1985 09 24 PCAGENDA
PLANNING COMMISSI(N - CITY OF IA QUINPA
A Regular Meeting to be Held at the La Quinta
City Hall, 78-105 Calle Estado, La Quinta,
California
September 24, 1985 7:00 p.m.
"Rmrwi• •�
A. Flag Salute
2. ROLL CALL.
3. HEARINGS
A. La Quinta General Plan and Environmental Impact Report/Master Environmental
Assessment, to consider the Hazards, Cultural Resources, Natural Resources,
Community Development, Infrastructure and Housing Elenents of the proposed
General Plan. (Continued)
1. Report from Staff.
2. Resolution for Adoption.
B. General Plan Amendment No. 85-006, a request for an amendment to the current
Land Use Element of the La Quinta General Plan from Very Low Density Resi-
dential Q or less dwellings/acre) to Low Density Residential (3-5 dwellings/
acre) on 849 acres and to General Commercial on 40 acres; Landmark Land
Company ('Oak Tree West"), Applicant.
1. Report from Staff.
2. Motion for Adoption.
C. Specific Plan No. 85-006, for a total site of 1020 acres, a proposal for
2245 dwellings on 449 acres, a 27-hole golf course and a 18-hole golf course
on a total of 400 acres; a 26,000 Sq.Ft. office complex on 3.5 acres; a 36.5
acre site with a 200-room hotel, 25,000 Sq.Ft. golf clubhouse facilities
(size unknown); and 115 acres of the site which are undevelopable and will
remain in Natural open Space; Landmark Land Company ('Oak Tree West"),
Applicant,
1 Report from Staff.
2. Motion for Adoption.
D. Change of Zone No. 85-016, a request for a zone change to implement the
proposed specific plan from A-1-10 (Light Agriculture, 10-Acre Minimum
Parcel Size), W-2-20 (Controlled Development, 20-Acre Minimum Parcel Size),
N-A (Natural Assets), R-1-1 (one Family Dwellings, 1-Acre Minimum Lot Size),
R-1-12,000 (One Family Dwellings, 12,000 Sq.Ft. Minimum Lot Size), R-1-10,000
(one Family Dwellings, 10,000 Sq.Ft. Minimum Lot Size), to R-2 (Multiple
Family Residential) on 849 acres, R-5 (open Space Combining Zone - Residential
Developments) on 115 acres, and C-P-S (Scenic Highway Commercial) on 40 acres;
Landmark Land company ('Oak Tree West"), Applicant.
1. Report from Staff.
2. Motion for Adoption.
4. CONSENT CALENDAR
A. Minutes of the Regular Meeting of September 10, 1985.
5. BUSINESS
A. Public Use Permit No. 84-003{ a request by Desert Sands Unified School
District for review of landscaping and off -site improvement plans;
DSUSD, Applicant.
1. Report frcm Staff.
2. Motion for Adoption.
B. Plot Plan No. 85-198, a request to construct a single-family dwelling on the
west side of Avenida Carranza, 150' north of Calle Temecula; Rick Johnson
Construction, Applicant.
1. Report from Staff.
2. Motion for Adoption.
A� - PLANNING CaMISSION
September 24, 1985
Page 2.
C. Plot Plan No. 85-199, a request to construct a single-family dwelling on the
west side of Avenida Carranza, 100' north of Calle Temecula; Rick Johnson
Construction, Applicant.
1. Report from Staff.
2. Motion for Adoption.
ITEM NO. / W �.
DATE
PLANNING COMMISSION MEETING
RE:
MOTION BY: BRANDT DE GASPERIN MORAN WALLING THORNB_ —�
SECOND BY: BRAAIDT DE GASP= MOR�iN WALLING TiiORNBURGH
Z ROLL CALL s
COP!MIS S IONERS :
BRANDT
DE GASPERIN
MORAN
4P.LLING
THORNBURCH
AYE NO ABSTAIN ABSENT PRESENT
UNANIMOUSLY ADOPTED: YES NO
ITEM NO. �.
DATE
PLANNING COMMISSION MEETING
RE:
MOTION BY: BItATIDT DE GASPERIN MORAN ING THORNBURGH
SECOND BY �DE GASPERIN MORAN WALLING THORNBURM
��=Arlffl-
ROLL CALL VOTE:
CO*24ISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
BRANDT -
DE GASPERIN -
MORAN -
VPLLING -
THOUNBURGH -
UNANIMOUSLY ADOPTED: YES NO
MEMORANDUM
CITY OF LA QUINTA
3, A,
To: The Honorable Chairman and Members of the Planning Camdssion
From: Camunity Development Director
Date: September 20, 1985
Subject: GENERAL PLAN
Materials regarding the above subject matter will be delivered as soon
as possible Monday (9/23) morning.
Lawrence L. Stevens, AICP
Ccumunity Development Director
LLS:dmv
ITEM NO. 3• �.
DATE
PLANNING COMMISSION MEETING
MOTION BY: BRANDT DE GASPERIN RAN WALLING THORNBURGH
SECOND BY: BRANDT DE GASPERIN MORAN war.r.ING THORNBURGH
DISCUSSION:_
6
CZ e5—o�G
ROLL CALL VOTE:
CO"AIISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
BRANDT —
DE GASPERSN —
MORAN —
WALLING —
THORNBURGH —
UNANIMOUSLY ADOPTED: YES NO
MEMORANDUM
CITY OF LA QUINTA
3. 3
To: The Honorable Chairman and Menbers of the Planning Commission
From: Camimity Develognent Department
Date: September 24, 1985
Subject: GENERAL PLAN AMENDMENT NO. 85-006
Location: West Side of Jefferson Street Generally Between Avenues 50 and 54
Applicant: Landmark Land Canpany
Request. To Change the Land Use Designation from Very Low Density Residential
(3 or Less Dwellings/Acre) to Low Density Residential (3-5 Dwellings/Acre)
on Approximately 849 Acres and to General Commercial on Approximately
40 Acres.
1. General Plan: REFER TO STAFF REPORT ON SPECIFIC PLAN NO. 85-006.
2. Zoning: REFER To STAFF REPORT ON SPECIFIC PLAN No. 85-006.
3. Existing Conditions: REFER TO STAFF REPORT ON SPECIFIC PLAN NO. 85-006.
4. Environmental Assessment: REFER TO STAFF REPORT ON SPECIFIC PLAN NO. 85-006.
5. Description of Request: This request by Landmark Land Company to amend the
La Quinta General Plan has been filed in conjunction with a Change of Zone and
a Specific Plan. The project is entitled "Oak Tree West" and encompasses approxi-
mately 1020 acres along the west side of Jefferson Street generally between
Avenues 50 and 54. The General Plan Amendment is proposed to amend the land use
map designation from Very Low Density Residential (0-3 dwellings/acre) to Low
Density Residential (3-5 dwellings/acre) for 849 acres and General Commercial for
40 acres. The remaining 115 acres in the mountainous area would continue to be
designated as Open Space/Planned Develognent.• The General Commercial designation
for 40 acres is broken up into two areas with 3.5 acres at the southwest corner of
Jefferson Street and Avenue 52 and with 36.5 acres along Jefferson Street at the
northeasterly corner of the project just north of the alignment of Avenue 51. The
Specific Plan details exact locations of proposed land uses which generally consist
of 2245 dwellings of various types, 45 holes of golf, a hotel, a golf clubhouse,
and office/commercial facilities.
The application has been filed under the existing General Plan and the land use
designations requested relate to that plan. Under the General Plan recently
approved "in concept" by the Planning Commission, the appropriate designations,
if the Applicant's request is approved as submitted, are Low Density Residential
(2-4 dwellings/acre) for the 849 acres and General Commercial for the 40 acres.
This request is not consistent with the recent Planning Commission action on the
new General Plan.
STAFF REPORT - PLANNING COMISSION
September 24, 1965
Page 2.
ANAT.VSTEi
It has been more difficult to analyze the proposed General Plan Amendment because
of the status of the new General Plan. Effort to include these considerations within
the City-wide General Plan has not met success. As a result, this report analyzes
the request in relationship to both General Plans. Since the new General Plan is not
yet adopted, it is evaluated based on all current reccimmendations (GPAC, Staff and
Planning Commission) affecting the subject area.
Residential
There are no substantive concerns with the residential density being requested as part
of the Specific Plan (approximately 2.65 dwellings/acre) except that changes in the new
General Plan in defining land use designations are proposed. In considering this
request, it is really a matter of semantics to what "name" is applied to the land use.
land Use Designations
Very Low Density Residential
Low Density Residential
General Plan Density
Existing New
0-3
dwellings/acre
0-2
dwellings/acre
3-5
dwellings/acre
2-4
dwellings/acre
It is Staff's judgment that the action on this item should be related to the land use
designations in the new General Plan since it is likely to be in effect prior to final
action on this application. Furthermore, GPAC, Staff and the Planning Commission are
in agreement that the area be designated for 2-4 dwellings/acre, which provides for
the density requested by the Applicant. in fact, the Applicant's request to change
from Very Low Density Residential (0-3) to Low Density Residential (3-5) was not
necessary since the golf course land area can be used in the density calculations to
reduce the overall density to less than 3 dwellings/acre. The new General Plan does
require the IAoa Density Residential category due to the change in density cutoffs.
Camiercial
One of the major issues associated with the new General Plan has been that of commercial
along the Jefferson Street corridor. The existing General Plan provides for none along
the west side of the street while the County General Plan designates several areas along
the east side of the street for commercial.
The Applicant's request for commercial designations relates to two separate sites within
the project with one being 36.5 acres (near the northeast corner of the site) and the
other being 3.5 acres (southwest corner of Avenue 52 and Jefferson). The smaller site
is proposed for an office building while the larger site is proposed for a hotel, office
complex, clubhouse and office/commercial center.
Effort has been made with the new General Plan to avoid the not uncommon practice of
designating corners of major intersections for comierci.al use. This has been done
for several reasons:
STAFF REPORT - PLANNING CCMMISSION
September 24, 1985
Page 3.
° To concentrate commercial activity in existing ccmmerc ial areas
(Highway 111, Downtown La Quinta, and ultimately PGA West) as the
highest priority
° To minimize high traffic generating commercial uses on the Jefferson
corridor which appears to approach unacceptable LOS (levels of service)
° To minimize speculation in areas of lower land costs which might deter
development in areas already zoned for commercial use and closer to
existing populations
It seems clear that the 3.5 acre office site is not consistent with the reasoning
applied to the new General Plan and for that reason Staff cannot support that portion
of the request. There are suitable sites available for offices elsewhere within the
City. Concerns regarding scattered commercial development along the Jefferson corridor
further mitigate against the creation of these small commercial sites. Neither the
GPAC, Staff or Planning Commission support any commercial designation south of Avenue
52 in the new General Plan.
The larger 36.5 acre commercial site is another matter. There is support within the
new General Plan for at least a portion of the requested comeroial - the hotel and
golf -related facilities. There is, however, no support for the office/commercial
components of the Applicant's request. The various recommendations associated with
the new General Plan which are applicable to this property are as follows:
° GPAC - Designates an unspecified amount of land area along the Jefferson
corridor as Special Commercial. This category provides two basic types
of commercial development with one being hotel and related commercial
development (i.e., accessory shops, restaurants, etc.) and the other
being general commercial (offices, retail, etc.). It is intended that
uses within the first category be allowed at any time that a committed
hotel developer is demonstrated. However, approvals for the second
category would not be granted until the downtown (Village Commercial)
area has had an opportunity to develop and until market support could
be demonstrated.
° STAFF - Designates an unspecified amount of land use at the southwest
corner of Jefferson and Avenue 50 and at the northwest corner of
Jefferson and Avenue 52 for Tourist Commercial. This category would
provide for hotels, restaurants, recreation and accessory retail
commercial.
° PLANNING CCMISSION - Designates an unspecified amount of land area
at the southwest corner of Jefferson and Avenue 50 for Tourist
Commercial. This category provides for hotels, restaurants,
recreation and accessory retail commercial.
As a result of concerns and recommendations associated with the new General Plan, it
is Staff's judgment that the designation of approximately 15 acres for Tourist
Commercial is appropriate and that no office/commercial be allowed. The 15 acres
is adequate to accommodate a 200-room hotel, related commercial, golf clubhouse and
related facilities and parking/landscaping need.
STAFF REPORT - PLANNING MMISSION
September 24, 1985
Page 4.
Circulation
Since all of the internal, on -site circulation will be private streets, they are not
a major concern. However, the perimeter public streets (Jefferson and Avenue 52)
are appropriate for considerations. Both are designated as major arterials with a
width of 120 feet. A portion of Avenue 52 is being realigned northerly in a manner
consistent with the Avenue 52 Specific Plan which was revised earlier this year.
The only substantive circulation issue related to the General Plan is the parkway
concept for Jefferson which is being left open for further study. Very high traffic
projections along Jefferson are creating major concerns. Clearly, access limitations
and even an access road system may be appropriate to overc me these concerns, but an
areawide study is the appropriate device to use on this. This can probably be imposed
as a condition on the Specific Plan associated with this request.
Within the new General Plan, provision has been made for an open space/public facilities
plan. This plan identifies need for a Neighborhood Park between 5 and 10 acres in the
general vicinity of Avenue 52 between Washington and Jefferson Streets. Approvals
granted for the Duna La Quinta Specific Plan and Crystal Canyon Tentative Tract and
proposed for this Oak Tree West Specific Plan would virtually eliminate the opportunity
to secure land for such a facility in the general area. As a result, it seems essential
to secure a Neighborhood Park site as part of this approval. The Applicant has indicated
that the golf course will be available for public use and is intended to satisfy this
public park need. Mile there may bebenefit to that proposal, it nevertheless appears
necessary to secure land for overall park needs.
1. Requested residential densities are consistent with both the existing and new
General Plans and only the selection of the appropriate name for the land use
designation is at issue.
2. Requested ccmiercial land areas are not consistent with either the existing or
new General Plans and should be reduced in scope and use to achieve that
consistency. Office/ccnrercial uses other than tourist commscial are
considered inappropriate.
3. There are no major circulation issues pertinent to this request except for
its potential impact on the Jefferson parkway corridor study, although it is
anticipated that Specific Plan conditions can resolve this concern.
4. Waile open space/parks needs can be partially enhanced by public access to
golf course facilities, it nevertheless appears necessary to secure land for
a neighborhood park in the area of the proposed project.
STAFF REPORT - PLANNING COMMISSION
September 24, 1985
Page 5.
FINDTNrS
1. Approval of the requested land use designation for General CanTercial is not
consistent with goals and policies set forth in the Community Development Element
of the new La Quinta General Plan which support development of existing co rercial
areas as a first priority.
2. Approval of specialized commercial related to tourist and recreation needs is both
desirable and appropriate along the Jefferson Street corridor.
3. The requested residential and open space land use designations are consistent with
goals and policies set forth in the Community Development Element of the new
La Quinta General Plan.
4. The proposed project will be consistent with adopted and proposed specific plans
when the Duna la Quinta Specific Plan is amended and with the imposition of
appropriate conditions for the Oak Tree West Specific Plan.
5. Approval of this request will not result in a significant impact on the environ-
ment, except as noted for overriding considerations, since the Applicant has
agreed to mitigation measures and made changes in the project to reduce its
impact to a level of insignificance.
Based upon the Findings, the Community Development Department recommends denial of
General Plan Amendment No. 85-006 as submitted and approval of General Plan Amendment
No. 85-006 pursuant to the revised exhibit entitled "Staff Recommendation".
PREPARED BY:
4° -/, Z--
Lawrence L. Stevens, AICP
Community Development Director
LLS:dmv
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GENERAL PLAN AMENDMENT NO. 85-006
STAFF RECOMMENDATION
City of Le Ouinte
ITEM NO
DATE
PLANNING COMMISSION MEETING
MOTION
BY: BRANDT
DE GASPERIN
MORAN
VPJLING
THORNBURGH
SECOND
BY: BRANDT
DE GASPERIN
MORAN
DOLLING
THORNBURGH
DISCUSSION:
ROLL CALL VOTE:
COt!MI S S IONERS :
AYE NO
UNANIMOUSLY ADOPTED: YES
ABSTAIN
NO
ABSENT
PRESENT
6
MEMORANDUM
CITY OF LA QUINTA
To: The Honorable Chairman and Members of the Planning Commission
From: Community DeveloFrnent Department
Date: September 24, 1985
Subject. SPECIFIC PLAN No. 85-006, 'OAK TREE WEST"
Location: Generally Bounded by Calle Rondo on the West Side, Jefferson Street on
the East Side, Avenue 54 on the South Side, and one -Quarter Mile South
of Avenue 50 on the North Side.
Applicant: Landmark Land Company of California
Request: Approval of a 1020-Acre Specific Plan with 2245 Single -Family Dwellings
and 40 Acres of Office, Retail and Hotel Commercial oriented Around a
45-Hole, 400-Acre Golf Course.
1. General Plan
A. Site: Current - Very Low Density Residential (0-3 dwellings/acre) on the
905 developable acres, Open Space and Planned Developments (3 or less
dwellings/acre) on the 115 mountainous acres.
Proposed - Low Density Residential (2-4 dwellings/acre), Medium Density
Residential (4-8 dwellings/acre) west of Adams Street, Thurist Commercial
at the northeast corner of the site, and Open Space on the mountainous
portion.
B. Surrounding Area: Current - West, Low Density Residential (3-5 dwellings/acre)
and Specific Plan No. 83-001, "Duna La Quinta"; East, (Unincorporated)
Conmercial and Residential 2B (2-5 dwellings/acre); North, Very Low
Density Residential (0-3 dwellings/acre); South, Specific Plan No. 84-002,
"PGA West", Low Density Residential at 3-2 units/acre.
Proposed - West, Low Density Residential (2-4 dwellings/acre); Medium
Density Residential (4-8 dwellings/acre) and Open Space; East, Low Density
Residential (2-4 dwellings/acre); North, Low Density Residential (2-4
dwellings/acre), Medium Density Residential (4-8 dwellings/acre); South,
Low Density Residential (2-4 dwellings/acre), open Space.
C. Streets: Current - Jefferson Street, Arterial, 110-foot right-of-way;
Avenues 50 and 52, Major, 100-foot rights -of -ways.
Proposed - Jefferson Street and Avenue 52, Major Arterials, 120-foot
rights -of -ways.
STAFF REPORT - PLANNING CaM'IISSION
September 24, 1985
Page 2.
2. Zoning
A. Site: A-1-10 (Light Agriculture, 10-Acre Minimum Parcel Size), W-2-20
(Controlled Development, 20-Acre Minimum Parcel Size), N-A* (Natural
Assets), R-1-1 (One Family Dwellings, One -Acre Minimum Lot Size),
R-1-10,000 (One Family Dwellings, 10,000 Sq.Ft. Net Lot Area Per
Dwelling Unit), R-2-12,000 (niltiple Family Residential, 12,000 Sq.Ft.
Net lot Area Per Dwelling Unit), R-2-7000 (Multiple Fanny Residential,
7000 Sq.Ft. Net Lot Area Per Dwelling Unit). (Change of Zone No. 85-016
has been filed concurrently with this application.)
B. Surrounding Area: West, R-1*, R-2*-20,000, R-2-7000, R-5, N-A; East (County),
A-1-10; North, R-1-12,000, R-2-12,000, R-2, R-3/SP; South, R-2, W-2-20,000.
3. Existinq Conditions
Approximately 900 acres of the site has been leveled and is currently in agricultural
production, with the crops generally being alfalfa and citrus. A sand dune area
is located in the northwesterly corner of the site. Existing structures on the
site are on the former "Xochimilco" Ranch south of Avenue 52; these structures are
currently temporary offices for Landmark Land Company. The 115-acre southwesterly
portion of the site is mountainous and has been undisturbed.
Water, sewer, electric and gas services are available to the site. The interim
sewage treatment facility is located within the northwesterly portion of the site.
The Coachella Valley Water District has received approval recently to allow expan-
sion of this interim facility to provide adequate capacity until such time that
the regional wastewater treatment facility is operational. An electric substation
is under construction along Avenue 52 east of Jefferson Street and will provide
adequate capacity to serve this site.
Regarding streets, all the adjacent roads, with the exception of Adams Street, are
paved, two-lane streets. Adams Street is an unmaintained dirt road.
4. Environmental Assessment
Based upon the environmental assessment prepared on this project, Staff has tenta-
tively concluded that adherence to the mitigation measures contained within the
assessment and agreed to by the Applicant will avoid or reduce the environmental
impacts to a level of insignificance. Those impacts which are mitigated to a level
of insignificance are the following: soils/geology, water, flora and fauna, noise,
traffic and circulation, public services and utilities, recreation and archaeology.
The site is located within the La Quinta Redevelopment Project area for which an
Environmental Impact Report was certified and a statement recognizing unavoidable
significant impacts was adopted. Impacts which were recognized as being individ-
ually limited on a project -by -project basis, but which are cumulatively significant
are the following: Air Quality, Traffic and Circulation, Energy, Public Services
and Utilities, Loss of Agricultural Land and Growth Inducement. In addition,
approval of the La Quinta Redevelopment Project recognized that urbanization within
the project area, which includes the 'Oak Tree West" site, will result in unavoid-
able environmental impacts on Air Quality and Conversion of Agricultural lands.
Further discussion of the environmental impacts of "Oak Tree West" is included
within the analysis section of this report.
STAFF REPORT - PLANNING OCH IISSION
September 24, 1985
Page 3.
5. Project Description
"Oak Tree West" is a proposed residential and commercial development on 1020 gross
acres with the following:
- One 27-hole and one 18-hole golf course on a total of 400 acres
- 2245 Single -Family, attached and detached dwellings on 449 acres
- A 200-room hotel, a 200,000 Sq.Ft. community commercial center with
office and retail commercial uses, and a 25,000 Sq.Ft. golf clubhouse
on a total 36.5-acre site.
- A 200,000 Sq.Ft. office/commercial center on 3.5 acres
- A private golf course club facility
- 115 acres of hillside (undevelopable) remaining as natural open space
- 16 acres of rights -of -way dedications
The Applicant proposes that all the buildings follow a general theme of "desert
architecture". Housing types include standard detached, single-family hones on
estate or standard -sized lots, zero lot line, detached houses on individual lots,
and attached condominium or townhouse units. The height limits are as follows:
estate lots, 35 feet; single-family and zero lot line units, 28 feet; cluster/
townhouse units and two-story, 35 feet. The proposed conmercial units will have
a two-story, 35-foot height limit.
6. Co[nents From Other Agencies
A. City Engineer: Construct all streets to City Standards. Dedicate additional
rights -of -way to the City where necessary along Jefferson Street and Avenue 52.
Improvement plans shall be reviewed and approved by the City Engineer.
Development shall be protected from flooding by 100-year storms. All grading
and drainage plans shall be reviewed and approved by the City Engineer.
Development shall be connected to domestic water and sanitation sewer in
accordance with the requirements of the City and Coachella Valley Water District.
B. City Fire Marshal: Approximately 75% of "Oak Tree West's" 2245 dwelling units
are within the primary response area of the proposed new station at Desert Club
Drive and realigned Avenue 52. The Applicant should be expected to advance
approximately $232,000 towards construction of this new station, with the pay-
ment ratio of $138 per dwelling being consistent with that paid by Crystal
Canyon of La Quinta. The remaining 25% of the development lies in the area
of PGA West station which Landmark is already constructing. Fire protection
shall be provided in accordance with the Uniform Fire Code and the La Quinta
Municipal Code in effect at the time of development. Fire flow and fire hydrants
shall be provided pursuant to the standards in effect at the time of development.
C. Riverside County Sheriff: The increase in population and area to be patrolled
will result in an increase in calls for service. The project will be patrolled
even though the streets are private with restricted access. Increased response
times for emergency vehicles may result from the proposed limited access into
the project.
D. Coachella Valley Water District: Development will be provided domestic water
and sanitary sewer service by the District. Golf course and green belt areas
will be irrigated with water from the Coachella Canal. The project will not
have a significant impact on the amount or quality of groundwater in the area.
STAFF REPORT - PLANNING COMMISSION
September 24, 1985
Page 4.
E. Southern California Gas Company: Facilities exist in the area to serve the
development.
F. General Telephone: Facilities exist in the area to serve the development.
Some existing facilities must be relocated at the Applicant's expense.
7. Comments fran the Public
No written comments have been received from the public. The notices of hearing
were mailed to all property owners within a 300-foot radius of the site and
contiguous property owned by the Applicant.
8. Other Related Actions
A. La Quinta Redevelopment Project No. 1 for community flood control, approved
by the City Council on November 22, 1983.
B. Specific Plan No. 83-001, "Duna La Quinta", approved by the City Council on
May 15, 1984, for 1277 units on 266 acres. Amendment approved by City Council
on April 16, 1985, adding realigned Avenue 52. (Contains 74 acres which were
included in this Specific Plan.)
C. Specific Plans Nos. 85-005A and 85-005B, a proposal by Crystal Canyon of La Quinta
and Landmark Land Company to realign Avenue 52 approximately 450± feet northward
between Desert Club Drive and a point 1321' west of Jefferson Street, approved
by the City Council on April 16, 1985.
D. Street Vacations Nos. 85-007A and 85-007B, submitted in conjunction with the
above mentioned Specific Plan; a request to abandon existing Avenue 52 between
Avenida Bermudas and a point 1321' west of Jefferson Street, approved by the
City Council on April 16, 1985.
E. Referendum ballot measure to overturn the City Council's decision to realign
Avenue 52, defeated at the September 17, 1985 election.
F. Initiative ballot measure to include Adams Street on the La Quinta General
Plan Circulation Element between Avenues 48 and 52, defeated at the June 4,
1985 general election.
G. This proposal was submitted concurrently with the following applications:
General Plan Amendment No. 85-006, Change of Zone No. 85-016 and Diminishment
of Agricultural Preserve No. 72.
STAFF CCMMTS AND ANALYSIS
As was discussed within the report for General Plan Amendment No. 85-006, Staff is
recommending deletion of the following areas fran the Specific Plan: the office
camercial complex at Jefferson Street and Avenue 52, and the retail shopping center
with offices on Jefferson Street at the project's north boundary. Therefore, this
analysis of the Specific Plan will presmie that these uses have been deleted.
Land Use Considerations
Compatibility - Compatibility of the development can be ensured by placing restrictions
on building density, height and type. The areas of concern include the canon boundary
with the existing single-family neighborhood west of Calle Rondo, the boundaries with
STAFF REPORT - PLANNING COAMIISSION
September 24, 1985
Page 5.
with the undeveloped properties adjacent to the north and the Kennedy property on
Avenue 54. Regarding density, the proposed overall density of 2.64 units per acre
(excluding consideration of the 115 mountainous acres) and the proposed average
density of 5.0 units per acre on the residential portions are compatible with both
existing and anticipated development in the area. However, as currently proposed by
the Applicant, there are no specific areas proposed for the different types of housing
densities which range from one-half acre estate lots to attached cluster housing.
The Planning Commission has two major options to restrict density to ensure ccmpati-
bility; first, place an overall density limit on all residential portions of five
units per acre, an approach used with "The Grove" project. However, "The Grove"
proposed one type of housing (detached single-family), and therefore, this approach
may unnecessarily restrict development of Oak Tree West which has a mix of housing
types. The second approach would be to restrict the density on the developable residen-
tial portions to a maximum of five (5) units per acre only near the areas of concern.
This is the reccmTendation of Staff, as shown on the attached Exhibit "B".
Regarding height limitations, this approach was used for both the "PGA West" and "The
Grove" Specific Plans. Again, the areas of concern are the boundaries of the project
site, with the addition of the frontages along Avenue 52 and Jefferson Street. As
illustrated within the Specific Plan text, the one-story buildings range in height
between 28 feet and 35 feet, which would tend to make these buildings appear more
massive than the typical single-family houses in other parts of the City which are
now limited to a maximum height of 17 feet. Therefore, any height restriction should
include consideration of both the number of stories and the maxi= height in feet.
Staff reco Tends that a height limitation of one-story and twenty (20) feet in height
be proposed on all areas within 200 feet of any perimeter property line or public
street frontage.
Concerning the type of housing types, the primary area of concern is where the project
abuts the existing single-family residential development on the west boundary. Limiting
the development in this area to a similar type, specifically the "estate" and "single-
family detached units shown in the Specific Plan text, would allow for a transition
zone. This approach would serve to visually soften or reduce the abrupt boundary
between the existing development and the 'Oak Tree West" project, and thereby help to
tie in this project with the existing City development.
Perimeter Treatment
As has been expressed by the Planning Ccnudssion and City Council in the past, there
is a desire to avoid the "walled city" appearance along public streets. This concern
is addressed in the Community Design and Noise sections of the proposed La Quinta
General Plan. In order to provide vistas into projects, the City must also provide
for the protection of future 'Oak Tree West" residents from traffic noise generaged by
Jefferson Street and Avenue 52. Therefore, noise protection must be reviewed in con-
junction with the perimeter land use plan of this project.
In discussions with Gordon Bricken, the Noise Consultant who performed work for the
City on both the General Plan and the Avenue 52 realignment, he stated that there are
two widely accepted and effective means to provide noise protection. First, as is
proposed by the Applicant in portions of the project, single -loaded frontage roads
are located within the project adjacent and parallel to Avenue 52 and Jefferson Street.
STAFF REPORT - PIAN�NNING CCWaSSION
September 24, 1985
Page 6.
This will allow the first row of housing to be facing the major streets, thereby
acting as their own noise barrier for their private backyards at the rears of the
units. 'These buildings will then be constructed in a manner which will substantially
reduce interior noise to within City Standards. Secondly, where vistas into the
project are desired, the location of greenbelts or golf course areas adjacent to the
public street frontages will provide a buffer area for the residential units. The
layout and the orientation of the buildings will then be reviewed to ensure that
private outdoor areas are not adversely affected by street noise entering the project.
Staff recommends that conditions be placed on this approval to ensure that the
reccmreridations of site specific noise studies be implemented through both perimeter
wall design and the siting of use, within the project to ensure compliance with the
recommended noise standards contained within the La Quinta General Plan while still
providing for a limited number of vistas into the project.
Other Land Use Concerns
Regarding development on hillsides or the toes of the slopes, with the exception of
one small area, the plan proposes to locate golf links adjacent to the hillsides.
This is desirable in that it provides protection for the dwellings from falling rock
and rolling boulders. The only area of concern is in the vicinity of golf hole No. 1
located to the south of the private golf clubhouse. The environmental assessment notes
that this bajada is a habitat area for several designated "sensitive" species including
the prairie falcon. Therefore, the conditions of approval require additional review of
the proposed development of this area to ensure that this habitat is protected.
Concerning the location and access of on -site maintenance facilities, Staff recommends
that a comprehensive plan of all the golf course and homeowners facilities be reviewed
and approved in the early stages of the project. This would allow the City to ccrnpre-
hensively review all the facilities in light of the Applicant's overall needs and the
City's possible siting and access concerns. This approach would prevent the piecemeal
approach occurring at the PGA project whereby single facilities are reviewed and
approved on an individual basis.
TRAFFIC AND CIRCULATICN CONSIDERATICNS
General Traffic Impacts
The project will have direct impacts on the City's circulation system as well as add
cumulatively to the overall traffic levels on streets within the City and in the
adjacent unincorporated and incorporated areas. This project is anticipated to create
approximately 29,000 average trips per day.
Concurrently, almost all the streets which will be directly impacted by this project
are two-lane, paved roads without curb and gutter. The current General Plan provides
for a future maximum width of four lanes. The proposed General Plan provides for an
increase in the Jefferson Street right-of-way from 110 to 120 feet to allow for six
travel lanes. Avenue 52 is proposed to be upgraded from 100 to 120 feet, which is
adequate width to provide six travel lanes if necessary.
As contained within the proposed conditions of approval, Staff recommends that this
approval ccarply with the Circulation Element of the proposed La Quinta General Plan.
In addition to required street improvements adjacent to the site, the Applicant will
adhere to the City's adopted Infrastructure Fee Program to finance off -site improve-
ments. The timing of these improvements will be based upon a traffic monitoring
program which will be established by the City.
STAFF REPORT - PLANNING COMMISSION
September 24, 1985
Page 7.
Jefferson Street Corridor
As was extensively discussed during consideration of the proposed La Quinta General
Plan, Jefferson Street will be operating at or above Level of Service E (1000 of road
capacity) with six travel lanes for that portion north of Avenue 50. In addition, the
traffic study prepared by the Applicant's consultant indicates that extensive improve-
ments to the major intersections will be required in order to maximize traffic flow at
these points. A possible alternative for Jefferson Street is to increase its overall
carrying capacity by upgrading it to an expressway -type of road. The new General Plan
proposes further study of this option.
Because of the very serious traffic concerns for Jefferson Street, which affect the
City as a whole, Staff recamiends that the Applicant participate in the City's prepara-
tion for a Jefferson Street Specific Plan or corridor study. The objective of this
study will be to establish specific development standards and access requirements
which will maximize the carrying capacity and general flow of vehicles along this street.
Although Staff recanmends the access restriction of one -quarter mile (1320 feet) separa-
tion between access points and between intersections in accordance with the proposed
General Plan and current City Standards, this standard may be changed based upon the
Jefferson Street corridor plan.
Adams Street or Alternative Roadway
Although the project will not alter present patterns of circulation or movement off -
site, the vacation of approximately three-quarters of Adams Street between Avenues 50
and 52 will preclude future improvement of this dedicated 60-foot right-of-way as a
local street. The extension of Adams Street as a local, two-lane road between Avenues
50 and 52, or the provision of an alternative public local street, such as the Calle
Tampico/Adams Street link, could be beneficial for the following reasons:
° Three elementary schools are approved for the site located at the
northwest corner of Avenue 50. Extension of Adams Street as a local,
two-lane road would provide a secondary access to the schools from
the subdivided Cove area.
° The improvement of this portion of Adams Street, or improvements to
an alternate route with Adams Street/Calle Tampico (51st Avenue) to
Washington Street would provide an all-weather bypass for those
times when the La Quinta Flood Channel has standing or running
water which results in the closure of Avenue 50. Without this
bypass, traffic going to the school must travel to Jefferson
Street (1, miles east) in order to reach the school from the east
on Avenue 50. This would also prevent kids walking or riding bikes
to school from the Cove area during these certain times.
° The provision of an all-weather route between Washington Street
and Avenue 50 will allow for improved circulation and response
time for emergency vehicles within the City during those times
when the flood channel is impassable. This is a serious consid-
eration in that fire engines responding to the school from Avenue 52/
Avenida Bermudas station, 3/4 miles away, would be required to travel
to Jefferson Street to reach the school site, adding an additional
three miles to the trip.
° The provision of this secondary access would allow for bicycle and
pedestrian traffic traveling from the Cove area to the schools to
be rerouted from Washington Street, the major north -south traffic
corridor within the City, to a safer and less heavily used roadway.
STAFF REPORT - PLANNING COMMISSION
September 24, 1985
Page 8.
Based upon the above concerns, Staff strongly recommends that either Adams Street or
an alternate approved two-lane, local road be constructed as a condition of approval
for this project.
Project Access Gates
As shown on the circulation plan, access to the site is from Jefferson Street and
Avenue 52. A concern expressed by the Riverside County Sheriff's Office is that this
limited access will increase their response time to portions of the project. In
addition to providing improved emergency access, adding additional access points will
allow traffic entering and leaving the project to become more diffused at the points
where they join the public street system.
Staff has two reccmendations with respect to additional access gates. First, an
access gate for residents's use should be provided to Avenue 50 along Adams Street
or the alternative local street discussed in the previous section. This would provide
for needed access to the project from the north side and help reduce traffic on
Washington Street south of Avenue 50 and on Avenue 52. This access could be coordinated
with the access to the adjacent Duna La Quinta project which is also owned by the
Applicant.
Secondly, Staff recommends that an access gate for the residents's use be located on
Avenue 54. As with the other recommended gate, this will allow for eastbound traffic
leaving the project to completely bypass Jefferson Street. The addition of an Avenue
54 gate will also significantly improve the access for emergency vehicles responding
from the PGA West Fire Station and increase the amount of area within the project which
can be within the five-minute response time of this station.
On -Site Circulation
As shown on the conceptual circulation plan contained within the Specific Plan document,
loop, backbone street systems are planned for the northerly and southerly portions of
the project. This approach of using a collector street system improves internal circu-
lation and safety, and minimizes the amount of through traffic traveling through
neighborhoods.
Ccnparing the site plan with the circulation plan, it is apparent that this loop concept
has not been fully implemented. In addition, there are a number of cul-de-sacs which
exceed the City's Standard of a maximum length of 550 feet. Staff recommends that the
Specific Plan approval be conditioned to require submittal and approval of revised
internal street plan which is consistent with the primary concepts of the circulation
plan.
Regarding the street standards contained with the Specific Plan text, Staff recommends
that the loop collector street be widened to a minimum 36' wide, curb -to -curb distance,
and the neighborhood streets be widened to 321, unless the Applicant demonstrates that
adequate off-street parking facilities are being provided for all guests and service
vehicles.
BUILDING DESIGN
The design of all project development will be reviewed by the Planning Commission
and/or City Council through the Use Permit and Tentative Tract Map application proce-
dure. The conditions of approval also recommend the sulaaittal of overall design
guidelines and restrictions proposed to be placed on the development by the Applicant.
Staff feels that these conditions place adequate protection for the City to ensure
suitable building design without being overly restrictive.
® 0
STAFF REPORT - PLANNING CMIISSION
September 24, 1985
Page 9.
WON am re
1. The Specific Plan, as amended, with 2370 dwellings and a 200-roan hotel on a
15-acre site, is consistent with the new La Quinta General Plan Land Use desig-
nations of Low Density Residential, Resort Camiercial and Open Space, as
recommended for approval by the Planning Commission.
2. The Specific Plan, as amended, is consistent with the zoning of R-2, R-5 and Cr,
as recommended for approval for Change of Zone No. 85-016.
3. That portion of the site proposed for development is almost entirely level.
Water, sewer, electric, gas and telephone service is existing on the site and
the systems can be expanded to provide service to this development.
4. Although the project could have significant impacts on the environment, these
following impacts are mitigated to a level of insignificance; soils/geology,
water, flora and fauna, noise, traffic and circulation, public services and
utilities, recreation and archaelogy.
5. As a portion of the La Quinta Redevelopment Project for which an EIR was prepared
and a Statement of Overriding Considerations was adopted, the following impacts
were identified as being individually limited by cumulatively significant: Air
Quality, Traffic and Circulation, Energy, Public Services and Utilities, Loss of
Agricultural Land and Growth Inducement.
6. Unavoidable adverse impacts identified within the Statement of Overriding
Considerations for the La Quinta Redevelopment Project, of which this Specific
Plan is a portion thereof, were impacts on Aix Quality and the Conversion of
Agricultural Lands to urban uses.
7. This proposal is consistent with previous land use approvals with the provision
that Specific Plan No. 83-001, "Duna La Quinta", must be amended prior to this
approval taking effect.
8. Canpatibility of this project will be ensured by the use of building density,
height and type restrictions included within the conditions of approval.
9. Perimeter treatment will include appropriate consideration of the policies con-
tained within the proposed La Quinta General Plan regarding parkway treatment,
vistas into the project and noise barriers.
10. As conditioned, the project will comply with the City's Standards regarding
hillside development.
11. The project will generate substantial traffic, approximately 29,000 vehicle trips
per day, which will require improvements to adjacent public streets and inter-
sections.
12. Off -site traffic impacts on roadways, bridges and intersection improvements will
be adequately mitigated by the adherence to the City's adopted Infrastructure Fee
Program.
0
STAFF REPORT - PLANNING CCHAISSION
September 24, 1985
Page 10.
13. The provision of additional entries on Avenue 50 and Avenue 54 will improve
overall access to the project.
14. The provision of a dedicated local, two-lane street in the Adams Street vicinity
will ensure all-weather access to the Desert Sands Unified School District's
elementary schools for emergency and school -related vehicular, pedestrian and
bicycle traffic. Provision of an alternate route to Washington Street will also
improve safety for pedestrians and bicyclists traveling between the Cove area and
the schools.
15. Building Design will be reviewed at the time of application for development
approval to ensure compatibility with City Standards and other area development.
FINDINGS
1. The Specific Plan, as amended, is consistent with the La Quinta General Plan as
recommended for approval by the Planning -Commission.
2. The Specific Plan is consistent with the zoning as recommended for approval for
Change of Zone No. 85-016.
3. The Specific Plan is consistent with the adopted La Quinta Redevelopment Project
No. 1 plan.
4. There are no physical constraints which would prohibit development of the site
as proposed.
5. Public services and utilities can be provided to the development.
6. Although the project could have a significant adverse impact on the environment,
the mitigation measures agreed to by the Applicant and incorporated into the
conditions of approval will mitigate these project impacts to levels of insigni-
ficance.
7. Cumulative and unavoidable impacts were previously addressed within the Statement
of Overriding Considerations adopted in conjunction with the La Quinta Redevelopment
Project No. 1, of which this Specific Plan is a portion.
8. The Specific Plan, as amended, will be compatible with existing and anticipated
area development.
Based upon the Findings, the Convunity Development Department recommends approval of
Specific Plan No. 85-006 in accordance with Exhibits "A" and "B", as amended, and
subject to the attached conditions of approval.
PREPARED BY:
dra L. B��/
Principal Planner/
SLB:dmv
APPROVED BY: /���`L�
I awrL. St� s, AICP�/�--
a m mity Development Director
Atchs: Exhibits "A" and "B"
OAK TREE WEST
La Quinta. California
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Specific Plan No. 85-006
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MEMORANDUM 3 C
CITY OF LA QUINTA
To: The Honorable chairman and members of the Planning Camdssion
From: Community Developmnt Director
Date: September 24, 1985
Subject: SPECIFIC PLAN NO. 85-006 - OAK TREE [EST
Attached are the recamiended conditions of approval. The Staff Report
will be delivered on Nbnday.
For your information, Landmark has subntitted a revised and upgraded
Specific Plan document, which is attached.
A, ///X-
Lawrence L. Stevens, AICP
Canmrdty Development Director
LLS:dmv
!Pil l i`
,'III
SPECIFIC PLAN NO. 85-006
"OAK TREE WEST"
PROPOSED CONDITIONS OF APPROVAL
SEPTEMBER 24, 1985
1. The developer shall conpy with Exhibit "A", the Specific Plan Document for Specific
Plan No. 85-006 and the following conditions, which conditions shall take precedence
in the event of any conflicts with the provisions of the Specific Plan.
2. The developer shall comply with the mitigation measures contained within the Negative
Declaration for Environmental Assessment No. 85-034 which are incorporated into the
conditions of approval for Specific Plan No. 85-006 and which are denoted by an
asterisk (*) in these conditions of approval.
3. Development of this project shall be in accordance with the provisions of the
la Quinta Redevelopment Project No. 1 plan and the la Quinta General Plan.
4. Prior to this approval becoming effective, the Applicant shall apply for and receive
approval of an amendment to Specific Plan No. 83-001, "Duna La Quinta", deleting
that portion which is contained within the boundaries of Specific Plan No. 85-006,
"Oak Tree West".
5. Prior to the issuance of a permit for establishment of any use contemplated by this
approval, the Applicant shall first obtain any required zoning and land division
approvals in accordance with the requirements of the Municipal Land Use and Land
Division Ordinances.
6. Approval of this Specific Plan shall be limited to a maximum time period of three (3)
years by which time tract (or parcel) maps shall be approved and recorded, and con-
struction in Phase I shall have begun. Time extensions totaling not more than
three (3) additional years, submitted in writing prior to the expiration of the
approval, may be approved by the Planning Ccnmission.
Soils/Geology
7. Prior to approval of final maps or issuance of grading permits, the Applicant shall
submit soils reports and more detailed site specific geotechnical reports to the
City Engineer for review and approval. In addition to establishing engineering
design parameters for development of the site, the reports shall specifically
address the following concerns:
a. For those areas adjacent to or on the toes of the slopes of the Santa Rosa
Mountains, the geotechnical reports shall determine natural slope stability
and potential hazards from falling rock or tumbling boulders.
b. For that area over or adjacent to the interim sewage treatment facility near
Adams Street and Calle Tampico, the reports shall consider any additional
necessary development/construction preparation of the site due to the possible
saturated conditions.
c. For multi -story structures, the reports shall address special design or
construction due to the soil and seismic conditions.
8. The Applicant shall comply with the latest Uniform Building Codes, as adopted by
the City of La Quinta and in effect at the time of issuance of the building permits.
The appropriate seismic design criteria will depend upon the type and use of the
proposed structure and the recommendations of the approved site specific geotechnical
and soils reports.
® 0
SPECIFIC PLAN NO. 85-006 - PROPOSED CONDITIONS OF APPROVAL
September 24, 1985
Page 2.
9. All development, including golf course construction, shall comply with the City's
adopted Hillside Development Ordinance.
Air Quality
10. Prior to the submittal of any tentative parcel or tract maps or the issuance of
grading permits, the Applicant shall submit a comprehensive blowing dust and sand
mitigation plan on the entire site to the Community Development Department for
review and approval. This plan shall include, but not be limited to, consideration
of the following means to minimize blowing sand and dust: implementation of Uniform
Building Code requirements, development phasing, retention of existing trees, culti-
vation of interim groundcover or crops, and the use of water trucks and sprinkler
systems.
11. All future development shall comply with the resolutions outlined in Chapter 19
of the "Southeast Desert Air Basin Control Strategy", February, 1980 (a revision
to the State 7mplemntation Plan). Specifically, all future development moist
comply with the requirements of the following plans:
a. Air Quality Management Plan, Southeast Desert Air Basin, Riverside County, 1979.
b. Air Resources Board Resolution 79-79, November 1979.
c. Air Resources Staff Report, October, 1979.
12. At the tine of submittal of tentative tract maps or plot plans, the Applicant shall
demonstrate that the proposed uses include provisions for non -automotive means of
transportation within the project site as a means of reducing dependence on private
automobiles. This may include golf cart path systems, bicycle and pedestrian
systems, and other similar systems consistent with the Specific Plan.
13. Specific project designs shall encourage the use of public transit by providing
for on -site bus shelters as required by the Conmmity Development Director and
consistent with the requirements of local transit districts and the Specific Plan.
14. The Applicant shall encourage and support the use of Sunline van/bus service
/Dial -A -Ride/ jitneys between the project site, local airports (e.g., Palm Springs,
Thermal), and other regional land uses.
Hydrology/Water Conservation
15. Prior to the approval of final maps or the issuance of grading permits, the
Applicant shall submit a hydrology study to the City Engineer for review and
approval, which indicates the means and design for protecting the proposed
development from flooding by 100-year storms. This plan shall be consistent with
the purposes of any similar plans of the La Quinta Redevelopment Agency and the
Coachella Valley Water District then in effect for flood protection.
16. Prior to the approval of building permits, the Applicant shall prepare a water
conservation plan which shall include consideration of:
Ill
F.'',
SPECIFIC PLAN NO. 85-006 - PROPOSED CONDITIONS OF APPROVAL
September 24, 1985
Page 3.
a. Methods to minimize the consumption of water, including water saving
features incorporated into the design of the structures, the use of
drought tolerant and low-water usage landscaping materials, and programs
to increase the effectiveness of landscape and golf course irrigation, as
recommended by the State Department of Water Resources.
b. Methods for maximizing groundwater recharge, including the construction
of groundwater recharge facilities.
c. Methods for minimizing the amount of groundwater used for on -site irrigation,
including the use of reclaimed water from sewage treatment facilities and
the use of irrigation water from the Coachella Canal, shall be considered
where feasible.
17. Prior to the approval of final tract maps or the issuance of grading plans, the
Applicant shall submit a grading plan to the City Engineer for review and approval
which indicates the methods for the collection and retention of all drainage on -site.
Flora and Fauna
18. Landscaping materials should gnploy plant materials native to the Coachella Valley
desert habitats and surrounding desert to the maximum degree practical.
19. Ponds constructed in the golf course should include patches of appropriate riparian
species to increase the habitat value of these ponds.
20. Drip irrigation should be used to the extent practical to minimize the establishment
of weedy vegetation.
21. Development should be avoided above the existing flood control dike at the base of
the bajada habitat; however, limited improvements may be allowed if designed in a
manner sensitive to the habitat. (The southerly edge of the northwest quarter of
Section 8, T6S, R7E, SBB&M.)
22. The project shall be designed to discourage human access to the bajada and rocky
slope habitat types, as identified in the biological reconnaissance report prepared
by LSA, Inc. (December, 1984).
23. Prior to approval of final maps, the issuance of grading permits or the disturbance
of land in the mesquite sand dune area northeast corner of the site, the Applicant
shall pay the established mitigation fee for the impacts on the Coachella Valley
Fringe -Toed Lizard for that area determined by the Department of Fish and Game to
be the habitat area of this endangered species.
Noise
24. Prior to the approval of tentative tract maps or the issuance of building permits,
the Applicant shall submit site specific noise studies in accordance with the
proposed La Quinta General Plan Noise Standards as follows:
a. All uses located within 2800 feet of the centerline of major streets.
b. For all non-residential uses proposed for areas within a 1000-foot radius
of designated residential uses.
SPBCIFIC PLAN NO. 85-006 - PROPOSED CONDITIONS OF APPROVAL
September 24, 1985
Page 4.
25. Based upon the recamiendations contained in the policies within the La Quinta
General Plan, Specific Plan No. 85-006 shall incorporate measures to ensure
ccmpliance with the City's recam ended indoor and outdoor noise standards.
These mitigation measures shall include, but not be limited to, the following:
a. Construction of noise barriers, including walls and berms.
b. Siting and orientation of noise sensitive uses within the project.
c. Siting of golf course and other less sensitive land uses to serve as
noise buffer areas within the project.
Light and Glare
26. 4.he lighting plans for future development projects shall be reviewed by the City
to minimize light and glare.
Land Use_
27. The maximum allowable number of residential units shall be 2370. In considering
requests for zoning and/or tentative tract approvals for development phases,
reductions in the number of allowable units may be made on an "as warranted"
basis to assure compliance with applicable regulations and the intent of this
specific plan.
a. The residential density is established at a gross density of 2.7 dwelling
units per developable acre (excluding hillsides and public street rights -of -way),
with a net density not to exceed five (5) dwelling units per acre for those
areas shown on Exhibit B.
28. The following areas shall be deleted from the plan:
a. The 3.5 acre office site at the southwest corner of Jefferson Street and
Avenue 52 shall be deleted.
b. The 36.5 acre hotel/clubhouse/conrercial center proposed at the northeast
corner of the site shall be deleted.
29. A hotel with a maximum of 200 roans and related accessory facilities, and a golf
clubhouse facility with a maximum building area of 25,000 Sq.Ft. are permitted on
a site not to exceed fifteen (15) acres located generally in the northeasterly
corner of the project.
30. Design approval for various structures and buildings within the project shall be
subject to the following:
a. Final site plans, floor plans and exterior elevations for the two golf club-
houses, hotel and maintenance buildings shall be subject to review and approval
by the Planning Commission and City Council.
b. Final site plans, floor plans and exterior elevations for residential structures
shall be subject to review and approval in the manner specified by applicable
zoning and subdivision regulations in effect at the time.
c. Design guidelines and related covenants and restrictions established for the
project controlling use, site development, building architecture, landscaping,
lighting and related design factors shall be submitted for review and approval
by the Planning Commission and City Council prior to approval of development
applications.
SPECIFIC PLAN NO. 85-006 - PROPOSED CONDITIONS OF APPROVAL
September 24, 1985
Page 5.
31. Building height shall be subject to height limitations specified in the specific
plan, except that no building exceeding one story (20 feet in height) shall be
allowed within 200 feet of any perimeter property line or public street frontage.
32. Perimeter security walls and fences shall be subject to the following standards:
a. Setbacks for perimeter walls from the rights -of -way lines for Avenue 52 and
Jefferson Street shall be an average of twenty (20) feet.
b. Setbacks for perimeter walls fran the right-of-way line for Calle Rondo,
Adams Street and Avenue 54, shall be an average of ten (10) feet.
c. Portions of the perimeter walls along Avenue 52 shall use wrought iron (or
similar open fencing) to provide views from the street into the project.
d. The design of perimeter fencing shall take into consideration noise abatement
as required in Condition No. 29.
e. Fencing located on interior property lines may be placed on the property line.
f. All fencing designs, including location and materials, shall be subject to
City review and approval.
33. A master landscape plan, including landscaping of perimeter setbacks and rights -
of -way areas, shall be submitted for City review and approval.
34. Applicant shall dedicate to the City a site for a neighborhood park
consistent with the Open Space Plan of the proposed La Quinta General Plan with
the location to be approved by the Planning Crnmission and City Council (neighbor-
hood parks range in size between 5 to 10 acres, with an average size of 7'h acres).
35. Provision of on -site, private recreational facilities shall be in accordance with
the Municipal land Use and Land Division Ordinance in effect at the time of
development.
36. Prior to submittal of tentative tract maps or development plans, the Applicant
shall submit a master plan for main and satellite maintenance facilities for
the golf course and homeowners associations to the Planning Commission and City
Council for review and approval.
37. Applicant is encouraged to maintain all land within the project boundaries in
agricultural production until such land is graded for development, provided that
such agricultural production is economically feasible. In the event said
undeveloped land is not continued or placed in agricultural production, Applicant
shall plant and maintain said land in appropriate ground cover to prevent dust and
erosion and to provide an aesthetically pleasing environment.
Traffic and Circulation
38. The Applicant agrees to participate in the City's preparation of a specific plan
for the Jefferson Street corridor to determine appropriate means to increase future
traffic capacity and safety along this roadway. The circulation and access plan
for Specific Plan No. 85-006 shall comply with the standards of the Jefferson
Street Specific Plan as it is adopted by the La Quinta City Council.
SPEICIFIC PLAN NO. 85-006 - PROPOSED CONDITIONS OF APPROVAL
September 24, 1985
Page 6.
39. The developer shall ccmply with the following requirements for public roadway
and bridge improvements in accordance with the La Quinta General Plan and City
standards and requirements in effect at the time of construction:
a. Construct full -width improvements to Avenue 52 between Jefferson Street and
the project's west boundary.
b. Install half -width improvements to Jefferson Street contiguous to the project
boundary.
c. Dedicate necessary rights -of -way for roadway and utility purposes along
Avenues 52 and 54 and Jefferson Street to provide for improvements in
accordance with the standards of the La Quinta General Plan.
d. Improve and widen the existing Jefferson Street bridge over the Coachella
Canal in accordance with the La Quinta General Plan and the requirements of
the City Engineer.
e. -Install full -width improvements to a two-lane, local street with 60-foot
right-of-way along the current alignment of Adams Street between Avenue 50
and Avenue 52, or along an alternate route as approved by the City (i.e.,
Tampico between Calle Rondo and Washington Street).
f. Install transition roadway improvements adjacent to the site in accordance
with the City standards and the requirements of the City Engineer.
g. The Applicant shall submit road striping and traffic control device plans
to the City Engineer for review and approval.
40. The Applicant shall install a raised center median island, including landscaping
and irrigation, as part of road improvements where required by Municipal road
standards and the La Quinta General Plan.
41. The Applicant shall install all roads internal to the project in accordance with
City standards and the requirements of the City Engineer, in effect at the time
of installation. In addition, the following requirements shall be complied with:
a. The primary loop roads shall be widened to a mini= pavement width of 36 feet
unless Applicant demonstrates that adequate provision has been made for suffi-
cient off-street parking to accommodate all needs, including guests, so that
on -street parking is not required.
b. All other roads shall be widened to a minimum pavement width of 32 feet unless
the Applicant demonstrates that adequate provision has been made for suffi-
cient off-street parking to accommodate all needs, including guests, so that
on -street parking is not required.
c. Prior to the approval of final maps or the issuance of grading or circulation
permits, the Applicant shall submit an overall site circulation plan to the
Comnumity Development Department for review and approval.
42. Access to Jefferson Street shall be limited to intervals of not less than 1320
feet or one -quarter mile intervals as measured from public street intersections.
43. Bike paths shall be installed along Jefferson Street and Avenue 52 in accordance
with City standards and the requirements of the City Engineer.
SPDCIFIC PLAN NO. 85-006 - PROPOSED CONDrrIONS OF APPROVAL
September 24, 1985
Page 7.
44. The Applicant shall agree to participate in the formation of any assessment
districts established to fund off -site improvements to bridges, roadways and
traffic signalization on a pro-rata or fair -share basis.
45. In order to facilitate mitigation of cumulative traffic impacts of these and
other area projects, the City shall establish a traffic improvement needs
monitoring program. This program will undertake biannual traffic count studies
to determine if warrants are met for major roadway improvements. Upon determina-
tion of needs, the City may initiate projects to meet those needs.
Funding of this program may be by fee programs that assess new development and/or
users on a pro-rata of fair -share basis, formation of assessment districts,
acquisition of State or Federal road funds, or other means that fairly allocate
costs to those generating the need. The Applicant shall agree to apply the
designated pro-rata share that the City will establish to fund off -site roadway
and bridge improvements, traffic signalization and acquisition of road rights -of -
way -,on an "as warranted" basis.
Public Services and Utilities
46. Fire protection shall be provided in accordance with the requirements of the
Uniform Fire Code and the La Quinta Municipal Code in effect at the time of
development.
a. The Applicant shall, prior to issuance of building permits, contribute as
prepayment of fire mitigation fees $232,000 to assist the City in its needs
for a new fire station in the area. This contribution shall be used as a
credit for fire facilities until those fees exceed the amount of the credit.
The Applicant may provide fire mitigation in an alternate manner consistent
with the intent of this condition, subject to review and approval by the
City Council.
b. No cul-de-sacs shall be longer than 550 feet unless provided with alternate
fire protection as may be approved by the Fire Marshal. "Grass -Crete" is
not an acceptable emergency access surface.
c. Provide required miniTr mi fi.reflow and fire hydrants pursuant to standards
in effect at time of development.
47. The Applicant shall comply with the requirements of the Coachella Valley Water
District.
a. The water system shall be installed in accord with District requirements.
The District will need additional facilities, which may include wells,
reservoirs, and booster pumping stations, to provide for the orderly expansion
of its system. The Applicant will be required to provide and dedicate to the
District any land needed for these facilities.
b. The sanitary sewer system shall be installed in accord with District regula-
tions. The area shall be annexed to Improvement District No. 55 for sanita-
tion service.
SPECIFIC PLAN NO. 85-006 - PROPOSED CONDITIONS OF APPROVAL
September 24, 1985
Page 8.
48. The Applicant shall comply with the requirements of the Imperial Irrigation
District.
a. Provision shall be made to underground utilities to the extent feasible.
Generally, all facilities except high voltage lines of 66 KV and above
shall be placed underground.
b. The existing high voltage lines shall not be relocated without prior review
and approval by the City. It is intended that other available alternatives
be evaluated prior to said relocation.
49. The Applicant shall pay a per -unit school development fee as determined by the
Desert Sands Unified School District in accordance with the school mitigation
agreements as approved by the La Quinta City Council and in effect at the time
of the issuance of building permits.
50. All drainage shall be handled as required by the City Engineer and the Coachella
Valley Water District.
51. The project shall amply with the standards and requirements of the La Quinta
Redevelopment Project for stormwater control.
52. Requirements for the installation of solar water heaters shall be determined by
the City on a uniform City-wide basis for new construction at a later date. The
developer shall amply with the municipal requirements in effect at the time of
construction.
53. All tentative maps and developrent plans shall be designed to ensure ampliance
with the State laws regarding solar accessibility. To the extent possible, all
structures shall be sited, oriented and designed so as to minimize the energy
needs for cooling.
54. The approved Specific Plan shall incorporate the mitigation measures identified
in the Air Quality Section of the environmental assessment to reduce vehicular
trips, trip lengths, and autcmbile dependency.
Archaeology
55. A qualified archaeologist shall be retained to monitor grading operations in the
areas of the archaeological sites identified in the project's archaeological
assessment on file with the City.
56. If buried cultural remains are uncovered, construction in this area shall be
stopped until appropriate mitigation measures can be taken.
57. All artifacts, field notes and catalog information of the Oak Tree West archaeolo-
gical sites shall be curated with the UC Riverside Archaeological Research Unit.
SPECIFIC PLAN NO. 85-006 - PROPOSED CCNDITIONS OF APPROVAL
September 24, 1985
Page 9.
Miscellaneous
58. The location and access to all construction facilities shall be subject to review
and approval of the C=unity Development Department.
59. The Applicant shall ccrrply with the requirements of the city's adopted infrastructure
fee program in effect at the time of issuance of building permits.
en�
®Clr!0! IJ QUMAL
ENVIRONMENTAL CHECKLIST FORM
I. BACKGROUND
1. Name of Proponent: Lac ark. Ld/ Co aF C l,% ,'a
2. Address and Phone Number of Proponent: /;O. 13„r /S �8 r L 4
!-n Oi� DL- i,,/
3.
Date of Checklist: A UaJs t % 2 1q $S
d.
Agency
Requiring Checkt:DCvclo�/r'..e.,t
Del
5.
Name of Proposal, if applicable: "64k Trtr lJ� ctt "gcuhc
85 -GYJ6
II. ENVIRONMENTAL IMPACTS SL H st 8S05-0112
(Explanation of all "Yes" and "Maybe" answers to required
on attached sheets.)
1.
Earth. Will the proposal result in:
Yes Maybe No
a.
Unstable earth conditions or in changes in
geologic substructures?
b.
Disruptions, displacements, compaction or
overcovering of the soil?
c.
Change in topography or ground surface
relief features?
d.
The destruction, covering or modification of
any unique geologic or physical features?
X
e.
Any increases in wind or water erosion of soils,
either on or off the site?
f.
Changes in deposition or erosion of beach, sands,
or changes in siltation, deposition or erosion
which may modify the channel of a river or
stream or the bed of the ocean or any bay,
inlet or lake?
g.
Exposure of people or property to geologic
hazards such as earthquakes, landslides, mud-
slides, ground failure, or similar hazards?
2.
Air.
Will the proposal result in:
a.
Substantial air emissions or deterioration of
ambient air quality?
X _
b.
The creation of objectionable odors?
c.
Alteration of air movement, moisture Or
temperature, or any change in climate,
either locally or regionally?
_
3.
Water. Will the proposal result in:
a.
Changes in currents, or the course or direction
of water movements, in either marine or fresh
waters?
b.
Changes in absorption rates, drainage patterns,
or the rate and amount of surface water runoff?
C.
Alterations to the course of flow of flood
waters?
d.
Change in the amount of surface water in any
water body?
e.
Discharge into surface waters, or in any
alteration of surface water quality, in-
cluding but not limited to temperature,
dissolved oxygen or turbidity?
f.
Alteration of the direction or rate of flow
of ground waters?
g.
Change in the quantity of ground waters,
either through direct additions or with-
drawals, or through interception of an
aquifer by cuts or excavations?
_
(3)
t
0
Yes Maybe No
h. Substantial reduction in the amount of
water otherwise available for public
water supplies?
i. Exposure of people or property to water
related hazards such as flooding or
tidal waves?
4.
Plant Life. Will the proposal result in:
a. Change in the diversity of species, or number
of any species of plants (including trees,
shrubs, grass, crops, microflora and aquatic
plants)?
b. Reduction of the numbers of any unique,
rare or endangered species of plants?
C. Introduction of new species of plants into
an area, or result in a barrier to the
normal replenishment of existing species?
X
d. Reduction in acreage of any agricultural
crop?
S.
Animal Life. Will the proposal result in:
a. Change in the diversity of species, or numbers
of any species of animals (birds, land animals,
including reptiles, fish and shellfish, benthic
organisms, insects or microfauna)?
b. Reduction of the numbers of any unique, rare,
or endangered species of animals?
X —
c. Introduction of new species of animals into an
area, or result in a barrier to the migration
or movement of animals?
d. Deterioration to existing fish or wildlife
habitat?
6.
Noise. Will the proposal result in:
a. Increases in existing noise levels?
b. Exposure of people to severe noise levels?
7.
Light and Glare. Will the proposal produce new
light or glare?
, X
8.
Land Use. Will the proposal result in a substantial
alteration of the present or planned land use of an
area?
x _
9.
Natural Resources. Will the proposal result in:
a. Increase in the rate of any use of any natural
resources?
b. Substantial depletion of any renewable
natural resource?
_ ,X
10.
Risk of set. Does the proposal involve a risk
of an exp osion or the release of hazardous sub-
stances (including, but not limited to, oil,
pesticides, chemicals or radiation) in the event
of an accident or upset conditions?
_
11.
Population. Will the proposal alter the location,
ist�tion, density, or growth rate of the
human population of an area?
12.
Housing. Will the proposal affect existing housing,
-or—create a demand for additional housing?
13.
Transportation/Circulation. Will the proposal
resuIt in:
a. Generation of substantial additional
vehicular movement?
—
b. Effects on existing parking facilities, or
demand for new parking?
(4)
i
14
1s
16.
17.
0
®
Yes Maybe No
c. Substantial impact upon existing transportation
systems?
y
d. Alterations to present patterns of circulation
-or
movement of people and/or goods?
e. Alterations to waterborne, rail or air traffic?
X
f. Increase in traffic hazards to motor vehicles,
bicyclists or pedestrians?
Public Services. Will the proposal have an effect
upon, or result in a need for new or altered govern-
mental services in any of the following areas:
a. Fire protection?
b. Police protection?
y
c. Schools?
-
d. Parks or other recreational facilities?
e. Maintenance of public facilities, including
roads?
f. Other governmental services?
Energy. Will the proposal result in:
a. Use of substantial amounts of fuel or energy?
X
b. Substantial increase in demand upon existing
sources of energy, or require the development
of new sources of energy?
Utilities. Will the proposal result in a need
for new systems, or substantial alterations to
the following utilities:
a. Power or natural gas?
b. Communications systems?_
c. Water?
X
d. Sewer or-septie-tanker
e. Storm water drainage?
f. Solid waste and disposal?
Human Health. Will the proposal result in:
a. Creation of any health hazard or potential
health hazard (excluding mental health)?
_ �(
b. Exposure of people to potential health hazards?
)(
Aesthetics. Will the proposal result in the
obstruction of any scenic vista or view open to
the public, or will the proposal result in the
creation of an aesthetically offensive site open
to public view?
Recreation. Will the proposal result in an impact
upon the quality or quantity of existing recrea-
tional opportunities?
Archeological/Historical. Will the proposal result
in an aIteraii a significant archeological
or historical site, structure, object or building?
Mandatory Finding of Significance.
a. Does the project have the potential to degrade
the quality of the environment, substantially re-
duce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop below
self sustaining levels, threaten to eliminate a
plan or animal community, reduce the number or
restrict the range of a rare or endangered plant
or animal or eliminate important examples of the
major periods of California history or prehistory?
—
(5)
Yes Maybe No
b. Does the project have the potential to achieve
short-term, to the disadvantage of long-term, en-
vironmental goals? (A short-term impact on the
environment is one which occurs in a relatively
brief, definitive period of time while long-term
impacts will endure well into the future.)
c. Does the project have impacts which are indi-
vidually limited, but cumulatively considerable?
(A project may impact on two or more separate
resources where the impact on each resource is
relatively small, but where the effect of the
total of those impacts on the environment is
significant.)
d. Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly?
III. DISCUSSION OF ENVIRONMENTAL EVALUATION
IV. DETERMINATION
(To be completed by the Lead Agency)
On the basis of this initial evaluation:
I find the proposed project COULD NOT have a significant
effect on the environment, and a NEGATIVE DECLARATION will
be prepared.
I find that although the proposed project could have a
significant effect on the environment, there will not be
a significant effect in this case because the mitigation
measures described on an attached sheet have been added
to the project. A NEGATIVE DECLARATION WILL BE PREPARED.
_ I find the proposed project MAY have a significant effect
on the environment, and an ENVIRONMENTAL IMPACT REPORT is
required.
'gnature
5,7 ijra L 137 n er
M
(b)
ATIACIMEYf - ENVIRONMENTAL ASSESSMII�TT 85-034
"OAFS TREE WEST" - LtJUP iC LAND COMIPANY
SCH No. 85050112
I. BACKGROUND
This environmental assessment is prepared on the following related applications
which were filed concurrently by Landmark Land Company of California for the
proposed "Oak Tree West" project. (Please note that a different project, also
proposed by this Applicant and with the same name, was approved in 1984. This
earlier project, bounded generally by Avenues 54 and 58, Madison Street and the
Santa Rosa Mountains, was later renamed "PGA West" (SCH No. 83062922).
° General Plan Amendment No. 85-006, a request by Iandmark Land Company of
California to amend the Land Use Element of the La Quinta General Plan from
Very Low Density Residential (3 or less units per acre) to Low Density
Residential (3 to 5 units per acre) on 849 acres and to General Cmvercial
on 40 acres.
° Specific Plan No. 85-006, "Oak Tree West", a residential and conmercial
development on 1020 gross acres with the following:
- One 27-hole and one 18-hole golf course on a total of 400 acres
- 2245 single-family, attached and detached dwellings on 449 acres
- A 200-roan hotel, a 200,000-square-foot ccnmunity commercial center
with office and retail commercial uses, and a 25,000-square-foot golf
clubhouse on a total 36.5-acre site
- A 200,000-square-foot office/commercial center on 3.5 acres
- A private golf course club facility
- 115 acres of hillside (undevelopable) remaining as natural open space
- 16 acres of rights -of -way dedications
° Change of Zone No. 85-016, a request to change the existing zoning fmn:
A-1-10 (Light Agriculture, 10-Acre Minim= Parcel Size), W-2-20 (Controlled
Development, 20-Acre Minimum Parcel Size), N-A* (Natural Assests), R-1-1
(One Family Dwellings, 12,000-Square-Foot Net Lot Area Per Dwelling Unit),
R-1-10,000 (One Family Dwellings, 10,000-Square-Foot Net Lot Area Per Dwelling
Unit), R-2-12,000 (Multiple Family Residential, 12,000-Square-Foot Net Lot
Area Per Dwelling Unit), and R-2-7000 (Multiple Family Residential, 7,000-
Square-Foot Net Lot Area Per Dwelling Unit); to: R-2 (Multiple Family
Residential) on 964 acres, and C-P-S (Scenic Highway Commercial) on 40 acres.
° Agricultural Preserve No. 72, a request to diminish the established agricultural
preserve, with a total of 227± acres, by 3.8 acres.
II. DISCUSSION OF IMPACTS AND MIITIGATION MEASURES
1. FARM
l(b) The preliminary geotechnical reconnaissance report prepared by
Leighton and Associates indicates that the portion of the site
Draft Original 8/12/85
- 1 - Revised 8/22/85
ATCH - EA 85-034 - "OAK 'TREE WEST"
1.1(b) EARTH (Cont'd)
proposed for development has underlying ancient lake deposits.
Ground failure due to these poorly consolidated sediments has
occurred in the past following severe storms accompanied by heavy
flooding. under current conditions, the soils are unsuitable for
the proposed construction. The Applicant will overexcavate and
recompact the soil to provide suitable building areas, with the
anticipated shrinkage between cut and fill of the top five feet
of soil estimated at 25% to 300.
l(c) With the exception of the northwest corner of the site, and the
mountains, the property has already been leveled for agricultural
use. Development of the site will make minor modifications to the
existing topography of the area currently in agricultural use and
will also result in the leveling of the dune area at the northwest
corner of the site.
l(e) The preliminary geotechnical reports state that the soil types found on
the site have a moderate potential for wind erosion (defined as
wind removal and/or soil accumulation in hummocks up to 24-inches
high). In addition, due to silty nature of the surface soils,
severe dust storms can be expected locally in areas not covered
by vegetation. Therefore, an increase in wind erosion can be
anticipated during grading and during development until ground
cover is reestablished on the site.
l(g) Regarding the exposure of people or property to geologic hazards,
the following is a summary of hazards:
° The site is located in a strong groundshaking area with an
earthquake having a magnitude equivalent to intensity levels
ranging from a to X on the Modified Mercalli Scale anticipated
within the next 50 to 500 years.
• Falling rock and rolling boulders may be a hazard for those
areas adjacent to or on the slopes of the Santa Rosa Mountains.
As proposed, approximately 5% of the area adjacent to the
mountains is proposed for residential development, with the
remainder proposed for golf course.
° The area of the existing temporary leach field for the sewage
treatment facility will require additional study due to the
possible saturated condition of the soil.
° Liquifaction hazards for the site are considered nil due to
the water table being at a depth exceeding 60 feet.
Findings
1. Changes, alterations and other measures have been incorporated into the
project, or are otherwise being implemented, which will mitigate these
impacts to a level of insignificance.
Draft Original 8/12/85
Revised 8/22/85
- 2 -
ATCH - EA 85-034 - "OAK TREE WEST"
1. EARTH (Cont'd)
Mitigation Measures
1. Prior to approval of final maps or issuance of grading permits, the
Applicant shall submit soils reports and more detailed site specific
geotechnical reports to the City Engineer for review and approval. In
addition to establishing engineering design parameters for development
of the site, the reports shall specifically address the following
concerns:
a. For those areas adjacent to or on the toes of the slopes of the
Santa Rosa Mountains, the geotechnical reports shall determine
natural slope stability and potential hazards from falling rock
or tumbling boulders.
b. For that area over or adjacent to the interim sewage treatment
facility near Adams Street and Calle Tampico, the reports shall
consider any additional necessary development/construction prepara-
tion of the site due to the possible saturated conditions.
c. For multi -story structures, the reports shall address special design
or construction due to the soil and seismic conditions.
2. The Applicant shall comply with the latest Uniform Building Codes, as
adopted by the City of La Quinta and in effect at the time of issuance
of the building permits. The appropriate seismic design criteria will
depend upon the type and use of the proposed structure and the reconnen-
dations of the approved site specific geotechnical and soils reports.
3. All development, including golf course construction, shall comply with
the City's adopted Hillside Development ordinance.
4. Prior to the submittal of any tentative parcel or tract maps or the
issuance of grading permits, the Applicant shall suhmit•a comprehensive
blowing dust and sand mitigation plan on the entire site to the Camunity
Development Department for review and approval. This plan shall include,
but not be limited to, consideration of the following means to minimize
blowing sand and dust: implementation of Uniform Building Cade require-
ments, development phasing, retention of existing trees, cultivation of
interim groundcover or crops, and the use of water trucks and sprinkler
Systems.
References
1. Geotechnical reconnaissance reports prepared by Leighton and Associates;
(November 1, 1984; February 8, 1985 (2 reports); February 21, 1985)
Copies attached.
2. State Department of Conservation response to City's request for Early
Consultation, dated June 3, 1985. Copy attached.
3. La Quinta Redevelopment Project No. 1 Final EIR (SCH #83072017), certified
November 22, 1983.
4. City of La Quinta Resolution No. 83-72, recognizing significant environ-
mental effects which cannot be avoided if the La Quinta Redevelopment
Project No. 1 is inplenented, adopted November 22, 1985. Copy attached.
- 3 - Draft original 8/12/85
Revised 8/22/85
ATCH - EA 85-034 - "OAK TREE WEST"
References (Cont'd)
5. City of La Quinta General Plan Master Environmental Assessment/Environmental
Impact Report (SCH #85071004), Draft.
2. AIR
2(a) The project will generate substantial emissions from mobile sources.
Based upon the traffic anticipated to be generated by this project
(29,000 ADT) and upon the emission generation factors contained
within the La Quinta Redevelopment Project No. 1 Final EIR, the
following air emissions will be generated by the "Oak Tree West"
project:
Mobile Sources CO NMIiC3 THC2 NOx SOX TSP
Emission Factors (gm/mile) 14.85 1.23 1.44 1.93 0.20 0.31
Vehicle Emissions* (lbs/day) 7,165 593 694 931 96 149
* Project will generate approximately 29,000 ADT. Assuming that
the average distance for all external/internal trips is 7.6 miles,
the "Oak Tree West" project will generate 220,400 vehicle miles
per day.
Grading of site will cause temporary adverse impacts on the air
quality due to blowing dust and sand.
If existing orchards, windrows and groundcover burned during clearing
the site, as was done on the "PGA west" site by the Applicant, smoke
from the burning of the green wood will have a temporary significant
adverse impact on air quality.
2(c) No alteration to the existing local air moisture or temperature is
anticipated to result from the development of 400 acres as golf
course. Approximately 1000 of the acres is currently developed as
irrigated cropland or orchards; therefore, the evaporation of golf
course irrigation water would be less than or comparable to the
evaporation of agricultural irrigation water.
Findings
1. Changes and other measures have been made in or incorporated into the
plan, which will partially mitigate this significant impact to the
extent feasible.
2. Most significant environmental effects that can be feasibly avoided
have been eliminated or substantially reduced by virtue of mitigation
measures incorporated into the plan.
3. The remaining unavoidable significant effects are acceptable when
balanced against the facts set forth in the Statement of Overriding
Considerations, adopted for the Ia Quinta Redevelopment Project No. 1,
giving greater weight to the remaining unavoidable significant effect,
and in view of the following fact:
a. Impacts identified from the proposed plan are considered signifi-
cant only on a cumulative basis in association with other projects
occurring on a local and regional scale.
Draft Original 8/12/85
- 4 - Revised 8/25/85
ATCH - EA 85-034 - "OAK TREE WEST"
2. AIR (Cont'd)
Mitigation Measures
1. All future development shall comply with the resolutions outlined
in Chapter 19 of the "Southeast Desert Air Basin Control Strategy",
February, 1980 (a revision to the State Implementation Plan).
Specifically, all future development must comply with the require-
ments of the following plans:
a. Air Quality Management Plan, Southeast Desert Air Basin,
Riverside County, 1979.
b. Air Resources Board Resolution 79-79, November, 1979.
c. Air Recources Staff Report, October, 1979.
2. At the time of submittal of tentative tract maps or plot plans, the
Applicant shall demonstrate that the proposed uses include provisions
for non -automotive means of transportation within the project site as
a means of reducing dependence on private autommbiles. This may
include golf cart path systems, bicycle and pedestrian systems, and
other similar systems consistent with the Specific Plan.
3. Specific project designs shall encourage the use of public transit
by providing for on -site bus shelters as required by the CaRnunity
Development Director and consistent with the requirements of local
transit districts and the Specific Plan.
4. The Applicant shall encourage and support the use of Sunline van/bus
service /Dial -A -Ride/ jitneys between the project site, local airports
(e.g., Palm Springs, Thermal), and other regional land uses.
5. The Applicant shall comply with the provisions of the comprehensive
dust mitigation plan as required by mitigation measure listed under
"Earth" (#4), and as approved by the Community Development Department.
References
1. La Quinta Redevelopment Project No. 1 Final EIR (SCH #83072017),
certified November 22, 1983.
2. City of La Quinta Resolution No. 83-72, recognizing significant
environmental effects which cannot be avoided if the La Quinta
Redevelopment Project No. 1 is implemented; adopted November 22,
1983. Copy attached.
3. City of La Quinta Resolution No. 83-71 adopting the Redevelopment
Project and recognizing the overriding considerations to significant
adverse environmental effects resulting from the project implementa-
tion; adopted November 22, 1983. Copy attached.
4. City of La Quinta General Plan Master Environmental Assessment/
Environmental Impact Report (SCH #85071004), Draft.
3(b) Development of the site will increase impervious surface, thereby
increasing runoff and affecting absorption rates. Drainage patterns
- 5 - Draft Original 8/12/85
Revised 8/22/85
ATCH - EA 85-034 - "My TREE WEST"
3.3(b) WATER (Cont'd)
will be modified and channelled
on site.
Drainage will be retained
3(c) If development of the southerly portion of the site begins
prior to ccmpletion of the La Quinta Stormwater project,
alterations to the flaw of flood waters could occur; otherwise,
the project will not affect stormwater flows.
3(g) Development of the site will require significant annunts of water.
Golf course irrigation water will be provided from the Coachella
Canal (Colorado River water), although water will be provided
from onsite wells during emergency conditions. Future changes
in contracts with the Federal Government for allocation of the
Colorado River water could also result in increased use of well
water for irrigation during the life of the project.
Anticipated water usage for the golf course is 5.5 to 7.0 acre
feet per year per acre of golf course, based upon an ongoing
study by Desert Water Agency. Therefore, water usage is anti-
cipated to be between 2200 and 2800 acre feet per year.
Groundwater usage for the proposed units is anticipated to be
between 0.2 to 0.5 acre feet per unit per year, or between 440
and 1,100 acre feet per year.
Coachella Valley Water District has stated that the depth of
groundwater has been relatively stable since water has been
imported from the Colorado River, with the level ranging from
60 to 90 feet below the site. The District states that they
"do not believe that this development will have a significant
impact on groundwater level in the area."
3(h) Refer to the explanation for 3(g) above. withdrawal from the
groundwater table will have a cumulative impact on overall supply.
3(i) If development of the site occurs prior to completion of the
La Quinta Stormwater Project, the southerly portion of the
project will be subject to significant flood hazards.
Findings
1. Changes, alterations and other measures have been incorporated into the
project, or are otherwise being implemented, which will mitigate these
impacts to a level of insignificance.
Mitigation Measures
1. Prior to the approval of final maps or the issuance of grading permits,
the Applicant shall submit a hydrology study to the City Engineer for
review and approval, which indicates the means and design for protecting
the proposed development from flooding by 100-year storms. This plan
shall be consistent with the purposes of any similar plans of the
La Quinta Redevelopment Agency and the Coachella Valley Water District
then in effect for flood protection.
- 6 - Draft Original 8/12/85
Revised 8/22/85
ATCH - EA 85-034 - "OAK TREE WEST"
3, WATER (Cont'd)
2. Prior to the approval of building permits, the Applicant shall prepare
a water conservation plan which shall include consideration of:
a. Methods to minimuze the consuRption of water, including water
saving features incorporated into the design of the structures,
the use of drought tolerant and low-water usage landscaping
materials, and programs to increase the effectiveness of land-
scape and golf course irrigation, as reccnTwxiled by the State
Department of Water Resources.
b. Methods for maximizing groundwater recharge, including the
construction of groundwater recharge facilities.
c. Methods for minimizing the amount of groundwater used for
onsite irrigation, including the use of reclaimed water from
sewage treatment facilities and the use of irrigation water
from the Coachella Canal, shall be considered where feasible.
3. Prior to the approval of final tract maps or the issuance of grading
plans, the Applicant shall submit a grading plan to the City Engineer
for review and approval which indicates the methods for the collection
and retention of all drainage onsite.
Information Sources
1. Letter from Coachella Valley Water District, dated June 25, 1985.
Copy attached.
2. Response to the City's request for early consultation by California
Regional Water Quality Control Board, Colorado River Basin, Region 7,
dated May 14, 1985. Copy attached.
3. Response to the City's request for early consultation from the State
Department of Water Resources, dated May 15, 1985. Copy attached.
4. La Quinta Redevelopment Project No. 1, Final EIR (SCH #83072017),
certified November 22, 1983.
5. City of La Quinta Resolution No. 83-72 recognizing significant
environmental effects which cannot be avoided if the La Quinta
Redevelopment Project is implemented, adopted November 22, 1983.
Copy attached.
6. City of La Quinta General Plan Master Envirornrental Assessment/
Environmental LTpact Report (SCH #85071004), Draft.
4. PLANT LIFE
4(a) Approximately 900 acres of the site is in agricultural production,
with the crops generally being citrus and alfalfa. Development of
the site will eliminate these crops. A mesquite dune at the north-
west corner of the site will also be eliminated. Bajada vegetation
exists at the south edge of the northwest quarter of Section 8; this
area is proposed for golf course development. The 115± acres of
mountain area has rocky -slope vegetation consisting almost entirely
of native desert species; this area is not proposed for development.
- 7 - Draft Original 8/12/85
Revised 8/22/85
ATCH - EA 85-034 - "OAK TREE WEST"
4. PLANT LIFE (Cont'd)
4(b) No rare, or endangered, or sensitive species were found or ]mown
to be on the site. At the request of the City Staff, LSA, Inc.,
researched the occurrence of Ditaxis Californicus, designated as
a threatened plant by the Smithsonian Institute, and found that
its occurrence is not probable.
4 (c) With the exceptions of the mountain area, the bajada and the mesquite
dune area, the site has been significantly modified in the past by
its conversion to citrus orchards and agricultural fields. Develop-
ment of the site will prevent reestablishment of the vegetation found
ir. the bajada and sand dune areas, both of which support abundant
wildlife. The bajada is a habitat area for the blacktailed gnatcatcher,
a designated sensitive species. The rocky slope area will not be
modified.
4(d) The flat portion of the site has soils designated as prime agricultural
land. Development of the project will result in the loss of approxi-
mately 900-1000 acres of land currently in agricultural production.
At the current time, approximately one-half of the site is planted in
citrus, and one-half is planted in alfalfa.
'This impact on agricultural land was identified as an unmitigatable
significant adverse impact on the environment resulting from the
implementation of the La Quinta Redevelopment Project for flood control
improvements of which this project is a part. A statement of over-
riding considerations was adopted in conjunction with this redevelopment
project.
Findings
1. The findings for this section are incorporated with those for the section
on Animal Life.
1 r. 142
5(a) As discussed in the biological reconnaissance report on the site prepared
by LSA, Inc., (copy attached), the site has numerous wildlife species.
The mesquite dune area at the northwest corner of the site is heavily
used, as is the bajada area along the south edge of the northwest quarter
of Section 8. Development of the site will result in a decrease in both
the diversity and abundance of wildlife.
5(b) The biological reconnaissance reports the following four rare, endangered
or sensitive species are known to occur onsite or have been previously
reported on the site:
° Coachella Valley Fringe -Toed Lizard, listed as "endangered" by the
California Department of Fish and Game, and listed as "threatened"
by the U.S. Fish and Wildlife Service.
° Peninsular Bighorn Sheep, listed as "rare" by the California
Department of Fish and Game.
° Prairie Falcon, listed as "sensitive" by the California Department of
Fish and Game.
° Blacktailed Gnatcatcher, listed as "sensitive" by the California
Department of Fish and Game. - R - Draft_Original 8412485
r
ARCH - EA 85-034 - "OAK TREE WEST"
5. ANIMAL LIFE (Cont'd)
Regarding the Coachella Valley Fringe -Toed Lizard, the Coachella
Valley Ecological Reserve Foundation stated in its response to the
City's request for early consultation that this species has been
recorded on the project site in the NW 1/4 of Section 5 and in the
NW 1/4 of Section 9 adjacent to the site. The Foundation states
that there is a strong possibility that the lizard may be found
in the 80-acre parcel of mesquite dunes in the W 1/2 NW 1/4 of
Section 25, 40 acres of which are within the project site.
Concerning the Bighorn Sheep, the adjacent mountains are designated
as a "zone of deficiency" by the DFG and BIM, meaning that the lack
of a year-round water source has limited Bighorn Sheet to seasonal
use in this area. The nearest lambing area is located several miles
to the southwest in a different watershed.
Regarding the Prairie Falcon, an eyrie was reported in the cliffs
on the rocky slopes west and south of the project site (CNDDB 1983).
A survey conducted by LSA, Inc., in the spring of 1984 in conjunction
with the "PGA West" project adjacent to the south revealed no active
eyre in this area. Records by California Department of Fish and Game
and BLM indicate that a Prairie Falcon and suitable nesting habitat
were observed during a helicopter survey. The Prairie Falcon was
also observed in the bajada habitat area on the site.
The Blacktailed Gnatcatcher is currently a candidate for Federal
listing as a rare or endangered species. This bird was observed
onsite in both the rocky slope and bajada habitat types, with the
majority of these birds observed in the bajada area. (The denser
vegetation in this area provides more food and cover for these and
other species.) The biological survey prepared by LSA, Inc., states
that although this species currently has no legal status as a rare
or endangered species, impacts affecting it should be considered to
be significant.
Brown Crested Flycatchers are also on The Bird Species of Special
Concern List. Although this species has no legal status as a rare
or endangered species, the biological survey by LSA states that
impacts affecting it should be considered significant.
Findings - Plant and Animal Life
1. Changes, alterations and other measures have been made in or incor-
porated into the plan, or are otherwise being =Vlemented which will
mitigate this impact to a level of insignificance.
Mitigation Measures
1. Landscaping materials should enploy plant materials native to the
Coachella Valley desert habitats and surrounding desert to the
maximum degree practical.
Draft Original 8/12/85
- 9 - Revised 8/22/85
ARCH - EA 85-034 - "OAK TREE WEST"
5. ANIMAL LIFE (Cont 'd)
2. Ponds constructed in the golf course should include patches of
appropriate riparian species to increase the habitat value of
these ponds.
3. Drip irrigation should be used to the extent practical to minimize
the establishment of weedy vegetation.
4. Development should be avoided above the existing flood control dike at the
base of the bajada habitat; however, limited improvements may be alio ed if
designated in a manner sensitive to the habitat. (The southerly edge of the
northwest quarter of Section 8, T6S, R7E, SBB & M.)
5. The project shall be designed to discourage human access to the
bajada and rocky slope habitat types, as identified in the biological
reconnaissance report prepared by LSA, Inc. (December, 1984).
6. Prior to approval of final maps, the issuance of grading permits or
the disturbance of land in the mesquite sand dune area northeast
corner of the site, the Applicant shall pay the established mitiga-
tion fee for the impacts on the Coachella Valley Fringe -Toed Lizard
for that area determined by the Department of Fish and Game to be
the habitat area of this endangered species.
References
1. Biological Reconnaissance, Xochimilco Resort Project, prepared by
LSA, Inc., dated December, 1984. Copy attached.
2. Response to the City's request for early consultation from Coachella
Valley Ecological Reserve Foundation, dated May 12, 1985. Copy
attached.
3. La Quinta Redevelopment Project No. 1 Final EIR (SCH #83072017),
certified November 22, 1983.
4. City of La Quinta Resolution No. 83-72, recognizing significant
environmental effects which cannot be avoided if the La Quinta
Redevelopment project is inplemented, adopted November 22, 1983.
Copy attached.
5. City of La Quinta General Plan Master Environmental Assessment/
Environmental Impact Report (SCH #85071004), Draft.
6. NOISE
6(a) In general, development of the site will result in an increase in
ambient noise levels over the current rural levels. This noise
will be generated by both the residential and commercial activities
on the site, as well as offsite noise created by traffic generated
by this project.
Draft Original 8/12/85
- 10 - Revised 8/22/85
ATCH - EA 85-034 - "OAK TREE WEST"
6.6(a) NOISE (Cont'd)
The proposed 36.5-acre connercial, hotel and golf club site could
create noise which may adversely affect the planned land uses
adjacent to the north, which include Very Low Density Residential
uses (3 Units or Less Per Acre) and a 60-unit resort hotel on 30
acres.
6(b) Portions of the project in the vicinity of Avenue 52 and Jefferson
Street will be subject to severe noise levels created by the anti-
cipated future traffic volumes along these roadways.
Findings
1. Changes, alterations and other measures have been made or incorporated
into the plan, or are otherwise required which will mitigate this irrpact
to a level of insignificance.
Mitigation Measures
1. Based upon the recommendations contained in the City-wide noise study
contained within the General Plan Master Environmental Assessment/
Environmental Impact Report, Specific Plan 85-006 shall incorporate
measures to ensure compliance with the state's recommended indoor and
outdoor noise standards. These mitigation measures shall include, but
not be limited to, the following:
a. Construction of noise barriers, including walls and beans
b. Siting and orientation of noise sensitive uses within the project
c. Siting of golf course and other less noise sensitive land uses to
serve as noise buffer areas within the project
References
1. La Quinta General Plan, Noise Study prepared by Gordon Bricken
Associates.
2. La Quinta Redevelopment Project No. 1, Final EIR (SCH #83072017),
certified November 22, 1983.
3. City of La Quinta Resolution No. 83-72, recognizing significant
environmental effects which cannot be avoided if the la Quinta
Redevelopment Project is implemented, adopted November 22, 1983.
Copy attached.
Draft Original 8/12/85
- 11 - Revised 8/22/85
0
ATCH - EA 85-34 - "OAK TREE WEST"
7. LIGHT AND GLARE
Project will result in an incremental increase in ambient light level.
Lighting plans for developments within this specific plan will be
reviewed at the time of their submittal to minimize any possible adverse
effects of light and glare.
Findings
The project's iirpacts with respect to light and glare are anticipated to
be insignificant. Conditions shall be incorporated into the project to
avoid possible future impacts.
Mitigation Measures
1. The lighting plans for future develog=nent projects shall be reviewed
by the City to ensure compliance with adopted City Standards regarding
light and glare.
8. LAND USE
This proposal will result in the conversion of approximately 900 acres
of prime agricultural land to urban land uses. This conversion was
addressed within the Final EIR for the La Quinta Redevelopment Project,
of which the proposed 'Oak Tree West" is a portion thereof. Consideration
of this impact was also addressed within the resolutions relating to signi-
ficant environmental effects and overriding considerations which were
adopted in conjunction with the La Quinta Redevelognent Project No. 1 Final
EIR.
Regarding the proposed changes to the planned use of the land, the La Quinta
General Plan currently designates the 905 acres of the site proposed for
development as Very Low Density Residential, and the 115 acres in the
mountainous portion of the site as Open Space and Planned Developments.
Both classifications permit a maximum of 3 units per acre. The Applicant
is requesting a General Plan Amendment on the 905-acre, developable portion
of the site to 849 acres of Low Density Residential (3-5 Units/Acre), and
40 acres of General Commercial (16 acres for right-of-way dedications are
excluded.)
The following is a comparison of the currently planned and the proposed
land uses:
Current General Plan Proposed Specific Plan
Residential* 2667 Units/889 Acres 2245 Units/849 Acres
3 Units/Acre 2.64 Units/Acre
Commercial 0 Acres 40 Acres
* No density credit is given on the undevelopable
mountainous portions of the project.
As indicated above, the proposed "Oak Tree West" Specific Plan is not a
significantly more intensive land use than that allowed by the current
- 12 - Draft Original 8/12/85
Revised 8/22/85
ATCH - EA 85-34 - "OAK 'TREE WEST"
8. LAND USE (Cont'd)
General Plan. With respect to the environmental issues identified in this
assessment, the change from residential to commercial on 40 acres is not
anticipated to significantly change or increase the impacts of this project,
particularly in light of the fact that the proposed project density of 2.64
units per acre is less than the maximum 3 units per acre allowed by the
General Plan.
With respect to the land use policy issues, the proposed commercial areas
are not consistent with current City land use policy. Approval may lead
to additional commrcial zoning along Jefferson Street.
Findings
1. Development of the site will directly result in the conversion of
900 - 1000 acres of prime agricultural land to urban uses. In addition,
construction of this project with the acco parrying extensions and
improvements to the infrastructure system will encourage owners of
adjacent properties having prime agricultural soils to develop their
land.
a. Specific economic, social, or other considerations make mitigation
measures or project alternatives not feasible in that:
(1) Development of agricultural lands in the project area is
essential to achieving the objectives of the adopted
La Quinta Redevelopment Project.
(2) Relocation of open space and agricultural lands in other
locations to offset their loss to urban development may
not be feasible due to the absence of available sites.
b. The unavoidable significant effect is acceptable when balanced
against facts set forth in the Statement of Overriding
Considerations, as adopted by Resolution No. 83-71 for the
La Quinta Redevelopment Project No. 1.
2. Although the proposed General Plan Amendment from Very Low Density
Residential to General Commercial on 40 acres is not consistent with
the City's current adopted policies, the environmental impacts of this
change are not anticipated to be substantially different or of a signi-
ficantly greater magnitude than if the entire site were developed as
Very Low Density Residential.
3. Development from growth inducement will result in increases in popula-
ticn and intensification of urban uses. The amount of open space will
Draft Original 8/12/85
- 13 - Revised 8/22/85
A'ICH - EA 85-34 - "OAK TREE WEST"
8. LAND USE (Cont'd)
be reduced to accommodate urban development as envisioned in the City's
General Plan and the City's Redevelopment Plan.
a. Changes, alterations and other measures have been made or incor-
porated in this plan, or are otherwise being implemented.
b. Most significant environmental effects that can be feasibly
avoided have been eliminated or substantially reduced by virtue
of mitigation measures in the Final EIR prepared for the La Quinta
Redevelopment Plan, or otherwise incorporated into this project
approval.
c. The remaining unavoidable significant effects are acceptable when
balanced against the facts set forth in the Statement of Overriding
Considerations adopted in conjunction with the La Quinta Redevelopment
Plan, giving greater weight to the remaining unavoidable significant
effect, and in view of the following fact:
(1) Impacts identified from the proposed plan are considered
significant only on a cumulative basis in association with
other projects occurring on a local and regional scale.
Mitigation Measures
1. Applicant is encouraged to maintain all land within the project
boundaries in agricultural production until such land is graded for
development, provided that such agricultural production is economically
feasible. In the event said undeveloped land is not continued or placed
in agricultural production, Applicant shall plant and maintain said land
in appropriate ground cover to prevent dust and erosion and to provide
an aesthetically pleasing environment.
2. The approval of the "oak Tree West" Specific Plan shall be conditioned
to ensure land use compatibility between uses within the project, and
also between the project and adjacent properties and land uses.
References
1. Ia Quinta Redevelopment Project No. 1 Final EIR (SCH #83072017),
certified November 22, 1983.
2. City of La Quinta Resolution No. 83-72, recognizing significant
environmental effects which cannot be avoided if the La Quinta
Redevelopment Project is imple ented, adopted November 22, 1983.
Copy attached.
3. City of La Quinta Resolution No. 83-71, adopting the Redevelopment
Project and recognizing the overriding considerations to significant
adverse environmental effects resulting from the implementation of
the project, adopted November 22, 1983. Copy attached.
Draft original 8/12/85
Revised 8/22/85
- 14 -
ATCH - EA 85-34 - "OAK TREE WEST"
11. POPULATION
The change of this site from agricultural uses to urban uses will result
in changes in the location, distribution and density of population in
the area. It is anticipated that because the project will have growth
inducing impacts (see the preceding band Use section), the project will
also result in an increase in the growth rate of the population in the
area.
Findings and References
Refer to Section No. 8 on Land Use in this assessment.
12. HOUSING
The proposed project is anticipated to have the following affects on
housing:
• Add 2245 units to the housing stock. The majority of these units
will be second -home units, not primary residences.
• The demand for existing housing in the City will increase due to
the jobs provided by the proposed ccnmercial, hotel, golf club and
country club facilities. It is anticipated that this demand will
primarily consist of demand for lower cost units for the service
workers.
° The increased demand for lower cost units will result in increased
construction of houses within the City and the area.
° This increase in jobs provided by this project is anticipated to
increase the demand for low cost rental units, especially apartments.
Findings
1. Changes, alterations and other measures have been made or incorporated
into the plan, or are otherwise being implemented, to mitigate the
impacts on housing to the extent feasible.
Mitigation Measures
1. The project shall comply with the goals and policies of the La Quinta
Redevelognent Plan regarding the provision of housing.
References
1. La Quinta Redevelognent Project No. 1, Final EIR (SCH #83072017),
certified November 22, 1983.
2. City of La Quinta General Plan Master Envirosurental Assessment/
Environmental Impact Report (SCH #85071004), Draft.
Draft original 8/12/85
- 15 - Revised 8/22/85
ATCH - EA 85-34 - "OAK TREE WEST"
13. TRANSPORTATION/CIRCULATION
13(a) The traffic study prepared by LSA, Inc., for the Applicant indicates
that the project is anticipated to gene -rage approximately 29,000
average daily trips.
13(c) The project will have direct impacts on the City's circulation system
as well as add cumulatively to the overall traffic levels on streets
within the City and in the adjacent unincorporated and incorporated
areas.
Currently, the vast majority of the streets which will be ipaacted by
this project are two-lane roads. The current maximum width of the
major roads is two -lanes. Additional right-of-way must be obtained
to provide for six -lane roads. The majority of the traffic impacts
will be on Jefferson Street, and to a lesser degree on Washington
Street. According to the traffic information contained in the
La Quinta General Plan Master Environmental Assessment/Environmental
Impact Report, both of these major north -south traffic corridors will
be operating at or above LOS E with six travel lanes north of Avenue 50.
The LSA, Inc., study analyzed Intersection LOS and recommends extensive
improvements to intersections as the City builds out in order to mini-
mize traffic congestion at these points.
13(d) Although the project will not alter present patterns of circulation
or movement offsite, the vacation of approximately three-quarters of
Adams Street between Avenues 50 and 52 will preclude future improvement
of this dedicated 60-foot right-of-way as a local street. The exten-
sion of Adams Street as a local, two-lane road between Avenue 50 and
52, or the provision of an alternative public local street, such as
Calle Tanpico/Adams Street link could be beneficial for the following
reasons:
° 'Three elementary schools are approved for the site located at
the northwest corner of Avenue 50. Extension of AdaTro Street
as a local, two-lane road would provide a secondary access to
the schools fran the subdivided Cove area.
The improvement of this portion of Adams Street, or improvements
to an alternate route with Adams Street/Calle Tampico (51st Avenue)
to Washington Street would provide an all weather bypass for those
times when the La Quinta Flood Channel has standing or running
water which results in the closure of Avenue 50. Without this
bypass, traffic going to the school moist travel to Jefferson
Street (1' miles east) in order to reach the school from the east
on Avenue 50.
The provision of an all-weather route between Washington Street
and Avenue 50 will allow for improved circulation and response
time for emergency vehicles within the City during those times
when the flood channel is impassable. This is a serious consid-
eraticn in that fire engines responding to the school from
Avenue 52/Avenida Bermudas station, 3/4 miles away, would be
required to travel to Jefferson Street to reach the school site,
adding an additional three stiles to the trip.
- 16 - Draft Original 8/12/85
Revised 8/22/85
ATCH - EA 85-34 - "OAK TREE WEST"
13.13(d) TRANSPORTATION/CIRCULP.TION (Cont'd)
° The provision of this secondary access would allow for bicycle
and pedestrian traffic traveling from the Cove area to the
schools to be rerouted from Washington Street, the major north -
south traffic corridor within the City, to a safer and less
heavily used roadway.
13(f) The proposed vacation of Adams Street may result in an increase in
conflicts between motor vehicles, bicyclists and pedestrians, since
it eliminates an alternative route for Washington Street. (Refer
to the comments for 13(d).) In addition, the project would cumula-
tively add to traffic hazards in that increased traffic levels
results in the increased possibility for conflicts.
Findings
1. Changes, alterations and other measures have been made or incorporated
into the plan, or are otherwise being implemented to mitigate these
impacts to the extent feasible.
2. The construction of a local public street between Avenue 50 and 52
which bypasses the La Quinta Flood Water Evacuation Channel will
enhance public health and safety by improving movement and access for
emergency vehicles during and immediately preceding flooding and by
providing an alternate route to Washington Street for pedestrians and
bicyclists traveling to the elementary schools from the Cove residential
area.
3. Impacts identified from the proposed plan are considered significant
only on a cumulative basis in association with other projects occurring
on a local and regional scale, as identified in the La Quinta General
Plan Master Environmental Assessment/Environmental krpact Report.
Mitigation Measures
1. In order to facilitate mitigation of cumulative traffic impacts of these
and other area projects, the City shall establish a traffic improvement
needs monitoring program. This program will undertake biannual traffic
count studies to determine if warrants are met for major roadway improve-
ments. Upon determination of needs, the City may initiate projects to
meet those needs.
Funding of this program may be by fee programs that assess new develop-
ment and/or users on a pro-rata of fair -share basis, formation of
assessment districts, acquisition of State or Federal road funds, or
other means that fairly allocate costs to those generating the need.
The Applicant shall agree to apply the designated prorrata share that
the City will establish to fund offsite roadway and bridge improvements,
traffic signalization and acquisition of road rights -of -way on an "as
warranted" basis.
Draft Original 8/12/85
Revised 8/22/85
- 17 -
ATCH - EA 85-34 - "OAK TREE WEST"
13. TRANSPORTATION/CIRCULATION (Cont'd)
2. The Applicant shall comply with the requirements of the City's adopted
infrastructure fee program in effect at the tine of issuance of building
permits.
3. The developer shall cnply with typical City requirements for roadway
(public and private), bridge, bike path and related improvements in
accordance with the specific plan off -site improvement phasing plan,
as approved by the City of La Quinta. Standards shall be set by the
La Quinta General Plan and the City Engineer.
4. Access controls, traffic control devices, lane delineations and other
appropriate means shall be utilized where appropriate to minimize
potential traffic conflicts on Jefferson Street and Avenue 52.
References
1. "Oak Tree West Specific Plan Traffic and Circulation Study", prepared
by LSA, Inc., for Landmark Land Company, April, 1985. Copy attached.
2. "City of La Quinta Areawide Traffic and Circulation Study", prepared
by BSI, Inc., for the City of La Quinta, 1984. Copy attached.
3. City of La Quinta General Plan Master Environmental Assessment/
Environmental Impact Report (SCH #8507 1004), Draft.
4. La Quinta Redevelopment Project No. 1, Final EIR (SCH #83072017),
certified November 22, 1983.
14. PUBLIC SERVICES
14(a) Fire Protection: In response to the City's request for early
consultation, the City Fire Marshal has stated that the developer
will be expected to participate in setting up an assessment district
in conjunction with plans for other developments within the vicinity
to finance equipment and manpower costs. The Fire Marshal has stated
that a primary response station for this project will be the proposed
new station to be located in the vicinity of realigned Avenue 52 and
Desert Club Drive, and therefore, the Applicant should contribute a
share of the cost of constructing and equipping this station.
A station is currently under construction at the southwest corner of
Madison Street and Avenue 54. This station will be the primary
response station for those portions of the project located within a
three -Hole distance, as measured along vehicular travelways, or a
five-minute response time.
14(b) Police Protection: The Riverside County Sheriff has responded that
the increase in population and area to be patrolled will result in
an increase in calls for service. The project will be patrolled
even though it will have private streets and will have restricted
access. The Sheriff also states that increased response time may
result from the limited access into the project for responding
urgency vehicles.
Draft Original 8/12/85
- 18 - Revised 8/22/85
ATCH - FA 85-34 - "OAK TREE WEST"
14.14(b) PUBLIC SERVICES (Cont 'd)
The City's Community Safety Coordinator has stated that provisions
should be made for the Applicant to carpensate for the increased
cost of police protection, and that this cost increase is antici-
pated even though the Applicant may have its own security personnal.
14(c) Schools: The Desert Sands Unified School District is currently
operating at or above capacity. The District is currently pro-
cessing plans through the State for construction of three elementary
schools (K-2, 3-5, 6-8) on a site located at the northwest corner of
Avenue 50 and Adams Street.
14(d) Maintenance of Public Facilities: Development of the site will
result in the incremental increase in maintenance of public facilities,
especially local roads due to the increase in traffic.
14(e) other Impacts: Development will result in an incremental increase
in the demand for other governmental services.
F; r0- nas
1. Changes, alterations or other measures have been made in or incorporated
into the project, or are otherwise being implemented, which will mitigate
this impact to a level of insignificance.
Mitigation Measures
1. Fire protection shall be provided as follows:
a. All construction shall be in accordance with the provisions of the
Uniform Fire Code in effect at the time of development.
b. The Applicant shall contribute to the provision of adequate fire
fighting facilities, equipment and related needs as deemed necessary
to serve increased demand created by new development.
2. The Applicant shall be required to pay a per -unit school impact fee to
Desert sands Unified School District, in accordance with the requirements
of the City in effect at the time of issuance of residential building
permits. The Applicant shall submit a copy of the signed school impact
mitigation agreement between the developer and the Desert Sands Unified
School District.
3. The Applicant shall pay infrastructure fees in accordance with the City's
adopted program in effect at the tine of issuance of building permits.
Draft Original 8/12/85
- 19 - Revised 8/22/85
ATCH - EA 85-34 - "OAK TREE WEST"
14. PUBLIC SERVICES (Cont'd)
References
1. La Quinta Redevelopment Project No. 1 Final EIR (SCH #83072017)1
certified November 22, 1983. Copy attached.
2. City of La Quinta Resolution No. 83-72, recognizing significant
environmental effects which cannot be avoided if the La Quinta
Redevelopment Project is imple rated, adopted November 22, 1983.
Copy attached.
3. City Fire Marshal's response to the City's request for early
consultation, dated May 3, 1985. Copy attached.
4. City Community safety Coordinator's response to the City's request
for early consultation, dated April 26, 1985. Copy attached.
5. Riverside County Sheriff's response to the City's request for early
consultation, dated May 9, 1985. Copy attached.
15. ENERGY
15(a) - (b) Development of the project will result in an incremental
increase in the amounts of fuels and energy consumed as
demand is placed upon existing sources of energy.
Findings
1. Impacts on existing and future sources of energy will be
mitigated to a level of insignificance by changes, alterations
and other measures which are incorporated into the project or
are otherwise implemented which mitigate this impact to a level
of insignificance.
Mitigation Measures
1. Requirements for the installation of solar water heaters shall
be determined by the City on a uniform City-wide basis for new
construction at a later date. The developer shall comply with
the municipal requirements in effect at the time of construction.
2. All tentative maps and development plans shall be designed to
ensure compliance with the State laws regarding solar accessibility.
To the extent possible, all structures shall be sited, oriented and
designed so as to minimize the energy needs for cooling.
- 20 - Draft Original 8/12/85
Revised 8/22/85
ATCH - EA 85-34 - "OAK TREE WEST"
15. ENERGI' (Cont'd)
3. The approved Specific Plan shall incorporate the mitigation measures
identified in the Air Quality Section of this assessment to reduce vehicular
trips, trip lengths, and automobile dependency.
References
1. La Quinta Redevelopment Project No. 1 Final EIR (SCH #83072017),
certified November 22, 1983.
2. City of La Quinta General Plan Master Environmental Assessment/
Ern*ironmental Impact Report (SCH #85071004), Draft.
16. UTILITIES
16(a) Power or Natural Gas: Electricity for the project will be provided
by Imperial Irrigation District. The system is currently being
expanded to provide adequate service to the existing and anticipated
development within La Quinta. In addition to the existing Marshall
Street Substation located on Washington Street approximately one -
quarter mile south of Avenue 50 (for which existing demand exceeds
capacity), the following substation sites are proposed or under
construction:
° North side of Avenue 52, 1/4 mile east of Jefferson Street,
to be completed 8/85.
° South side of Avenue 48 in the vicinity of Adams Street and
Dune Palms Road.
° South of PGA West in the vicinity of Avenue 58 and west of
Madison Street; acquisition of site in process.
Although Imperial Irrigation has not responded to the City's request
for early consultation, discussions with their Engineering Department
have indicated that there will be adequate improvements to the min
transmission system to adequately serve this site.
Regarding gas, Southern California Gas Company has responded that
they have adequate facilities and capacities to serve this site,
although no information was provided on an extension to the system
which may be required.
16(c) Water: The Applicant has suhmitted a letter from Coachella Valley
Water District stating that water service can be provided. The golf
course irrigation is anticipated to use water from the Coachella
Canal, which has Colorado River Water. Other urban developrent on
the site will make use of water from onsite walls. Development of
the 'oak Tree West" project will require new water wells and distri-
bution system.
16(d) Sewer: Currently, the only sewer treatment facility serving a small
part of the City with sanitary sewer service is the interim facility
Draft Original 8/12/85
- 21 - Revised 8/22/85
ATCH - EA 85-34 - "OAK TREE WEST"
16.16(d) UTILITIES (Cont'd)
using aeration ponds and spreading fields, located in the vicinity
of Calle Tampico (Avenue 51) and Adams Street. Current capacity
is 150,000 gallons per day and it is operating at approximately
one-half capacity. No information is available on the anticipated
development which is planned to connect to this facility. The
Coachella Valley Water District has received approval by the State
Regional Water Quality Control Board to allow the potential increase
of this interim facility to 300,000 gallons per day, although expan-
sion would depend upon the demand for the facility and also the
timing for the construction of the proposed regional treatment
facility. The anticipated completion of the new regional plant is
April, 1986. At such time that this plant is completed, the interim
facility will be closed.
16(e) Storm Drainage: The project is located within the boundary of the
La Quinta Flood Control Project. Flood waters which currently
inundate the southern portion of the site will be channelled and
contained west of the "Oak Tree West" project site. If development
of this portion of the site occurs prior to the completion of unity
flood control facilities, then onsite flood water protection will be
provided. Stormwater runoff from the portion of the Santa Rosa
Mountains adjacent to the project site will be controlled and con-
tained onsite.
Sheetflow runoff collection from the developed "Cove" area to the
west of the "Oak Tree West" site may require development of drainage
facilities through this project to the Coachella Canal. If the City
carries out this project, then it may be possible that onsite drainage
of the Oak Tree West project may also connect to this facility. This
possible drainage project will be reviewed at such time that the City
determines it is feasible or necessary.
16(f) Solid Waste: The project will result in an incremental increase in
solid waste. Disposal is on County landfill dumps. It is anticipated
that there will be adequate capacity in the existing and planned dump
sites to serve this project.
Findings
1. Changes, alterations or other measures have been made in or incorporated
into the project, or otherwise being implemented which mitigate this
impact to a level of insignificance.
Mitigation Measures
1. The Applicant shall install utilities in accordance with the require-
ments of the City and the utility purveyor.
2. All drainage shall be handled as required by the City Engineer and the
Coachella Valley Water District. Draft Original 8/12/85
Revised 8/22/85
- 22 -
A'ICH - EA 85-34 - "OAK TREE WEST"
16. UTILITIES (Cont'd)
3. The project shall canply with the standards and requirements of the
La Quinta Redevelopment Project for storawater control.
References
1. Coachella Valley Water District letter dated June 25, 1985.
Copy attached.
2. Response to City's request for early consultation fran the California
Regional Water Quality Control Board, Colorado River Basin, Region 7,
dated May 14, 1985. Copy attached.
3. La Quinta Redevelopment Project No. 1 Final EIR (SCH #83072017),
certified November 22, 1983.
4. City of La Quinta Resolution No. 83-72, recognizing significant
envirorrnental effects which cannot be avoided if the La Quinta
Redevelopment Project is implemented, adopted November 22, 1983.
5. "PGA West" Specific Plan No. 83-002, Final EIR (SCH #83062922),
certified May 1, 1985.
6. City of La Quinta General Plan Master Environmental Assessment/
Environmental Impact Report (SCH #85071004), Draft.
Applicant proposes to include recreational facilities for the residents
in accordance with the requirements of the Municipal Land Use and Land
Division Ordinances. One, 18-hole golf course is currently proposed to
be open to the public, including non-member residents and hotel guests
of both the proposed hotel and the existing Ia Quinta Hotel.
Currently, the City is leasing a ten -acre site from the Applicant at the
northwest corner of Adams Street alignment and Avenue 52 for use as
temporary baseball fields. The agreement between the City and the Applicant
is that at such time that the property is approved for development, the
lease agreement will terminate.
Parks or Other Recreational Facilities: Although the project will provide
on -site recreational facilities, and one 18-hole golf course is currently
proposed for public use and the use of residents who are not club members,
the project will still result in an increase in demand on local park facili-
ties and organized sports/recreational programs by both residents and
employees of the project who live locally.
Please note that the golf course proposed for public use replaces the
"Dune Course" owned by the Applicant and which currently serves as a public
course for residents of the la Quinta Hotel Specific Plan, the Dina La Quinta
Specific Plan, and the la Quinta Hotel. The Dunes Course will be closed to
non-inenbers at such time that the Oak Tree West course is eanipleted.
Draft Original 8/12/85
- 23 - Revised 8/22/85
ATCH - EA 85-34 - "OAK TREE WEST"
17. RECREATION (Cont'd)
The increase in demand for park and recreation facilities resulting in
the need for dedication of parkland is estimated to be 3 acres per 1000
in population. Based upon the State Department of Finance figure of
2.75 persons per household, the population of the Oak Tree West project
will be approximately 6,175 at buildcut, warranting the dedication of
6.2 acres of parkland to the City.
Findings
1. Changes, alterations and other measures have been incorporated into
the project, or are otherwise being implemented, which will mitigate
these impacts to a level of insignificance.
Mitigation Measures
1. Provision of on -site, private recreational facilities shall be in
accordance with the Municipal Land Use and Land Division Ordinance
in effect at the time of development.
2. Provision shall be made to provide public open space and recreation
facilities through public use of golf course facilities, dedication
of public parkland, or similar programs.
References
1. Ia Quinta Redevelopment Project No. 1 Final EIR (SCH #83072017),
certified November 22, 1983.
2. City of La Quinta Resolution No. 83-72, recognizing significant
environmental effects which cannot be avoided if the La Quinta
Redevelopment Project is implemented, adopted November 22, 1983.
Draft Original 8/12/85
Revised 8/22/85
- 24 -
• 0
ATCH - EA 85-34 - "OAK TREE WEST"
20. ARCHADOLOGY/HISTORICAL
An archaeological and historical survey of the site was completed.
Seven (7) sites were found on the subject property. Samples from all
the sites were recovered and are currently being analyzed. The recommen-
dation of LSA, Inc., the consultant hired by the Applicant to perform this
work, is that based upon review of the records and of the recovered material,
no further testing is warranted. In addition, none of the sites were
determined to be of a significance which would warrant preservation or
protection of the sites by design requirements placed upon the development.
Findings
1. Changes, alterations, and other measures have been incorporated into the
plan, or are otherwise being implemented, which will mitigate this impact
to a level of insignificance.
Mitigation Measures
1. A qualified archaeologist shall be retained to monitor grading operations
in the areas of the archaeological sites identified in the project's
archaeological assessment on file with the City.
2. If buried cultural remains are uncovered, construction in this area shall
be stopped until appropriate mitigation measures can be taken.
3. All artifacts, field notes and catalog information of the oak Tree west
archaeological sites shall be curated with the UC Riverside Archaeological
Research Unit.
References
1. Archaeological Testing at Seven Archaeological Sites, Oak Tree west
project, prepared by LSA, Inc., dated July 28, 1985.
2. La Quinta Redevelopment Project No. 1 Final EIR (SCH #83072017),
certified November 22, 1983.
3. City of La Quinta Resolution No. 83-72, recognizing significant
environmental effects which cannot be avoided if the La Quinta
Redevelopment Project is implemented, adopted November 22, 1983.
21. MANDATORY FTSIDIIW- OF SIGNIFICANCE
21(a) The imposition of the mitigation measures specified within this
environmental assessment will avoid or reduce the impacts on flora
and fauna to a level of insignificance.
Draft Original 8/12/85
- 25 - Revised 8/22/85
ATCH - EA 85-34 - "OAK TREE WEST"
21. MANDATORY FINDINGS OF SIGNIFICANCE (Cont'd)
21(b) lfiis project will result in some impacts which are individually
limited, but are cumulatively significant when considered in
association with other projects occurring on a local and regional
scale. These impacts are as follows:
• Air Quality
• Traffic and Circulation
° Energy
• Public Services and Utilities
° Loss of Agricultural Land
° Growth Inducement
These cumulative impacts were recognized at the adoption of the
La Quinta Redevelopment Project No. 1 (City Resolution No. 83-72)
and in conjunction with this, the City Council adopted a Statement
of Overriding Considerations. Since the proposed "Oak Tree West"
project is a portion of the Redevelopment Project area plan, and
these cLumdative impacts resulting frcan urbanization were addressed
in the Final EIR for the Redevelopment Plan and a Statement of
overriding Considerations was adopted in conjunction with the
Redevelopment Project approval, a project EIR for "Oak Tree West"
is not required pursuant to Section 15180 of the CEQA Guidelines.
Draft Original 8/12/85
Revised 8/22/85
- 26 -
0
LIST OF APPENDICES
APPENDIX 1: Request for Early Consultation and Responses
APPENDIX 2: Distribution List - Negative Declaration
APPENDIX 3: La Quinta City Council Resolutions Regarding
La Quinta Redevelopment Project EIR
APPENDIX 4: Geotechnical Reconnaissance Reports Prepared
by Leighton and Associates
APPENDIX 5: Coachella Valley Water District Letter
APPENDIX 6: Biological Reconnaissance Report 'Oak Tree West"
Site, Prepared by LSA, Inc.
APPENDIX 7: Excerpts, La Quints General Plan, Noise Study,
Prepared by Gordon Bricken & Associates
APPENDIX 8: 'Oak Tree West Specific Plan Traffic and Circulation
Study", Prepared by BSI, Inc.
APPENDIX 9: "City of La Quinta Area -Wide Traffic and Circulation
Study", Prepared by BSI, Inc.
APPENDIX 10: Archaeological Survey Report for 'Oak Tree West",
Prepared by LSA, Inc.
ITEM NO.
DATE
PLANNING COMMISSION MEETING
MOTION
BY: BRANDI
DE CP,SPERIN
MORAN
MU LING
THORNBURGH
SECOND
BY: BRANDT
DE GASPERIN
MORAN
VZAILING
THORNBURGH
DISCUSSION
ROLL CALL VOTE:
CO^MSSIONERS: AYE NO ABSTAIN ABSENT PRESENT
BRANDT -
DE GASPERIN -
MORAN -
WAUING
THOffMURGH -
UNANIMOUSLY ADOPTED: YES NO
MEMORANDUM 3
CITY OF LA QUINTA
To: The Honorable Chairman and Members of the Planning Commission
From: Community Development Department
Date: Septemnber 24, 1985
Subject: CHANGE OF ZONE NO. 85-016
Location: West Side of Jefferson Street Generally Between Avenues 50 and 54
Applicant: Landmark Land Company ("Oak Tree West")
Request: A Change of Zone from A-1-10, W-2-20, N-A, R-1-1, R-1-12,000 and
R-1-10,000 to R-2 on 849 Acres, R-5 on 115 Acres and C-P-S on 40 Acres.
BACKGROUND
1. General Plan: REFER TO STAFF REPORT ON SPECIFIC PLAN NO. 85-006.
2. Zoning: REFER TO STAFF REPORT ON SPECIFIC PLAN NO. 85-006.
3. Existing Conditions: REFER TO STAFF REPORT ON SPECIFIC PLAN NO. 85-006.
4. Environmental Assessment: REFER TO STAFF REPORT ON SPECIFIC PLAN NO. 85-006.
5. Description of Request: This request by Landiark Land Company to change the
zoning of certain property has been filed in conjunction with a General Plan
Amendment and a Specific Plan. The project is entitled 'oak Tree west" and
encompasses approximately 1020 acres on the west side of Jefferson Street
generally between Avenues 50 and 54. The Change of Zone is proposed to amend
the zoning map from A-1-10 (Light Agriculture, 10-acre minimum parcel size),
W-2-20 (Controlled Development, 20-acre mininumm parcel size), N-A (Natural
Assets), R-1-1 (One Family Dwelling, 1-acre minimLun parcel size), R-1-10,000
(One Family Dwelling, 10,000 Sq.Ft. minimum parcel size), and R-1-12,000 (One
Family Dwelling, 12,000 Sq.Ft. minimum parcel size) to R-2 (Multiple Family
Residential) on 849 acres, R-5 (Open Space Combining Zone - Residential
Development) on 115 acres and C-P-S (Scenic Highway Commercial) on 40 acres.
The locations of existing and requested zoning are shown on exhibits provided.
The Specific Plan details exact locations of proposed land uses which generally
consist of 2245 dwellings of various types, 45 holes of golf, a hotel, a golf
clubhouse and office/ccn ercial facilities.
STAFF REPORT - PLANNING COWUSSION
September 24, 1985
Page 2.
ANALYSIS
This change of zone application is associated with General Plan Amendment No. 85-006
and Specific Plan No. 85-006 and decisions made relative to those applications impact
the decision on the change of zone. The substantive analyses have been incorporated
into those Staff Reports.
If the Staff recommendation on the General Plan Amendment is followed, then it would
be appropriate to designate the hotel/clubhouse area of approximately 15 acres as a
C-T Zone. This zoning district is in the County Zoning Ordinance which the City has
adopted and provides for service stations, auto and truck sales, restaurants, curio/
gift shops, and hotels/mtels. Otherwise, the C-P-S Zone which the Applicant requested
would be appropriate if cony ercial and office uses are to be allowed.
With regard to the residential area, R-2 Zoning is requested. This allows the Applicant
to construct up to eight residential units per building whereas R-1 would limit the
building to two units. The R-2 gives some opportunity for design flexibility while not
allowing additional density. The golf courses would also be zoned R-2. This approach
has been used in both The Grove and Crystal Canyon projects and should be similarly
applied here.
The Applicant's request would also change the zoning for the Coachella Canal, which
runs through a portion of the property, to R-2 from W-1. There does not seem to be
any substantive reason to change this zoning since the Canal exists and since W-1
zoning is specifically intended for watercourses. The land area occupied by the Canal
cannot be used to contribute to the project density. It seems best to retain the W-1
zoning for this area.
The Applicant's request also proposes that the 115 acres of mountain area along the
southwesterly edge of the project be designated as R-5. This is basically an open
space combining zone which has been used in La Quinta (under the County) to define
golf course areas within planned residential developments. Other mountain areas
within the City are currently zoned W-2, W-2-20 and N-A.
CONCLUSIONS
1. The requested zoning for residential and golf course areas of the project are
appropriate and consistent with current City practice.
2. Appropriate conmercial zoning is dependent upon decisions associated with the
General Plan Amendment request.
3. The Coachella Canal land area which is not owned by the Applicant should retain
its existing zoning.
4. The zoning requested for the mountainous area of the project is not consistent
with past City practice.
STAFF REPORT - PLANNING oa4AZSSION
September 24, 1985
Page 3.
ial portions of the project is not
FAINspace
as requested for c an although residential and open
1. Approval of zoning General Plan
consistent with the La Qu1nta
consistent- di.ri9 area and is consi;
portions arethe surrounding
2. The proposed zoning Will be q title with on the envir
with the La Quanta a significant impact pl
result in the Applicant has
Approval of this Yequest will not considerations, since reduce the its impact
3• ant/ wept as noted for overriding d�nges in the project to
to mitigation measures and mad
level of insignificance•
t recam�n is denial
REC� ity Develop t DepaChang zone
No. 85-01i
as tity and aPPro`�al of Change of
Based upon the Find: the 1 Staff Rec lotion"•
Change of Zane No. 85-01 exhibitentitlea " a�
pursuant to the revised
PREPARED BY:
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O �- ( jam// //Q��ft�-
Lawrence L. Stevens, AICP
CogmMity Development Director
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CHANGE OF ZONE NO. 85-016
STAFF RECOMMENDATION
City of La Ouinta
ITEM NO.
DATE - �S
PLANNING COMMISSION MEETING
MOTION BY: BIiANDT DE GASPE MORAN w LLING THORNBURGH
SECOND BY: BRANDT DE GASPERIN �:M?p VALLING THORNBURGH
DISCUSSION: &1� 6 ,
ROLL CALL VOTE:
CO*24ISSIONERS: AYE NO ABSTAIN ABSENT PRESENT
BRANDT -
DE GASPERIN -
MORAN -
WALLING -
THOEMURGH -
UNANIMOUSLY ADOPTED: YES NO
M I N U T E S
PLANNING COMMISSION - CITY OF LA QUINPA
4.A.
A Regular Meeting Held at the La Quinta
Community Center, 77-861 Avenida Montezuma,
La Quinta, California
September 10, 1985
1. CALL TO ORDER
7:00 p.m.
A. Chairman Thornburgh called the Planning Commission meeting to order at
7:00 p.m.
2. ROLL CALL
A. Chaim Thornburgh requested the roll call. The Secretary called the roll:
Present: Commissioners Brandt, De Gasperin, Moran, Walling and Chairman
Thornburgh
Absent: None
Also present were Community Development Director Lawrence L. Stevens,
Principal Planner Sandra L. Bonner, Associate Planner Gary W. Price and
Secretary Donna M. Velotta.
3. HEARINGS
Chairman Thornburgh advised that the hearing before the Planning Conmission this
date had been continued from the last public hearing held on August 27, 1985. He
introduced the matter as follows:
A. La Quinta General Plan and Environmental Impact Report/Master Environmental
Assessment, to consider the Hazards, Cultural Resources, Natural Resources,
Community Development, Infrastructure and Housing Dlements of the proposed
General Plan.
He called for the report from Staff.
1. Community Development Director Lawrence L. Stevens advised that he would
concentrate on the minor changes made in the General Plan since the last
meeting and would go over the issues raised by the public and the Planning
Commission at that meeting. Some of the changes were as follows:
° La Quinta Tennis Club Villas area previously shown as high density; the
hotel site is now shown as Tourist Commercial and the Tennis Club Villas
Tract is now shown as Medium Density since that fits the approved density
of that tract, which is recorded and about two-thirds constructed.
° At the last hearing, the Desert Club area was designated as high density.
Since we've created the Tourist Commercial category, we are now showing
the existing Desert Club development as Tourist Commercial and the approved
Desert Club condominium project as High Density Residential.
• We have changed the Special Commercial by reducing the size approximately
in half to be more realistic and to reflect our intention.
• The Sphere of Influence area has also been added as Low Density Residential.
° Changes to the Circulation Plan were made by designating Fred Waring as
a major arterial (120' wide street) and Miles Avenue as a Secondary (88'
wide street). Westward Ho has been added, which was inadvertently left
off the plan, and designated as a 64' to 72' wide collector. The desig-
nation for Avenida Bermudas has been increased through the downtown area
from a collector (72' wide) to an 88' wide street, which is the current
planned width for that area. The plan showed Eisenhower Drive, south of
Avenue 52, as a collector which has now been upgraded to a secondary
(88' wide). The small extention of Avenue 52 has been deleted going to
Avenida Obregon.
Director Stevens continued by addressing the parks issue. He advised that
what has been done is, taking the densities in the proposed plan, we have
estimated the population base that would occur within each area and used
our knowledge of approved projects and based on those population projections
in the areas that were predominantly country clubs, we used a one -acre per
MINUTES - PLANNING 0CMMISSION
September 10, 1985
Page 2.
thousand as the demand created for public parks by those projects. In
the remaining areas, we used a 3-acre per thousand standard to determine
park needs. Using those standards, we determined we needed between 130
and 150 acres of public parks. That is excluding the open space for
visual type relief which is basically the mountainous areas. It is also
excluding any trail heads or similar type facilities that would be developed
in conjunction with that natural open space. The next step was developing
a program to determine approximate locations for park needs. Director
Stevens pointed out the locations seleFted on a new rendering prepared since
the last meeting. The conclusions were prepared from combined efforts of
GPAC and Staff. He noted that there are three types of parks designated on
the plan. One is neighborhood parks (between 5-10 acres in size) and eight
of these have been sited on the rendering. Community parks (greater than
10 acres in size) were sited in two locations. The third type of park noted
is a regional one represented by the Lake Cahuilla area.
Director Stevens wont on to address each of the issues raised at the last
Planning Commission meeting by the public and the Planning Commission.
Those issues were as follows;
IA. Land Use Designation west of Adams between Washington Street and the
Mitewater Channel.
B. Land Use Designation at the northeast corner of Washington Street and
Miles Avenue.
2A. Land Use Designation on the south side of Avenue 50 just west of
Jefferson Street.
B. Jefferson Street corridor traffic.
C. Lard Use Designation re Special Commercial along Jefferson Street.
3A. Standards for Mixed Use Counercial.
B. Land Use Designation at the northwest corner of Avenue 48 and
Jefferson Street.
4A. Land Use Designation on east side of Avenida Bermudas between Calle
Cadiz and Calle Barcelona.
B. Iand Use Designation on north side of Calle Tampico easterly of the
extension of Desert Club Drive.
C. Lard Use Designation in the downtown area.
D. village Commercial standards.
5. Designation of parks including mini -parks.
6. School site designations.
7. Land Use Designation at the Point Happy Ranch area.
8. Inclusionary Housing policy.
9. Noise standards.
10. Miscellaneous additional minor policy modifications.
Director Stevens briefly explained the proponent's concerns, GPAC's
proposals and staff's proposals for each of the listed issues.
In conclusion, Director Stevens stated that he expects additional issues
to be raised at this public hearing, but it is his recommendation that,
after conducting the public hearing and giving the Planning Commission
the opportunity to discuss issues raised, that the Planning Commission
approve, in concept, the Land Use, Circulation, Parks Plan, the text as
shown - being aware that a number of modifications that have been discussed
must be put in final form before the Commission can formally approve the
plan. Based onithat concept approval, Staff would bring the plan back
with a Resolution and final text for adoption at the September 24 meeting.
Director Stevens also requested that this public hearing be kept open to
the September 24 meeting for the purpose of discussion of the text, but
that the Planning Co vLission close consideration of any land -use related
requests at the end of this hearing.
MINUTES - PLANNING COMMISSION
Septanber 10, 1985
Page 3.
There was a brief discussion period between the Planning Commission and
Staff.
Chairman Thornburgh then called for any cc ments from the public as this
portion of the hearing remained open from the last meeting. This comment
section began at 8:00 p.m.
The following persons were heard:
Don Young, 44-309 Nice Court, Palm Desert, CA
Jerry Spackman (Associated with Don Young)
Carl Meisterlin, 49-725 Anacopa Circle, La Quanta, CA
Audrey Ostrowsky, P. O. Box 351, La Quinta, CA
Drew Wright, P. O. Box 1876, Indio, CA (Sagebrush/Washington Street
Development proposed - $80 - $100,000 hones)
Floyd Wright (Associated with Drew Wright)
Bob Cunard, 78-045 Calle Cadiz, La Quinta, CA
Chris Clarke, LQD, Inc., 1925 Central Park East, Suite 650,
Los Angeles, CA
Earl Ellson, 80-082 Palm Circle, La Quinta, CA (Spoke as
representative of the La Quinta Chamber of Commerce)
There being no further public comments, Chairman Thornburgh closed the
public hearing at 8:30 p.m.
Chairman Thornburgh advised that the Planning Commission would now address
each of the issues mentioned earlier (by number) and attempt to make a
recacmendation for each which, if unanimous, would be submitted to the
City Council. The Planning Commission recommendations were as follows:
1A. Land Use Designation west of Adams between Washington Street and the
Whitewater Channel; Chris Clarke, Proponent.
Planning Commission recanmends further changes per revised map with
sane overall density increases,h f s �i
B. Land Use Designation at the northeast corner of Washington Street and
Miles Avenue; Carl Meisterlin, Proponent.
Planning Commission recommends designation of area for Medium Density
Residential because of noise related to traffic makes Low Density less
desirable, existing zoning, and use of setbacks and height limits will
still retain low density character.
2A. Land Use Designation on the south side of Avenue 50 just west of
Jefferson Street; Larry Spector, Proponent.
Planning Commission agreed with Staff in designating site and area for
Tourist Commercial because hotel development is desirable and the
opportunity for better class hotels than or Highway 111, and the need
for City revenue.
B. Jefferson corridor traffic; Planning Ccnydsslon, Proponent.
Planning Commdssion agrees -with GPAC/Staff in recmriending policy to
study "parkway concept", but designate as major arterial now because
of need for more information regarding traffic and parkway concept
prior to commitment to this approach.
C. Land Use Designation re Special Commercial along Jefferson Street;
Planning Commission; Proponent.
Planning Commission recomiends Tourist Commercial, per revised map,
near Avenue 50 and Jefferson only because hotels are OK, but other
conmrcial not needed now or in foreseeable future, the traffic concerns
on Jefferson Street and protection of the downtown.
MINUTES - PLANNING COMMISSION
September 10, 1985
Page 4.
3A. Standards for Mixed Use Conmercial; Joe Hamner, Proponent.
Planning Commission agrees with GPAC/Staff to reduce mininnun parcel
size for mixed use option to 25 acres because of better standard
after reviewing existing parcel sizes.
B. Standards for Mixed Use Comnercial; Planning Commission, Proponent.
Planning Commission agrees with GPAC/Staff in recam ending added
policy to support buffer needs between Comnercial and Residential
and between Low and and High Density Residential along Avenue 48
because it is good planning practice.
C. Land Use Designation at northwest corner of Avenue 48 and Jefferson
Street; Frank Murphy, Proponent.
Planning Commssion agrees with GPAC/Staff to designate the site for
Mixed Use Commercial because same ownership as west side of channel,
more flexibility for owner, consistent with Indio and Mixed Use has
adequate controls.
4A. Land Use Designation on east side of Avenida Bernudas between Calle
Cadiz and Calle Barcelona; Robert Cunard, Proponent.
Planning Commission agrees with GPAC in designating east side of
Avenida Berrmdas between Calle Estado and Avenue 52 (new alignment)
for Village Commercial because a restaurant is a desirable project,
Avenue 52 is a major street and lots are larger.
B. Land Use Designation on north side of Calle Tampico easterly of the
extension of Desert Club Drive; Bruce Cathcart; Proponent.
Planning Commission agrees with GPAC/Staff in designating site for
Village Commercial because minor expansion of downtown for desirable
project, which is already applied for,
C. Land Use Designation in downtown area; Audrey Ostrowsky, Proponent.
Planning Commission recommends Village Commercial per revised map
because it'keeps catnercial at ±55 acres, it avoids encroachment into
existing residential and increases residential density in area to
provide population for commercial.
D. Village Commercial standards; Planning Commission, Proponent.
Planning Ca u ssion agrees with GPAC/Staff in recommending policy to
add standards re pedestrian scale and unique character because it adds
clarity to existing standards.
5. Designation of parks, including mini -parks; Louis Campagna, Proponent.
Planning Cannission agrees with GPAC/Staff in adoption of revised map
which provides for 100-150 acres of neighborhood and camninity parks
because of preference of more larger parks, not mini -parks, better
maintenance with proposed program, problems with maintenance, security
at mini -parks and locations and sizes on map have good distribution
based on need.
6. School site designations; Planning Commission, Proponent.
Planning Commission agrees with GPAC/Staff in recommending policy
encouraging school district to work with the City on the Master Plan
because of inability to determine needs at this time, but commitment
to plan is needed.
7. Land Use Designation at Point Happy Ranch area; Planning Commission,
Proponent.
Planning Commission agrees with GPAC/Staff in recommending Low/Medium
Density per map because of adequate traffic circulation with frontage
road and consistency with existing development.
8. Inclusionary Housing Policy; Planning Commission, Proponent.
Planning Commission agrees with GPAC/Staff to retain proposed policy
because of need to provide affordable housing other than in the Cove,
developers should participate, and proposal is policy and ordinance
will set precise standard (which should be reasonable).
MINUTES - PLANNING COP1MISSION
September 10, 1985
Page 5.
9. Noise Standards; Staff, Proponent.
Planning Commission agrees with GPAC/Staff in supporting policies
establishing noise standards because it is good planning practice
and standards are consistent with current efforts.
a� /o :
There being no further discussion, Chairman Thornburgh called for a
motion.
2. Commissioner De Gasperin made a motion to approve, in concept, the Land
Use, Circulation, Parks Plan, Text (as shown) portions of the La Quinta
General Plan and Environmental LTpact Report/Master Environmental Assessment
and further moved that discussion of this matter be continued to the next
regular meeting of the Planning Commission. Commissioner Moran seconded
the motion. Unanimously Adopted.
4. OCNSENT CALENDAR
A. Commissioner De Gasperin made a motion, seconded by Commissioner Brandt, to
approve the minutes of the regular meeting of August 27, 1985, as amended.
1. The minutes of the regular meeting of August 27, 1985, were approved as
amended. Unanimously Adopted.
5. BUSINESS
6.
There being no further items of agenda to cane before the Commission, Chairman
Thornburgh called for a motion to adjourn.
Commissioner Walling made a motion to adjourn to the next regular meeting of the
Planning Commission on September 24, 1985, at 7:00 p.m., to be held in the La Quinta
City Hall, 78-105 Calle Estado, La Quintal CA. Commissioner De Gasperin seconded
the motion. Unanimously Adopted.
The regular meeting of the Planning Commission of the City of La Quinta, California,
was adjourned at 10:10 p.m., September 10, 1985, in the La Quinta Commmity Center,
77-861 Avenida Montezuma, La Quinta, California.
RE:
ITEM NO. L ,
DATE g, Z `1 $S
PLANNING COMMISSION MEETING
�� /moo•_ 21-
MOTION BY: BRANDT DE GASPERIN MORAN WALLING O:NBURG[ -
SECOND BY: BRANDT E GASPERIN J MORAN NVILLING THORNBURGH
DISCUSSION:
(/Lda .
ROLL CALL VOTE:
CO=SSIONERS: AYE NO ABSTAIN ABSENT PRESENT
BRAAIDT —
DE GASPERIN —
MORAN —
WALLING —
THORNBURGH —
UNANIMOUSLY ADOPTED: YES NO
r
MEMORANDUM
CITY OF LA QUINTA
5 A,
To: The Honorable Chairman and Members of the Planning Commission
From: Community Development Department
Date: September 24, 1985
Subject: Public Use Permit No. 84-002
Location: North Side of Avenue 50, Approximately 1200' Fast of Washington Street
Applicant: Desert Sands Unified School District
Request: Review of Off -Site Improvement and Landscape Plans for the La Ouinta
Public School - Phase I
On November 20, 1984, the Planning Commission approved Public Use Permit
No. 84-002 which consists of three schools on 36.4 acres. Phase I of the project,
which will front along Avenue 50, consists of grades K-5 on a 17.76 gross acre
lot (refer to plans). In considering this matter, issues discussed by the
Planning Commission included landscaping along Avenue 50, traffic and circulation,
and the community park adjacent to the project site. The following is an
analysis of recently submitted and proposed off -site improvement and landscaping
plans for Phase I.
Pursuant to the conditions of approval for the applicable Tentative Parcel Map
No. 20862, access to the parking area and northerly parcel shall be provided
through an alternative street alignment to be located within the easterly
adjacent parcel. This parcel, dedicated by "The Grove", is to be developed into
a neighborhood park. City Staff has encouraged the School District to in-
corporate a joint use of the park -site and the school. The only access point
between the proposed school and park, as specified on the plans, is from the
central parking area. It is recommended that additional pedestrian entrances
to the adjoining park be provided in addition to what is currently proposed.
With regard to pedestrian access to the school, the proposed perimeter sidewalk
ends at the southeast corner of the project site along Avenue 50. No sidewalk
is proposed along Avenue 50 although two gated access ways for emergency use
are shown on the plans along here. The sidewalk should be continued from the
southeast corner to the southwest extreme of the site along Avenue 50. As
addressed as a condition of approval in Public Use Permit Case No. 84-002, a
minimum six foot wide, fully improved meandering sidewalk shall be provided
along the Avenue 50 frontage. Avenue 50 is a high speed arterial street with
an ultimate projected traffic volume of 24,000 vehicle trips daily (Weston,
Pringle, and Associates, Traffic Study for the La Ouinta General Plan).
STAFF REPORT - PLANNING ® SSION
September 24, 1985
Page 2.
Landscaping between the curb and sidewalk should be provided. In addition, the
proposed street trees along Avenue 50 should be setback north from the sidewalk
to provide proper visibility of pedestrians from Avenue 50. These requirements
should minimize pedestrian hazards to traffic and also provide adequate security,
in terms of visibility, to children accessing the school.
FENCING CONSIDERATIONS:
Relative to fencing concerns, although the plans do not specifically state the
use of fencing, there appears to be a perimeter chain link fence delineated on the
landscape plans. According to the conditions of approval of Public Use Permit
Case No. 84-002, the use of chain link fencing is discouraged and any fencing
along the Avenue 50 frontage shall be setback an average of twenty (20) feet.
The proposed landscape plans indicate fencing on the property line along Avenue 50.
The plans should be revised to conply with this requirement.
LANDSCAPING CONSIDERATIONS:
The proposed plans indicate an appropriate amount of landscaping to provide for
the school facility. As indicated previously, the Applicant has been encouraged
to design landscaping plans around the joint use of the school and the proposed
easterly adjoining park. The current plans indicate heavy planting of trees
along the easterly boundary of the property. This could create a visual isolation
barrier between the park and the school. Tree placement along this border should
be minimized to give a more open appearance between the park and the school. It
is also suggested that many of these trees be relocated to the site portion
fronting Avenue 50. Since Avenue 50 is a proposed Secondary Image Corridor in
the new General Plan, it is reccnrended that the plans indicate a greater
diversity and heavier planting of street trees along the corridor. The use of
Palm Trees along this portion of the site may be desirable.
With regard to choice of landscaping, it is noted that the use of Ceratonia
Siliqua (Carob Trees) is undesirable. According to Sunset's Western Garden Book,
Carob tree roots will break apart sidewalks. In addition, the male Carob tree,
as strictly proposed, gives off a strong pungent odor during certain times of
the year. Carob trees are proposed to be located throughout the site with
emphasis along sidewalks. The replacement of these trees with other trees having
drought tolerant charasterictics as follows should be considered:
° Celtis Occidentalis (Western Hackberry)
° Celtis Reliculata (Netleaf Hackverry)
° PistaCia Chinensis (Chinese Pistache)
° Platanus Racemosa (California Sycamore)
° Prosopis Chilensis (Chilian Mesquite)
Relative to drought tolerant plants, the proposed plans indicate the use of only
two drought resistant type plants which are Fraxinus Uhdel (Evergreen Ash Tree),
and Nerium Oleander (Oleander) . The landscape plans could be revised to include
heavier use of drought tolerant plants. A list of other drought tolerant plants
prepared by the Desert Water Agency is attached for reference.
STAFF REPORT - PLANNING � SSION
September 24, 1985
Page 3.
Recent correspondence between the City and the County of Riverside, Agricultural
Coinnissioner's Office has identified a need to process significant landscape
plans through the Conmissioner's Office. Based on a list of plants provided to
the City by the Comnissoner's Office, the following plant types specified on
the proposed plans are potentially contaminated with pests and/or diseases:
° Ceratonia Siliqua (Carob Tree)
° Nerium Oleander (Dwarf Oleander)
STAFF RECOMMENDATION:
The Conmm mty Development Department rec=rends conceptual approval of landscape
plans and off -site improvement plans relative to Public Use Permit No. 84-002
in Accordance to Exhibits "B-1 and "B-2", with the following revisions:
1. That additional pedestrian access points be provided from the
proposed school site to the easterly property boundary where an
adjoining public park is to be located.
2. That an six (6) foot wide, fully inproved, meandering sidewalk
be provided along Avenue 50 between the Southeast and Southwest
corners of the project site. Landscaping between the curb and
sidewalk shall be provided and proposed street trees along Avenue
50 shall be setback north from the sidewalk.
3. All perimeter walls and fences shall be set back from the
public right-of-way along Avenue 50, a minimum average of
twenty (20) feet. Effort shall be made to avoid the use of
chain link fencing along the Avenue 50 frontage.
4. That tree placement along the eastern border of the parcel
be minimized. The Applicant is encouraged to relocate many
of the trees along the property fronting Avenue 50.
5. The Applicant is encouraged to plant several palm trees such
as Washington Robusta (Mexican Fan Palms) and Date Palm Trees
along the property fronting Avenue 50.
6. The landscape plans should be revised to eliminate all Ceratonia
Siliqua (Carob Trees) and replace these with other similar
characteristic trees.
7. All landscape plans related to Public Use Permit No. 84-002
should be subject to review and approval by the County of
Riverside, Office of Agricultural Commissioner.
STAFF REPORT - PLANNING CMUSSION
September 24, 1985
Page 4.
8. The Applicant is encouraged to use more varieties of drought
tolerant plant species in the revised landscaping plans.
PREPARED BY: Tc�
B� �
Gary W. Price Lawrence L. Stevens, AICP
Associate Planner Community Development Director
GWP/psn
Atchs: 1. List of Drought Tolerant Plants
2. Exhibits B-1 and 13-2
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25
ITEM NO.
DATE
,f. y® PLANNING COMMISSION MEETING
RE: iLA'G. r..GB�l- ;(. . J 5 /�? 8r A-.4-j
MOTION BY: BRANDT DE GASPERIN MORAN WALLIN�THOR L� TR ! D
SECOND BY: BRANDY DE GASP RAN�LING THORNBURGH
DISCUSSION: v l , `� ,
ROLL CALL VOTE:
CO*!MI S S IONERS :
UNANIMOUSLY ADOPTED:
AYE NO
YES
ABSTAIN
NO
ABSENT
PRESENT
11
MEMORANDUM
CITY OF LA QUINTA
To: The Honorable Chairman and Members of the Planning Commission
From: Community Development Department
Date: September 24, 1985
Subject: PLOT PLAN NO. 85-198
Location: West Side of Avenida Carranza, 150' North of Calle Temecula
Applicant: Rick Johnson Construction
Request: Approval to Construct a Single -Family Dwelling Intended for Sale
BACKGROUND
1. General Plan: Low Density Residential (3-5 Dwellings Per Acre).
2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200-Square-Foot
Minimum Dwelling Size) .
3. Existing Conditions: The project site is a 50' x 100' lot located in the
subdivided Cove area on the west side of Avenida Carranza, approximately 150'
north of Calle Temecula. Of the 21 lots within the block, eight are built upon.
The existing surrounding houses have varying architectural designs from conven-
tional California Ranch to Spanish style. The majority of the houses on the
block contain typical sloping roofs with materials composed of wood with colored
gravel coverings. House siding materials are composed primarily of stucco with
the exception of one house which utilizes wood siding. This same house contains
a composition shingle roof. All houses on the block are built on single, 5000-
square-foot lots, with the exception of a corner house which is built upon three
merged lots.
4. Environmental Assessment: The project is categorically exempt from the require-
ments of the California Environmental Quality Act (CEQA) and a Notice of Exemption
will be filed with the County Recorder.
5. Description of Request: The Applicant, who is a contractor, is requesting approval
to construct a single-family house intended for sale. Rick Johnson has received
31 previous approvals. Twenty-three (23) hones have been completed, three (3) are
under construction, and seven (7) are in plan check. All of the Applicant's houses
have been presold and none are vacant.
The Applicant is also requesting approval to construct a similarly designed house
on the adjacent southerly lot from the site (refer to Plot Plan No. 85 199 ).
0
STAFF REPORT - PLANNING CCMMISSION
Septanber 24, 1985
Page 2.
The house has 1592-square-feet of usable living area with three bedroans, each
exceeding the 10-foot clear dimension required, two baths and an attached, two -car
garage with a connecting pedestrian door leading into the house. The building
will have Meadow Brook (off-white colored) stucco siding,- brown trim, and a brown
asphalt shingled, peaked roof. The house has a 20-foot front setback, a 16-foot
rear setback and 5-foot sideyard setbacks.
STAFF OOMMEISPS AND DISCUSSION
The proposed house is very characteristic of the Applicant's previous developments,
incorporating the typical "California Ranch" style design. The Applicant's proposal
is compatible with siting of neighboring development. The Applicant is requesting
approval for two houses this meeting each on adjacent lots from each other (Plot Plans
Nos. 198 and 199). Both houses have the exact same design and therefore present a
hamogenious design appearance problem in the neighborhood. Prior to issuance of a
building permit for either Plot Plan No. 85-198 or 85-199, the Applicant shall modify
his plans to include varying roof designs, contrasting architectural design features
and varying landscaping plans between the two houses. Changes to the plans shall
be subject to review and approval of the Planning Department. It is expected that
with appropriate design changes to the subject house plans, the neighborhood block
will be developed with some architectural variety. The overall design of the house
including roof style, mass, bulk, and height is oompatible with neighboring development.
The proposed house's floor plan complies with the R-1*++ Zoning and the City's adopted
minimum standards for single-family dwellings.
FINDINGS
1. The project will not have a significant adverse impact on the environment.
2. The request is consistent with the requirements of the R-1*++ Zone and goals
and objectives of the La Qainta General Plan.
3. The building design is compatible with the area developtent contingent upon the
conditions of approval.
STAFF RECOTPyMATION
Based upon the above findings, the Community Development Department recc mends
approval of Plot Plan No. 85-198 in accordance with Exhibits A, B and C and subject
to the attached conditions.
Gary W. Price
Associate Planner
Atchs: 1. Conditions
2. Exhibits A, B and C
AP BY•
Lawrence L. Stevens, AICP
Ccmmnity Development Director
® 0
`IRIS APPRVJAL IS SUBJDCT TO WE FULL DWIM OWDITIONS:
1. The development of the site shall be in oonfarnanoe with the Exhibits A,
B and C contained in the file for Plot Plan No. 85-198, unless otherwise
amended by the following conditions.
2. lthe approved plot plan shall be used within two years of the approval date;
otherwise, it shall became null and void and of no effect whatsoever. By
"use" is meant the beginning of substantial constxuctiorn, not including
grading, contemplated by this approval which is begun with the two-year
period and is thereafter diligently pursued to ompletiorn.
3. Water and sewage disposal facilities shall be installed in accordance with
the requirements of the Riverside County Health Department.
4. Fire protection shall be provided in accordance with the standards of the
Uniform Fire Code as adopted by the City of la Quinta.
5. Prior to the issuance of a building permit, the developer shall submit
and have approved, a detailed landscape plan for the front yard showing
the species, size, location and spacing of all planting materials, including
a minin m of two (2), 1.5-gallon, street trees. The plan shall indicate the
irrigation system and the location of the required three (3) outdoor water
spigots. Prior to the issuance of a Certificate of Occupancy, the Applicant
shall install landscaping in accordance with the approved landscape plan.
All trees and plants shall be maintained in viable condition for the life of
the approved use.
6. 7the heating and cooling mechanical orn„prnrnt shall be ground mounted, or
screened entirely by the roof structure.
7. Refuse containers and bottled gas containers shall be conoealed by fencing
or landscaping.
B. 2he driveway shall be surfaced with concrete and have asphaltic concrete
connecting pavement (a 2" x 4" header) to the existing street pavement.
9. Zhe Applicant shall obtain clearances and/or permits fran the following
agencies prior to submitting these plans to the Building Department for
plan check:
° Riverside County Health Department
° City Fire Marshal
• Cmamity Development Department, Planning Division
° Desert Sands Unified School District
10. The Applicant shall pay a school development fee as determined by the Desert
Sands Unified School District in accordance with the school mitigation agree-
ment as approved by the City Council and in effect at the time of issuance of
a building permit. A letter frcm Desert Sands Unified School District stating
that these fees have been paid shall be presented to the Community Development
Department, Building Division, prior to issuance of a building permit.
11. The structure shall have a Class "A" roof covering.
CONDITIONS - PLOT PLAN NO. 85-198
12. Prior to issuance of a building permit for Plot Plan No. 85-198, the Applicant
shall submit to the Ccamunity Development Director for review and approval, a
plan with specific information or details on stucco color, texture, trim, roof
design, other architectural features, and landscaping which will vary the
appearance of the house (Plot Plan No. 85-198) from the adjacent proposed house
(Plot Plan No. 85-199).
MEMORANDUM
CITY OF LA QUINTA
5. C,
To: The Honorable Chairman and Members of the Planning Commission
From: Caimunity Development Department
Date: September 24, 1985
Subject: PLOT PLAN NO. 85-199
Location: West Side of Avenida Carranza, 100' North of Calle Temecula
Applicant: Rick Johnson Construction
Request: Approval to Construct a Single -Family Dwelling Intended for Sale
¢ems
1. General Plan: Low Density Residential (3-5 Dwellings Per Acre).
2. Zoning: R-1*++ (One Family Dwellings, 17' Height Limit, 1200-Square-Foot
Minimum Dwelling Size).
3. Existing Conditions: The project site is a 50' x 100' lot located in the
subdivided Cove area on the west side of Avenida Carranza, approximately 100'
north of Calle Temecula. Of the 21 lots within the block, eight are built upon.
The existing surrounding houses have varying architectural designs from conven-
tional California Ranch to Spanish style. The majority of the houses on the
black contain typical sloping roofs with materials composed of wood with colored
gravel coverings. House siding materials are composed primarily of stucco with
the exception of one house which utilizes wood siding. This same house contains
a composition shingle roof. All houses on the block are built on single, 5000-
square-foot lots, with the exception of a corner house which is built upon three
merged lots.
4. Environmental Assessment: The project is categorically exempt from the require-
ments of the California Environmental Quality Act (CEQA) and a Notice of Exemption
will be filed with the County Recorder.
5. Description of Request: The Applicant, who is a contractor, is requesting approval
to construct a single-family house intended for sale. Rick Johnson has received
31 previous approvals. Twenty-three (23) homes have been ccmipleted, three (3) are
under construction, and seven (7) are in plan check. All of the Applicant's houses
have been presold and none are vacant.
The Applicant is also requesting approval to construct a similarly designed house
on the adjacent northerly lot from the site (refer to Plot Plan No. 85-198).
i ilk
.7
STAFF REPORT - PIANNING COMMISSION
September 24, 1985
Page 2.
The house has 1592-square-feet of usable living area with three bedrooms, each
exceeding the 10-foot clear dimension required, two baths and an attached, two -car
garage with a connecting pedestrian door leading into the house. The building
will have San Simeon (tan -colored) stucco siding, brown trim, and a cedar shake
blend colored asphalt shingle, peaked roof. The house has a 20-foot front setback,
a 16-foot rear setback and 5-foot sideyard setbacks.
STAFF ConvH2TPs AND DISCUSSION
red house is very characteristic of the Applicant's previous developments,
The rpora ' rosal
incorporating the typical "California Ranch" style design. The Applicant's
is compatible with siting of neighboring development. The Applicant
approval for two houses this meeting each on adjacent lots from each other (Plot Plans
re present a
Nos. 198 and 199). Both housesro 1 ? th one ghborh000d. Prior tome design and fissuance of a
homogenious design appearance p Applicant shall modify
building permit for either Plot Plan No. 85-198 or sting
arc the
his plans to include varying roof designs, contrasting architectural delans shall
res
and varying landscaping plans between the two houses. Changes to the p
expected that
be subject to review and approval of the Planning Delartmep
ineishborhood block
with appropriate design changes to the subject house plans, 9
will be developed with some architectural variety. ogle overall
neighboring development•
including roof style, mass, bulk. and height is e R-1* and the cit 's adopted
The proposed house's floor plan coop lies with the R-1 ++ Zoning Y p
minimum standards for single-family dwellings.
FINDINGS
1. The project will not have a significant adverse impact on the environment•
2. The request is consistent with the requirerents of the R-1*++ Zone and goals
and objectives of the la Quinta General Plan.
3. The building design is corgDatible with the area development contingent upon the
conditions of approval.
STAFF RECa4IMMATION
Department
Based upon the above findings, the Community Development d C and s
approval of Plot Plan No. 85-199 in accordance with Exhibits A, B and and subject
to the attached conditions.
By�PREPARED BY: 97: G !//'/ Lawrence L. Stevens, AICP
Gary W. Price C=Mnity Development Director
Associate Planner
GWP : thou
Atchs: 1. Conditions
2. Exhibits A, B and C
THIS APPROVAL IS SUBJFX.T TO THE FULLC9d1NG CONDITIONS:
1. The developnent of the site shall be in conformance with the Exhibits A,
B and C oo<ntained in the file for Plot Plan No. 85-199, unless otherwise
amended by the following oorxhtiorns.
2. The approved plot plan shall be used within two years of the approval date;
otherwise, it shall beoome null and void and of no effect whatsoever. By
"use" is meant the beginning of substantial oonstruction, not including
grading, contemplated by this approval which is begun with the two-year
period and is thereafter diligently pursued to completion.
3. water and sewage disposal facilities shall be installed in accordance with
the requirements of the Riverside County Health Department.
4. Fire protection shall be provided in accordance with the standards of the
Uniform Fire Code as adopted by the City of Ia. Quinta.
5. Prior to the issuance of a building permit, the developer shall submit
and have approved, a detailed landscape plan for the front yard showing
the species, size, location and spacing of all planting materials, including
-, a minima of two (2), 15-gallon, street trees. 7ne plan shall indicate the
irrigation system and the location of the required three (3) outdoor water
spigots. Prior to the issuance of a Certificate of Cocupancy, the Applicant
shall install landscaping in accordance with the approved landscape plan.
All trees and plants shall be maintained in viable condition for the life of
the approved use.
6. The heating and cooling mechanical equipment shall be ground mxxmted, or
screened entirely by the roof structure.
7. Refuse containers and bottled gas containers shall be concealed by fencing
or landscaping.
8. The driveway shall be surfaced with concrete and have asphaltic concrete
connecting pavement (a 2" x 4" header) to the existing street pavement.
9. The Applicant shall obtain clearances and/or permits from the following
agencies prior to submitting these plans to the Building Department for
plan c beck:
" Riverside County Health Department
° City Fire Marshal
° Community Developnent Departmesnt, Planning Division
° Desert Sands Unified School District
10. The Applicant shall pay a school development fee as determined by the Desert
Sands Unified school District in accordance with the school mitigation agree-
ment as approved by the City Council and in effect at the time of issuance of
a building permit. A letter from Desert Sands Unified School District stating
that these fees have been paid shall be presented to the Cw=nity Development
Department, Building Division, prior to issuance of a building permit.
11. The structure shall have a Class "A" roof covering.
CONDITIONS - PLOT PLAN NO. 85-199
12. Prior to issuance of a building permit for Plot Plan No. 85-199, the Applicant
shall submit to the Ca enmity Development Director for review and approval a
plan with specific information or details on stucco color, texture, trim, roof
design, other architectural features, and landscaping which will vary the
appearance of the house (Plot Plan No. 85-199) from the adjacent proposed house
(Plot Plan No. 85-198).
0
SPECIFIC PLAN NO. 85-006 PROPOSED CONDITIONS OF APPROVAL
"OAK TREE WEST" SEPTRIBER 24, 1985
Re.;so • (/o4J Avian mrO
1. The developer shall caripy with°Exhibit "A", the Specific Plan Document for Specific
Plan No. 85-006 and the following conditions, which conditions shall take precedence
in the event of any conflicts with the provisions of the Specific Plan.
2. The developer shall comply with the mitigation measures contained within the Negative
Declaration for Environmental Assessment No. 85-034 which are incorporated into the
conditions of approval for Specific Plan No. 85-006 and which are denoted by an
asterisk (*) in these conditions of approval.
3. Development of this project shall be in accordance with the provisions of the
La Quinta Redevelopment Project No. 1 plan and the La Quinta General Plan.
4. Prior to this approval becoming effective, the Applicant shall apply for and receive
approval of an amendment to Specific Plan No. 83-001, "Duna La Quinta", deleting
that portion which is contained within the boundaries of Specific Plan No. 85-006,
"oak Tree West"ane/ J4•// ncr;� aPf vu / •/ra d'.. ; �A.nr..t . f A?,.'C VIA,-
fl
IVo. 72 ar tct {va :, y4. aPP �'co��i'.�. n.... ., 7/t.
5. Prior to the issuance of a permit for establishment of any use contemplated by this
approval, the Applicant shall first obtain any required zoning and land division
approvals in accordance with the requirements of the Municipal land Use and Land
Division Ordinances.
rrfi,44P44M
6. Approval of this SpH ific Plan shall be limited to a maximum time period of three (3)
years by which time tract (or parcel) maps shall be approved and recorded, and con-
struction in Phase I shall have begun. Time extensions totaling not more than
three (3) additional years, submitted in writing prior to the expiration of the
approval, may be approved by the Planning Commission.
Soils/Geology
* 7. Prior to approval of final maps or issuance of grading permits, the Applicant shall
submit soils reports and more detailed site specific geotechnical reports to the
City Engineer for review and approval. In addition to establishing engineering
design parameters for development of the site, the reports shall specifically
address the following concerns:
a. For those areas adjacent to or on the toes of the slopes of the Santa Rosa
Mountains, the geotechnical reports shall determine natural slope stability
and potential hazards from falling rock or tumbling boulders.
b. For that area over or adjacent to the interim sewage treatment facility near
Adams Street and Calle Tampico, the reports shall consider any additional
necessary development/construction preparation of the site due to the possible
saturated conditions.
c. For multi -story structures, the reports shall address special design or
construction due to the soil and seismic conditions.
* 8. The Applicant shall comply with the latest Uniform Building Codes, as adopted by
the City of La Quinta and in effect at the time of issuance of the building permits.
The appropriate seismic design criteria will depend upon the type and use of the
proposed structure and the recommendations of the approved site specific geotechnical
and soils reports.
Ili
SPECIFIC PLAN NO. 85-006 - PROPOSED CONDITIONS OF APPROVAL
September 24, 1985
Page 2.
" 9. All development, including golf course construction, shall comply with the City's
adopted Hillside Development Ordinance.
Air Quality
10. Prior to the submittal of any tentative parcel or tract maps or the issuance of
grading permits, the Applicant shall submit a comprehensive blowing dust and sand
mitigation plan on the entire site to the Community Development Department for
review and approval. This plan shall include, but not be limited to, consideration
of the following means to minimize blowing sand and dust: implementation of Uniform
Building Code requirements, development phasing, retention of existing trees, culti-
vation of interim groundcover or crops, and the use of water trucks and sprinkler
systems.
* 11. All future development shall comply with the resolutions outlined in Chapter 19
of the "Southeast Desert Air Basin Control Strategy", February, 1980 (a revision
to the State Implementation Plan). Specifically, all future development must
comply with the requirements of the following plans:
a. Air Quality Management Plan, Southeast Desert Air Basin, Riverside County, 1979.
b. Air Resources Board Resolution 79-79, November 1979.
c. Air Resources Staff Report, October, 1979.
* 12. At the time of submittal of tentative tract maps or plot plans, the Applicant shall
demonstrate that the proposed uses include provisions for non -automotive means of
transportation within the project site as a means of reducing dependence on private
automobiles. This may include golf cart path systems, bicycle and pedestrian
systems, and other similar systems consistent with the Specific Plan.
* 13. Specific project designs shall encourage the use of public transit by providing
for on -site bus shelters as required by the Community Development Director and
consistent with the requirements of local transit districts and the Specific Plan.
* 14. The Applicant shall encourage and support the use of Sunline van/bus service
/Dial -A -Ride/ jitneys between the project site, local airports (e.g., Palm Springs,
Thermal), and other regional land uses.
Hydrology/Water Conservation
* 15. Prior to the approval of final maps or the issuance of grading permits, the
Applicant shall submit a hydrology study to the City Engineer for review and
approval, which indicates the means and design for protecting the proposed
development from flooding by 100-year storms. This plan shall be consistent with
the purposes of any similar plans of the La Quinta Redevelopment Agency and the
Coachella Valley Water District then in effect for flood protection.
* 16. Prior to the approval of building permits, the Applicant shall prepare a water
conservation plan which shall include consideration of:
0
SPECIFIC PLAN NO. 85-006 - PROPOSED CONDITIONS OF APPROVAL
September 24, 1985
Page 3.
a. Methods to minimize the consumption of water, including water saving
features incorporated into the design of the structures, the use of
draught tolerant and low-water usage landscaping materials, and programs
to increase the effectiveness of landscape and golf course irrigation, as
recommended by the State Department of Water Resources.
b. Methods for maximizing groundwater recharge, including the construction
of groundwater recharge facilities.
c. Methods for minimizing the amount of groundwater used for on -site irrigation,
including the use of reclaimed water from sewage treatment facilities and
the use of irrigation water fran the Ooachella Canal, shall be considered
where feasible.
r 17. Prior to the approval of final tract maps or the issuance of grading plans, the
Applicant shall submit a grading plan to the City Engineer for review and approval
which indicates the methods for the collection and retention of all drainage on -site.
Flora and Fauna
k 18. Landscaping materials should employ plant materials native to the Coachella Valley
desert habitats and surrounding desert to the maximum degree practical.
k 19. Ponds constructed in the golf course should include patches of appropriate riparian
species to increase the habitat value of these ponds.
R 20. Drip irrigation should be used to the extent practical to minimize the establishment
of weedy vegetation.
" 21. Development should be avoided above the existing flood control dike at the base of
the bajada habitat; however, limited improvements may be allowed if designed in a
manner sensitive to the habitat. (The southerly edge of the northwest quarter of
Section 8, T6S, R7E, SBB&M.)
* 22. The project shall be designed to discourage human access to the bajada and rocky
slope habitat types, as identified in the biological reconnaissance report prepared
by ISA, Inc. (December, 1984).
* 23. Prior to approval of final maps, the issuance of grading permits or the disturbance
of land in the mesquite sand dune area northeast corner of the site, the Applicant
shall pay the established mitigation fee for the impacts on the Coachella Valley
Fringe -?bed Lizard for that area determined by the Department of Fish and Game to
be the habitat area of this endangered species.
Noise
24. Prior to the approval of tentative tract maps or the issuance of building permits,
the Applicant shall submit site specific noise studies in accordance with the
proposed La Quinta General Plan Noise Standards as follows:
a. All uses located within 2800 feet of the centerline of major streets.
b. For all non-residential uses proposed for areas within a 1000-foot radius
of designated residential uses.
SPECIFIC PLAN NO. 85-006 - PROPOSED CONDITIONS OF APPRWAL
Septanber 24, 1985
Page 4.
' 25. Based upon the recommendations contained in the policies within the la Quinta
General Plan, Specific Plan No. 85-006 shall incorporate measures to ensure
compliance with the City's recommended indoor and outdoor noise standards.
these mitigation measures shall include, but not be limited to, the following:
a. Construction of noise barriers, including walls and berms.
b. Siting and orientation of noise sensitive uses within the project.
c. Siting of golf course and other less sensitive land uses to serve as
noise buffer areas within the project.
Light and Glare
k 26. ire lighting plans for future development projects shall be reviewed by the City
to minimize light and glare.
Land Use_
27. The maximum allowable number of residential units shall be 2370. In considering
requests for zoning and/or tentative tract approvals for development phases;
reductions in the number of allowable units may be made on an "as warranted"
basis to assure compliance with applicable regulations and the intent of this
specific plan.
a. The residential density is established at a gross density of 2.7 dwelling
unit developable acre excluding hillsides and public street rights -of -way),
+t},t�i•a net density i z` - �dupeed five (5) dwelling units per acre„for those
areas shown on Exhibit B. S40.0 bo
...,sue
28. The following areas shall be deleted from the plan:
a. The 3.5 acre office site at the southwest corner of Jefferson Street and
Avenue 52 shall be deleted.
b. The 36.5 acre hotel/clubhouse/cammrcial center proposed at the northeast
corner of the site shall be deleted.
29. A hotel with a maximum of 200 roans and related accessory facilities, and a golf
clubhouse facility with ��building area of 25,000 Sq.Ft. are permitted on
a site not to exceed €i acres located generally in the northeasterly
corner of the project.
30. Design approval for various structures and buildings within the project shall be
subject to the following:
a. Final site plans, floor plans and exterior elevations for the two golf club-
houses, hotel and maintenance buildings shall be subject to review and approval
by the Planning Cannission and City Council.
b. Final site plans, floor plans and exterior elevations for residential structures
shall be subject to review and approval in the manner specified by applicable
zoning and subdivision regulations in effect at the time.
c. Design guidelines and related covenants and restrictions established for the
project controlling use, site development, building architecture, landscaping,
lighting and related design factors shall be submitted for review and approval
by the Planning Cam ission and City Council prior to approval of development
applications.
SPECIFIC PLAN NO. 85-006 - PROPOSED CONDITIONS OF APPROVAL
September 24, 1985
Page 5.
31. Building height shall be subject to height limitations specified in the specific
plan, except that no building exceeding one story (20 feet in height) shall be
allowed within 200 feet of any perimeter property line}or public street frontage.
32. Perimeter security walls and fences shall be subject to the following standards;
a. Setbacks for perimeter walls from the rights -of -way lines for Avenue 52 and
Jefferson Street shall be an average of twenty (20) feet.
b. Setbacks for perimeter walls from the right-of-way line for Calle Rondo,
Adams Street and Avenue 54, shall be an average of ten (10) feet.
c. Portions of the perimeter walls along Avenue 52 shall use wrought iron (or
similar open fencing) to provide views from the street into the project.
d. The design of perimeter fencing shall take into consideration noise abatement
as required in Condition No. 2;J1.
e. Fencing located on interior property lines may be placed on the property line.
f. All fencing designs, including location and materials, shall be subject to
City review and approval.
s!o d..15
33. A master landscape plan, including landscaping of perimeter setbacks and rights -
of —way areas, shall be submitted for City review and approval.
34. Applicant shall dedicate to the City a site for a neighborhood park
consistent winh,tpe Open Space Plan of the proposed La Quinta General Plan with
Ac
the locationrto be approved by the Planning Canaission and City Council (neighbor-
hood parks range in size between 5 to 10 acres, with an average size of 7h acres).,-
��AxC A�plc.nt rF+// .'.e .� ^1Fu ,Nvo.h w1F«4 % xcre �0..4 �.✓ 71Sa 9.fora/ c:�
' 35. Provision of on -site, private recreational facilities shall be in accordance with
the MAu-,icipal Land Use and Land Division Ordinance in effect at the time of
development.
36. Prior to submittal of tentative tract maps or development plans, the Applicant
shall submit a master plan for main and satellite maintenance facilities for
the golf course and homeowners associations to the Planning Coomission and City
Council for review and approval.
-037. Applicant is encouraged to maintain all land within the project boundaries in
agricultural production until such land is graded for development, provided that
such agricultural production is economically feasible. In the event said
undeveloped land is not continued or placed in agricultural production, Applicant
shall plant and maintain said land in appropriate ground cover to prevent dust and
erosion and to provide an aesthetically pleasing environment.
Traffic and Circulation
38. The Applicant agrees to participate in the City's preparation of a specific plan
for the Jefferson Street corridor to determine appropriate means to increase future
traffic capacity and safety along this roadway. The circulation and access plan
for Specific Plan No. 85-006 shall comply with the standards of the Jefferson
Street Specific Plan as it is adopted by the La Quinta City Council.
SPECIFIC PLAN NO. 85-006 - PROPOSED CONDITIONS OF APPROVAL
September 24, 1985
Page 6.
39. The developer shall comply with the following requirements for public roadway
and bridge improvements in accordance with the La Quinta General Plan and City
standards and requirements in effect at the time of construction:
a. Construct full -width improvements to Avenue 52 between Jefferson Street and
the project's west boundarytk�A7aow -4TSoP.�..t
b. Install half -width improvements to Jefferson Street contiguous to the project
boundary.
c. Dedicate necessary rights -of -way for roadway and utility purposes along
Avenues 52 and 54 and Jefferson Street to provide for improvements in
accordance with the standards of the La Quinta General Plan.
d. Improve and widen the existing Jefferson Street bridge over the Coachella
Canal in accordance with the La Quinta General Plan and the requirements of
the City Engineer.
e. -Install full -width improvements to a two-lane, local street with 60-foot
right -of --way along the current alignment of Adams Street between Avenue 50
and Avenue 52, or along an alternate route as approved by the City (i.e.,
Tampico between Calle Rondo and Washington Street).
f. Install transition roadway improvements adjacent to the site in accordance
with the City standards and the requirements of the City Engineer.
g. 'The Applicant shall submit road striping and traffic control device plans
to the City Engineer for review and approval.
40. The Applicant shall install a raised center median island, including landscaping
and irrigation, as part of road improvements where required by MlU nicipal road
standards and the La Quinta General Plan.
41. The Applicant shall install all roads internal to the project in accordance with
City standards and the requirements of the City Engineer, in effect at the time
of installation. In addition, the following requirements shall be complied with:
a. The primary loop roads shall be widened to a minimtmn pavement width of 36 feet
unless Applicant demonstrates that adequate provision has been made for suffi-
cient off-street parking to acccmrodate all needs, including guests, so that
on -street parking is not required.
b. All other roads shall be widened to a minimum pavement width of 32 feet unless
the Applicant demonstrates that adequate provision has been made for suffi-
cient off-street parking to accccmmodate all needs, including guests, so that
on -street parking is not required.
c. Prior to the approval of final maps or the issuance of grading or eirculatien
permits, the Applicant shall submit an overall site circulation plan to the
Community Development Department for review and approval.
42. Access to Jefferson Street shall belimited twe" intervals ef " b less Um
-feet: Or ah-
43. Bike paths shall be installed along Jefferson Street and Avenue 52 in accordance
with City standards and the requirements of the City Engineer.
SPE7CIFIC PLAN NO. 85-006 - PROPOSED CONDITICNS OF APPROVAL
September 24, 1985
Page 7.
�ii. .T .�.. -'�.n�.�q[.�aala.)r�R:�. Gi--�.r..4=!•.: �w
45. In order to facilitate mitigation of cumulative traffic impacts of these and
other area projects, the City shall establish a traffic improvement needs
monitoring program. This program will undertake biannual traffic count studies
to determine if warrants are met for major roadway improvements. Upon detezmina-
tion of needs, the City may initiate projects to meet those needs.
- ..
10%, OP ant1 basisw//jt I. nIM+n�•' /nT'l.r NiV /`e /Mrom :fr 7X. Pr'me.y Te/Tr
o.� G;.(, ip Jtwrv. {✓ne/' 7iv Yi'n Jlf..li�n
Public Services and U ' ies w: 1J. �tnf ro liac�m♦pr+r••••/e/ .y�vnv.../r 7Xe 4'iy "'•Y �"%irf
dr. n.rrlr/ � {. o,'/,'1.�E nrr/r✓ c.nrYC..c/f:n.
46. Fire p on shall be provided in accordance with the requirements of the
Unifo ire Code and the La Quinta Municipal Code in effect at the time of
a.
MAN
OWN
LOOP M6144
.� �.
6, .Ti< ' i...:v / '•w.r�c �7��. .n/r7...� rhw// a p/7 wYt.
b.
s
eeptabl EFaergeney aGaeas surfa
c. Provide required minimum fireflow and fire hydrants pursuant to standards
in effect at time of development.
47. 7he Applicant shall comply with the requirements of the Coachella Valley Water
District.
a. The water system shall be installed in accord with District requirements.
The District will need additional facilities, which may include wells,
reservoirs, and booster pumping stations, to provide for the orderly expansion
of its system. The Applicant will be required to provide and dedicate to the
District any land needed for these facilities.
b. The sanitary sewer system shall be installed in accord with District regula-
tions. The area shall be annexed to Improvement District No. 55 for sanita-
tion service.
'pil''u
SPECIFIC PLAN NO. 85-006 - PROPOSED CONDITIONS OF APPROM
Septanber 24, 1985
Page B.
48. The Applicant shall comply with the requirements of the Imperial Irrigation
District.
a. Provision shall be made to underground utilities to the extent feasible.
Generally, all facilities except high voltage lines of 66 KV and above
shall be placed underground.
b. The existing high voltage lines shall not be relocated without prior review
and approval by the City. It is intended that other available alternatives
be evaluated prior to said relocation.
k 49. The Applicant shall pay a per -unit school development fee as determined by the
Desert sands unified School District in accordance with the school mitigation
agreements as approved by the is Quinta City Council and in effect at the time
of the issuance of building permits.
" 50. All drainage shall be handled as required by the City Engineer and the Coachella
Valley Water District.
* 51. The project shall comply with the standards and requirements of the La Quinta
Redevelopment Project for storimwater control.
" 52. Requirements for the installation of solar water heaters shall be determined by
the City on a uniform City-wide basis for new construction at a later date. The
developer shall comply with the municipal requirements in effect at the time of
construction.
* 53. All tentative maps and development plans shall be designed to ensure compliance
with the State laws regarding solar accessibility. To the extent possible, all
structures shall be sited, oriented and designed so as to minimize the energy
needs for cooling.
* 54. The approved Specific Plan shall incorporate the mitigation measures identified
in the Air Quality Section of the environmental assessment to reduce vehicular
trips, trip lengths, and automobile dependency.
Archaeology
* 55. A qualified archaeologist shall be retained to monitor grading operations in the
areas of the archaeological sites identified in the project's archaeological
assessment on file with the City.
* 56. If buried cultural remains are uncovered, construction in this area shall be
stopped until appropriate mitigation measures can be taken.
* 57. All artifacts, field notes and catalog information of the Oak Tree West archaeolo-
gical sites shall be curated with the UC Riverside Archaeological Research Unit.
SPE7CIFIC PLAN NO. 85-006 - PROPOSED CONDITIONS OF APPROVAL
September 24, 1985
Page 9.
Miscellaneous
58. The location and access to all constructicn facilities shall be subject to review
and approval of the Community Development Department.
59. The Applicant shall comely with the requirements of the City's adopted infrastructure
fee program in effect at the time of issuance of building permits. Ce-)(A;. iJs-r,
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