avenida Bermudas, Avenida Navarro and Calle Montezuma. (e) Exterior lighting plan. (f) Design of walled enclosure for trash bin. The approved landscaping and improvements shall be installed prior to the issuance of a Certificate of Occupancy. The landscaping shall be maintained in a healthy and viable condition for the life of the project. Landscaping within 10' of all driveway approaches shall not exceed 30" in height. Landscaping shall not interfere with vehicle overhang areas. 20. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscaping plans for the site. 21. Prior to the issuance of a sign permit, the Applicant shall submit a sign plan showing the location, type, size, colors and type of illumination (if any) of all proposed identification and CONDITIONS OF APPROVAL - THREE RETAIL/OFFICE BUILDINGS August 26, 1986 Page 6. directional signs. Identification signs shall be limited to building name or directory type signs. All on -site traffic, directional or informational signs shall be installed in accordance with the approved plan prior to the issuance of a Certificate of Occupancy. 22. Prior to the issuance of building permits, the Applicant shall comply with the City's adopted requirements regarding infra- structure fees. MEMORANDLOA CITY OF LA QUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: April 22, 1986 SUBJECT: PLOT PLAN NO. 86-274 LOCATION: North Side of Avenida Montezuma; Between Avenida Navarro and Avenida Bermudas APPLICANT: John Feld, La Quinta Ltd., Partnership REQUEST: Approval to Construct Three, Two -Story, Retail/Office Buildings Totaling 10,216 Sq.Ft. on a .846-Acre Site BACKGROUND 1. General Plan Designations: a. Site: Village Commercial b. Surrounding Area: Village Commercial and High Density Residential to the northwest. C. Circulation Plan: Avenida Bermudas is a Secondary Arterial with proposed 88' right-of-way. 2. Zoning: a. Site: C-P-S (Scenic Highway Commercial) b. Surrounding Area: North - R-3*; South, East and West - C-P-S* 3. Existing Conditions The site is level, unimproved and barren of any significant vegetation. The roadways bordering the site to the south, east and west are paved, but otherwise unimproved around the site perimeter. A small residential structure exists contiguous to the northwest corner of the site. The Black Gold Gas Station is located directly across from the site, to the south. With the exception of the existing structure, the block is vacant; however, significant development exists in the surrounding area, primarily commercial -service related. 0 STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 2. Existing facilities are available to provide telephone, electri- city and water services to the site. Sanitation service will be provided by a temporary, on -site, septic system, as sewerage facilities have not as yet been extended into the downtown area. A 10' utility easement runs through the center of the block. 4. Environmental Assessment An Environmental Assessment has been prepared as required by the California Environmental Quality Act (CEQA). The identified impacts which will be associated with this project are those usually associated with small scale infill development of urban- ized land. Incremental increases in public services are anticipated, and will be mitigated by payment of the required infrastructure fees and improvements to utility systems by the Applicant. Impacts associated with grading, construction, flooding and seismic hazards will be mitigated through adherence to municipal ordinances and building code requirements. The amount of traffic which will be generated could be substantial relative to existing conditions, and additional access points and the location of the site on a corner indicate that an incremental increase in traffic conflicts can be anticipated. However, these impacts will be mitigated with the improvements to be required of the Applicant. 5. Description of Request The Applicant proposes construction of three, two-story, office/ retail structures with a total floor area of 10,216 sq.ft. Office space will be entirely on second floor areas, with retail below. Total net office space is 2920 sq.ft., while total net retail space (sales and display only) comes to 5647 sq.ft. Two of the buildings share the same floor plan and will simply be reversed in terms of their site location. The site is composed of seven individual lots merged into one parcel. Each of the three buildings will have outside stairwells to access the second floors. No interior lobby areas are designated. The building exterior will be medium texture stucco, with a mansard -hip style, flat concrete tile roof. Information requested on colors has not been submitted. Height of buildings 1 and 2 is 28.51, while building 3 will be approximately 26' high. Window glass shall be bronze tinted and framed in anodized bronze aluminum. The general building design is more modern than that existing in the downtown area. The site plan provides off-street parking as required, delineating 66 spaces. Circulation flow is via 3 access drives; 2 on Bermudas and 1 on Navarro. The buildings are set back 5' from ultimate right-of-way of all bordering streets. STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 3. 6. Comments from Other Agencies a. City Engineer: (1) Dedicate street/utility easements as required by City Engineer. (2) Construct necessary street improvements for Avenida Bermudas, Calle Montezuma and Avenida Navarro. (3) Prepared street improvement plans by Registered Civil Engineer to be submitted as required by City Engineer. (4) Submit a grading plan prepared by a Registered Civil Engineer prior to building permit issuance, in accordance with requirements of City Engineer. (5) Submit preliminary engineering geological/soils report with grading plan. (6) Drainage disposal to be provided as required by City Engineer. (7) Install all utilities prior to any street construction. (8) Payment of required plan check and inspection fees, and parcel merger required. (9) Applicant agrees to be included in City -Wide Landscape and Lighting District, with assessments to be done on a benefit basis as required by law. (10) Driveways shall be located so as to line up with opposite streets and existing driveways as per City Engineer. (11) Parking stall depth shall comply to City Standards. b. City Fire Marshal: (1) Fire Marshal required to set minimum fire flow for construction of commercial buildings. Minimum fire flow of 500 GPM at 2-hour duration at 20 psi residual operating pressure to be available prior to placement of combustibles on the site. (2) Required fire flow to be available from a Super hydrant (6" x 4" x 2-1/2" x 2-1/211) to be not less than 25', but not more than 165' from any portion of building measure- ment along approved vehicular travelways. STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 4. (3) Combination of on-site/off-site Super hydrants required as previously noted; flow to be available from any two (2) adjacent hydrants in the system. (4) Designated areas required to be maintained as fire lanes. (5) Portable fire extinguisher required as per NFPA, Pamphlet #10. (6) Install panic hardware and exit signage per Chapter 33 of the Uniform Building Code. (7) Required fire flow equals 3000 GPM. c. Community Safety Department: (1) Provide handicapped ramp on corner of Montezuma and Navarro. d. Building Division: No Comment. e. Coachella Valley water District: (1) Area is subject to shallow flooding; located in Zone AO, two -foot depth. (2) District to furnish domestic water service in accordance with CVWD regulations. (3) Area to be annexed to CVWD Improvement District No. 55 for sanitation service. f. Southern California Gas Company: No Comment. g. La Quinta Chamber of Commerce: (1) Provide Chamber with information on leaseable space. h. Riverside County Sheriff: (1) Recommend above average lighting and equipment with vandalism resistent covers. (2) Incremental increase in called for services. Comments were requested, but not received from: * Imperial Irrigation District * General Telephone Company * Riverside County Agricultural Commission STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 5. STAFF COMMENTS AND ANALYSIS General Plan Consistency: The proposed office/retail use is consis- tent with the La Quinta General Plan's Land Use Element. The City is developing a downtown specific plan which will establish more finite policies and guidelines for permittable uses and design requirements. This proposal will more than likely be consistent with the specific plan and future area development with regards to land use. The General Plan requires, under Policy 3.26, that non-residential developments within 1000' of residential uses shall prepare a noise analysis. Because the General Plan provides flexible guidelines, Staff's interpretation of this policy is that the proposed project's scale, location and intensity would not warrant a detailed noise analysis. Because construction noise (temporary) appears to be the major consideration, adequate mitigation of these noise sources needs to be provided. Design of the building, as proposed, is generally consistent with the downtown development scheme. The construction is somewhat more modern than past approvals and existing structures. Due to the existence of offset intersections at Montezuma and La Fonda the amount of ultimate vehicular traffic which is anticipated, and the project's location at a major corner, Staff feels that only one drive- way access should be allowed to Avenida Bermudas, and it should be located so as to line up with the centerline of Avenida La Fonda, which intersects Bermudas to the east. Site Plan Considerations Zoning: The site is located in the C-P-S Zone, which does not require setbacks. The Applicant's site plan does provide 5' setbacks in addi- tion to the required right-of-way dedications along Avenida Bermudas, Navarro and Calle Montezuma. The setback areas are proposed to be fully landscaped. A deeper setback should be considered for building 2 (corner of Montezuma and Bermudas) in order to provide additional sight distance. Parking/Circulation/Landscaping Requirements: Based on the ratio of commercial and retail space proposed by the Applicant, this project requires 50 spaces. The site plan allows significant flexibility in the ratio of retail to commercial office space, providing 66 spaces. Some parking should be deleted to provide additional interior landscaping. The overall parking layout relies on car overhangs as part of stall depth. This requires an actual stall depth of 171. The site plan allows 161, and must be increased to provide the adequate depth. Landscaping in parking stall areas should be designed to consider the need for vehicle overhang space. Buildings 1 and 2 do not provide walkway 0 STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 6. areas for pedestrians; this will create additional circulation conflicts with other traffic. The long rows of parking stalls along the northwesterly corner of the site should also incorporate land- scaped separation islands to provide shading and break the monotonous effect of the row. The site plan shows 12' sidewalks along Montezuma and Bermudas, with 9.5' sidewalk along Navarro. Some park- way area needs to be provided to allow for utility locations, street furniture, trees and other plantings, etc. A buffer wall needs to be provided along the north and west property lines which abut residentially zoned property, as required by the Municipal Land Use Ordinance. Appropriate permits will have to be secured from Imperial Irrigation District in order to construct parking within their easement, which runs north -south through the center of the property. The Applicant should also provide additional clearance for pedestrian movements along parking areas fronting on buildings 1 and 2. Only 1' of clearance exists along the north elevations of those buildings. CONCLUSIONS 1. The proposed retail/office use is consistent with the La Quinta General Plan designation of village Commercial. 2. The proposed use is in compliance with the requirements of the C-P-S Zone. 3. The existing utilities are adequate or can be upgraded to provide for the needs of the proposed use. 4. The existing public roadways will adequately provide for traffic circulation. 5. The parking can be adequately provided by on -site spaces. 6. The style of architecture and proposed building materials are compatible with existing development in the area. 7. Approval of the project will not result in any significant environmental impacts. 8. Adequate noise mitigation can be attained through adherence to local ordinances. FINDINGS 1. The proposal is consistent with the La Quinta General Plan and Municipal Land Use Ordinance. 2. The general building design is consistent and compatible with existing and anticipated area development. 0 STAFF REPORT - PLANNING COMMISSION April 22, 1986 Page 7. 3. There will be adequate utilities and public services to serve the project. 4. Approval of the project will not result in any significant adverse impacts on the environment. STAFF RECOMMENDATION Based upon the above findings, Community Development Department Staff recommends approval of Plot Plan No. 86-274 in accordance with Exhibits A, B and C, and subject to the attached conditions. PREPARED BY: Wallace Nesbit' Planning Assistant WN:dmv Atch: Conditions of Approval Exhibits A, B and C APPROVED BY: Lawrence L. Stevens, AICP Community Development Director CONDITIONS OF APPROVAL THREE RETAIL/OFFICE BUILDINGS APRIL 22, 1986 JOHN FELD, LA QUINTA LTD. General 1. The development of the site and building shall comply with approved Exhibits A, B, and C as contained in the Community Development Department's file for Plot Plan No. 86-274, and the following conditions, which conditions shall take precedence in the event of any conflict with the provisions of the public use case. 2. Plot Plan No. 86-274 shall comply with the standards and require- ments of the La Quinta Land Use Ordinance unless otherwise modified by the following conditions. 3. This approval shall be used within two (2) years after final proceedings before the La Quinta Community Development Director; otherwise, it shall become null and void and of no effect whatsoever. The term "use" shall mean the beginning of substan- tial construction of permanent buildings (not including grading) authorized by this permit, which construction shall thereafter be pursued diligently to completion. 4. Prior to the issuance of a building permit for construction of any use contemplated by this approval, the Applicant first shall obtain permits and/or clearances from the following public agencies: * City Engineer * City Fire Marshal * Community Development Dept., Planning Division * Riverside County Environmental Health Dept. * Imperial Irrigation District Evidence of said permits or clearances from the above agencies shall be presented to the Building Division at the time of appli- cation for a building permit for the use contemplated herewith. Building Design 5. The building shall be constructed in accordance with the approved Exhibits B and C contained within the Community Development Department's file for Plot Plan No. 86-274, except where these conditions shall make any amendments. 6. The type of the exterior building materials shall be in accordance with the approved Exhibit C-1 and materials sample board. Colors shall be subject to review and approval by the Community Development Department. 7. All roof -mounted equipment shall be screened by the roof structure. CONDITIONS OF APPROVAL - THREE RETAIL/OFFICE BUILDINGS April 22, 1986 Page 2. 8. All signage to be proposed shall be submitted for review by the Community Development Department. 9. A lighting plan for the building's exterior areas, including any proposed parking area lighting, shall be submitted for review and approval by the Community Development Department prior to installation. Streets Parkin and Circulation ith the following requirements of the 10. The Applicant shall comply w City Engineer: edicate public street and (a) he Applicant shallnts drequiredaby the ll ecity yEngineer, including the corner cutoffs at Bermudas and Montezuma, and Navarro and Montezuma. proveme (b) Bermudas;1/2 ofaMontezuma; andt1/2tofmNavarro. for 1/2 of (c) That the Applicant shall have prepared street improvement plans that are prepared by a Registered Civil Engineer. Street improvements, including traffic signs and markings, Standards as determined by the City shall conform to City Engineer and adopted by the LQMC. (3" AC over 4" Class 2 Base minimum for residential streets). Street design shall take into account the subgrade soil strength, the anticipated traffic loading, and street design life. (d) The Applicant shall have prepared a grading plan that is Regis Civil Engineer, who will be prepared by a Reg required to supervise the grading and drainage improvement construction; and certify that the constructed conditions at the roughgrade requiredis gradde state areasp he ed plans p grading tpriorptovd issuance of building permits. Certification at the final grade stage and verification of pad elevations is also required prior to final approval of grading construction. (e) A thorough preliminary engineering geological and soils engineering investigation shall be done and the report submitted for review along with the grading plan.th reports recmmppdThe ovalns Thelsoify to the adequacy of the Isshal belengineertand/orothee grading plan engineering geologist must cert grading plan. Pursuant to Section 11568 of the Business and Professions Code, the soils report certification shall be indicated on the final subdivision map. E CONDITIONS OF APPROVAL - THREE RETAIL/OFFICE BUILDINGS April 22, 1986 Page 3. (f) Drainage disposal facilities shall be provided as required by the City Engineer. (g) All utilities will be installed and trenches compacted to City Standards prior to construction of any streets. The soils engineer shall provide the necessary compaction test reports for review by the City Engineer. (h) An encroachment permit for work shall be secured prior to constructing or joining improvements. (i) The Applicant shall pay the required processing, plan checking and inspection fees as are current at the time the work is being accomplished by City personnel or subcon- tractors for the Planning, Building, or Engineering Divisions. (j) Applicant acknowledges that the City is considering a City-wide Landscape and Lighting District, and agrees to be included in that District. Assessments will be done on a benefit basis as required by law. (k) Driveway locations shall line up with streets and/or existing opposite side driveways whenever possible, as per the City Engineer's requirements. (1) Depth of parking stalls shall be increased to 17' with a vehicle overhang, in order to comply with City Standards. (m) Provide handicapped access ramp at the corner of Navarro and Montezuma. 11. A 6'-high, masonry or other compatible type of wall shall be provided along the north and west property lines abutting residentially zoned property northwesterly of the site. 12. Access onto Bermudas shall be limited to the northerly of the two approaches shown. 13. Trash enclosure shall be gated and enclosed by a 6'-high wall of the same construction and color as the commercial buildings. Location and construction of the enclosure shall conform to requirements of Palm Desert Disposal Company. 14. The number of parking stalls shall be reduced so as to adequately provide landscaped parking islands and comply with City Parking Standards. The Applicant shall demonstrate that the interior landscaped areas exceed 3% of the amount of parking area. CONDITIONS OF APPROVAL - THREE RETAIL/OFFICE BUILDINGS April 22, 1986 Page 4. Public Services and Utilities 15. Fire protection shall be provided in accordance with the City of La Quinta Codes and Ordinances in effect at the time of issuance of the building permit as follows: (a) A fire flow of 500 GPM for a 2-hour duration at 20 psi residual operating pressure must be available before any combustible material is placed on the job site. (b) The required fire flow of 3000 GPM shall be available from a Super hydrant, (6" x 4" x 2-1/2" x 2-1/211), located not less than 25 feet or more than 165 feet from any portion of the building as measured along approved vehicular travelways. (c) A combination of on -site and off -site Super fire hydrants, (6" x 4" x 2-1/2" x 2-1/211), will be required located not less than 25 feet or more than 165 feet from any portion of the building as measured along approved vehicular travelways. The required fire flow shall be available from any two adjacent hydrants. (d) Certain areas will be required to be maintained as fire lanes. The Applicant shall coordinate these locations with the City Fire Marshal and the Community Safety Coordinator. (e) Install portable fire extinguishers as per NFPA, Pamphlet #10. (f) Install panic hardware and exit signs, as per Chapter 33 of the Uniform Building Code. (g) The required fire flow equals 3000 GPM. (h) Fire Department shall perform a final inspection prior to occupancy. 16. Water service shall be provided in accordance with the require- ments of Coachella Valley Water District and the City of La Quinta. 17. Location and design of the septic system shall be subject to the standards and requirements of the Riverside County Health Department. The system shall be designed to allow ultimate hookup to permanent sewer lines should these lines become avail- able prior to occupancy. The Applicant shall connect to those facilities at that time. 18. All on -site utilities shall be installed underground. ,`Illp, CONDITIONS OF APPROVAL - THREE RETAIL/OFFICE BUILDINGS April 22, 1986 Page 5. Miscellaneous 19. Prior to the issuance of building permits, the Applicant shall submit to the Community Development Department, Planning Division, for review and approval, a plan (or plans) showing the following: (a) Landscaping, including revisions to plant types, sizes spacing, and locations as required by these conditions, or proposed by the Applicant. (b) Landscape irrigation system. (c) Location and design detail of any proposed and/or required walls. (d) Location and design of sidewalks and walkways on -site and adjacent Avenida Bermudas, Avenida Navarro and Calle Montezuma. (e) Exterior lighting plan. (f) Design of walled enclosure for trash bin. The approved landscaping and improvements shall be installed prior to the issuance of a Certificate of Occupancy. The landscaping shall be maintained in a healthy and viable condition for the life of the project. Landscaping within 10' of all driveway approaches shall not exceed 30" in height. Landscaping shall not interfere with vehicle overhang areas. 20. Desert or native plant species and drought resistant planting materials shall be incorporated into the landscaping plans for the site. 21. Prior to the issuance of a building permit, the Applicant shall submit a sign plan showing the location, type, size, colors and type of illumination (if any) of all proposed identification and directional signs. Identification signs shall be limited to building name or directory type signs. All on -site traffic, directional or informational signs shall be installed in accordance with the approved plan prior to the issuance of a Certificate of Occupancy. 22. Prior to the issuance of building permits, the Applicant shall comply with the city's adopted requirements regarding infra- structure fees. MEMORANDUM CITY OF LA OUINTA TO: The Honorable Chairman and Members of the Planning Commission FROM: Community Development Department DATE: May 27, 1986 SUBJECT: PLOT PLAN NOT. 86-274 LOCATION: North Side of Avenida Montezuma; Between Avenida Navarro and Avenida Bermudas APPLICANT: John Feld, La Quinta, Ltd., Partnership REQUEST: Approval to Construct Three, Two -Story, Retail/Office Buildings Totaling 10,216 Sq.Ft. on a .846-Acre Site. BACKGROUND At the last Planning Commission meeting, the above application was continued to the May 27, 1986, meeting in order to allow the Applicant additional time to submit information on site revisions, colors, and materials. The deadline date for this information was established as May 20, 1986. As of May 22, 1986, no contact had been made by the Applicant, nor was any information received. As the deadline has passed, adequate time to review and report on the required information is not available to facilitate Planning Commission review. RECOMMENDATION The Community Development Department recommends that the proposed Plot Plan No. 86-274 be tabled until such time as the requested information is submitted. At that time, the project will be set for hearing and renoticed. SUBM/ITTED: n Lawrence L. Stevens, AICP Community Development Director LLS:WN:dmv