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1984 03 27 PC44 • ' 0 0 or"3 AGENDA PLANNING CUNZIISSION - CITY OF LA QUINTA An Adjourned Meeting to be Held at the La Quinta City Hall, 78-105 Calle Estado, La Quinta, California March 27, 1984 7:00 p.m. 1. CALL TO ORDER A. Flag Salute 2. ROLL CALL 3. HEARINGS A. General Plan Amendment No. 84-002, a request to cmiand the Land Use Element from Very Low Density Residential to Low Density Residential, the Open Space and Conservation Element from Agriculture to Urban and the Circulation Element deleting Jefferson Street between Avenues 54 and 58 and deleting Airport Boulevard (Avenue 56) between Jefferson and Madison Street. 1. Report frcm Principal Planner. 2. Motion for Adoption. B. Specific Plan No. 83-002, a request by LML Development Corporation of California to construct a private cammmity on 1,665± acres with 5,000 residential dwellings, four 18-hole golf courses, 35 acres of office and retail general cammcial and a 65-acre resort village. The resort village will contain 400 hotel units, 250 apartment/condrm9n,um units and a major fitness and recreation center. Total buildout is projected to occur in ten phases over a fifteen -year to twenty-year period. 1. Report frcm Principal Planner. 2. Motion for Adoption. C. Change of Zone Case No. 84-007, a request by IML Development Corporation to change the existing zoning fran A-1-10, A-1-20 and W-2-20 to R-2, R-3, R-3 (75' height limit), R-5 and CPS. 1. Report fran Principal Planner. 2. Motion for Adoption. D. Request for Consideration of the Environmental Impact Report prepared by LML Development Corporation of California for Specific Plan No. 83-002. 1. Report from Principal Planner. 2. Notion for Adoption. •*' '171�. i 0 AGENDA - PLANNING COMMISSION March 27, 1984 Page Two. 5. BUSINESS 6. ADJOURNMENT ITEM NO. 1 02 DATE J - Z- 7- PPL--ANNING COMMISSION MEeETING MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALAS SECOND BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALAS DISCUSSION: THORNBURGH THORNBURGH ROLL CALL RZ COi! IISSIONERS: AYE NO ABSTAIN ABSENT PRESET GOETCHEUS Y v IMKAMP THORNBURGH SALAS —/ KLIl4KIENTICZ — UNANIMOUSLY ADOPTED: YES NO ITEM NO. `3 DATE 3' Z % - -gel PLANNING COMMISSION MEETING am oo�z MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALAS THORNBURGH SECOND BY: OETCHEUS IMKAMPn KLIMKIEWICZ SALAS THORNBURGH DISCUSSION:1/ ROLL CALL VOTE: COHfMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT GOETCHEUS — IMKAMP — THORNBURGH — SALAS — K TrIKIEWICZ — — — — — UNANIMOUSLY ADOPTED: YES NO _,j: t 1 MEMORANDUM 3 CITY OF LA QUINTA To: The Honorable Chairman and Menbers of the Planning Commission From: Sandra Bonner, Principal Planner Date: March 27, 1984 Subject: GENERAL PLAN AMENDMENT NO. 84-002, a request to amend the La Quinta General Plan Land Use and Circulation Elements, and to amend the Riverside County Ccuprehensive General Plan Open Space and Conservation Element and Circulation Element (on that portion of the site to be annexed) to allow for the proposed development of Specific Plan No. 83-002, "Oak Tree West;" LML Development Corporation of California, Applicant. Based upon the information contained in the attached staff report dated March 13, 1984, staff respectfully recommends that the Planning Carmission reoon¢nend to the City Council approval of the following general plan amendments; ° An amendment to the La Quinta General Plan Land Use Element from Very Low Density Residential to low Density Residential (mnaxim= density of 3.2 units/acre) and an amendment to the Circulation Element deleting Jefferson Street between 54th Avenue and 58th Avenue. ° An ammemdrment to the Riverside County Comprehensive General Plan Open Space and Conservation Element from Agricultural Area to Urban Area, and an amendment to the Circulation Element deleting Jefferson Street between 54th Avenue and 58th Avenue, and deleting Airport Boulevard between Jefferson Street and Madison Street. The Riverside County Corprehensive General Plan, unlike the city's general plan, does not have a Land Use Element map which designates specific allowed uses for certain areas. Instead, a development plan's compliance with the Land Use Element is deter- mined by evaluating the proposed project's conformance with written policies and standards. This evaluation takes place during the review of the specific plan. If the proposed project is determined to be inconsistent with general plan's land use standards, then the specific plan is changed accordingly. In the case of "Oak Tree West," staff has tentatively concluded that the requested 35-acre community commercial center is inconsistent with the county's Land Use Element; this inconsistency is one of the reasons for staff's recammendation that the commercial area be decreased to a 15-acre neighborhood commercial center. The Planning Comnission does not specify the amount of commercial area allowed as part of this general plan amendment. This determination of the appropriate size of the cammmerci.al center is a part of the specific plan review. 11 MEMORANDUM CITY OF LA QUINTA To: The Honorable Chairman and Members of the Planning Cotmission From: Sandra Bonner, Principal Planner Date: March 13, 1984 Subject: GENERAL PLAN AMENDMENT NO. 84-002, a request to amend the La Quinta General Plan Land Use and Circulation Elements, and to amend the Riverside County Comprehensive General Plan Open Space and Conservation Element and Circulation Element (on that portion of the site to be annexed) to allow for the proposed development of Specific Plan No. 83-002, "Oak Tree West:;" LML Development Corporation of California, Applicant. The 1665± acre site is generally bounded by 54th Avenue on the north, 58th Avenue on the south, the Coachella Canal and Lake Cahuilla on the west and Madison Street on the east. The Applicant proposes to develop the site with a major residential, recreational and resort project oriented around four 18-hole golf courses, one of which will be specifically designed for tournments. The project will contain 5000 single-family dwellings, a 65-acre resort village and a 35-acre general commercial center. The resort village area will contain 250 apartments/condaninitimms, a 400 room hotel and a major recreation center. The La Quinta city limits currently divide the site along Jefferson Street, with 438 acres being within the city and 1227 acres being within the unincorporated county area. Amendment to the La Quinta General Plan The La Quinta General Plan, as adopted from the Riverside County Coachella -Thermal - Indio General Plan, designates the land use of the incorporated portion of the -site as Very Low Density Residential Q or less units/acre). The Applicant requests that the Land Use Element designation be amended to Low Density Residential (3 to 5 units/ acre) to allow for the proposed project's density of 3.2 units per acre. In addition, the Applicant requests an amendment.to the Circulation Element deleting Jefferson Street between 54th Avenue and 58th Avenue. If this is approved, it would allow the applicant to apply to the City for the abandonment of this road section. Pre -Annexation Atnendment to the Riverside County Comprehensive General Plan As stated in the City Attorney's legal analysis of the proposed development, since the major portion of the site is located in unincorporated territory, a pre -annex- ation amendment to the county plan is necessary. This amendment will automatically become the City's general plan upon annexation of the site. 5117 61O1Z1' - PLANN1I1V; CXIIHISSJ(X� 1984 At the time that this application was submitted to the City, the unincorporated portion of the site was governed by the Coachella -Thermal -Indio General Plan, the same plan which was adopted by La Quanta. The land Use Element designation of the site was Very Loa Density Residential (3 or less units/acre), Agricultural Estate - Non -Urban (1 unit/2' acres) and Agricultural Reserve (1 unit/20 acres). The Appli- cant requested an amendment to 1192 acres of Loa Density Residential and 35 acres of General Commercial. In addition, the Applicant requested that the Open Space and Conservation Element designation on the site, which was Urban and Agricultural Areas, be amended to Urban Area for the entire site. Lastly, the Applicant request- ed that the Circulation ElaTent be amended deleting both Jefferson Street between 54th Avenue and 58th Avenue and Airport Boulevard (56th Avenue) between Jefferson Street and Madison Street. Cn March 6, 1984 the Riverside County Board of Supervisors adopted a major amendment to the coulty's general plan. In place of the large number of ccnmuLity plans, such as the Coachella -Thermal -Indio General Plan, the newly adopted plan is a single comprehensive document establishing uniform designations and standards for the unin- corporated areas throughout the entire county. This plan has no map designating general land uses for areas; instead, the Open Space and Conservation Element map designates areas within the county with those important resources and natural hazards which are to be preserved as open space or to be conserved for resource development. In the case of this site, the element designates the area as Agricultural Area with a minimum parcel size of 10 acres. Obviously, this designation prohibits the develop- ment of the proposed project. Therefore, the first step is to amend the Open Space and Conservation Element from Agricultural Area to Urban Area. Then the determination of both the type and the intensity of the allowed land uses is based upon the review of the environmental hazards and resources, consideration of the oonm[nnity policies as stated for the Coachella Valley, and analysis of the Land Use Element's standards and locational. policies for land use categories and specific land uses (see attachment). In this case, the criteria for Category II - Urban apply to the site. These standards will determine if the proposed uses and residential densities are allowed under the general plan. There has been no change to the process for amending the Circulation Element as requested by the Applicant. 71D Gul2119 loll/ U Y.I An important point to remember during the amendment process is that while the plan is intended to provide long-range guidelines for the future development of the city, it is also intended to be a dynamic plan which responds to changes in the ca na-uuty. The amendment process recognizes that the physical, social and economic conditions constantly change. It is the responsibility of the Planning Commission and City Council to review and analyse these charges in light of the camlunity's goals and it is the City Council's responsibility to adopt those amendments which, based upon the Council's reasonable discretion, are in the best interests of the city. S.-x-F REPORT - P 2iu1117{; �® SS1p1: March 13, 198 Page Three The format of this sectior, will be as follows: First, the amendment to the Riverside County Open Space Element will be discussed. Secondly, the project will be reviewed with respect to the Land Use Element criteria to determine its cocmliance. Next, the amendment to the La Quinta Land Use Element will be reviewed. Lastly, the amendments to the Circulation Elements will be discusser. Proposed Amendment to the Riverside County Open Space and Conservation Element There are several important factors which support an amendment from Agricultural Area to Urban Area. First, it would be logical to designate the area adjacent to the City limits as urban since it is reasonable to assume the City will grow in the future. The primary reason for Riverside County designating this area as Agricultural Area is that La Quinta currently has no Sphere of Influence showing the area of future growth of the City. The seoond and most important reason is that although the area is still in agri- cultural production, the land ownership pattern and land costs strongly indicate that this area along Jefferson Street is already ca atted to future urban develop- ment. Following Coachella Valley Water District's designation of the future site of a major wastewater treatment facility near Madison Street and 60th Avenue, land speculators began purchasing property in the area of Jefferson and Madison Streets in anticipation of the sewer lines which would be extended northward fran the plant. The price paid for land by these non -farming interests was and is significantly higher than the lands value for agricultural use. As a general rule of thumb, when the price for row crop land in this area exceeds $3,000, it becomes increasingly difficult for the land to be fanned and earn enough money to cover the costs of loans on land and equipment, farming eases and still earn a reasonable return on the investment. The process described above has the following impacts which directly affect the future use of the land for agriculture. First, farmers who wish to purchase the land have been priced out of the market. Secondly, the non -fanning interests who awn the property are not committed to the continued long-term fanning of the land because they,like the farmers, cannot farm the higher priced land at a profit. Even renting the land to farmers at the current rate of $100-$200 per acre will not cover the cost of the loans on this land. Thus, the land is c=utted to future urbanization. Please note that the process described above began prior to the Applicant purchasing the Oak Tree West site. In fact, almost all the property included in the project had already been bought and sold by other non -fanning interests prior to the Applicant's purchase of the site. The last factor supporting the amendment from Agricultural Area to Urban Area is that it would make a uniform designation on both the City and County portions of the site. Determination of the Riverside County Land Use Element Designation Following review of the environment characteristic and constraints on the site as described in the project Environmental Impact Report, staff determined that :;;;ION 13, 1'aQC Category II (Urban) land uses can be located on the site. As discussed in the attached excerpt from the Riverside County General Plan, this category includes a broad mix of land uses including residential (2-8 units/acre) and commercial. This category is appropriate for land with incorporated areas and within the City's sphere of influence. The project camwlies with the Water and Sewer policies; Coachella Valley Water District has stated in writing that water and sewer service will be available to the development. The project also co plies with the circu- lation policies; the site is located adjacent to arterial, major and secondary highways, and the conditions of approval will ensure that the level of service on the affected streets will meet or be higher than the minimum service level "C". Regarding residential density, the project is within the density of two to eight units per acre as defined for this land use category. The question may arise whether the density would be limited to 3 units per acre as has been designated for the other outlying areas within the City. The 3.2 overall density would allow for 333 more units than under the 3 unit per acre designation. Staff supports the requested 3.2 density on the following grounds: future development of the site will require the development of wide parkways along the public streets, and therefore a larger setback of walls and structures from the rights of way. The extra .2 units per acre is a reasonable concession to the developer to help off -set the costs of the land and improvements required by the larger parkway areas. Regarding the proposed 35 acre can unity commercial center, the project does not amply with the land use standards. The plan states that this type of ccmercial center must have a minimum population of 35,000 within a 2 mile radius to support the facilities. Obviously, there is insufficient population in this area, even with the build -out of the proposed project, to support a eammmum_ity ammuercial center. However, the General Plan allows for neighborhood o mmercial uses providing a close at hand source of convenience shopping to serve the local market. An example of such a center is Plaza La Quinta. The plan limits the size of neighborhood commercial centers to 5 acres. As a point of reference, the Plaza La Quinta center is located on a site of approximately 10 acres. Staff reccmmends that the „ axinn,m size of the site be a maximum of 15 acres to allow for adequate area for parking and for a wide landscaped area between 54th Avenue and the development. Several additional points must be made supporting this downsizing of the proposed commercial area from a canmmnity center to a neighborhood commercial center. First, the City recently annexed a substantial amount of commercially zoned land along Highway 111 which will be developed with eammmumity and regional types of ammercial uses. The success of this future development depends much on the ability to draw its market from the entire City. Secondly, both the physical size and population of La Quinta do not support the creation of a third ammercial mode within the City. Lastly, approval of a community comercial center in an outlying area would set a precedent for other future developments. Aside fraa land use concern, this would seriously hinder any effort by the City to create a commercial. and social focal point within the community. Although the project is desirable frcan the developer's point of view, approval of the commercial request would fragment the City into separate self-contained and self -focused developments. My�i�9i 1 ;, 19ri4 Pauc Five IN CONCLUSION STAFF RECOM,=S an amendment to the Riverside County General Plan Open Space and Conservation Element from Agricultural Area to Urban Area. In addition, staff recommends classification of the site for Category II (Urban) development, in accordance with the criteria contained in the Land Use Element, with the following standards: residential development shall have a maximum density of 3.2 units per acre, and a maximum 15 acre neighborhood commercial center shall be permitted . PLEASE NOTE: Under the new County plan, the approved land use designations are tied to specific projects rather than to the land, as is the case with the City's General Plan. Therefore, the approved specific plan acts as the map for the Land Use Element designation on this site. Proposed Amendment to the La Quinta Land Use Element The Applicant requests an amendment from Very Low Density Residential (3 or less units per acre) to Low Density Residential (3 to 5 units per acre. Staff supports the proposed density of 3.2 units per acre for the reason stated in the above section. Staff RECONvENDS approval of an amendment to Low Density Residential-Maxinm Density 3.2 units per acre. PROPOSED AMENAMEiVTS TO THE LA QUINTA AND RIVERSIDE COUNTY CIRCULATION ELEMENTS The Applicant is requesting a significant amendment to the Circulation Element by the deletion of Jefferson Street, between 54th and 58th Avenues and the deletion of Airport Boulevard, between Jefferson and Madison Streets. Both of those streets are currently designated as Arterials (110' rights of way, four travel lanes, center median) . This section will first address the impacts of the closure of Jefferson Street on area wide circulation, on the Riverside County gravel pit located south of Lake Cahuilla, and on the Lake Cahuilla Regional Park. Then, the impacts on the closure of Airport Boulevard will be discussed. Current Circulation Element As shown on the attached exhibit, Jefferson Street and Airport Boulevard are designated as Arterial Highways (110' rights of way, four travel lanes, center median) while 54th Avenue, 58th Avenue and Madison Street are designated as Major Highways (100' rights of way, four travel lanes, continuous center left turn lane) . Jefferson Street now serves as a major access route to Highway 111, and as a minor access route to Interstate 10. Motorists travelling northward from the western edge of the Coachella Valley to the highway or freeway use Jefferson Street, Monroe Street or Jackson Street; the last two streets mentioned have improved freeway interchanges. Madison Street is shown as term nesting at 50th Avenue. Although the City of Indio has a Specific Plan under study proposing the possible extension of Madison Street to Highway 111, the City Council at its meeting on March 7, 1984, stated that they did not support the construction of the street between 48th and 50th Avenues. The basis for this determination SIP.I'I' III:;�Ji�l' - PIAWIJIIIv'. _SS:'1; I 19b4 C] is that the property in the vicinity north of 50th Avenue is now in large parcel rural residential uses. Extension of Madison Street as a Secondary Highway, as shown on their current Gel,eral Plan, would adversely affect the existing character of the area and possibly .induce more intensive residential uses. The City of Indio also does not anticipate the extension of Madison between Highway 111 and Indio Boulevard due to tYu_ extremely high costs resulting from crossings over the Coachella Canal and the Whitewater River and the purchase of structures within the right of way. Impacts on Areawide Circulation Plan As shown on exhibit featuring a topographic map of the area, the mountains located to the south of the site prohibits the future extension of Jefferson Street south of 58th Avenue. In addition, a major flood dike located in this area also makes the extension of Jefferson Street along a different alignment unreasonable. The deletion of Jefferson Street from the Circulation Element allowing the eventual closure of this section of roadway would have the most direct impacts on the pro- perty located to the west of Madison Street south of the project site. Motorists travelling to and from those areas would be diverted eastwardly to Madison Street, thereby increasing trip distance. The specific impacts on Lake Cahuilla Regional County Park and the Riverside County gravel pit will be discussed in later sections. The impacts on the other property located immediately south of the project site cannot be mitigated. Viewing the proposed amendment in light of the circulation of the westerly Coachella Valley, closure of Jefferson Street will increase the amount of traffic on Madison Street. This will be due to both the diversion of the traffic to Madison Street which would otherwise use Jefferson Street, and the extension and improvements to Madison Street north of 54th Avenue. In addition, westbound traffic on Airport Boulevard and 58th Avenue travelling to Highway 111 would be required to run onto Madison Street and then make two other turns to get onto Jefferson Street. As a result, traffic levels may increase on 50th, 52nd and 54 Avenues, between Jefferson Street and Monroe Street. The traffic report contained in the Environmental Impact Report for the project states that this increase in traffic is within the existing and anticipated capacities of these roadways due in part to the fact that the areas to the east of the project will retrain in agriculture or other low intensity residential uses. Although the closure of Jefferson Street will not add to the trip length for the above described eastbound traffic, it will add to the travel time due to increased turn movements. Impacts on the Riverside County Gravel Pit Riverside County Roads Department currently operates a gravel pit on property located immediately sough of Lake Cahuilla. Materials from this site are trucked to road construction and repair sites located throughout the Coachella Valley. The pit receives its heaviest usage during the period between October and April when 11 to 15 trucks carry a total of between 60 to 70 loads per day. During the remainder of the year there is at least one load per day taken from the site. Currently the trucks use Jefferson Street to Highway 111. The closure of Jefferson will result in increased trip distance and time for the trucks, resulting ',-J/d ' 10,1101!1' — NANNTP , .::;ION 11 13, 19Ht �. r n • SCVC71 in an estimated $5,000 to $6,000 per year increase in costs to the Riverside County Road Department. There are several factors which must be considered when viewing the imoact o the project on the gravel pit operation. First and most important is the expected lifetime of this operation. Over the course of time, the pit will be depleted and closed. The Road Department has stated that the productive lifetime of the pit is less than 25 years. But there are other factors which will most likely shorten the lifetime of the pit. First, the increase in property values on the site and the surrounding land will most likely determine the time when the County will close the site and sell the land. Secondly, the County has considered relo- cating the gravel pit operations to property located along Dillon Road north of Interstate 10. While the new site would require the rock to be crushed rather than just screened as at the current site, the County would experience a decrease in travel costs since the majority of their road work done is steadily shifting to the Desert Hot Springs and Sky Valley areas. In conclusion, the Riverside County gravel pit operation is a short-term interim use of the land. Minimization of the impacts (and associated costs) to the County operation can be reduced by the City requiring Jefferson Street to remain open as long as possible. The conditions of approval for Specific Plan No. 83-002 require City Council approval of the timing of the street closure. Impacts on Lake Cahuilla County Regional Park The closure of Jefferson Street, which currently is the major access for people visiting the park fran the west and northwest directions, will have long-term impacts on the park. The closure will require traffic travelling to and from the facility to be directed 2.1 miles along 58th Avenue, Madison Street and 54th Avenue. Survey Results: The Park User Survey contained within the final EIR (summary attached) described the number of park visitors affected by the proposed closure. The visitors were asked two questions: Were did your trip originate and did you travel Jefferson Street. in addition to these survey results, city staff reviewed the survey form which lists the city of trip origin. The purpose of this was to determine has many of the visitors travelled to the park from outside the Coachella Valley. The results are as follows: ° On a Peak Weekend: 76% of the vehicles with 74% of the visitors would be affected by the closure. 58% of the total cars and visitors affected were from outside the Coachella Valley. Therefore, 18% of the total affected cars with 16% of the visitors were fran cities within the Coachella Valley and would be impacted. ° A breakdown of day use visitors indicates that 65% of the day use vehicles with 62% of the visitors would be impacted. 29% of the total day use vehicles and 31% of the respective visitors were from outside the Coachella Valley. Therefore, 36% of the total affected day use vehicles, with 31% of the total respective visitors, were from cities within the Coachella Valley and would be impacted. 1'1✓�I1NI!;G IXX.ZUSSIO1: Mirch 1-, lq,i: Page Eic A breakdown of overnight users indicates tkit 85% of the overnight vehicles and visitors would be impacted. 99`, of the affected vehicles and visitors were from outside the Coachella Vallev. Therefore, 1% of overnight vehicles and visitors were from cities within the Coachella Valley and would be impacted. On a Weekday: ° 74% of the combined day use and overnight vehicles with 85% of the total park visitors would be impacted. 21% of the total vehicles with 14% of the total visitors were from outside the Coachella Valley. Therefore, 53% of the total vehicles with 71% of the total park visitors were from cities within the Coachella Valley which would be impacted. ° A breakdown of day use figures indicates that 74% of the day use vehicles with 85% of the same visitors would be impacted. 21% of the total affected vehicles and 14% of the total affected visitors are fran areas outside the Coachella Valley. Therefore, 53% of the total vehicles and 71% of the total visitors were from cities within the Coachella Valley and would be impacted. ° A breakdown of overnight use figures indicates that 100% of the vehicles and users would be impacted; all the vehicles and users were fran outside the Coachella Valley. The survey also indicates that no resident from Indio, Coachella, Thermal or Oasis would be affected by the closure of Jefferson Street. Affect on Park Demand Lake cahuilla is a regional park which draws from a wide range throughout the valley and outside the desert areas. As stated in the traffic report contained with the EIR, because of the seasonal temperature variation, heavy camping and. fishing activities typically occur on a daily basis during the winter months (October to April) while the summer activities usually include heavier weekend. usage. According to information supplied by the lake supervisor (Telooms with Lilly Cory, June 27 and July 19, 1983), the winter lake usage attracts a large majority of people from outside the desert areas. The summer usage, however, is primarily generated from the nearby desert communities of Palm Desert, Indian Wells, Rancho Mirage, Indio and Coachella. While the amount of use a small neighborhood park receives is greatly dependent on the location and convenience of the facility, the effect of a minor increase in distance does not have as significant effects on a regional park. It would be unlikely that the visitors from out of the Coachella Valley would stop or reduce their number of trips to Lake Cahuilla because of the trip distance being increased by 2.1 miles. Concerning visitors from within the Coachella Valley, specifically fran the cities to the northwest and west, the added inconvenience of the detour may affect usage. In general, the further the distance the visitor's trip originates, the less significant the 2.1 mile increase becomes. REPG: 1; - 1'1 ✓..'JiI.'.!� l\111�ll_SS ION Marc 13, 19 2.'. Page Nine. Fhiile the detour may not result in a s'Pinificant reduction of the number of visitors to the park, these visitors will be inconvenienced. In order to ccupensate for this inconvenience, the Applicant has agreed to provide funding for additional public services and facilities within the park. This increase in the level of facilities will balance out the increase in trip distance and time for the visitors. A concern of staff is that because of the shortage of park facilities within La Quinta, Lake Cahuilla has been used as a city park. The main attraction of the park is the swi wing lake (because of the shall lot sizes in the cove area, very few houses have swinming pools). The closure of Jefferson Street would seriously impact the residents of 1,a Quinta. As an alternative to providing direct vehicular access to the park, the Applicant should donate land and construct a co munity swimming pool facility in the area north of Avenue 52. This would mitigate some of the inapcts of the closure of Jefferson Street on the residents of La Quinta. Proposed Deletion of Airport Boulevard West of Madison Street The major impact would be that vehicles travelling westward on Airport Boulevard towards Highway 111 would be required to turn onto Madison Street and then make two more turns to get onto Jefferson Street. As stated in the previous section on areawide circulation, this amendment would not result in a longer trip distance, but would result in a longer trip time due to the increase in required turn movements. Riverside County Roads Department did not object to the proposed amendment deleting Airport Boulevard between Jefferson and Madison Streets. MOTION The Planning Ccnmission recarn ends to the City Council approval of the following amenduents: ° An amendment to the La Quinta General Plan's Lard Use Element fran very Low Density Residential to Low Density Residential (maximum 3.2 units/acre density) and an amenchnent to the Circulation Element deleting Jefferson Street between 54th Avenue and 58th Avenue. ° An amendment to the Riverside County Canprehensive General Plan Is Open Space and Conservation Element from Agricultural Area to Urban Area, and an amendment to the Circulation Element deleting Jefferson Street between 54th Avenue and 58th Avenue, and deleting Airport Boulevard between Jefferson Street and Madison Street. I CHARLES N. LLACR PUS Monroe St. -Sp. 83 �Yp4o, California 8Z2 A U(t/IC/ I ,.de, th/4- r,sc 7�a7' PowrP��y is c°aKrr��i-�K7 a 4.Nrf4;�f Gj�G N f li✓il k7 o I-7-ef K ol / N 7%Z wll/ eX�sCaAce- - f1tc, ' AS If Al itW' J�LLY'T�� ITEM NO. �• �- ,/ DATE t3- 2-7- 7 /e �PLANNING COMMISSSION MEETING RE: .ZL , /4.� / (//J � �� !J l ' O O � MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALAS� THORNBURGH SECOND BY: GOETCHEUS IMKAMP LIMKIEWICZ SALA.S THORNBURGH DISCUSSION -d ROLL CALL VOTE: COMMISSIONERS: AYE NO ABSTAIN ABSENT PRESENT GOETCHEUS — IMKAMP — THORNBURGH — SALAS KLlr4KIB17ICZ — UNANIMOUSLY ADOPTED: YES NO ANk r MEMORANDUM CITY OF LA QUINTA C��> OF TFff��7 To: The Honorable Chairmnn and Members of the Planning Commission From: Sandra Bonner, Principal Planner Date: March 27, 1984 Subject: SPECIFIC PLAN NO. 83-002, 'Oak Tree West;" IPM Development Corporation of California, Applicant. At its March 13, 1984 meeting the Planning Commission requested staff to obtain additional information on the following items: the acreage and size of several existing shopping centers in the valley to provide comparison to the Applicant's request for a 35-acre oamiercial center, the estimated cost for necessary repairs or improvements to Madison Street between 50th Avenue and 52nd Avenue, and the construction and operational costs of a ceamuiity swimming pool. In addition to this requested information, this report will present several new items of informat- ion obtained since the last Planning Commission meeting. N, i IDI• Y:11 ' p• The following is a brief survey of some existing shopping centers in the Coachella Valley. Center Location Acres Building Area Plaza La Quinta Highway 111/Washington 10 68,000 sq. ft. (existing) (neighborhood) La Quinta 20,400 sq. ft. (future) Racquet Club Plaza (neighborhood) Indian Wells Plaza (neighborhood) Rancho Los Palmas (community) Indio Fashion Mall (camnunity) Hahn Shopping Ctr (regional) N. Palm Canyon/Racquet 6 60,700 sq. ft. Club Rd Palm Springs Highway 111/Cook Street 12 110,000 sq. ft. Indian Wells Highway 111/Bob Hope Dr. 18.8 196,500 sq. ft. Rancho Mirage Highway 111/Monroe St, to 21.5 Rubidoux St. Indio Highway 111/Monterey Ave. 62 200,000 sq. ft. (estimated) 950,000 sq. ft. (I" STAF - PLMNING C)rZIISSJON March 27, 198,' Paqe aw From the survey, and also from your observations Of the Coachella Valley, note that the community comercial centers which have small department stores (rather thar. super markets) as their anchor stores are located along the major traffic corridors rather than in the residential areas. Community commercial centers draw customers from a further range than a center such as Plaza La Quinta which relies on a supex- market as its main attraction, and therefore the optimum location is along a heavily traveled route. Conversely, because the larger center draws in customers from a further distance, the streets adjacent to the project must be of adequate size to handle the traffic generated by the commercial use. Regulations of Other Cities Regarding Sho inq Centers The zoning ordinances of Indian Wells, Palm Desert, Rancho Mirage and Palm Springs were reviewed for their standards on commercial centers. Of these cities, only Palm Springs regulates the size of shopping centers by their type; neighborhood centers are limited to sites of five to twelve acres in size and community centers are limited to sites of fif- teen to thirty acres in size. Indian Wells requires commercial uses to be located within centers on sites not less than ten acres in size. Palm Desert has no stated limitations, although their zoning maps show that property zoned for neighborhood amrercial is generally five to ten acres in size. Rancho Mirage has no site size requirements. Alternatives to the Oak Tree West Proposal As stated within the staff report for General Plan Amendment No. 84-002 dated March 13, 1984, staff does not support the proposed thirty-five acre community commercial center for the following reasons: (1) there is insufficient population and development within the project area to warrant this size of center; (2)-the City recently annexed approximately 200 acres of land zoned and suitable for community commercial development. The build -out time and success of this new commercial area depends on the support and market of La Qiiinta; (3) the development of a third commercial node in this small city would detract from the creation of a single major commercial and social focus in the community; (4)the approval may set a precedent for other large aammercial centers in the outlying residential areas. This would be similar to the occurance in more populated areas of shopping centers locating in the suburbs away frcm the city commercial center; and (5) the reduction of the commercial center, which would generate traffic, would result in a lessening of the traffic impacts on the surrounding street system. Note that in addition to the general commercial area, the applicant is proposing a maximum of 120,000 square feet of support commercial facilities, professional office space, golf clubhouse facilities, tennis clubhouse facilities and specialty commer- cial uses within the 65-acre resort village. The following are possible alternatives to the applicant's proposal: ° Designation of a total 15-acre site for retail and office commercial uses, with a maxim= of 150,000 square feet of floor area. ° Designation of a 15 acre site for retail and office commercial, and an additional 5 acre site designated for office commercial only. This alternative would provide additional space for the applicant's corporate office and the PGA offices. :,17T'; 10AI)RP - I'I✓uMl114G CSW_•y-11SSI0:, Marc:. Y, 19S; Pagc lire,_ ° Designation of 15 acres for retail and office commercial uses, and designation of the remaining up to 20 acres as "commercial reserve." During the course o: the buildout of the project, the applicant could request additional commercial. area be developed based upon information presented to the city showing that the market studies, project build -out and general development within the vicin- ity warrants an increase in commercial uses. The advantage of this alternative is that while the current area development does not support the designation of more than 15 acres of general commercial, it does not stop the possibility of expanding the commercial at a later date. Staff is recommending that the applicant install any necessary repairs or improve- ments to Madison Street between 50th Avenue and 52nd Avenue. The Applicant is Opposing this requirement. The Planning Commission requested the costs involved in this requirement. This secgnent of roadway was examined and it was tentatively concluded that there are three small areas requiring minor repair; the estimated costs of these repairs are $1000 to $2000. The City Engineer stated that a pavement analysis study is needed to determine if any further improvements are needed to the road. If the report in- dicates the need for a slurry seal coat on the road, the cost of this would be approx- imately $8000 to $9000 dollars. Based upon these low costs and the fact that the applicant's proposed rerouting of traffic circulation in the area will directly result in increased traffic on this segment of Madison Street, staff recommends that the Planning Ccmrdssion retain the requirement for the applicant to complete necessary road repairs on this section of roadway. OONVI NITY POOL Staff obtained the following information on the Poly comminity pool located on north Jackson Street in Indio. The pool is "T" shaped with the top bar approximately 80 feet long and the axis approximately 180 feet long. Gretchen Gockel, Acting Super- intendent of Coachella Valley Recreation and Park District stated that the construct- ion of a similar sized pool, including the costs of 2-3 acres of land, the pump house, heater, spectator stand and locker rooms, would be in the general area of $500,000. Regarding the ongoing costs of operating the pool, Ms. Gockel stated that the Poly pool has an annual utility cost of $5000, an annual maintenance cost (including chemicals) of $5000, and an annual staffing and program cost of $24,000. Gate receipts were approximately $9000. The pool is only open for the period between May to October of each year. She stated that the District could take over the operation of the facility, with the exception that the city would pay for the utility costs. This cost to the city could be substantially reduced if solar water heaters were used instead of natural gas heaters. It would be unreasonable to expect the applicant to pay for the complete costs for constructing the cm><minity pool. Staff supports the requirement that the Applicant contributes a portion of the needed funding, while the remainder of the funding is collected on a city-wide basis from from a park fee placed on all new construction. 0 PLANNING cmmissIO:. March 27, 1984 Paae F'ou_- The exact dollar armunt that the Applicant will contribute towards the pool is stil_ under negotiation but will be established prior to the City Council's action on the specific plan. ADDITIONAL INFORMATION Minor Change to Pro'ect Description Since the last hearing, staff has learned that the Applicant wishes to change the designation of the 250 units in the resort village from apartments/condominiums to apartments/condani.nitmis/hotel units. There is no change to the total number of units proposed for the resort village area. Of the 650 proposed units, the applicant could construct up to 650 hotel roans, or up to 250 apartments or condominiums with 400 hotel roans. This minor change would allow the Applicant more flexibility. Staff supports the change. Comments from the City of Indio Attached is a copy of the letter received from Mayor Harlow of Indio regarding the proposed "Oak Tree West" project. On March 7, 1984 I met with the following Indio officals to discuss the project and receive their cannents: Mayor Harlow, COunciInEn ber Zokosky, Bill Northrup (Director of Planning and Development), Susan Williams (Principal Planner) and Roland Taajes Director of Public Works). On this same day I also discussed the project at the city council meeting. Regarding Mayor Harlow's tents on the impacts to Jefferson Street, I stated at both meetings that the City of La Quinta would collect fees from IML Developmnt Corporation and other developers in the city on a pro-rata basis to pay for the costs of improving both existing streets and the existing bridges along Jefferson Street. I also stated that since Jefferson Street crossed through the jurisdictions of both cities and the county, all three jurisdictions must cooperate to develop a program for the unifoam improvement of the street and the fair distribution of costs. No specific mention was made to my recollection that signals were recommended for the street's intersections at 48th Avenue, Miles Avenue and Fred Waring Drive. Regarding 50th Avenue, I do not recall the City Council requesting that the Applicant contribute a "substantial share" for a new bridge over the All American Canal. Lastly, Oak Tree West will not intrude into the sphere of influence for Indio, which extends to 51st Avenue. Camients from Imperial Irrigation District A resident and property owner along Madison street opposed any proposed relocation of electric power lines along Madison Street. Staff has received a letter from Imperial Irrigation District stating that there will be a 92 KV sub -transmission pole line along Madison Street. This location was determined in 1978 under a long range system planning project which found that the Madison Street alignment is the only feasible routing for a sub -transmission line into this cove area. These high voltage lines cannot be installed underground. STAFF REPORT - PLANNING CO,'-:•LISSIQ, March 27, 1984 Paae Five Changes in the Proposed Conditions of ADTJroyal Please note that numerous changes have been made in the proposed conditions as a result of the Planning Commission's and City Attorney's comrrents. 01� Based upon the findings contained within the staff reports, the Planning Co mission recmu ends to the city Council approval of Specific Plan No. 83-002 in accordance with Exhibit "A", the specific plan docunent, and subject to the attached conditions. W. PHILLIP HAWES CITY MANAGER CITY OFr�, CALIFORNIA 100 CIVIC CENTER MALL P.O. DRAWER 1788 • INDIO, CALIFORNIA 92202 Phone: 16191 347-2351 March 19, 1984 City of La Quinta RECEIVED MAR 2 2 1984 78105 Calle Estado La Quinta, California 92253 RE: OAK TREE WEST TO: La Quinta Planning Commission La Quinta City Council On behalf of the Indio City Council in an action taken March 7, 1984, the following are our comments on behalf of Indio concerning the proposed Oak Tree West project. I. MADISON STREET: We do not plan for Madison Street to extend north of Avenue 50. 2. AVENUE 50: Landmark should contribute money for a substantial share for a new bridge over the All American Canal on Avenue 50, west of Madison Street. 3. JEFFERSON STREET: Landmark should contribute toward a major boulevard to Indio Boulevard, including roadway widening to four lanes; adding a bridge for a four lane bridge at the La Quinta storm channel; provision for signalized intersections at Avenue 48, Highway 111, Miles Avenue, Avenue 44 and Indio Boulevard; and should not close Jefferson Street to Lake Cahuilla. The required improvements to Jefferson Street alone are dumping a $1 million plus problem on Indio if not solved by Landmark. Finally, we strongly oppose La Quinta's intrusion into the sphere of influence of the City of Coachella or the City of Indio. Thank you for the opportunity to comment on this pxpject. Si cer ly, Roge1 Ha�low RMH:ke x/c: City Council City Manager Indio Planning Commission Indio Chamber of Commerce COUJUITIrl::; OF APPJ7)VAL - PROPOSED MARCH 27. 198- si,a:i=: PLAN 83-002 0AK THE WES- 1. The Applicant shall comply with Exhibit "A", the plan docimient for Specific Plan No. 83-002, and the following conditions, e.Zich conditions shall take precedence in the event of any conflict with the provisions of the specific play.. i 2. Prior to the issuance of a building permit for construction of any use contemplated by this approval, y+Fy,_e Applicant shall first obtain approval of the in accordance with the requirements of the Municipal Land Use and Land Division ordinances. 0� Soils/Geology V 3. The Applicant shall comply with the latest Uniform Building Code, as adopted by the City of La Quinta, and state-of-the-art recommendations of the Structural Engineers Association of California for seismic considerations in the design of structures. The appropriate seismic design criteria will depend upon the type and use of the proposed structure and the underlying geologic conditions. 4. A more detailed geotechnical study will be conducted to establish site - specific geotechnical parameters for engineering design of the planned structure locations at the time tentative subdivision or parcel maps are prepared. The recommendations of this report, as well as those of the structural engineer (for mid -rise development sites) and city engineer shall be canplied with prior to the issuance of grading or building permits. Hydrology/Water Conservation 5. Prior,to the approval of final tract maps, issuance of building permits, or preparation of precise development plans or plot plans, the Applicant shall prepare a hydrological analysis for approval by the city engineer which will indicate the method and design to protect the proposed develop- ment fran the 100-year flood. This plan shall be consistent with the purposes of any similar plans of the Redevelopment Agency and the Coachella Valley Water District then in effect for flood protection. 6. Prior to the approval of tentative maps or development plans, the Applicant shall design and provide infornation demonstrating that should there be a breach in the Embankment of either Lake Cahuilla or the Coachella Canal, the development design will provide for the channelization or dispersal of the waters in such a way so as to prevent a serious safety threat to the residents of the nearby structures. 7. Prior to approval of building permits, the Applicant shall prepare a water conservation plan which will indicate: a. Methods to minimize the consumption of on -site water usage, including water saving fixtures, drought -tolerant and native landscaping, and programs to minimize landscape irrigation. b. Methods for minimizing the effects of increased on -site runoff and increased groundwater recharge, including the construction of on -site collection and groundwater retention basins. CU I) F; I F'I'F!id1 L - PROPDSLLT � MARCH 27, 19 i SPL)CH 7C 83-00- OAK TkL:E _- Page 1wc,. c. Methods for minimizing the amount of groundwater pumped out for on -site irrigation, including the use of reclaimed water from the new sewage treatment plant to be constructed and the use of irriga- tion water fran the Coachella Canal. wildlife 8. Cottonwoods, sycamore (Plantanus Racenosa), mesquite, and/or palms (Washingtonia Filifera) shall be planted at the margins of the lakes proposed as part of the golf course layouts. Plantings of this type would be beneficial to wildlife habitat values and could offset loss of prairie falcon foraging habitat. 9. Wherever possible, native, drought -tolerant, desert plant species shall be incorporated into the landscaping plan for the entire project area. The landscape arthitect who produces the development (site) plan should have experience in landscaping with desert species. The Living Desert Reserve, the Horticultural Department of the College of the Desert in Palm Desert and Desert Water Agency can provide valuable assistance in: a) recommending experienced experts in desert species; b) identifying nurseries that have been successful in large-scale propagation of the type necessary for this project; c) recommending appropriate trees, shrubs, and annual and perennial herbaceous species; or d) providing contacted experts to the developer's landscape architect. 10. Drip irrigation shall be used wherever possible to irrigate plantings to reduce the demand for water in landscaping and to minimize the need to eliminate unwanted weedy species that became established from wind-borne seed. 11. In April or May, 1984, the Applicant shall engage a qualified consultant to determine the activity of the prairie falcon eyrie located 1/4 mile north of the project site. Considering current activity and nest orientation, appropriate measures shall be developed to allow eIiancement of habitat on the project site within 1/4 mile of the nest, compatible with golf course development. 12. If buried remains are encountered during development, a qualified archaeologist shall be contacted immediately and appropriate mitigation measures can be taken. Air Quality 13. To the extent practical, major earth movement for each of the golf courses shall occur before adjacent residential construction is campleted. 14. The Applicant shall utilize dust control measures in accordance with the Municipal Code and the Uniform Building Code and subject to the approval of the city engineer. ifANS OF APPROVAL - PROPOSED MARC-­i 27, 196- 5 ,:::IFJC PLAN 83-002 01-% TREL WEST Pa e Three. 15. At the time of submittal of tentative tract maps or plot plans, the Applicant shall demonstrate that the proposed uses include provisions for non-autcmotive means of transportation within the project site as a means of reducing dependence on private automobiles. This should include golf cart path systems, bicycle and pedestrian trails, and other similar systems consistent with the Specific Plan. 16. Specific project designs shall encourage the use of public transit by providing for bus shelters as required by the planning director and consistent with the requirements of local transit districts and the Specific Plan. 17. The Applicant shall encourage and support the use of Sunline van/bus service /Dial -A -Ride/ jitneys between the project site, local airports (e.g., Palm Springs, Thermal), and other regional land uses. Traffic and Circulation 1 54th Avenue, 58th Avenue, Airport Boulevard and Madison Street contiguous to the project shall be developed in accordance with their General Plan designations and the Ia Quinta and/or Riverside County design and structural standards in effect at the time of tentative tract or develop- ment approval in conjunction with the phased implementation of the specific plan. 54th Avenue, 58th Avenue and Madison Street shall be constructed to minimum three-quarter (3/4) width improvement standard. 19. Prior to the closure of Jefferson Street, the Applicant shall construct and improve Madison Street between 54th and 52nd Avenues with a minimum 32-foot-wide pavement, in accordance with the applicable County and/or City standards. In addition, the Applicant shall submit a pavement evaluation study on existing Madison Street between 52nd and 50th Avenues to the city engineer and County Roads Department for review and approval, to determine required pavement repairs and/or improvements which will be installed by the Applicant prior to the clo ure of Jefferson Street. 20. Prior to the closure of Jeffern- Sts t, the Applicant shall fund and install the necessary off -site inprovements to Madison Street between the project's southerly boundary and 58th Avenue, and to 58th Avenue between the projects easterly boundary and Madison Street in accordance with the requirenents of the city engineer and the applicable County and/or City standards. The Applicant shall submit a pavement evaluation study to the city engineer and County Roads Department for their review and deternination of the required pavement improvements which shall be installed. 21. Prior to tract map or development approval, the Applicant shall submit a tentative time schedule for the closure of Jefferson as it relates to the phased implementation of the specific plan. This schedule shall be subject to the review and approval of the City Council. r. „ "YA)I rIONS 01 APPROVI.:_ - T'ROPOSLI- bVr ROI 27, 198= ' ]PEC I VIC PLAN 83-002 0?SIC TREE WEE] Page Four. 22. The Applicant shall assume the costs associated with abandonment of Jefferson Street and Airport Boulevard within the Specific Plan area. * In order to facilitate mitigation of canalative traffic impacts of this and other area projects, the City shall establish a traffic improvement needs monitoring program. This program will undertake biannual traffic count studies to determine if warrants are met for major roadway improve- 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 development and/or users on a pro -rate or 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 in the development Agreement to pay the designated pro-rata share that the City may establish to fund off -site roadway improvements and traffic signalization on an "as warranted" basis. 23. The Applicant shall develop all roads internal to the project in accordance with the design standards specified in the specific plan and the structural standards in effect at the time of tentative tract or development approval area in conjunction with the phased implementation of the specific plan. All roadways within the specific plan area shall remain private. Noise 24. Prior to building permit approval, building setbacks, engineering design, orientation of buildings, and noise barriers shall be utilized to reduce noise impacts from nearby existing and future roadways to within State standards. 25. Prior to approval of precise development plans or tentative tract maps, the Applicant will demonstrate that residential structures satisfy the State's indoor criterion of 45 CNEL. Where exposed to noise levels of 60 CNEL, Applicant shall install special design features such as double - glazed windows, mechanical ventilation, special roof venting, increased insulation, weatherstripping, or combinations of these measures. 26. Prior to approval of building permits for the commercial center, the Applicant shall demonstrate that all structures meet State interior noise standards for commercial uses as defined in the State guidelines. Energy 27. Requirements for the installation of solar water heaters shall be deter- -wide basis for new construction at a mined by the City on a uniform city later date. The developer shall comply with the requirements current at the time of construction. 28. 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. CO: :':'IONS OF A]'PFSNAL - PROPOSED F"]tuF= 2", 196 SPL_-:1 IC PLNq 83-002 OAF; 1P= WEST Paae Five. Land Use 29. The project shall be subject to staff review for conformance to established City land use ordinances and policies, and will be subject to public review at hearings of the Planning Commission and City Council. That portion of the project site proposed for annexation to the City will be subject to hearings before the County Local Agency Formation Commission which will review the annexation in terms of its land use and infrastructure effects. 30. Prior to issuance of a grading permit, construction of the golf course or approval of tentative maps or development plans within 1/8 mile of the park, the Applicant shall submit plans showing the buffer area between any structure and the property boundary of the Lake Cahuilla County Regional Park. These plans shall be subject to the review and Aapproval of the Planning Director, aeeerdanee r�itir 2i}�st3na *ate 31. Prior to the issuance of any grading permits or approval of any tentative maps or development plans, the Applicant shall submit plans to the Ccmm pity Development Department for review and approval demonstrating that there is adequate setback of proposed future golf course, street, utility and structural improvements to provide for the setback of project perimeter walls along public roadways in accordance with the City's adopted parkway standards in effect at the time of application for said permits. 32. Height limitations shall be as shown within the specific plan with the following amendment: that portion of the area designated for six -story (75 foot) height south of the Airport Boulevard alignment shall be deleted. In addition, "one-story structure" shall be defined as a structure in which the garage/carport isI e_ ame level as the living area. 33. The area east of Madison Street shall be developed at a maximum average density of 3 units per acre for a total of 480 units. 0 34. The ccmnercial area shall be reduced to a maximum total of acres for the future development of "mod-- coimiercial center" ,f- Public Services and Utilities 35. Fire protection shall be provided in accordance with the requirements of the Uniform Fire Code in effect at the time of development and the following additional provisions: Applicant shall dedicate a one -acre, fire station site to the City, jat a location to be, &YL- b. Applicant shall design, construct and equip the fire station to Riverside County Fire Department specifications and City standards and codes. 1;L 13 : 't{DITIONS Oi :;; OCIFIC PLAT: OAK TREE WE9' Page Six. PROPOSLID MARCIi 27, 19� c. Phased construction of the station shall be subject to approval by Riverside County Fire Department and the Citv Fire Marshall. A station shall be constructed prior to the start of building construction. d. The Applicant shall purchase and equip the station with a 1,250 gallon/ minute engine fitted for future attachment of a telesquirt as required, and a squad or paramedic unit in accordance with Riverside County Fire Department specifications. e. The station shall be equipped with an engine to fire department specifi- cations prior to the start of framing construction. The station shall be equipped with a telesquirt unit prior to the construction of 3+-story buildings. f. The Applicant shall agree to participate in an assessment district for , financing operations, maintenance and personnel costs. /,t g. All buildings r sha 1 bed ed f!�� provide built-in fire protections ^^'� ^'���^ {��s 36. The PVpi!1�3t shall enter into a reimbursement agreement with the Eiey for 1 the sts f co stru ting and equipping the fire station 37. The Applicant shall pay a per -unit school development fee as determined by the Desert Sands and Coachella Valley Unified School Districts 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. 38. The Applicant shall cooperate with the City and the County Parks Department to minimize conflicts that may arise at the precise development planning stage for developments within Oak Tree West adjoining or significantly affecting the adjacent County Park. 39. The Applicant shall comply with the requirements of the Coachella Valley Water District for the provision of domestic water and sanitation service. The Applicant shall annex the project site to improvement District No. 55 to obtain adequate permanent wastewater treatment services. 40 The Applicant shall comply with the following requirements of Imperial Irrigation District: a. Mb. Applicant shall provide a 2.5-acre site for an electrical substation on, or adjacent to, the development at a location approved by Tmnerial Irrigation District and the City. Any relocation of existing overhead power facilities within or adjacent to the project, -rPS1 District regula- tions applicable to the said conditions thereof. 1 OI /dIJ'JVVAL — PROPOSO) t tzC: 27, 198.: Pl-i:' 83-00- OI v TRrr, WSS, Pa�e Seven. 41. All overhead utility lines located along the perimeter public roadways, with the exception of high voltage power lines of 66 KV and above, shall be installed undercTround. 42. To fund the cost of the acquisition of a park site and the construction of a swimming pool facility or other recreational facility with the City, the Applicant shall pay the amount of $ to the City. t IL,, i ADDENDUM TO CONDI'PIONS OF APPROVA7, - PROPOSED MARCH 27, 198 SPECIFIC PLAN 83-002 OAK TREE WEST Page Eight. Miscellaneous 43. Landmark understands that the City was incorporated in 1982 and has not yet enacted a complete policy on exactions on new development to provide municipal improvement and facilities needed as a result of the cumulative impact of such new development; and that City is in the process of pre- paring and enacting such a policy, which will include uniform fees to be imposed upon new construction to fund the following public improvements and facilities: fire station, public safety facility, city hall, park and recreation facilities, schools, drainage facilities, major thorough- fares and bridges and traffic signalization; that City expects to enact said fees policy on or before December 31, 1984; Landmark agrees to pay said fee or fees in the amount and at the time enacted and from time to time amended by City. 10 44. Prior to the issuance of grading peinuits or the approval of tentative tract maps or plot plans, the applicant shall submit a phasing schedule and map for the entire project to the Planning Director for review and approval. 45. Applicant shall consent to the formation of a maintenance district under Chapter 26 of the Improvement Act of 1911 (Streets & Highways Code, Section 5820 et.seq.) to implement maintenance of landscaping, pavement, and on -site lighting within all commonly maintained driveways, parking areas, greenbelts, private streets, and other improved common ownership areas. It is understood and agreed that appropriate homeowners' associations shall pay all above costs of maintenance for said improved common areas until such time as the City Council deteumuines that, by default of the homeowner's association, a need for maintenance work and establishment of a tax rate exists and until such time as tax revenues are received by the district for assessment upon the real property. _., MEMORANDUM CITY OF LA QUINT, To: Honorable Chairman and Members of the Planning Commission From: Sandra L. Bonner, Principal Planner Date: March 13, 1984 Subject: SPECIFIC PLAN NO. 83-002, 'Oak Tree West;" LML Development Corporation of California, Applicant. r• � «. d;,� mug The 1665± acre site is generally bounded by 54th Avenue on the north, 58th Avenue on the south, the Coachella Canal and Lake Cahuilla on the west and Madison Street on the east. The Applicant proposes to develop the site with a major residential, recreational and resort project oriented around four 18-hole golf courses, one of which will be specifically designed for tournaments. The project will contain 5000 single-family dwellings, a 65-acre resort village and a 35-acre general commercial center. The resort village area will contain 250 apartments/condaninitim�s, a 400 roan hotel and a major recreation center. The La Quinta city limits currently divide the site along Jefferson Street, with 438 acres being within the City and 1227 acres being within the unincorporated County area. The proposed specific plan is a master development plan for the Oak Tree West project. It is intended to provide a canprehensive analysis and development criteria governing the orderly development of this project in conformance with the La Quinta General Plan, as amended. It will control and regulate the manner in which the subject property is planned, developed and maintained. The subject Specific Plan is intended to be in conformity with the La Quinta General Plan, as amended by General Plan Amendment No. 84-002. The following report is intended to call the attention of the Commission to several elements of the Specific Plan which the staff believe to be of particular importance. The conditions which follow are those which are reccumended by the staff in a recammndation of approval of the project. Commission review of the Specific Plan, which has previously been submitted, is reccmmmended. CIRCCTIATION A significant aspect of the circulation element of the specific plan involves the closure of Jefferson Street two miles north of its present terminus at the entry to Lake Cahuilla. Jefferson will continue to serve the subject property and areas to the north. However, those persons who use Lake Cahuilla who cone from the north, would be required to use Madison Street and 58th Avenue for access to the Lake area. Because of this, and as a part of the development project, it is proposed that the perimeter streets of 54th Avenue, 58th Avenue, I6.-''�'i' 1'IJJ Mars:h 1;:, leis'' Page+ TW: - Airport Boulevard and Madison Street, contiguous to the property, be developed in accordance with the General Plan designations. It is also proposed that Madison Street from the northerly boundary of the project to 50th Avenue be constructed, and that Madison Street and 58th Avenue to the southeast of the project boundary in accordance with County and/or City standards. It is also proposed that a time schedule be submitted to and approved by the City Council relative to the closure of Jefferson Street. With respect to on -site circulation, it is proposed that a combination bicycle and pedestrian path be established, providing a direct route from the intersection of Jefferson Street and Avenue 54 to Lake Cahuilla. After initial indications of support for this circulation plan, the Riverside County Parks Department has asked for a direct access to the north shore of Lake Cahuilla. This is not proposed, however a mitigation measure of a park site and a community pool in the City of La Quinta is proposed. PARK MITIGATION As discussed above, the closure of Jefferson Street will cause additional travel time in reaching Lake Cahuilla. With respect to the County Road Department's use of the gravel pit south of the Lake, it is proposed that the closure of Jefferson Street be delayed until the planning of the Oak Tree West project necessitates it. With respect to the use of Lake Cahuilla, the closure of Jefferson Street will not significantly affect the travel times or patterns of persons caning fron or going to Indio, Coachella, Thermal or other locations to the east or south. Travel times of persons coning from or going to the north or west will be increased by approximately three minutes. For longer distance trips, this is not considered significant. For shorter trips, such as from the central part of La Quinta, this is more significant. For this reason, as discussed above, a ten acre park site with a camnwuty pool to be within the City of La Quinta is proposed. LAND USE It is proposed that a buffer area be established between the Lake Cahuilla Park boundary and the development of any structures in the Oak Tree West project, for the mutual benefit of park users and residents. It is proposed that height limitations shall be as shown in the specific plan, except that the residential height limit on one story sturctures shall be 17 feet. It is also proposed that the portion of the area designated for six -story (or 72 feet) height south of the Airport Boulevard alignment be deleted, in order to reduce the visual impact from Lake Cahuilla. It is proposed that the co n ercial area shall be reduced to a maximum of 15 acres for the future development of a neighborhood commercial center, which is closer to the standard established in the County General Plan. PUBLIC FACILITIES It is proposed that the developer provide a fire station, including the donation of land, construction of the station and provision of two pieces of equipment. S-1; : i REP11:'I — I'Id4 P o i l L; F11: 1ON Sr-•Jfic i 1. ii No. H:-Dt'_ Mar• '. 13, 198-1 Par;- 'Pnr .._ Tvo sites have been disc-lssed: the southwest corner of 54th Avenue and Jefferson Street and the southwest corner of 54th Avenue and Madison Street. It is the goal of the Riverside County Fire Department to provide a 3 mile or 5 minute response range. The 54th/Madison intersection appears to more closely meet this need. One of our concerns will be that the majority of the service area of this station will be within the City of La Quinta. Also, direct access frcm the station to the Oak Tree West project will be required. �D�F � 181 �� • It is respectfully recommended that the Planning Commission recalnlend to the City Council approval of Specific Plan No. 83-002, and its related environmental impact report, subject to the accarpanying conditions. RE: ITEM NO. 3 DATE Z-7-�7 PLANNING COMMISSION MEETING 2.�_ . eoax # S-t/-DO MOTION BY: GOETCHEUS IMKAMP KLIMKIEWICZ SALA.S THORNBURGH SECOND BY: GOETCHEUS IMKAMP KLIMKIEWICZ (--t=� THORNBURGH DISCUSSION: ROLL CALL VOTE: COMMT SSIONERS: AYE NO ABSTAIN ABSENT PRESENT GOETCHEUS — IMKAMP — THORNBURGH — SALSAS — KLIDIKIEWICZ — UNANIMOUSLY ADOPTED: YES NO ® ® �, MEMORANDUM . u• CITY OF LA QUINTA To: The Honorable Chairman and Members of the Planning Commission From: Sandra Bonner, Principal Planner Date: March 27, 1984 Subject: CHANGE OF ZONE NO. 84-007, a request to change zoning from A-1-10, A-1-20 and W-2-20 to R-2, R-3, R-3 (75' height limit), R-5 and C-P-S, in accordance with the proposed Specific Plan No. 83-002, "Oak Tree West;" IbM Development Corporation of California, Applicant. This application involves both the rezoning of land within the city and the pre - zoning of land within the unincorporated county area which is proposed for annex- ation. Jefferson Street is the current city limit. The Applicant is requesting a zone change from A-1-10 (Light Agriculture - 10 acre minimum lot size), A-1-20 (Light Agriculture - 20 acre minimum lot size) and W-2-20 (Controlled Development - 20 acre minimum lot size) to R-2 (Multiple Family Residen- tial), R-3 (General Residential), R-3 (75' height limit), R-5 (Open Area Combining Zone - Residential Developments) and C-P-S (Scenic Highway Commercial) in accordance with the attached exhibit. Regarding the proposed R-3 zoning, this zoning usually limits the height of all buildings and structures to 50 feet but it provides for the height limitation to be raised up to 75 feet if specifically requested. The requested zoning is consistent with the "Oak Tree West" specific plan as proposed by the applicant. As discussed in the related staff reports for the specific plan and general plan anent, staff is recommended that the proposed commercial center be decreased from 35 acres to 15 acres. In accordance with this reoommndation, staff recommends that this change of zone request be amended to provide for 15 acres of C-P-S zoning and 1477 acres of R-2 zoning in addition to the other requested zones in accordance with the attached exhibit. D-0-0 W2 19- •% Staff recommends to the Planning Commission approval of Change of Zone Case No. 84-007, as amended, in accordance with the attached Exhibit "A." 2 o �kh.� 4C p, ITEM NO. �- �• DATE 3 - Z i - g PLANNING COMMISSION MEETING RE: �� u •` r '� - - MOTION BY: GOETCHEUS SECOND BY: GOETCHEUS DISCUSSION: IMKAMP IMKAMP KLIMKIEWICZ SAL.AS KLIMKIEWICZ L�i ✓(��^ z2 ` THORNBURGGH THORNBURGH ROLL CALL VOTE: COMKTSSIONERS: GOETCHEUS IMKAMP THORNBURGH SALAS I TrIKIEWICZ UNANIMOUSLY ADOPTED: AYE -- - YES NO ABSTAIN ABSENT - -- - - - - - NO PRESENT - - ate. T c ,� MEMORANDUM( F CITY OF LA QUINTA To: The Honorable Chain and Members of the Planning Ccammission From: Sandra L. Bonner, Principal Planner Date: March 27, 1984 Subject: ENVIRONMENTAL IMPACT REPORT - Prepared by LML Development Corporation of California for Specific Plan No. 83-002, "Oak Tree West" In February and March, 1984, the Planning Comnission received copies of the draft and final envirorrrental impact reports prepared for the proposed "Oak Tree West" project. Attached to this report are the EIR's summaries of the impacts and mitigation measures, of the adverse environmental impacts which cannot be ccuPletely mitigated so as to be insignificant, and of the significant environmental changes which would result if the project is implemented. Note that the unavoidable impacts, with the exception of the conversion of agri- cultural land to urban uses, are those which result from all urban developments and are not unique to the Oak Tree West project. Regarding the other impacts addressed in the report, the mitigation measures have been incorporated into the conditions of approval for the specific plan. The City Attorney and, planning staff have reviewed the documents and have deteanined that they have been prepared and processed in ampliance with the requirements of the California Envirormtental Quality Act. 1. The information contained in the final Environmental Impact Report has been reviewed and considered prior to ruling on the project. 2. The final EIR has been Meted in carpliance with CEQA. The Planning Commmnission recommends to the City Council certification of the Environmental Impact Report prepared for "Oak Tree West". 0 vi GENERAL SUMMARY OF IMPACTS AND MUTTUTION M M The following is a summary of the environmental impact sections and miti- gation measures of the Draft E1R for Oak Tree West. GEOLOGY/SOILS/SEISMIICITY (Page 11) Groundshaking may occur on the site due to the proximity of faults, espe- cially the San Andreas fault, and other factors. Liquefaction and subsequent ground failure may also occur, particularly in areas with high groundwater and unconsolidated alluvium. Subsidence may present certain building problems, but severity is unknown without additional study. Current soil conditions must be improved during site preparation by removal and recompaction. A 25- 30% reduction in earth volume is expected. Implementation of the project would impact the region's agricultural production due to the irretrievable conversion of prime agricultural soils to urban uses. The high moisture con- tent of surface soils may hamper earth movement operations unless adequately dried. Also, the potential erosion hazard is considered severe due to wind conditions and soil characteristics. Proposed mitigation includes conformance to building codes, state-of-the-art engineering practice, and appropriate seismic design criteria; use of drainage facilities, dikes, and berms to pre- vent flood erosion; and additional geotechnical study to determine more pre- cise building constraints and design guidelines. Implementation of the mitigation measures will reduce potentially adverse impacts associated with groundshaking, liquefaction, subsidence, erosion, and other geotechnical problems to a level of insignificance. Nevertheless, cer- tain unavoidable seismic risks are present with any development in Southern California. The loss of soils to agricultural production represents an unavoidable adverse impact. No feasible mitigation has been identified to alleviate this situation. HYDROLOGY (Page 19 The flooding hazard of the site is high without future protective mitiga- tion. Redevelopment activity has recently been enacted in La Quinta to assist in resolving flooding hazards. Without upstream protection from flooding, other site -specific measures would have to be implemented to reduce this hazard. Site development will result in increased runoff and decreased perco- lation. Runoff routes will be altered and rerouted into streets and drainage systems. Site development will result in less groundwater recharge, resulting in a lowering of the groundwater table and a consequent impact on the biologi- vii M cal habitat. Project site runoff characteristics will be transformed from agricultural pesticides, herbicides, and fertilizers to automobile -related pollutants. Proposed mitigation includes additional hydrological analysis to determine the ultimate protection strategy from site flooding and preparation of a water conservation plan. Implementation of the mitigation measures will reduce potentially adverse impacts to site hydrology to a level of insignificance. VEGETATION AND WILDLIFE (Page 25) Site development would result in a loss of existing vegetation, including agriculture and mesquite/tamarisk thickets. The subsequent introduction of non-native ornamental landscaping and golf course turf may consume greater quantities of irrigation water than the existing agriculture. The desert wildlife currently inhabiting the site would either relocate or adapt to the new environment. The project could also indirectly affect the prairie falcon and bighorn sheep habitat located offsite due to the cumulative effects associated with increased human activity and urban growth. Use of onsite water features (e.g., lakes on the golf courses) could support certain wild- life species and establish a prey base for the prairie falcons. Use of desert vegetation for landscaping could have a beneficial effect on wildlife. Pro- posed mitigation includes planting appropriate trees at the margins of golf course lakes to assist prairie falcon foraging; use of drought-tolerant/native plant materials; use of drip irrigation systems; and additional study of the prairie falcon habitat. On a cumulative basis, this project, in concert with other past, present, and reasonably foreseeable projects, will contribute to vegetation and wild- life habitat degradation. CULTURAL RESOURCES (Page 31 Site development will not impact archaeological or historical resources. An adverse impact to paleontological resources could occur during site prep- aration. Proposed mitigation includes additional archaeological reconnais- sance of remaining unsurveyed areas, and monitoring of grading operations. Implementation of the mitigation measures will reduce any potential impacts associated with cultural resources to an insignificant level. TRAFFIC/CIRCULATION (Page 35 Project implementation will result in the generation of approximately 40,885 vehicle trips per day. Also, Jefferson Street, a master -planned arte- viii OM rial, would be restricted south of 54th Avenue and would become a private roadway midway into the site. Vehicles traveling to Lake Cahuilla Regional Park would be diverted to the east, circumventing most of the site. Roadway impacts on Jefferson Street (assuming four -lane improvement) would exceed an acceptable level for locations north of 52nd and 54th Avenues as the proposed project and areawide projects are completed. Similarly, intersection -capaci- ties exceed acceptable levels for Jefferson Street/Highway 111, Jefferson Street/50th Avenue, and Washington Street/50th Avenue. Proposed mitigation includes constructing applicable roadways to the design criteria contained in the Specific Plan and County and City standards; provision of signage and other improvements to assist in the rerouting of traffic bound for Lake Cahuilla Park; participation in a development agreement to assist in funding signals and offsite roadway improvements; funding of improvements to Madison Street north of the! project site to 52nd Avenue; and implementation (by the City of La Quinta) of a traffic improvement needs monitoring program. On a cumulative basis, this project, in concert with other past, present, and reasonably foreseeable projects, will contribute to local roadway traffic of the mitigation tiall roadwaywcapacitytimpacts implementation reduced to an acceptable ulevel. poten- AIR QUALITY (Page 75) Primary impacts to air quality associated with project implementation will occur from vehicle -related emissions. Indirect impacts will be derived from stationary sources, including increased electrical demand requiring com- bustion in power plants. In total, project -related air quality impacts are considered insignificant when compared to basinwide emissions. Construction related impacts to air quality, including dust generation and equipment emis- sions, may be somewhat significant to the vicinity, with particular regard to the nuisance associated with dust settlement. Proposed mitigation includes construction of golf course facilities prior to residential uses, utilizing approved dust control measures during construction, use of alternative (non - automotive) transportation systems, and encouraging the use of public trans- portation. On a cumulative basis, this project, in concert with other past, present, and reasonably foreseeable projects, will contribute to decreased basin air quality. Implementation of the mitigation measures will reduce potential impacts to an insignificant level. NOISE (Page 94) Project implementation will result in both short-term construction noise and long-term increases in the ambient noise environment. Most long-term r t iX M noise impacts will occur along major roadway corridors. Residences planned near these roadways in Oak Tree West could be impacted by vehicle noise unless properly attenuated. Proposed mitigation includes use of site design and noise barriers to reduce noise levels to within State standards, and adherence to State interior noise standards for residential and commercial uses. Implementation of the mitigation measures will reduce potentially signif- icant adverse noise impacts to a level of insignificance. ENERGY (Page 102) Energy will be consumed on the project site for lighting, air-condition- ing, cooking, water and space heating, and transportation needs. Proposed mitigation includes compliance with Title 24 of the State Administrative Code. On a cumulative basis, this project, in concert with other past, present, and reasonably foreseeable projects, will contribute to the depletion of non- renewable resources for energy production. LAND USE (Page 1051 Development of the project will change the open space/agricultural char- acter of the project site to resort -type urban development. It also repre- sents a permanent conversion of 1,665-acres of land containing prime agricul- tural soils into non-agricultural production uses. Owners of other adjacent parcels having prime agricultural soils may be encouraged to convert their properties to urban uses due to the presence of a resort community and the proximity of infrastructure systems. Rerouting of Jefferson Street as propos- ed represents an impact to the travel time and convenience of regional park users. Finally, a major portion of the site is proposed to be annexed to the City of La.Quinta. Proposed mitigation includes conformance to City land use policies and public review, conformance to County land use policies and public review, and using tax increments generated by new project development to finance the flood control facilities proposed in the City Redevelopment Plan. The mitigation measures identified will not reduce the impacts associated with the conversion of agricultural lands to urban uses to an insignificant level. Consequently, the project will have an adverse impact on the change of land use. PUBLIC SERVICES AND UTILITIES (Page 110) Site development will require an increase in facility and manpower resources necessary to serve the project. Fire, police, water, wastewater, (icy �i w 1�=�1 solid waste, parks, transit, hospital, library, schools, telephone, gas, and electricity are the affected utilities and services. Capacity and service impacts could occur for all services and utilities without system and agency expansion. Proposed mitigation includes dedication of a fire station site and an agreement for funding staff and equipment; inclusion of crime prevention design consideration; payment of a per -unit school fee to applicable school districts; design mitigation to achieve land use compatibility and aesthetic desirability between the regional park and the project site; and annexation to Improvement District No. 55 for future wastewater treatment services. On a cumulative basis, this project, in concert with other past, present, and reasonably foreseeable projects, will contribute to the demand for public services and utilities. Implementation of the mitigation measures will reduce potentially significant impacts to an insignificant level. 121 0 SUMMARY OF UNAVOIDABLE ADVERSE IMPACTS This summary briefly lists the significant environmental effects of Oak Tree West which cannot be completely mitigated so as to be insignificant. 1. There will tie potential hazards of groundshaking and liquefac- tion as a result of seismic activity in the region and due to locations of poorly consolidated, unstable soils on the site and the proximity of major regional fault systems. 2. Construction of the project will permanently change water char- acteristics and flow patterns on the site. Site development will increase urban pollutants in runoff and slow water percola- tion to groundwater tables. 3. Development of open -space and agricultural areas will result in permanent changes in vegetative and wildlife habitats within the project boundaries. tion of 4. increaseevehicular nt �trafficm throughout the hproject the project areaand onto adjacent roadways. 5. Changes in land use will permanently alter the economic, visual, and agricultural character of the project area and may impact surrounding land use. 6. Eventual growth from the project's ultimate development will impact regional air quality. 7. Cumulative impacts will result from an increased demand for non- renewable natural resources despite energy -efficient design. 8. Project implementation, resulting in increased activity in the area, will increase ambient noise levels in the vicinity. g Construction and,ect will cumulatively utilities to the area.contribute to the 122 UM SIGNIFIICANT IRREVERSIBLE ENVIRONMENTAL CHANGES 4iHOULD THE PROJECT BE IMPLEMENTED The proposed project will result in the irretrievable commitment of land for development purposes. Development will eliminate the potential for con- tinued agricultural use on the project site. Additionally, project implemen- tation will modify the existing physical features and displace most existing flora and fauna, possibly affecting offsite habitat areas. Environmental impacts to air quality, noise, and traffic levels would cumulatively increase over time. Development will require irreversible con- sumption of non-renewable fossil fuels both during construction phases and through the life of the development. The commitment of non -recyclable materi- als used for construction is also irreversible. Both community services and public utilities will require irreversible increases in service levels for the longevity of the project.