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PP 1993-502s �r CITY OF LA 4 1A ^ PLANNING Z DEVELOPMENT DEPARTMENT- 78-105 CALLE ESTADO LA QUINTA, CALIFORNIA 92253 RESIDENTIAL and PLOT Case No.; Date Received: COMMERCIAL FEE N-1 W 7494 PLAN APPLICAT!4 �,,,, TENDERED _i'_� ' 3�.OfJi4 In order to process your application in a time manner, please complete and sign this form. The information which is required to be shown on the plans and submitted with the application is stated on the back of this form. Failure to provide the required information is justification for rejection of the application. THIS APPLICATION MUST BE ACCOMPANIED BY A NON- REFUNDABLE FILING FEE OF $' 1,121.00 AND_ 25 COPIES OF THE COMPLETE AND ACCURATE PLOT PLAN, LANDSCAPE PLAN AND ELEVATIONS. C),tEzJ .. ? , +4 °4 Q 6 - {5_g'g�J1,Gt�14 -rOTR!_ -sue Name of Applicant Jascorp Phone 345 -8090 Mailing Address 79 -811 Country Club Dr. Bermuda Dunes, Ca. 92201 Street City Zip Code Legal Owner Amcor Capitol Inc. Address 52 -300 Enterprise Way Coachella, Ca. 92236 Proposed Use Multi Family Dwellings The net and gross square footage fort e3 �h Frwse t set ` "T building. Plan #A: Net 1109s.f. Ggross s. an e 41s.f. Gross 1,402s.f. Plan C: Net s. t. Ur=:i 1,5±ts.t. Rec. 2,000s.: The square footage allocated for sidewalks /walkways, pa in, 1a d ca in nd b d' sidewalks: on site 1 920s.f. of is,, s. ip 5ar�`cinc�:1� Location.of Property (Address if known) 7690 L.F. from the Northwest corner of Calle Tampico and Washington Street Assessor's Parcel Number 122/89 -90 PM #19730 Legal Description of Property (give exact legal description as recorded in -the office of the County Recorder) -- (may be attached) (see attached) Signature of Applicant _ Date Signature of Owner Date 6// K t PLOT PLAN APPLICATIONS MUST INCLUDE SUCH INFORMATION AND DOCUMENTS A►S'.= MAY BE REQUIRED BY THE PLANNING DIRECTOR, IN ADDITION TO THE i. FOLLOWING: 1. A plot plan, drawn to scale, that shows the following: a. Boundary and dimensions of property. b.. Topography of the property. C. Location of adjacent streets, drainage structures, utilities, buildings, signs, and other features that may affect the use of the property. d. Proposed development, including planned buildings and structures, access, drainage, yards, drives, parking areas, landscaping, signs and walls or fences, with dimensions. 2. A complete set of elevations of the proposed buildings. 3. A landscape plan showing size, type (botanical and common name), and location of proposed plant material. 4. A list of the exterior materials and colors to be used, including identification of where each will be painted or used; also, an 8" X 13" color and materials board which contains color swatches.and representative likeness of the materials to be used. 5. The net and gross square footage for each proposed use and building. 6. The square footage allocated for sidewalks /walkways, parking, landscaping, and building. 7. If the application requires a public hearing: a. One complete set of colored renderings for the elevations, plot plan and landscape plan. b. A list of the names and addresses of all owners of real property located within 300 feet of the exterior boundaries of the property to be considered, as shown on the last equalized assessment roll and any update issued by the City Assessor. The list must be certified by a title company, architect, engineer, or surveyor. MR /DOCJH.'001 9.10.030 Applications. Resit tial and commercial r - plot plan applications shall be submitted to the planning and development department and provide the following in- formation and exhibits: '? A. Complete application form; B. One copy of the preliminary title report or deed of O trust to the subject property; r C. Sets of the site development plans (number as re- quired by the planning and development department), each set to incorporate the following: O 1. Dimensioned floor plan(s) relating to all build- ing layout aspects, showing applicable sales /display, office area, bedrooms, kitchens, hallways, bath /restrooms, etc., for the particular use under review, O 2. Four -point elevations of any and all buildings proposed on the site, delineating any outstanding architec- tural fe.ature(s), relationships to any existing structures and /or other adjacent properties, and listing proposed building materials, finishes, colors, etc., O 3. A detailed site plan delineating all siting aspects of the development (i.e., setbacks, topography, fencing locaitons, locations provided for ground- mounted mechanical and heating /air conditioning systems, parking, ac,cessways, adjacent streets, utilities, drainage, and any O proposed signage. Note: In some instances, a preliminary grading plan . may be required if it is determined to be necessary due to topographic considerations and other related site factors. O 4. A complete site landscaping plan, showing a listing of quantities, species, location and plant sizes to be incorporated into the final landscaping of the project. The final approved landscape plan must be stamped "approved" by the Riverside County Agricultural Commissioner's office O prior to the issuance of a building permit. D. Two sets of all plans reduced to eight and one -half inches by eleven inches, and submitted on acetate or other O similar format suitable for presentation. E. One eight -inch by thirteen -inch color, material and finish sample board for the building's exterior areas, in- cluding, but not limited to, roof covering, facia boards, tile inlays, stucco finish, wood or other plant -on mater- ials, etc. Colors and materials shall be keyed on at least one set of architectural elevations. O F. One colored elevation of all sides of the build- ings, oriented to public view, in accordance with the mater- ials sample board submitted. A colored swatch (band of color on the drawings) may be substituted for a complete colored drawing. O G. If the application requires a public hearing: A list of the names and addresses of all owners of real property located within 300 feet of the exterior boundaries of the property to be considered, as shown on the last equalized assessment roll and any update issued by the City Assessor. The list must be certified by a title company, architect, engineer, or surveyor. 6.4 - - Case Number (r Date Received PLANNING & DEVELOPMENT DEPARTMENT JA TA ENVIRONMENTAL INFORMATION FOR' . 486.00 Please complete Parts I & II of this form and provide ALL of the addit- ional materials requested in Part III. _Failure to do so may delay the review and process of your project. If you are unable to provide the information, or you need assistance, please feel free to contact the Environmental Quality Section of the Planning Department at (619- 564 - 2246). PART I. GENERAL INFORMATION 1. What is the total acreage involved? 11:75 acre 2. Is there a previous application filed for the same site? Yes If "Yes ", provide a Case Number. Also provide the Environmental Assessment Number, if known, and the Environmental Impact Report Number, if applicable. Case No. 91 -467 EA No. ( Parcel Map, Zone Change, Etc. ) plot Plan #91 -467 (if known) EIR No. PART II. EXISTING CONDITIONS (if applicable) 1. Project site area 511,830. SF / 11.75 acre (Size of property in square feet and.acreage) 2. Existing use of -the project site Undeveloped Land 3. Existing use on adjacent properties: (Example: North, Shopping Center; South, Single Family Dwellings; East, Vacant, etc.) South Future Shopping Center, West Future 'SFD, North SFD 4. Site, topography (describe):. (If any portion of the site exceeds 5% slope, attach a topographic display of the proposal site; if less than 5% slope, please provide elevations at corners of site) 5. Grading (Estimate number of cubic yards of dirt being moved): Approx: 56,870 C. Y_ FORM.005 /CS -1- r • , 0 6. Are there any natural or man -made drainage channel areas through or adjacent to the property? Yes X No (If "Yes" submit a display of. such drainage channel areas.) Describe the disposition of these channels /areas should the proposal be implemented. Increase/ modify existing storm channel, will be required in conjunction with future 7 . Are there any known °narchaeo agicatl pF°��s shear or on the proposed site? Yes No X 8. Describe any cultural or scenic aspects of the project site. Layout of project to maximize open spaces.& consiton grounds for walks & bike trail in addition to Rec Center. 9. Describe existing site vegetation and their proposed disposition should the proposal be approved. Minimum vegetation site will be cleared & disposed at local recycle /pump., (If any significant plant materials, e.g., mature trees, exist on the site, please prepare a site plan that illustrates their number, type, size and location.) 10. Describe accessibility of proposal site to the following utilities; gas, water and electricity. (I.f proposal site does not have immediate access, further describe necessary extension of services and provide a graphic display, 8 1/2 x 11" that indicates their present location in reference to the subject site). Entrance is off main entrance /joint entrance of pr=sed shop inq center (Ralphs) off of Washington St. 11. Additional comments you may wish to supply regarding your project. (Attach an additional sheet if necessary.) Superior Design & Layout for very low to moderate housing project. PART III. ADDITIONAL MATERIALS The.following items must be submitted with this form: 1. At least three (3) panoramic photographs (color prints) of the project site, or an aerial photo of the site. 2. A clear photocopy portion of the US the boundaries of map. FORM.005 /CS (Xerox or similar copy) of the appropriate Geological Survey quadrangle map, delineating the project site. Also note, the title of the -2- =' ? certify that I have investigated the questions in Parts I, II, &.III and the answers are true and correct to the best of my knowledge. Joseph A. Swain - President - Jascorp Q. Name & Title of Person Completing Form S gnature of Applicant FORM.005 /CS -3- • • ., i 2 ��12 �3� 77 06/14/93 10:30 ORDER NO. 1G2931 AMCOR CAPITAL 6 *98 9520 L.,t-- 007cx,PT,z,�; L —p4pv. V, "--o c� PAGE 2 THE FORM OP POLICY OF TITLE INSURANCE CONTEMPLATED BY THIS REPORT IS: CLTA FORM AND /OR ALTA FORM THE ESTATE OR INTEREST IN THE LAND HEREIN AFTER DESCRIBED OR REFERRED TO COVERED BY THIS REPORT IS: A FEE TITLE TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN: AMCOR REALTY FUND III, A CALIFORNIA LIMITED PARTNERSHIP THE LAND REFERRED TO IN THIS REPORT IS SITUATED IN THE CITY OF LA QUINTA.. COUNTY OF RIVERSIDE,. STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: PARCEL 1: - THAT PORTION. OF THE EAST 30 ACRES OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 6, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN, ACCORDING TO THE OFFICIAL PLAT THEREOF, DESCRIBED AS FOLLOWS. COMMENCING AT THE SOUTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION G; THENCE NORTHERLY ON THE EASTERLY LINE OF SAID NORTHWEST QUARTERo-430.00 FEET TO THE TRUE POINT of BEGINNING; THENCE WESTERLY, PARALLEL WITH THE .SOUTHERLY LINE OF THE NORTHWEST QUARTER OF SAID SECTION 495.6 FEET TO THE EASTERLY LINE OF THE WEST HALF OF. THE EAST 30 ACRES OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION; THENCE NORTHERLY ON THE EASTERLY LINE OF THE WEST HALF OF THE EAST 30 ACRES OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION, 888.6 FEET TO THE NORTHERLY LINE OF SAID EAST 30 ACRES; THENCE EASTERLY ON THE NORTHERLY LINE OF SAID EAST 30 ACRES, 495.6 FEET TO THE NORTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION; THENCE SOUTHERLY ON THE EASTERLY LINE OF SAID NORI HWEST QUARTER OF SAID SECTION 888.5 PEET TO THE TRUE POINT OF BEGINNING. CONTINUED ON NEXT PAGE 06/14/93 10:31 ORDER NO. 162931 AMCOR CAPITAL 0398 9520 004 PAGE 3 EXCEPT THE EASTERLY 30.00 FEET THEREOF AS CONVEYED TO THE COUNTY OF RIVERSIDE FOR USE AS A PUBLIC HIGHWAY, BY DEED RECORDED DECEMBER 16, 1930 IN BOOK 867, PAGE 151 OF DEEDS. ALSO EXCEPT THOSE PORTIONS CONVEYED TO THE COACHELLA VALLEY COUNTY WATER DISTRICT BY DEED RECORDED APRIL 4, 1978 AS INSTRUMENT NO. 63360 AND JANUARY 180 1982 AS INSTRUMENT NO. 9879, BOTH OF OFFICIAL RECORDS. PARCEL 2: THAT PORTION OF THE WEST HALF OF THE EAST 30 ACRES OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 6, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN, ACCORDING TO THE OFFICIAL-RECORDS. COMMENCING AT THE SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION; THENCE NORTH 890 53' 20" WEST ON THE SOUTH LINE OF THE NORTHWEST QUARTER OF SAID SECTION, 495.6 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 000 05' 40" WEST, 1,318.55 FEET TO THE NORTH LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION; THENCE NORTH 890 53' 40" WEST ON THE NORTH LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION, 330.35 FEET; THENCE SOUTHERLY, PARALLEL WITH THE EASTERLY LINE OF THE NORTHWEST QUARTER OF SAID SECTION, 1,318.60 FEET-TO THE SOUTH LINE OF SAID NORTHWEST QUARTER; THENCE EASTERLY ON SAID SOUTH LINE, 330.35 FEET TO THE TRUE POINT OF BEGINNING. EXCEPT THE PORTION ALONG THE SOUTH LINE CONVEYED TO THE COUNTY OF RIVERSIDE FOR THE USE AS A PUBLIC HIGHWAY BY DEED RECORDED' DECEMBER 16, 1930 IN BOOK 867, PAGE 141 OF DEEDS. EXCEPT THAT PORTION CONVEYED TO THE COACHELLA VALLEY COUNTY WATER DISTRICT BY DEED RECORDED APRIL 4, 1978 AS INSTRUMENT NO. 53360, OFFICIAL RECORDS. PARCEL 3: THAT PORTION OF THE SOUTH HALF OF THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 61 TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO MERIDIAN, ACCORDING TO THE OFFICIAL PLAT THEREOF, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID NORTHWEST QUARTER; THENCE SOUTH 000 00' 38" EAST, 1,318.97 FEET ON THE EAST LINE OF SAID NORTHWEST QUARTER TO THE SOUTHEAST CORNER OF SAID SOUTH HALF OF THE NORTH HALF OF THE NORTHWEST QUARTER; THENCE NORTH 890 59' 56" WEST, 50.00 FEET ON THE SOUTH LINE OF SAID SOUTH HALF OF THE TRUE POINT OF BEGINNING; THENCE CONTINUING NORTH 890 59' 56" WEST, 306.35 FEET ON SAID SOUTH LINE TO A POINT ON A CURVE, CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 2,920.00 FEET, A RADIAL TO SAID POINT BEARS SOUTH 210 17' 03" EAST; THENCE NORTHEASTERLY 264.72 FEET ON SAID CURVE THROUGH A CENTRAL ANGLE OF 05° 11' 40 "; THENCE SOUTH 310 00' 00" EAST, 124.99 FEET TO THE TRUE POINT OF BEGINNING. 06/14/93 10:30 AMCOR CAPITAL 619 398 9520 002 d4 f 1S T Vol D.V /HSVAf NZ fJ W w ARiDlti'r'Y' fw Q�! // •QIO riiY \ 1111 rb /aV •ore r rs • r.+ O , a�oanr�u s�asa ;e,or,00 I rumf a � ° e ' • ,,, � s Z- ow L f hMD STAFF REPORT PLANNING COMMISSION * FILE C 0?1 DATE: SEPTEMBER 28, 1993 (CONTINUED FROM SEPTEMBER 14, 1993) PROJECT: CHANGE OF ZONE 91 -066, SPECIFIC PLAN 93 -023, TENTATIVE TRACT MAP 27854 & PLOT PLAN 93 -502; (LA QUINTA VILLAGE) APPLICANT: JASCORP (MR. JOSEPH A. SWAIN, PRESIDENT) ARCHITECT: STOFFREGEN FULLER & ASSOCIATES; MR. ROGER DE COSTER PROJECT ENGINEER: HUNSAKER & ASSOCIATES; MR. BRUCE HUNSAKER & MR. STEPHEN MC CUTCHAN, AICP LANDSCAPE ARCHITECT: HORTON SHEPARDS09 & ASSOCIATES (JOHN COSTANZA) OWNER: AMCOR CAPITAL INC. (MR. ROBERT WRIGHT) REQUEST: CHANGE OF ZONE: THE APPLICANT HAS REQUESTED A CHANGE IN THE ZONING DESIGNATION FOR APPROXIMATELY 12 ACRES OF PROPERTY FROM R -1 (ONE FAMILY DWELLING), R -2 *8,000 (MULTIPLE FAMILY DWELLINGS), AND C -P (GENERAL COMMERCIAL) TO R -2 (MULTIPLE FAMILY DWELLINGS) FOR PROPERTY ON APPROXIMATELY 12 ACRES OF LAND ON THE WEST SIDE OF WASHINGTON STREET, JUST SOUTH OF THE LA QUINTA STORM CHANNEL /WASHINGTON STREET BRIDGE AND 700 FEET NORTH OF CALLE TAMPICO. SPECIFIC PLAN: TO DEVELOP DESIGN AND ARCHITECTURAL STANDARDS FOR A 124 UNIT (SINGLE FAMILY) PLANNED UNIT DEVELOPMENT PROJECT. TENTATIVE TRACT MAP: TO SUBDIVIDE APPROXIMATELY 12 .ACRES INTO 124 DEVELOPABLE LOTS FOR FUTURE ATTACHED SINGLE FAMILY HOUSING AND OTHER COMMON LOTS FOR STREETS, RECREATION OR LANDSCAPING PURPOSES. THE REMAINDER PARCEL IS PROPOSED. PLOT PLAN: TO DEVELOP A 124 LOW AND MODERATE INCOME ZERO LOT LINE SINGLE FAMILY HOMES. BONUS DENSITY: THE APPLICANT IS REQUESTING A DENSITY BONUS. FOR- THEIR PROJECT BASED ON GOVERNMENT CODE SECTION 65915 BECAUSE THE PROJECT WILL INCLUDE PROVISIONS FOR AFFORDABLE HOUSING UNITS. EXISTING ZONING: R -1 (ONE FAMILY DWELLING) & R -2 *8,000 (MULTIPLE FAMILY DWELLINGS) & C -P (GENERAL COMMERCIAL) STAFFRPT.113 /CS -1- Yy 4 ..y SURROUNDING ZONING & LAND USE: NORTH: R -3/R -2 8,000 MULTI - FAMILY /R1 SINGLE FAMILY; LA QUINTA COUNTRY CLUB (TENN -IS RESORT) SOUTH: C -P GENERAL COMMERCIAL; VACANT (FUTURE RALPH'S SHOPPING.CENTER) EAST: SR SPECIAL RESIDENTIAL; SCATTERED SINGLE FAMILY HOMES WEST: R -3 MULTIPLE FAMILY RESIDENTIAL; VACANT DESCRIPTION OF SITE: THE PROPOSED +12 ACRE SITE IS THE NORTHERLY HALF OF A PORTION OF A 17.6 ACRE SITE (2 TAX LOTS). THE LOT IS FLAT AND UNDEVELOPED AT -THIS TIME. THE PROPERTY HAS +680 FEET OF FRONTAGE ALONG WASHINGTON STREET AND IS 740 FEET IN DEPTH. THE SITE ELEVATION ALONG WASHINGTON STREET IS APPROXIMATELY 60 FEET ABOVE SEA LEVEL. M LOCATION: WEST SIDE OF WASHINGTON STREET AND SOUTH OF THE LA QUINTA STORM CHANNEL AND APPROXIMATELY 700 FEET NORTH OF CALLE TAMPICO ON -SITE PARKING: PROVIDED (124 COVERED /258 UNCOVERED) = 382 REQUIRED (2 GARAGE SPACES /UNIT) + 2 DRIVEWAY SPACES +.ACCESSORY SPACES FOR THE CLUBHOUSE) = 508 BACKGROUND: In 1991, the Planning Commission reviewed a low and moderate income senior citizen apartment complex for this site (Plot Plan 91 -467). The or proposed approximately 550 square feet to 1,550 square feet one story units'. The original Applicant proposed 109 units on approximately 9 acres. The developer had requested Redevelopment Agency assistance, but an agreement could not be secured. On November 19, 1991, the City Council tabled the case until later for further review and consideration. No action has occurred on this case since 1991. On September 14, 1993, the Planning Commission continued JASCORP's request to develop a 124 unit apartment complex at the site because the Applicant was in the process of submitting a subdivision map and specific plan for the project so the dwelling units could be sold instead of rented. The Planning Commission continued the Change of Zone and Plot Plan applications to September 28, 1993. SITE BACKGROUND The site is improved with street improvements along.Washington Street but the site does not have permanent curb, gutter, and sidewalk improvements at this time. The improvements along the frontage of the site were installed by the City in 1992. The site will be. allowed access onto Washington Street pursuant to the past review /approval of the Ralph's Shopping.Center project. This common driveway will-be signalized. STAFFRPT.113 /CS -2- • s A secondary access point is proposed into the shopping center at the southwest corner of the site at the cul -de -sac bulb. SITE DESIGN The design concept uses a mixture of one and two story (duplex style) residential units around a 32 foot wide private street. The front yards and the back yards will be for private recreation. A community building and swimming pool and spa has been proposed at the main gated entry. MARKET CONCEPT. Approximately 40 units are planned for very low, low,'and moderate income families and the Developer is presently working with the City's Redevelopment Agency on this matter as of the writing of this report. The remaining units will be market rate units. The developer will explain the marketing concept at the meeting. CIRCULATION /PARKING As mentioned above, the site has one point of access onto Washington Street which is a divided major arterial (120 -foot right -of -way). The entry into the site is located at the southeast corner of the. property. The entry is to be signalized and shared with the future Ralph's Shopping Center to the south. The project will be a gated community. The private streets will be 32 -feet wide and will permit parking on one side of the street plus two -way travel. SECONDARY ACCESS The Riverside County Fire Marshal has requested that the project have two points of access into the site. To accommodate the Fire Department's request an emergency access gate will be provided at the southwest corner of the residential complex at the terminus of the cul -de -sac bulb. The access point can be for either emergency purposes or for on -site resident usage. The number of parking spaces on the Ralph's site will be reduced by 2 or 3 spaces to provide this access. The design solution should be reviewed by Staff and the Riverside County Fire Marshal either prior to or during plan check. LANDSCAPING /SCREENING The landscape setback along the frontage of the site is approximately ,20 feet (excluding the parkway right -of -way), and a meandering sidewalk is shown along Washington Street. This sidewalk should be eight feet wide to allow pedestrian and bikeway travel.. Landscaping will be interspersed throughout the site and a six foot wall will be installed around the perimeter of the site for security purposes. Decorative wall features are located at the main gated entry. ARCHITECTURAL DESIGN The proposed single and two story Mediterranean design of the residential units and clubhouse is consistent with the City's design guidelines (e.g. the roof, rough stucco exterior, and consistent.' with the design standards of a low density condominium project, . etc.). The duplex units include a variation in architectural elements and color schemes. STAFFRPT.113 /CS -3- The project architect has proposed four architectural styles for the two story plan and two for the one story plan. The plans vary the roof design-style-by using a* combination of hip roofs and gable roofs. Additional embellishments include changes in textures, window treatments, wing walls, column supports and other slight architectural changes. The seven color schemes use a collection of light desert color tones to accent each building type. However, the concrete roofing material will be the same for each building (Espanz Mission #108). A one story clubhouse (approximately 1,436 square .feet) for the residents is also proposed. The design is consistent with the overall design theme for the project. UNIT SIZES The Developer has proposed units which range in size from 1,109 to 1;232 square feet which is larger than the minimum 750 square foot size required. 'These size units are consistent with the normal size of a small single family home. All.units will be two and three bedroom units, therefore, staff believes the project will be geared for small families, singles or senior citizens.. BUILDING HEIGHTS One story buildings (approximately 18 1/2 feet high) have been proposed along Washington Street because of the "low density" height policy in the City's General Plan. The City's policy has been to require one story units within 150 -feet of a major thoroughfare for aesthetic purposes. The Applicant's plan meets this requirement. A two story design has been used for a majority of the units independent of the one story units along Washington Street. The two story units are approximately 24 -feet in overall height. The R -2 Zone code standards permit 28 -feet. PLANNED UNIT DEVELOPMENT A planned unit development (PUD) usually involves a mixture of single- family residences, town houses, apartments, some commercial or industrial uses. However, not all PUD's include nonresidential uses, nor do all PUD's contain clustered housing, but PUD's do involve variation in building architectural styles and other .design standards. Planned unit development controls are usually implemented as part of a zoning ordinance, overlay zone, or specific plan. This project outlines the general parameters'of the PUD in the proposed Specific Plan. DESCRIPTION OF TENTATIVE TRACT MAP 27854 The Tract Map request was submitted to staff on September 10, 1993, in order to change the project from a multiple family apartment complex into a zero -lot line planned unit development (attached single family condominiums). The map proposes approximately 2,500 square foot lots or larger for each home on a private street circulation system. The streets are 32 -feet wide. A remainder parcel is shown but it will be used in the future Ralph's Shopping Center (PP 91 -456), which was approved by the City in 1991 _and amended in 1992. 113 /CS -4- The PUD project will provide single -deed ownership (fee simple) to each home to the boundaries of each lot. Each owner will be a member of the incorporated homeowner's association to manage the common lots, clubhouse, or other common facilities. DESCRIPTION OF SPECIFIC PLAN 93 -023 The Specific Plan has been submitted because the developer would like to develop and sell single family (zero -lot line) homes. The R -2 Zoning Code does not specifically address this type of housing, therefore., the Specific Plan document will guide development of the site. It implements the local general plan by creating a bridge between General Plan policies and individual development proposals. It contains the locations and standards for land use densities, streets, and other public facilities in greater detail than the General Plan. The Specific Plan can supercede the provisions of the Zoning Code as long as the standards do not run contrary to.the general plan. The developer requests. the following features or adjustments: 1) Lot Size: The-minimum lot size is 7,200 square feet for this property. The Specific Plan proposes approximately 2,500 square foot lots or larger because the homes will be sharing a common property.line (zero -lot line). Each private lot will be required to meet the normal•setback requirements for the other three sides of the lot. Staff Comments: Zero -lot line projects help create interest in a project by creating a larger building mass and eliminating one small side yard which is common standard in detached single family housing. The common property line building wall design has a number of advantages both to the owner and builder. The owner's savings are during the construction process and'the future owner saves money in monthly energy costs. Further, the State encourages cities to provide incentives to the developer to assist in the construction of affordable projects. A smaller lot site is one way to reduce the overall cost of the project. Large lot sizes impede construction of smaller.single family homes. Smaller lots allow a higher net density to be achieved. Staff is more receptive to this type of c.oncession than reducing the City's architectural standards to accommodate the proposed project. STAFFRPT.113 /CS -5- 2) Private Streets: The developer is proposing private streets. for the project which will be maintained by the future Homeowner's Association. The streets are 32 feet wide and all homes have either direct or indirect access to the circulation system. Planned residential projects are permitted 32 foot wide private streets. However, items which can be discussed in the Specific Plan are: 1) whether the cul -de -sac bulbs need to be 90 -feet in diameter, 2) whether the lot frontages should be 60 -feet unless on a cul -de -sac which is 35 -feet, 3) whether street sidewalks are necessary, and 4) whether or not the minimum .return radius of 25 -feet should be maintained. Staff Comments: The street design standards for the tract are not unusual for condominium style projects since the.focus is on creating common recreation areas and private facilities with limited maintenance for roadway areas. The 32 -foot wide streets will allow on- street. parking on one side of the street. Thirty -two foot wide streets have been allowed by the City in the past and they were permitted in portions of the Tradition and Rancho La Quinta tracts. The City would prefer 36 -foot wide streets because it adds some additional space for two -way traffic movement, but the proposed streets will provide adequate space for vehicular circulation. Smaller street widths reduce direct capital costs for pavement and cut and fill. It also reduces incidental costs associated with utility installation and maintenance. These future cost savings will be-conveyed to the future buyers. 3) .Architectural Character & Guidelines: The Specific Plan proposes that all of the units of the project will be architectural compatible. The project architecture is .representative of -a California Mediterranean architecture (e.g. tile roofing, heavy stucco, etc.), and included in the Specific Plan text are examples of the proposed units. Staff Comments: The architectural characteristics of the one and two story units Is consistent with the existing single family homes in the general area. The only difference is the project contains two story units which are allowed in the R -2 Zone District but not allowed in the SR zoned properties to the east. Staff supports the two story units because they are not located.on Washington Street and they will assist in providing additional outdoor recreation spaces for each home since the lots are smaller than average for this area of the City. 4) Phasing: The Tract Map will not be phased, but the developer might choose to phase the development during the building permit process. Any phasing plans should be reviewed by the Director of Planning and Development. STAFFRPT.113 /CS -6- 5) On -Site Parking: The developer has requested that the City permit single one car garages for the project instead of two -car garages. The developer would like to substitute open parking spaces in -lieu of the required second garage space.. Staff. Comments: Each unit will have three on -site parking spaces versus four, but on- street parking is also proposed to make up for this deficiency. The Specific Plan can provide for this adjustment because the State Code encourages cities to permit parking deviations to assist affordable projects. The parking modification will reduce capital costs and avoid over consumption of land otherwise available for housing. As referenced earlier, on- street parking will supplement the on -site parking program.' Staff is not opposed to the Applicant's parking program since the project is a private, gated facility. DESIGN REVIEW BOARD The Design Review Board met on August 4, 1993, to discuss this application request. The Applicant's representative, Mr. Joe De Coster, presented both the Applicant's marketing strategy and the design program. Mr. De Coster stated that his client would like to build an affordable project for empty- nesters, single parents, or senior citizens and they anticipate a large portion of the project. will be first time home buyers.' The Board discussed initially the security features of the project and some of the members felt the perimeter fencing should be masonry. They thought a masonry wall would be more appropriate because it would last longer than wood fencing and although it would cost more, it would benefit the future residents both in security and durability. The Board also discussed the pros and cons of masonry fencing within the project for each respective unit. .Mr. De Coster stated that his client has proposed painted wood . fencing for the interior areas because they believe it will reduce the development costs and will withstand the desert climate because they are using clear heart redwood or cedar lumber. The Board discussed whether or not the interior fencing should be masonry or wood and whether the rear yard fencing abutting the passive greenbelt recreation areas should be wrought iron (e.g. 2- foot,block with wrought iron). Mr. De Coster stated that the fencing will be used for both the confinement of animals or children. The Board also discussed whether or not metal garage doors (sectional or otherwise) should be considered in -lieu of wooden doors. The Design Review.Board thought that the doors would last longer than wood, however, they recognized the possibility that if the doors were hit the metal would be permanently dented. The applicant would prefer the wood doors because they are less expensive and can withstand bumps better than metal doors. The Board debated whether or not the future Homeowner's Association should maintain the doors so that they are kept nice if the project should become an ownership development. 113 /CS -7- C '1 0. • The Board thought the one and two story units were attractive and that the exterior colors and materials were consistent with the desert environment. The Board did debate whether or not one story units should be used along the entry driveway into the project to reduce the "tunnel" effect created by the two story units on the west side of the private drive. Mr. De Coster stated that the two story units along the first north /south (east side)* are stepped and do create a pleasing exterior elevation in conjunction with the one story units along Washington Street. He said he would be'.opposed to this change. The Washington Street wall was discussed because staff proposed that the applicant duplicate the six foot wall design on the east side of the street which was installed by the City last year. The applicant's representative stated that they would like to build a stuccoed masonry wall along their frontage but they did not feel that they should be responsible for the green ceramic tile band along the top portion of the wall. This would be an added expense to their project and their wall is approximately 32 feet from the future Washington Street curbing versus the 12 -feet wall to the east. Mr. De Coster stated their project landscaping would conceal a large portion of the wall; therefore, the tile would not.be necessary: He said he would work with staff to insure that the wall is "compatible" with the wall across the street. The Design Review Board also discussed the two -way access into the development on Washington Street. "The Board felt the existing plan' was not adequate because the signalized access would not allow vehicle stacking at the card gate, and without this area future traffic would be blocked either into the 124 unit project or the Ralph's Shopping Center. The members discussed a three lane access program for the site (e.g. two lanes in with one lane out). Mr. De Coster stated he could meet this requirement if the building along Washington Street were moved closer together. The Design Review Board voted to approve the project subject to the attached Conditions of Approval enclosed herein. The vote was 5 -1 with Planning Commissioner.Marion Ellson voting no because she felt additional landscaping should be incorporated and the number of units should be reduced (Boa rdmember Rice was absent). BONUS DENSITY The Developer has requested additional units over and above the General Plan density standards. The maximum yield under the R -2 provisions would be 93 units, but the.Applicant is desirous to have 23 extra units for this project because the project will have affordable units. State Government Code (Section 65915) requires local governments to exceed the density provision standards if the project is restricted to persons for families with incomes below the median for this area and the units shall remain affordable for a specified time frame (e.g. 30 years). If these provisions can be met, the City must grant a density increase, which shall be at least 25 %. • L�] The Applicant is requesting the maximum allowed plus an additional 10% increase based on their overall design and amenity package (General Plan Policy 2- 1.1.3.). The Applicant is currently negotiating with the Redevelopment Agency for affordable housing assistance. GENERAL PLAN CONSISTENCY A Medium Density Residential (MDR) category is established on the Land Use Policy Diagram. The density standard for this category ranges from 4 -8 DU /AC. The maximum density is 8 DU /AC. The general residential product type is characterized by one to two - story, single family detached homes on medium and small lots and /or one to two - story, single family attached units in projects with open space, subject to the conditions for varying residential use guidelines as specified in Policy 2- 1.1.9. Appropriate locations of MDR uses include the Cove area, near transportation arteries and in planned communities. The general residential product type.allowed within the Cove is one -story single family detached homes. (Policy 2- 1.1.6) CONCLUSION The project has been designed to encourage first time homeownership by providing a. smaller than average single family home on a small lot. The outdoor spaces will be comparable to the homes being built in the Cove except the project will have private streets and a Homeowner's Association to maintain the common landscaping and clubhouse building. The project will include both affordable units and market rate units as determined by the City Council and State Government Code 65915. To keep the units more affordable, the developer proposes creative site planning, and since the units share a common side .lot line, this facilitates unit density and allows for efficient use of the narrow lots. To offset some of the disadvantages of higher density, the development offers many site amenities, including common open space and recreational facilities. The overall density will not create an adverse impact on the area since the immediate.area is planned for medium density residential uses, neighborhood commercial uses; and major community facilities (i.e. Civic Center Complex). Further, the project has been conditioned to meet the architectural requirements of the City. The Change of Zone request is consistent with the City's long range . General Plan document which depicts this area as an area Medium Density (4 -8 Dwelling Units /Acre). Another reason to approve the change is: 1) the development is in the downtown area and medium density projects should be encouraged to provide housing for this future employment area, 2) the property is serviced by public transportation, and 3) the goals of the City's General Plan Housing Element will be met (Implementation Policy 8.06). RECOMMENDATION: 1. That the Planning Commission adopt Resolution 93- recommending to City Council approval of Change of Zone 91 -066 from R -1 (One Family Dwelling), R -2 *8;000 (Multiple Family Dwellings) and C -P (General Commercial) to R -2 (Multiple Family Dwellings) and recommending to the City Council concurrence with the proposed Negative Declaration. 2. That the Planning Commission adopt Resolution 93- and Resolution 93- recommending to City Council approval of Specific' Plan 93 -023 and Tentative Tract Map 27854 and recommending to the the City Council concurrence with the approval of the Negative Declaration of Environmental Impact subject to the attached Conditions of Approval. 3. Staff also recommends that the Planning Commission approve Plot Plan 93 -502, by Minute Motion 93- subject to the attached Conditions of Approval. Attachments: 1. Location Map 2. Environmental Assessment.93 -267 3. 4. 5. 6. 7. 8. 9. Agency comments Additional letters Plan Exhibits (large) Specific Plan Document Design Review Board Minutes Draft PC Resolutions for CZ Draft Conditions of Approval STAFFRPT.113 /CS 91 -066, SP 93 -023, TTM 27853 for PP 93 -502 -10- Site Bz, a z �U�n UL000�D o�o«ErAMO��on o0z F1 PAJW T" AVENUE S2 CAL LE ENSENADA Innnnnnnnn CITY OF LA QUINTA NORTH LOCATION MAP: SCALE.: l @3000' Plot Plan 93 -502 , Change of Zone 91- 066,Jentative Tract Map 27854, and Specific Plan 93 -023 S A? NW. SEC- 6 T. 610 R. 7E. �AIJA , fN/S i/I� /S �► or / / INorth EXisti�9sG �dt 10 I i i v o y 0 Existing Vacant PROPERTY IN QUESTION 6 Property �; z ,, r PAR. ! tai° 30& Ac. Nf 3090 X-i GR. a c •r Future Shopping Center At ® r• rY O �t l' s O � � N - •x MM � W • ♦ • • .fir � rRA CYO -lit/ •to,� Inr rR -A. OW - ZW— �+ 2 O7 ...gar �M Vacant Parcel • M a ,Ar ' M JT .ls lot o • i y 0 ♦l r 0 r M rM ' -� TAMP /CO � 6 40 Art„ Ott ;;,o ,,` ,w�° New City Hall Site ,o /u so 44, st - P.M. 122189-90 poke/,% 19730 P.M /75// -2 2710-9 ASsES"S MAP 8K. 769 M. 03 R/VE'RS /AC- -CWN". CALtf. / 0 EA 93 -267 � cin 0? U QUINT op ENVIRONMENTAL CHECKLIST FORM I. BACKGRCUND 1. Name of Proponent: Joseph A. Swain, Pres. - Jascorp 2. Address and Phone Number of Proponent: 79 -811 Country Mph nriva Bermuda Dunes. CA 92201 3. Date of Checklist: Aug.. 24, 1993 4. Agency Requiring Checklist: City of La Quinta S. Name of Proposal, if applicable: Ia Quinta Village II. ENVIRO*ENTAL IMPACTS (Explanation of all "Yes" and "Maybe" answers is required on attached sheets.) 1. .Earth. Will the proposal result in: Yes Maybe No a. Unstable earth conditions or in changes in geologic substructures? _ V' b. Disruptions, displacements, cospaction or overcovering of the soil? {/ c. Change in topography or gro:u:d surface features? Vol d. The destruction, covering or modification of any unique geologic or physical features? e. Any increases in wind or water erosion of soils, either on or off the site? f. Changes in deposition or erosion of beach, sands, or changes in siltation, deposition or erosion which may modify the channel of a river or stream or'the bed of the.ocean or any bay, inlet or.lake? g. Exposure of people or property to geologic hazards such as earthquakes, landslides, mud- slides, ground failure, or siailar hazards? 2. Air. Will the proposal result in: a. Substantial air emissions or deterioration of ambient air quality? _ ✓. b. The creation of objectionable odors? L/ c. Alteration of air movement, moisture or temperature, or any change in climate, either locally or regionally? 3. hater. 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? 1+' 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? _ 1� 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) Y j 0 i h. Substsntial reduction in the mount 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 ary species of plants (including trees,,, shruts, grass, crops, microflora and aquatic plants)? b. Redi;c_ :on of the numbers of any unique, rare c.r endangered species of plants? c. Introc-jction of new species of plants into an area, or result in a barrier to the norsa: replenishment of existing species? d. Reduction in acreage of any agricultural crop? S. Animal Li:e. Will the proposal result in: a.. Change in the diversity of species, or numbers of any species of animals (birds' land animals, incl;:cing reptiles, fish and shellfish, benthic organisms, insects or microfauna)? b. Reruc_.ion of the numbers of any unique, rare, or e- ,;rigered species of animals? c. Int —n•3iction of new species of animals into an area, or result in a barrier to the migration or no-cement of animals? d. Deter :ration to existing fish or wildlife habitat? 6. Noise. Xi 2l the proposal result in: a. Increases in existing noise levels? b. Exposz =re of people to severe noise levels? 7. Light and Glare. Will the proposal produce new light or glare? 8. Land Use. Will the proposal result in a substantial alteration of the present or planned land use of an area? 9. Natural Resources. Will the proposal result in: a. Increase in the rate of any use of any natural resou ,..es? b. Substantial depletion of any renewable natural resource? 10. Risk of Upset. Does the proposal involve a risk of an explosion or the release of hazardous sub- stances (including, but not limited to, oil, pesticides, chemicals or radiation) in the event of an accident or upset conditions? 11. Population. Will the proposal alter the location, density, or growth rate of the human popc2ation of an area? 12. Housing. Will the proposal affect existing housing, or create a demand for additional housing? 13. Transportation /Circulation. Will the proposal result in: a. Generation of substantial additional vehicular movement? b. Effects on existing parking facilities, or demand; for new parking? (4) Yes Maybe lio — _k�— — . L_� — L/ r `/ V Y v 1� Y t� t, • 1 • c. Substantial impact upon existing transportation systems? d. Alterations to present patterns of circulation or movement of people and/or goods` e. Alterations to waterborne, rail or air traffic? f. Increase in traffic hazards to act=s vehicles, bicyclists or pedestrians? 14._ Public Services. Will the proposal !a-re an effect upon, or result in a need for new or a ::eyed govern- mental services in any of the follow; areas: a. Fire protection? b. Police protection? c. Schools? d. Parks or other recreational faci: t: es? e. Maintenance of public facilities, ` :lading roads? f. Other governmental services? 15. Energy Will the proposal result in: a. Use of substantial amounts of fue: cr energy? b. Substantial increase in demand uzc- existing sources of energy, or require the !evelopment of new sources of energy? 16. Utilities. Will the proposal result a need for new systems, or substantial alter _:ins to the following utilities: a. Power of natural gas? b. Communications systems? C. Water? d. Sewer or septic tanks? e. Storm water drainage? f. Solid waste and disposal? 17. Human Health. Will the proposal resu:t in: a. Creation of any health hazard or ;o:--ntial health hazard (excluding mental health)? b. Exposure of people to potential 1:ra ::i hazards? 18. Aesthetics. Will the proposal result :� the obstruction of any scenic vista or view open to the public, or will the proposal•resu:_ '_n the creation of an aesthetically offensive site open to public view? 19. Recreation. Will the proposal result in an impact upon the quality or quantity of exist �-.g recrea- tional opportunities? 20. Archeological /Historical. Will the pr7pcsal result in an alteration of a significant arcbeoi:agical or historical site, structure, object ar building? 21. Mandatory Finding of Significance. a. Does the project have the potential t.a degrade the quality of the environment, substmtiaily re- duce the habitat of a fish or wildlife species, cause a fish or wildlife population to drap below self sustaining levels, threaten to el:wuate a plan or animal community, reduce the n=ber or' restrict the range of a rare or endangered plant or animal or eliminate important examp:es of the major periods of California history or prehistory? (5) Yes maybe No 1eo, C/ v 10 fie - L/ _ZG — y l� 0 e _ I find t -.e proposed project COULD NOT have a significant effect ca `-:e environment, and a NEGATIVE DECLARATIO\ will be prepare.:. I find t.a- although the proposed project could have a s:gnifican-_ 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 �%Y have a significant effect on the environment, and an ENVIRO*IENTAL IMPACT REPORT is required. Date: .8-2 4 " cry GrzEG -- . I/'t�u_ I �s.�cu.. Yes lhyDe 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 me which occurs in a relatively brief, definitive period of time while long -term impacts will endurr well into the future.) c. Does the project have impacts which are indi- vidually limited, but cumulatively considerable? (A project may imact on two or more separate resources where t.'.- impact on each. resource is relatively small, 'ut where the effect of the total of those i= acts on the environment is significant.) — d. Does the project have environmental effects which will cause s-.:bstantial adverse effects on human beings, eit.er directly or indirectly? I1I. DISCUSSION OF EM':RZ&-L1ENTAL EVALUATION IV. DETERMINATIOti (To.be com:leted by the Lead Agency) On the basis of this initial evaluation. _ I find t -.e proposed project COULD NOT have a significant effect ca `-:e environment, and a NEGATIVE DECLARATIO\ will be prepare.:. I find t.a- although the proposed project could have a s:gnifican-_ 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 �%Y have a significant effect on the environment, and an ENVIRO*IENTAL IMPACT REPORT is required. Date: .8-2 4 " cry GrzEG -- . I/'t�u_ I �s.�cu.. CITY OF LA QUINTA INITIAL ENVIRONMENTAL STUDY CASE. NOS. CZ 91 -066, SP 93 -023, TTM 27854 and PP93 -502 (EA93 -267) JASCORP GENERAL DESCRIPTION: The applicant has proposed a very low, low, moderate and market rate Zero -lot (PUD) single family subdivision (124 units) on +12 acres on property Zoned R1 (One Family Dwelling), R2 *8,000 (Multiple Family Dwellings); and C -P General Commercial. The property is located on the. west side of Washington Street, just south of the La Quinta Evacuation Storm Channel. The applicant has requested: that the City redesignate the site to R2 verses.the existing R1, R2 and C -P Zone categories. ENVIRONMENTAL IMPACTS EXPLANATION OF "YES" AND.d "MAYBE" QUESTIONS AND MITIGATION MEASURES 1. EARTH: ************************ * * * * * * * * * * ** * * * * * * * * * * * * * ** * * ** a. Unstable Earth Conditions or Changes in Geologic Substructures? (Checked "Maybe ") The soil on this property has been classified as Myoma Fine Sand and Coachella Sand /Loam. This type of soil has rapid permeability and can be used for crop production or homesite development. The site is vacant (never developed_) and the applicant is desirous to pursue development of the site with urban services (i.e. single family dwellings). The development of the site will involve grading and recontouring of the existing land features. However, all work will be done in conformance with the final Geotechnical Report required by the Engineering Department during final plan review. The site is protected from seasonal storm water'by an earthen.levee (to the north). b. Disruption, Displacement, and Compaction of Soil (Checked "Yes ") Earth moving to support the project will be done as part of the- grading plan, and no on -site work shall be done until a study has been prepared which identifies the cut and fill needs of the site. c. Change in Topography or Relief Features. (Checked "Yes) Nil The general elevation of the site is approximately 40 to 60 feet above sea level. The site is in a Zone 3 Seismic /Geologic Hazard area as noted by the City's General Plan. A Zone 3 is an area with moderate shaking qualities but less severe than a Zone 12 (highest level). It is categorized as: "effect on people: felt by most people indoors. Some. can estimate duration of shaking: But many may not recognize shaking of building as caused by an earthquake, the shaking is like that caused by the passing of light trucks. Earth moving to support the project will be done as part of the grading plan, and no on -site work shall be done until a study has been prepared which identifies the cut and fill needs of the site. d. Modification of Unique Physical Features (Checked "No "). No unique physical characteristics exist at the site. e. Increase in Soil Erosion (Checked "Maybe ") Preventative measures to minimize seasonal flooding and erosion should be incorporated into site grading plans (e.g, phasing of grading) and provisions shall be made with the Coachella Valley Water District and the City regarding on or off -site drainage. f. Effects on Beach Sands, Channels, Rivers, Streams,` Ocean, Bay., Inlet, or Lake (Check "No ") The site is adjacent to the La Quinta Evacuation Channel (earthen levee) which is to the north of the site. The developer can request that CVWD allow them access to the channel for off -site drainage needs; however, these provisions are usually worked out with the water district and the developer. The City is not actively involved with these negotiations_, and it is the responsibility of the developer to work out this solutions during plan check. g. Exposure to Geologic Hazards (Checked "Maybe ") The project site is not located within an Alquist= Priolo Special Study Zone, but it could be affected by potentially active faults nearby since this site - lies within the Riverside County Ground Shaking Zone 3 based on distance from causative faults and soil types. The effects of ground shaking will be mitigated by seismic design requirements and procedures outlined in the City's Uniform Building Code, and the future developer prepared Geotechnical Report. MITIGATION MEASURES: 1). Grading of the site shall occur pursuant to the approval of the future grading. plan as specified by the City's Engineering • • Department. All work shall be conducted in a manner so that'it does not disturb other abutting properties unless off -site agreements have been made and /or approved. The grading quantities have not been submitted, but it is assumed that most of the earth moving at the site (contouring) will occur on the premises and that importation will. also occur to develop the single family pad sites. 2). The site is greater than 5. acres, therefore, a National Pollution Discharge Elimination System (NPDES) Permit is required prior to any on-site-grading. The permit process was enacted in 1992 by the State Water Resources Control Board to insure that any storm discharges associated with a construction activity was examined by the Board. The permit requires all property owners to: eliminate or reduce non -storm water discharges to storm sewer systems or other waters, develop an implement a storm water pollution prevention plan, and perform inspections of storm water pollution prevention measures (control practices). 3). The site shall meet the provisions of Uniform Building Code Section 2312 (d) 2 because the project lies within a Seismic Zone 4. It is recommended that all structures be designed according to current Uniform Building Code requirements. 4). Levee improvements (i.e. concrete) shall be required if deemed necessary by the Coachella Valley Water District. 2. a. Substantial air emissions or deterioration of ambient air quality? (Checked "Maybe ") The City's Environmental Hazards Element identifies on- site soils as being a wind erosion hazard. This is a concern as the Coachella Valley exceeds federal air quality standards for particulate matter. In accordance with the City's Air Quality Element,.the project was evaluated to determine if the project would have a significant adverse impact on air quality. The South Coast Air Quality Management District's significance threshold includes residential projects of 160 or more units or .177 acres per day. As the proposed project involves construction of a smaller project than noted above, it does not exceed the significance criteria threshold for air quality impacts. The project site is located within the Southeast Desert Air Basin (SEDAB) and is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). With the proposed construction, there may be air pollutant sources which may deteriorate ambient air quality. These sources are stationary and mobile sources. Stationary source considerations include emission from on -site construction activities and natural gas combustion. Mobile source consideration include exhaust emissions resulting from short term construction activities *and long term generation associated with the project. It could be anticipated that with the construction of the proposed project there will be a reduction .in the overall mobile emission releases because the location of the apartment complex is convenient to local downtown services. b. The creation of objectionable odors? (Checked "No ") The project is not of a type -which would create objectionable odors. No impacts are anticipated. C. Alteration of air movement, moisture, or temperature or any change in climate, either locally or regionally? (Checked "No ") The single family subdivision is not of a type, design or density which would significantly alter air movement, moisture, or temperature. It is anticipated that the climate would not be either locally or regionally altered. MITIGATION MEASURES: 1). Adequate watering techniques shall be employed to partially mitigate the impact of the construction generated dust. 2). Areas graded but not immediately constructed on shall be planted with a temporary ground cover to reduce the amount of open space subject to wind erosion. 3). Grading and construction shall comply with all applicable City Ordinances (PM10) and the requirements' of the Air Quality Management Plan (Rule 403). . 3. WATER: a. Change in currents or the course of direction of water movements,, in either marine or fresh waters? (Checked "No ") None are proposed by the development of the site. b. Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? (Checked "Yes ") With the proposed construction it can be expected that there will be a change in the absorption rate (due to impervious surfaces), drainage patterns and amount and rate of surface water run -off. The project proponent will provide an on or off-site retention /detention basin. (off -site if approved by the_ City Engineer) for the collection of storm water and nuisance water run- off and, special measures will be needed to assure the earthen levee to the north is adequate to protect the property from storm water flows. This area might be subject to liquefaction. Liquefaction is the term which is used when the ground water table is very close to the surface, and during an earthquake the ground has a tendency to vibrate building structures from their respective foundations and, thus causing failure and other adverse side - effects. The site has an AO flood insurance rating (FIRM). This means that the area is within the 100 year flood plain and special measures are necessary to insure that any site improvements are designed to. prevent damage to any structure or building by periodic flooding. C. Alteration of Flood Water (Checked "No") The project will not modify or alter the existing La Quinta Evacuation channel to the north of the site. d. Change in the Amount of Surface Water (Checked "No") Similar to existing conditions, after project construction surface water runoff will be captured either on -site or diverted off -site through engineered designs. Thus, the change in the amount of surface water is not expected to be significant. e. Alteration of Surface Water Quality (Checked "No ") Stormwater runoff project improvements may contain small traces of. urban pollutants (e.g. oil, fertilizer, etc.) which can be accepted into the on or off -site retention basin(s) or accepted off -site provided CVWD is agreeable to this solution. All solutions shall be prepared by the licensed engineer and approved by the City and the local water agency. f. Alteration of Groundwater Direction (Checked "No ") The project would not alter the direction of existing groundwater resources nor impact its flow rate. g. Change in Groundwater Quantity (Checked "Maybe ") The proposed residential development would cause an incremental increase in the demand for groundwater, which would be provided by CVWD via an existing distribution system. The additional withdrawals are not considered to be significant. h. Reduction in Public Water (Checked "Maybe") The development of the site. will reduce the amount of water available for public consumption. It is assumed that each unit can or will consume approximately 350 gals. /day which means the project could use 43,400 gals. /day based on 124 units. If the number of units is reduced, the amount of water used would be reduced too. However, these amounts are not inconsistent with other types of residential developments in the City and nothing unusual is anticipated by the development of the site with an residential project. i. Exposure to people or property related hazards such as flooding or tidal waves (Checked "Maybe ") The project will not modify or alter the existing La Quinta Evacuation channel to the north of the site. This area might be subject to liquefaction. Liquefaction is the term which is used when the ground water table is very close to the surface, and during an earthquake the ground has a tendency to vibrate building structures from their respective foundations and, thus causing failure and other adverse side - effects. The site has an AO flood insurance rating (FIRM) . This means that the area is within the 100 year flood plain and special measures are necessary to insure that any site improvements are designed to prevent damage to any structure or building by periodic flooding. MITIGATION MEASURES: 1. The project shall comply with all applicable City requirements regarding storm water and nuisance water. The "developer shall complete a hydrology study, prepared by a licensed Civil Engineer. The study will identify the increased water run -off quantities which will be generated at the site by analyzing the assumed quantities in an undeveloped state and factoring this against the development proposal. Based on this study, the project engineer shall design the necessary on' or off -site drainage basins (retention /detention) which will contain storm water run -off from the property and allow gradual dissipation of the water into the ground. A draft hydrology study has not been prepared and it is staff's understanding that the project proponent would like to work with the City to develop an off -site retention basin for this project. Furthermore, the developer will be required to insure that earthen levee to the north of the site is adequate to assure the safety of the future occupants of the complex. Measures which might be warranted are: a concrete levee, elevated building pads, etc. 12. Very low flow (1.6 gallon) toilets shall be installed pursuant to Public Health Code Section 17921.3. 4. PLANT LIFE: a. Change in the diversity of species, or number of any species of plants (including trees, shrubs,. grass, crops, microflora and aquatic plants? (Checked "No ") The subject site is presently vacant and void of any significant plant life. No impact is anticipated -by the development of this site.- b. Reduction of the numbers of any unique, rare or endangered species of plants? (Checked "Maybe ") The City adopted a Master Environmental Report in 1992, and in this document, the adopted plan has indicated that the site might have the California Ditaxis (flora) present on this property or other property in*the general area. The Ditaxis is a special interest plant and determined to be "Endangered" by the State Department of Fish and Game. Staff would recommend that the City require the applicant to perform an on -site field review. of the site to determine if the Ditaxis exists on the property. Staff is unaware. of any other significant plant life existing at the site at this time. No impact is anticipated by the development of this site provided a horticulturist examines the site prior to on -site grading. C. Introduction of new species of animals into an area, or result in a barrier to. the migration or movement of animals? (Checked "No ") ' The subject site is presently vacant and void of any significant animal life. The area is not used in the migration of animals from one part of -the City to another. No impact is anticipated by the development of this site. d. Deterioration to .existing fish or wildlife habitat? (Checked "No ") The subject site is presently vacant and void of any significant fish or wildlife species. No impact is anticipated by the development of this site. MITIGATION MEASURES: None required except the applicant shall have a horticulturist examine the site to ascertain whether or not the California Ditaxis is present on the 12 ac. site. The findings of the field study shall be submitted to staff prior to any on -site grading. 5. Animal Life: ***************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** 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)? (Checked No" No protected animal species exist on the property at this time which would hinder the development of the site. This is based on the City's (city -wide) adopted Master Environmental Assessment prepared for the City in 1992. b. Reduction of the numbers of any unique, rare, or endangered species of animals? (Checked "No ") The subject site is not located in an area defined as a Fringed- Toed'Lizard Habitat area (a Federally protected species). It has been therefore determined that mitigation fees shall not be required of the applicant to develop this site. c. Introduction. of new species of animals into an area, or result in a- barrier to the migration or movement of animals? (Checked "No ") The development of the site with residential units will bring the introduction of domestic animals into this area. However, the types of animals will be similar to those normally associated with urban living (e.g. cats, dogs, etc.). No unusual species are proposed and, therefore, no impact is expected by the development of this site. d. Deterioration to existing fish or wildlife habitat? (Checked "No ") No impacts are anticipated by the development of the site on either fish or wildlife habitats because the site is not in the Fringed -Toed Lizard Habitat area nor are there any marine animals on the property. MITIGATION MEASURES: None required except the provision of the Municipal Code shall be complied with. 6. NOISE: ************************ * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** a. Increases in existing noise levels? (Checked "Maybe ") Because of the proposed construction and subsequent operation of the residential complex, it can be expected that. there will be some increase in the .existing noise levels on the site. Most of the noise generated will be from motorized traffic coming to and from the site. The developer has proposed a six foot high masonry wall along the frontage of the site for security purposes but the wall will also benefit the noise reduction to the units. which are in close proximity to Washington Street. b. Exposure of people to severe noise levels? (Checked "Maybe ") The existing noise levels along Washington Street are generally over 60dba. This measurement was taken in 1992 during the General Plan Update. Levels greater than 60 Db (CNEL) require mitigation by the developer in order to bring the project into the required City standard of less than 60 dB for outdoor areas and less than 45 dB for inside areas. A.noise study has not been prepared, but the Applicant will be required to provide a study prior to any on- site construction. MITIGATION MEASURES: As required by the General.Plan, this project shall prepare a noise analysis to minimize noise impacts on surrounding land uses. The City's General Plan Guidelines for indoor and outdoor noise shall be met. A comprehensive study shall be submitted to staff for review prior to the issuance of any 0 - 0 building permit. The study shall use existing and projected traffic levels along Washington Street to project noise levels, and then determine ways to reduce road noise impacts on the future residents. Possible mitigation measures can include: berming, landscaping, acoustic walls, or other measures deemed necessary by the licensed acoustic engineer. The final mitigation plan shall be reviewed by the Planning Department. ?. LIGHT AND GLARE: *************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** Will the proposal produce new light and glare? (Checked "Yes") It is anticipated that the building(s) and /or parking lot /landscaping will include lighting. However, at this time, much of the material has not been submitted to staff. During the plan check process of this case in the future the applicant will be required to gain approval of this material from the City's Design Review Board and the Planning and Building Department prior to construction permit issuance. MITIGATION MEASURES: 1). All lighting will have to comply with the City's "Dark Sky Ordinance ". Additionally, light sources shall be shielded to eliminate light glare and off -site spillage onto abutting vacant or developed properties. 2). A lighting plan shall be submitted for the on -site parking lot. The plan shall include a photometric study of the lighting which analyzes the necessary footcandle light intensity, height and spaces of the light poles, type of lighting fixtures, and any other pertinent information which is necessary to assure City compliance (i.e. Dark Sky Ordinance). The light poles should be less than 10 feet in overall height. 8. LAND USE(S): ******** t******** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** Will the proposal result in a substantial alteration of the present or planned land use of an area? (Checked "Maybe ") The General Plan has designated the property as Medium Density Residential (4 -8 units per acres) and the existing Zoning of the site is R1 (Single Family ) and R2 (Multiple Family). The southerly side of the site is Zone C -P (General Commercial). The Applicant has requested that the City redesignate the 12 acre site to R2 (Multiple Family). In 1991, the City processed a Change of Zone request for this area (CZ 91 -066) fora different developer but the case was tabled based on the City Council's action of November 19, 1991. The current applicant has requested that the City reprocess this request based on their new development plan (i.e. R1 and CP property to R2). The change will require by the Planning Commission and City Council. MITIGATION MEASURES: None is required. However, it is necessary that the City Council approve the land use designation change in order for the applicant to develop the project to the density proposed. If. this does not occur, the site is to remain vacant until other land use plans can be reviewed and it is determined they will meet the intent of the City's existing General Plan and Zoning Code provisions. The project density will be adjusted accordingly. The Planning Commission must also address the applicant's request.to allow additional dwelling units on the site (bonus units) because affordable units are being proposed (State Code 65915). — 9. NATURAL RESOURCES: *********** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** a. Increase in the rate of any use of any natural resources? (Checked "Yes ") As with any development, the project would require water, natural gas, and electricity; which are all considered natural resources. The proposed project, however, would not increase the rate of use of these resources more than any other similar residential and commercial development. The project is not of type, size (124 units) or density that could substantially deplete any non- renewable natural resource. No major adverse impacts are anticipated with by the construction of this project. b. Substantial depletion of any renewable natural resource? (Checked "No ") The project is not large enough to substantially deplete any non- renewable natural resource based on the attached local agency transmittals. Therefore, no major adverse impacts are anticipated with the construction of this housing project. MITIGATION MEASURES: None required. However, the applicant shall meet all necessary requirements of the local serving agencies as outlined in the attached agency comments or as mandated during construction plan implementation. Building energy conservation will largely be achieved by compliance with Title 20 and 24 of the California Administrative Code. These standards are handled by the Building and Safety Department during construction plan check review. 10. RISK OF. UPSET•*************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** Does the proposal involve a risk of an explosion or the release of hazards substances (including, but not limited to, oil, pesticides, chemicals or radiation) in the event of an accident or upset conditions? (Checked "No ") No adverse impact is anticipated due to explosion or release of hazardous substances. 0 0 MITIGATION MEASURES: None required. However, all construction activities whether or not they are permanent or temporary shall meet all necessary safety standards of the Federal, State and local government requirements. Will the proposal alter the location, distribution, density, or growth rate of the human population of an area? (Checked "Yes ") The developer is proposing 124 units'which are 1,100 to 1,200 sq. ft. All units are two or three bedroom dwellings. The sizes of the units are comparable to normal smaller homes or townhouse condominiums. It is not anticipated that the proposed project will have an adverse or significant impact on population distribution, density or growth rate in the area. The developer's intent is to provide attached single family housing. Some of the units will be for people who have income levels less than median as established by the County of Riverside and HUD (Housing and Urban Development) if the bonus density provisions are allowed by the City. Currently, the City's population per household is approximately 2.85 people /household. Therefore, it can be assume that the project will support approximately 353+ people living in the single family subdivision. MITIGATION MEASURES: The developer shall be. required to meet all the HUD income level standards if the developer pursues the density bonus units, as requested, plus the number of people per unit shall be based on the Uniform Building Code provisions. 12. HOUSING•********************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** Will the proposal affect existing housing, or create a demand for additional housing? (Checked "No ") The development of the site as a single family (attached) affordable housing complex is consistent with the policies of the City's General Plan. The City encourages this type of project in order for the City to meet its fair -share regional housing needs, as required by the Southern California Association of Governments and the City's General Plan Housing Element. The SCAG plan requires both cities and counties to provide different types of housing units ( i.e. single family and multiple family units) and to accommodate low /moderate income families. Cities or counties can examine either rental assisted housing, sweat equity self help housing, or grant assisted housing pursuant to their redevelopment guidelines. The City's Redevelopment Agency can examine whether or not to assist the project with their set -aside RDA monies or in other ways which can reduce the burden on the developer (i.e. off - site development improvements). It is assumed that only minor incremental demands on City services • 91 will be generated by the possible development of the site with single family units; therefore, the development of the site would have insignificant.affects on the City. Further, the City.has an over surplus of land designated and planned for detached single family housing thus the City is in need of rental housing or subsidized units at this time. This project will help the City meet its fair -share housing.requirements. The developer has also requested.bonus apartment units pursuant to State statues (Bonus Density) pursuant Gov. Code Section 65915. The City is allowed to assist the developer is increasing his project density if the project is designed and rented or sold to low income persons and, the project remains affordable. Generally, the units are kept affordable for between 15 to 30 years depending on the type of.project. MITIGATION MEASURES: The City should insure that the housing units which are for the very low or low income families are retained for 15 to 30 years as below market units to accommodate this section of the population which is in need of proper housing. The City should examine whether or not the project warrants consideration for additional units per Government Code Section 65915. The Planning Commission and City Council will examine this issue and act accordingly on the request. 13. TRANSPORTATION / CIRCULATION:***** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** a. Generation of substantial additional vehicular movement? (Checked "Maybe ") With the proposed project it can be anticipated that there will be a generation of additional vehicular traffic movement in the immediate area. The City's Trip Generation book (1987, ITE Manual) indicates that attached single family housing generates on the average between 8 -10 vehicle trips per day. However, car ownership is not as important for first time homeowners if public transportation (bus or mini -bus) is available or needs services are in close proximity to their residence. The site is located along Route #4 of the Sunline Transit, therefore, public transportation is available. The developer will be required to install ultimate street improvements along Washington Street. The improvements will include: curb, gutter, street median, sidewalks, etc. The developer will also be required to assist in paying for a portion of the new traffic signal proposed for this project site and the future shopping center to the south (Ralph's Shopping Center /Koenig Development Company). b. Effects on existing parking facilities, or demand for new parking? (Checked "Yes ") ,The developer is proposing on-site-parking spaces for the project which is not consistent with the City's Off - street Parking Code since only one garage `parking space will be provided per unit. However, the proposed. specific plan document can make an adjustment to this deficiency in order to provide affordable housing units. Both garage parking and open parking spaces will be provided in close proximity to each proposed unit. If parking should occur within the private street inside the development, this type of parking will not impact the abutting projects to the south since all parked cars will be on private property. c.. thru f - Effects upon existing transportion, movement of people and /or goods, etc. (Checked "No ") MITIGATION MEASURES: 1). Compliance with all applicable City requirements regarding street.improvements of adjacent street(s). The-level of off -site improvements shall be commensurate to the magnitude of the project. 2). The developer shall provide adequate on -site parking spaces to accommodate the proposed use per the requirements of the City's Off - street Parking Ordinance or unless dictated otherwise in the Specific Plan document. 3). An eight foot wide sidewalk shall be provided on Washington Street (major arterial) for pedestrian /bike traffic. 4). A bus stop and shelter shall be install along the frontage of the site on Washington Street. The location shall be approved by Sunline Transit and the City Engineering Department. If a separate bus turn -out is required, the turn -out shall not affect traffic movement and it shall be recessed within the street parkway. 5) . A traffic signal shall be installed when warranted at the two - way access driveway on Washington Street as required by the Engineering Department. The signal will service this site and the future project to the south (Ralph's Market Shopping Center). The Engineering Department shall determine the fair -share of the signal costs for the developer during review of the project with the Planning Commission. 6). A second point of access into the project shall be required unless otherwise determined by the City Engineer, the Planning Commission or the City Council. 14. PUBLIC SERVICES• ************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** Will the proposal have . an effect upon, or result in a need for new or altered governmental services (e.g. fire, police, schools, parks or recreation, maintenance of public facilities, or other governmental services)? (Checked "Maybe ") The project may create a need for additional fire protection, police. protection and maintenance of public roads in the area. However, it is anticipated that any increases in this area will be 0 incremental, and further, should only have negligible impacts on existing personnel or services. The site is approximately 1/2 mile from Fire Station #32. Response times to the facility should be within acceptable levels as prescribed by the fire personnel. MITIGATION MEASURES: The applicant will be required to pays impact fees which are in effect prior to the issuance of a building permit for any of the future units. 15. ENERGY:*********************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** a. Use of substantial amounts of fuel or energy? (Checked "Maybe ") The project will consume 641,328 number or amount is consistent this type of development. (provider) has not indicated th based on the applicant's request an incremental increase in the project is completed. kWh of electricity per year. This with normal per unit. figures for The Imperial Irrigation District !it they cannot service.the project However, the project will have amount of available energy if the b. Substantial increase in demand upon existing sources*of energy, or require the development of new sources of energy? (Checked "No ") The project is not large enough to substantially deplete any non- renewable natural resource. No significant impacts are anticipated. MITIGATION MEASURES: The applicant shall be responsible to submit plans as required by each respective local agency and install the future facilities as required to meet all safety standards in affect at the time of the application. 16. UTILITIES•******************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** ,Will the proposal result in a need for new systems, or substantial alterations to the following utilities: a. Power /Natural Gas? (Checked "No ") - Power and natural gas services are available at-the subject site. IID power lines are currently located on the east side of Washington Street, and power will be provided to the site based on IID requirements. All on- site electric facilities will be placed underground from the source to each new apartment building. The new facilities will not substantially alter or affect any of the existing off -site utilities. b. Communications? (Checked "No ") - Telephone and cable services will be available from extensions from nearby existing or planned neighborhoods. Significant service alterations will not be necessary. 0 0 c. Water? (Checked "No ") - Project implementation will not require significant upgrades or extensions to water facilities. The project will comply with all water service extension measures required by CVWD and no significant impacts are anticipated because the project is not designed to use more water than other types of multi - family apartment projects. d. Sewer /Septic? (Checked "No ") - The project will be connected to the CVWD's forced main, which will convey wastewater to the Mid- Vally.Water Reclamation Plant. The 124 unit project is expected to generate 200 -300 gallons per dwelling unit per day. Substantial alterations or extensions of existing systems will not be necessary. The project will be required to meet all requirements of CVWD. No significant impacts are anticipated. e. Storm water drainage? (Checked "Maybe ") - The Applicant has not addressed how they will manage storm water drainage. However, based on the plans, an off -site program will be needed to handle any water generated by the development of the site. . The Applicant will be required to submit a hydrology plan to the City Engineer for his review and approval. All storm drainage facilities shall be developed by the developer or by the City with the developer reimbursing the City for its costs. f. Solid waste? (Checked "No ") - Project implementation will not generate amounts of solid wastes .which would require substantial alterations to collection services and disposal facilities. Each unit is expected *to generate 9 lbs.. /day which 1,116 lbs. /day for the entire complex. No.significant impacts will occur. MITIGATION MEASURES: 1). All necessary infrastructure improvements as mandated by the City or any other public agency shall be met as part of the development of this site. As mentioned before, the site.will be required to install appropriate drainage facilities .which will house storm water run -off during seasonal rain storms or to contain nuisance water from both irrigation and surfaced areas (i.e. parking lots, buildings,.etc.). Off -site drainage will be allowed if approved by the City Engineer. 2). Prior to the issuance of a building permit the applicant will be required to pay the City's Infrastructure Fee. This fee will - help mitigate impacts as noted above. 3). The project shall comply with all requirements of the Fire Marshal and the Riverside County Sheriffs Department. The School District's mitigation fees shall be paid prior to the issuance of a building permit. 4). Water, sewer, and electric service provisions shall be made and secured prior to securing building permits. • • J 5). On -site curb recycling programs shall be established for the project similar to existing recycling programs which are on -going in the Cove. 17. HUMAN a. and b. - Creation of hazards or exposure to people of potential hazards? (Checked "No "). No additional hazards are contemplated other than those identified in Section 3 (water). 18. AESTHETICS•******************* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** Will the proposal result 'in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation, of an aesthetically offensive site open to public view? (Checked "No ") The site is presently vacant. The construction of buildings will disrupt the site and change the existing views of the Santa Rosa Mountains. However, in order to reduce this impact, the developer has proposed single story buildings within 150 feet of Washington Street. The two story buildings are located westerly of the one story apartment units. The developer's plan creates diversity because of the height variation (18' vs. 241) and the different styles of architecture proposed for each prototype duplex unit. The proposal is compatible with the surrounding area and the development should not impact or affect the surrounding residential properties to the east (across Washington Street). MITIGATION MEASURES: 1). The height of the apartment building(s) should be single story along Washington Street (first 1501) to meet the policy provisions of the City's General Plan.. Two story units should be allowed on the other portions of the site per the R2 standards. 2). The development of the on and off -site landscaping program should take into consideration. the unique setting of this property as it relates to the downtown area. The developer should consider vertical type plant material (Palm trees, etc.) and the use of accent type trees (Jacarandas, etc.) which will create view "windows" into the project but accentuate the mountains to the west of the proposed buildings. Native landscaping should be pursued and accent lighting on the. landscaping should be encouraged. Parking lot lighting should be discouraged wherever possible. 18. RECREATION•******************** * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** Will the proposal result in an impact upon the quality or quantity of existing recreational opportunities? (Checked "No ") No significant adverse impacts are anticipated in this area because • the applicant is proposing a central recreation building with pool for the future residents. Passive walking trails are also included. MITIGATION MEASURES: No major impact is anticipated because the development will have its own recreation facilities for the tenants. However, the will be required to contribute the City's park fees to assist off -site development of community facilities which can benefit this development (or others in the City) as required by the City's Subdivision Ordinance. This issue will be evaluated further prior to recordation of the Subdivision Map with the City Council, as required. 20. ARCHEOLOGICAL / HISTORICAL:******* * * * * * * * * * * * * * * * * * * * * * * * * * * * * * ** a. Will the proposal result in the alteration of or the destruction of a prehistoric or historic archaeological site? (Checked "Maybe ")' Due to 'the historical nature of the City, there may be an adverse impact created by the construction of the project. b. Will the proposal result in adverse physical or aesthetic effects to a prehistoric or historic building, structure or object? (Checked "Maybe ") Due to the historical nature of the City, there may be an adverse impact created by the construction of the project on prehistoric features buried in the earth. No known historic buildings are currently located at the site since it is vacant. However, buried remains are possible. c. Does the proposal have the potential to cause a physical change which would affect unique ethnic cultural values? (Checked "Maybe ") Due to the historical nature of the City, there may be an adverse impact created by the construction of the project. d. Will the proposal restrict- existing religious or sacred uses within the potential impact area? Due to the historical nature of the City, there may be.an- adverse impact created by the construction of the project. MITIGATION MEASURES: An 'archaeological survey of the site by qualified archaeologists will need to be completed prior to activities which would disturb the site (i.e. site grading). Compliance with the results of the archaeological survey will be required. 21. MANDATORY FINDINGS: It is not anticipated that there will be any adverse impacts by the project in the areas of plant and animal life, long term environmental goals, cumulative. impacts, or impacts on human beings as long as the proposed mitigation measures are incorporated into the conditions for the project. Attached: Agency Comments Developer's Letter • ISTAKISM IN 1118 AS A PMIC AGENCY COACHELLA VALLEY WATER DISTRICT PMT.OFFICE BOX 1058 • COACHELLA, CALIFORNIA 82234 • TELEPHONE 019j JMMI DIRECTORS TELUIS CODEKAS, PRESIDENT RAYMOND R..RVMMONDS. VICE PRESIDENT JDIAI W. MCFADDEN DONOTNY M. DE LAY TNEOOORE J. FISN Planning Commission City of La Quint& Post Office Box 1504 La Quint &, California 92253 Gentlemen: OFFMXM FE . LEVY. GEWIM YMNIGEAOEET ENGINEER June 28, 1993 i AnURACAETARY Filer UL 0 2 199, PL CiP Subject: Plot Plan 93 -502, Portion of the -Northwest Quarter of Section 6, Township 6 South, Range 7-East, San Bernardino Meridian This area is shown to be subject to shallow flooding and is designated Zone A0, depth one foot on Federal Flood Insurance rate maps which are in effect at this time. A The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. There are existing district facilities not shown on the development plans. There may be conflicts with these facilities. We request the appropriate public agency to withhold the issuance of a building permit until arrangements have been made with the district for the relocation of these facilities. Plans for grading, landscaping. and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg. stormwater engineer, extension 264. Y urs very Aager-Chi7E om Levy General Manngineer RF:lm f /e /PP93502 cc: Don Park Riverside County Department of Public Health TRUE CONSERVATION USE WATER WISELY SunLine Transit A9 . ertcy MEMBER AGENCIES Cathedral City Coachella Desert Hot Springs Indian Wells Indio La Quints Palm Desert Palm Springs Rancho Mirage Riverside County Mr. Greg Trousdell Associate Planner City of La Quinta 78 -105 Calle Estado La Quinta, CA 92263 RE: Plot Plan 93 -502; Jascorp Dear Greg: Ott: E A UN 2 8 W •.�..RSar -�.a vvw LITY uF LA CUAJA N 1; (,ti�� -T> cyj Thank you for allowing SunLine Transit Agency to review the plans for the low and moderate income housing project to be located on Washington Street north of Calle Tampico. SunLine does operate services in the vicinity of this project. As projects of this size and nature develop, the pressure for transit services increases. Therefore, we request the city's assistance in placing the following mitigation measure on the developer in the conditions of approval: "The developer shall provide a bus turnout (to'.SunLine standards), a passenger waiting area with seating space, wind protection and sunshade, a trash barrel, and utility connections, including electricity and telephone at each bus stop location. In addition, the developer must receive approval from SunLine on the design of the improvements to the bus stop(s)..m For this project, we recommend the bus stop be placed at one location: on Washington street far -side of the entrance to the project. If a second exit is created on Washington Street, we recommend that the turnout be centered between the two exits. SunLine Transit Agency is willing to work with the developer and the city to design a mutually acceptable bus stop. Please let me know if you have any questions on these comments. Yours Very Truly, S LINE TRANSIT AGENCY Debra Astin Director of Planning e-4— • • RIVERSIDE COUNTY f VCSUNTY R - A7 �]l FIRE DEPARTMENT RIVERSIDE r�► r nu J. M. HARRIS 210 WEST SAN JACINTO AVENUE at PERRIS, CALIFORNIA 92570 • (909) 657 -3183 FIRE CHIEF September 20, 1993 To: City of La Quinta Planning Division Attn': Greg Trousdel l SEP Z Z 1993 Re: Tentative Tract No. 27854 �• „mss ". "; Please be advised that the following corrections are required:`' 1. Provide secondary or.emergency access. 2. Provide adequate turning radius at intersections. 3. Provide improvement plans for gated entrance. For your information, 32 foot wide streets allow for parking on one side only. Previous conditions for this project do not apply: Once the above corrections are made, conditions will be set and a letter issued. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning Engineering Staff at (619) 863 -8886. Sincerely, RAY REGIS Chief Fire Department Planner 8y " CcGam, Tom Hutchison ..Fire Safety Specialist JP /th FIRE PREVENTION DIVISION / O RIVERSIDE OFFICE PLANNING SECTION & 1NDIO OFFICE 3760 12th Street, Riverside, CA 92501 79 -733 Country Club Drive, Suite F, Indio, CA 92201 (909) 275.4777 • FAX (909) 369 -7451 (619) 863 -8886 • FAX (619) 863 -7072• . printed on reeyarre papr.o ...___._... _.. edo— %1Y CbUNTY�� RIVERSI61�:.. J. M. HARRIS. `� FIRE CHIEF To: City of La Ouinta Planning Division Attn: Greg Trousdell Re: Plot Plan 93 -562 RIVERSIDE COUNTY. FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERAIS. CALIFORNIA 92570 9 (909) 637 -3183 June 28, 1993 1. JUN 2 a IM �1tY OF :.A rU +% A.. PiANNIN I DEPPAT904 Please be advised that the following corrections are required. 1. Provide secondary or emergency access. 2. Provide adequate turning radius at the street adjacent to the entrace gate. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning Engineering Staff at (619) 863 -8886. By JP,th \ O RIVERSIDE OFFICE f(1 171h Street. Riverside, CA Sincerely, RAY REGIS Chief Fire Department Planner Tom Hutchison Fire Safety Specialist FIRE PREVENTION DIVISION PLANNING SEC71ON e10 INDIO OFFICE 79-733 Country Club Drive. Suite F. Indio, CA 92201 RIVERSIDE COUNTY COLS BYRD, SHERIFF City of La Quinta Planning do Development Division 78 -105 Calk Estado La Quinta CA 92253 Attention: Greg Trousdell Associate Planner Dear Mr. Trousdell: • Sheriff 82-695 DR. CARREON BLVD. • INDIO, G 92201 • (619) 342 -8990 . June 24, 1993 JUN 2 9 19y< RE: PP 93- 5021JASCORP We have the following comments concerning the above project. Regarding Police Staffing: Increase in population result in an increase of called for services. The projected population increase will also impact traffic conditions by increasing daily round trips in the area. Regarding Project Desigg: We recommend that address numbers be mounted on contrasting background. The numbers should be of sufficient size to be legible from the roadway and should be situated near the roof line on the corner of the residence. ?his will reduce the response time of emergency vehicles to the residence.. Streets, security walls and parking areas should be well lighted to provide a safer environment for the residents and to dissuade would -be criminals from targeting the area for illegal activities. High pressure sodium lights are recommended as they provide the greatest amount of light per kilowatt and are the least expensive to operate. All residential doors should have an industrial quality key and latch system. Deadbolt locks are suggested for all exterior doors. The locks should be installed using three inch set screws to provide maximum benefit. All exterior doors, without windows, should have a peephole installed in order to allow good visibility of the outside area without having to open the door. Windows should not be placed close enough, to the doors, which would allow a person to break the glass and unlock the door by hand. Page 2 EIR x'93 -502 June 24; 1993 • Shrubbery and bushes should be trimmed low to the ground to eliminate hiding places for criminals and allow better visibility from the street for patrolmen. Windows should never be concealed by vegetation. ?he crime prevention measures outlined in this letter are merely suggestions and are not required as a prerequisite for plan approval. We appreciate the opportunity to comment on the project from a law enforcement point of view. . .M Sincerely, COIS BYRD, SHERIFF Ronald F. i .. I 0 • cm Building the Future j July 8, 1993 La Quinta Planning Dept. P.O. Box 1504 78 -105 Calle Estado La Quinta, CA 92253 Attn: Gary Trousdell Dear Mr. Trousdell, • D� ra =, , I :. JUL 0 8 X993 f Thank you for responding to our submittal and application for our affordable housing community located on the N/W corner of the intersection of Washington and Tampico (just north of the proposed Ralphs Shopping Center. The community is envisioned to include 124 homes within a gated and carefully landscaped environment that will also share a recreation center for small get togethers with adjoining pool & perhaps bar -b -que area. The community is intended to provide affordable housing without compromise to the pride of.ownership quality expected of the young professional or the mature move down.buyers we encounter today. The homes are designed by the architectural firm of Stoffregen /Fuller a licensed architect with offices located both in Palm Desert and the Orange County area. The smart design has. allowed for a'popular duplex configuration of single story units as well as side by side two story units (vs. Jones below /Smith above). All homes include a generous single car garage with a driveway that will accommodate 2 more cars to insure off street parking. Common areas are intended to be kept to a minimum with rear yards fenced on property lines along with a variation of front courtyard and side yard areas. We are sensitive to the standard R -2 zoning which allows for a density of 8 units per acre. The affordable aspect of the project as I understand allows a 25% density bonus (or 2 units per acre) this brings us to 10 units per acre. The design may bring an additional logo bonus (or 1 unit per acre) bringing the total density to 11 units per acre. As we have 11.68 net acres, this could equate to 128 units. We propose 124 units. The financing for this tax exempt bond status La Quinta to provide a issued for procurement through a letter of cr institution guaranteed project anticipates state and federal as the developer looks to the city of letter of inducement resolution to be of bonds. The bonds are guaranteed edit placed by our local financial by the developer. We trust this will provide you with a better understanding of our La Quinta Village project. Should you have any further questions please don't hesitate to give us a call. Regards, Bob Wright Joseph A. Swain Partner Partner cc: Dennis Moran V RUPERT E. YESSAYIAN Box 251 LA OuwrA. GA 92253 September 14, 1993 La Quinta Planning Commission City of La Quinta La Quinta, California RE: Plot Plan 93 -502 Change of Zone 91 -066 Commissioners: L-Sep y 4 ivy, P is: I represent the majority of the property owners in Desert Club Tract Unit #5, which is across Washington Street from the proposed project. We protested.the assessment for the wall along the east side of Washington St. in the belief that the property owners on the west side of Washington St. were responsible for its cost. Our efforts were unsuccessful and the very ex- pensive wall is now being paid for by us, raising our taxes considerably. Our argument is that the Ralph's center and the project which is before you tonight should pay their fair share for the buffer wall, since they both are receiving changes of zone and other con- cessions from the city. We request therefore, that as a condition of approval for Change of Zone 91- 066 and Plot Plan 93 -502, that provision be-made for the developer to pay a fair share for the ex- pense of the beforementioned'wall. Thank you for your consideration. Sirtgerely/ REY /ss Yessayian Design Review Board Minutes August 4, 1993 • 16. Boardmember Campbell stated ad strong objections to react to pl without seeing all four si 17. After further d' ssion on the review process, dmembers Anderson /W ' withdrew the motion and moved to rove Public Use Permit 9 6 with a recommendation. that parate drawings be comp for Phase I and Phase -11 and if lanning Commission so de ' to refer the project back to the De ' Review Board, subject to the nditions of Approval with the ad ' on of a non - reflective alternative metal be submitted. The motion sed unanimously. Plot Plan 93 -502 and Change of Zone 91 -0 66; a request of Jascorp for approval to develop a 124 unit one and two story apartment complex on the west side of Washington Street south of the La Quinta Storm Channel /Washington Street bridge and 700 feet north of Calle Tampico, along with a change of zone from R -1, R -2, and C -P to R -2. 1. Associate Planner Greg Trousdell presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Boardmember Anderson asked if the material board was acceptable to . staff. Staff stated they were. 3. Mr. Joe DeCoster, applicant, gave a lengthy detailed description of the project. Chairman Curtis asked if the applicant had any objection to the Conditions of Approval. Mr. DeCoster stated no except they would be. applying to for a variance to the parking requirement. 4. Boardmember Wright asked for clarification on the variance. Mr. DeCoster stated they would be asking for approval to allow a third parking space to be the tandem parking of behind the garage door. Discussion followed regarding the parking space. 5. Commissioner Ellson asked. what the market would be, apartments or _ condominiums. The applicant stated they would be selling condominiums but they have not filed a subdivision map with staff. 6. Boardmember Wright asked if they would be low income. Mr. DeCoster stated they would be affordable units (i.e., low and moderate income units). DRBS -4 4 0 . 0 Design Review Board Minutes August 4, 1993 7. Commissioner Ellson asked what would happen to the project if Ralph's shopping center did not go in. Mr. DeCoster stated it would stand alone. Commissioner Ellson asked what fences would be built between the units and would the perimeter fence be. a block wall. She stated she preferred an open landscaped area that would give a more open feeling for the green belt areas. Mr. DeCoster stated the market they were targeting was the low income group which normally have children and the fencing would give them privacy. Discussion followed regarding alternate locations for block wall fencing, wrought iron fencing, and wood fencing. 8. Boardmember Wright asked if there would be a problem if Ralph's was not built with a second access for the project and especially a fire truck entry.. Staff clarified that the land is owned by the same individual and therefore an easement for the access will be provided. Boardmember Wright asked if the second entrance would be a crash gate. Staff stated it would be. 9. Boardmember Wright asked whether the garage door would be wood or a metal (roll -up vs. swing). He was concerned there would not be enough clearance to open the door if a car was parked behind the garage. Mr. DeCoster stated he preferred the metal roll -up because they were attractive but the expense was a problem. He further stated there was enough distance to park the car and open the door and not have the car in the street. Discussion followed regarding the garage door type and material. 10. Boardmember Wright asked the applicant to show the Board where the two story units would be placed. He felt the units adjacent to the recreation building should be single story so not to create a cavity effect.. Discussion followed regarding,the location of the two story units. 11. Chairman Curtis asked for clarification that the perimeter wall would be_ a block wall and would he have any objection to making it comparable to ,the wall on the east side of Washington Street. Mr. DeCoster stated it gd be a block wall but he felt the 20 -feet of landscaping would be >> attractive than duplicating the east wall (i.e., file cap). Following n, the Board determined the 20 -feet of landscaping was preferable eatment. Further clarification was made that the block wall wou d cooed on 'Washington Street and painted block walls would be use the perimeter areas. P 12. Planning Commissioner Ellson asked how much stacking there would be at the entrance. She felt two or three car stacking was needed and there DRB8 -4 • Design Review Board Minutes August 4, 199,3 DRBB -4 r� L did not appear to be enough room. Following discussion regarding different alternatives, Chairman Curtis suggested that the entrance be widened and stripped to allow two lanes in and one lane out (e.g., 36 -feet wide). ' 13. Boardmember Anderson stated his concern for the wood fencing between the units and strongly suggested that block walls be used and possibly relocated to the rear portion of each unit. He felt that anything less than this would detract from the overall look of the project. Mr. DeCoster stated this would be a budget determination by the owners and those that have been constructed in other projects have been attractive. 14. Mi. DeCoster asked for clarification of Condition i/6 in that the 20 -feet of landscaping is included in the 30 -foot setback. Staff stated it was included. 15. Following discussion, it was moved and seconded by Boardmembers Anderson /Harbison to recommend approval as submitted subject to staff conditions, and as amended-as follows: a. The applicant would submit to the Planning Commission elevations for the half two story half one story unit for their approval. b. Condition #4: The block wall on Washington Street shall be stucco and compatible with the east wall (without the green tile. C. Condition #10: The perimeter wall with the exception of Washington Street shall be painted block wall to match the stucco color on Washington Street. d. The driveway should be 36 -feet wide on Washington Street with two lanes in and one lane out. VOTE.:. AYES: Boardmembers Anderson, Harbison, Wright, Campbell, Chairman Curtis. NOES:. Planning Commissioner Ellson. ABSENT: Boardmember Rice. ABSTAINING: None. - C. Plan 93-505; a req t of Forecast Homes approval.of arch tural plans for Ultreet. e family residenc located on the north de of Miles Aven ,east of Adam 1. As ate Planner Greg T sdell presented the ormation contain the S report, a copy o which is on file i the Planning Develop t Department. 6 PLANNING COMMISSION RESOLUTION 93- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF CHANGE OF ZONE 91- 066 'CASE NO. CZ 91 -066 - LA QUINTA VILLAGE JASCORP WHEREAS, the Planning Commission of the City of La Quinta, California, did, . on the 14th day of September, 1993, and 28th day of September, 1993, hold duly noticed Public Hearings to consider the request of JASCORP for a Change of Zone from R -1 (One Family Dwelling), R -2* 8,000 (Multiple Family Residential), and C -P (General Commercial) to R -2 (Multi - Family Dwellings) on ± 12 acres, located on the west side of Washington Street, ±700 feet north of Calle Tampico, more particularly described as: APN: 769 - 030 -039, AND 040 (NORTH PORTION) SOUTH 1/2 OF THE NORTHWEST SECTION 6, T.6.S., R.7.E., S.B.B.M. WHEREAS, said Change of Zone request has complied with the requirements of the California Environmental Quality Act of 1970 (as amended), and adopted by City Council Resolution 83 -68, in that the Planning and Development Department has completed an Environmental Assessment/Negative Declaration, which has been reviewed and considered by the Planning Commission of the City of La Quinta. WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of said Change of Zone. 1. . The proposed Change of Zone, as requested, will not adversely affect. the goals and policies of the La Quinta General Plan. 2. The proposed zoning is consistent with the La Quinta General Plan. 3. The proposed zoning is consistent and compatible with surrounding land use and zoning ` designations. 4. Approval of this proposal will not result in a significant adverse impact on the environment due to mitigation measures contained in the proposed Negative Declaration. RESOPC.113 1 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case. 2. That it does hereby recommend adoption of the Negative Declaration pursuant to the attached Environmental Assessment. 3. That it does hereby recommend to the City Council approval of Change of Zone 91 -066 for the reasons set forth in this Resolution and as illustrated in the map labeled Exhibit "A ", attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 28th day of September, 1993, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.113 2 ZONING OAF � 1 _ ROPOSED ZONING: R2. PROPOSED ZONING: R2 ULTIPLE FAMILY MULTIPLE FAMILY DWELLINGS. DWELLINGS EXISTING ZONING: R1 EXISTING ZONING: R2* SINGLE FAMILY (8,000) MULTIPLE .VACANT DWELLING FAMILY DWELLINGS w • oc R-3 N ZONING / PROPOSED ZONING: R -2 (MULTIPLE FAMILY DWELLINGS EXISTING ZON NG: U-) C -P GENERAL C "" EXISTING ZONING: C -P GENERAL COMMERCIAL CASE MAP CASE Nm EXHIBIT A CHANGE OF ZONE 91- 066 /JASCORP. Z N 3 WASHINGTON STREET BRIDGE S -R ZONING SINGLE FAMILY NORTH SCALE: 1 " = 200' RESOLUTION 93- • A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF SPECIFIC .PLAN 93 -023 CASE NO. SP 93 -023 - JASCORP (LA QUINTA VILLAGE) WHEREAS, the Planning Commission of the City of La Quinta did on the 28th day of September,.. 1993, hold a duly noticed Public Hearing to consider the request of Jascorp to develop design standards for a 124 -unit zero lot line single family residential project on ± 12 acres in the R -1, R -2, and C -P Zones on property located in ±700 feet north of Calle Tampico, on the west side of Washington Street, more particularly described as: THE SOUTH ONE HALF OF THE NORTHWEST SECTION 6, T.6.S., R.7.E. (APN: 769 - 030 -039 & 040) WHEREAS, said Specific Plan request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83 -68) in that the Planning Director has proposed a Negative Declaration for the project to mitigate any impact the project may have on the area. The Planning Commission will evaluate the proposed Negative Declaration on September 28, 1993; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify recommending approval of said Specific Plan: The proposed specific plan is consistent with the goals and policies of the La Quinta General Plan. 2. The project will include provisions for affordable housing which will assist the City in its fair -share regional housing needs pursuant to the goals and policies of the Housing Element. The project will include a percentage of either very low or low income families as required by Government Code Section 65915 (Bonus Density). 3. The specific plan is compatible with the existing an anticipated area development. 4. The project will be provided with adequate utilities and public services to ensure public health and safety. . 5. Approval of this proposal will not result in a significant adverse impact on the environment due to mitigation measures contained in the proposed Negative Declaration. RESOPC.117 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission in this case; 2. That it does hereby recommend adoption of the Negative Declaration by the City Council. pursuant-to the attached Environmental Assessment. 3. That it does hereby recommend approval of Specific Plan 93 -023 with conditions as set forth in this Resolution, labeled Exhibit "A ", attached hereto. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 28th day of September 1993, by the following vote, to wit:. AYES: r NOES: ABSENT: ABSTAIN: KATIE BARROWS, Chairwoman City of La Quinta, California ATTEST: F JERRY HERMAN, Planning Director City of La Quinta, California RESOPC.117 2 LI PLANNING COMMISSION RESOLUTION 93- Exhibit "A" CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 93 -023 - JASCORP SEPTEMBER 28, 1993 . GENERAL: 1. The development shall comply with Exhibit .B, the Specific Plan document for Specific Plan 93 -023 and the following conditions, which shall take precedence in the event of any. conflict with the provisions of Plot Plan 93 -502: 2. Public improvements shall be provided as required by the Engineering Department and Tentative Tract Map 27854. 3. All dwelling units within 150 feet of the Washington Street right -of way shall be limited to .one story in height. All one story units in this area of the project shall be a maximum of 19 feet in height with two story units in project a maximum of 24 feet in height. 4. A master landscaping plan for all perimeter street parkways shall be submitted and approved by the Design Review Board and Planning Commission prior to issuance of a building permit for the project. Landscaping materials 'to be native and drought tolerant. Irrigation system to utilize emitter irrigation system where possible. Within 5 feet of curb, no spray irrigation heads nor lawn shall be used. Within this area only emitters and spreading shrubs and groundcover may be used. 5. Landscaping and architectural plans for. individual lots and dwellings shall be reviewed and approved by staff. 6. Lighting of permanent subdivision identification signs shall be permitted. All permanent signs shall be approved by the Design Review Board. 7. Maximum overall density of the development shall be 10.3 dwelling units per acre (i.e., 124 units) provided the project is sold to low and moderate income buyers per the requirements of Plot Plan 93 -502. A minimum of 30 units shall be used by either very low or low income families respectively as required by Government Code Section 65915. The units shall be guaranteed to remain affordable for a minimum of 30 years, pursuant to contractual arrangements approved by either the La Quinta Redevelopment Agency or City Council, prior to issuance of a building permit. The units shall be intermixed within the project as determined by the City. 8. The minimum house size shall be 1,109 square feet; excluding garage area. CONAPRVL.103 Conditions of Approval Specific Plan 93 -023 September 28, 1993 9. The minimum setbacks for each home shall be: a. Front - 20 feet b. Rear - 10 feet* C. Side (interior) - 0 feet (zero lot yard) d. Side (exterior) - 5 feet (one story) - 7.5 feet (two story) e. Street side - 10 feet * Patio covers which are open on three (3) sides may extend to within five feet of the rear yard property line. 10. Architectural variety: exterior building elevations shall make provisions for architectural variety by using different colors, styles, roof treatments, window treatments, garage door treatments, and similar methods. A mediterranean design theme shall be used. 11. The minimum lot area shall be 2,500 square feet. 12. Each single family home shall have a single garage parking space (with tandem driveway parking space) and a second open concrete parking space immediately adjacent to the concrete driveway for the garage. The garage size shall not be less. than 12 feet by 20 feet (inside dimensions). The garage space shall remain clear of mechanical equipment or appliances. 13. The doors for each garage space shall be either made of wood or metal. If metal is used, sectional doors shall.be installed. Automatic garage door openers shall be optional. 14. Internally illuminated or externally illuminated mounted building numbers shall be no less than three inches in height and be of a color contrasting to the background in a prominent location. The illumination source for the address sign shall be controlled by a photocell sensor or a timer. 15. A centralized or gang -box mailbox delivery system shall be used for the project pursuant to the provisions and requirements of the U. S. Postal Service. 16. The applicant shall establish a Design Review Committee to review and approve all development within Tentative Tract 27854. The main objectives of this Committee shall be to assure that building architecture, building materials and colors, building height and setbacks, and landscape design follow appropriate design themes throughout the tract. Procedures and operation of the committee shall be set forth in the Tract's CC & R's. CONAPRVL.103 2 Conditions of Approval Specific Plan 93 -023 September 28, 1993 17. Applicant shall establish within the CC&&R's site design standards appropriate for the zero lot line homes pursuant to Condition #9, including but not limited to front, side, and rear setbacks, lot coverage, etc. Standards shall be reviewed and approved by the Planning and Development Department as part of its review of the CC &R's, but be no less .restrictive than the R -2 Zone standards, as appropriate. 18. Property lines and perimeter walls for all residential units shall be located at the top of the graded slope for each parcel. 19. All roofing material within the project shall be concrete barrel tile (i.e., Lifetile Espana Mission #108). 20. Restroom facilities for the groundskeepers shall be provided at the clubhouse. The restroom can be a separate attached or detached building which has a toilet.and lavatory and /or storage facilities. 21. Height of fences and walls constructed as acoustical barriers shall be subject to, the approval of the Planning Director. All other fences or walls shall be limited to six feet in height unless they are attached to a main building and are an architectural design element, in which case they may exceed six feet subject to approval of the Planning Director. 22. This specific plan approval shall not be effective until and unless Change of Zone 91 -066 is granted. 23.. The specific plan document approval period shall run concurrently with both. of its companion cases (e.g., TTM 27854 and PP 93 =502). 24. The clubhouse swimming pool shall be handicap accessible and meet all the requirements . of the Building Department and the State of California.. 25: Attached or detached second units (e.g. Granny Housing and /or guest houses) shall not be permitted within the single family development. 26: All fencing within the project shall be decorative. No chain link, agricultural fencing or wood fencing will be allowed. 27. The applicant shall be required to enter into an agreement with the City to provide reciprocal access to the property to the south via the private driveway on Washington Street. . CONAPRVL.103 3 PLANNING COMMISSION RESOLUTION 93- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL CONCURRENCE WITH THE ENVIRONMENTAL ANALYSIS AND APPROVAL OF A TENTATIVE TRACT TO ALLOW A 124 LOT SINGLE FAMILY SUBDIVISION ON A 12+ ACRE SITE CASE NO. TT 27854 - LA QUINTA VILLAGE UASCORP) WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 28th day of September, 1993, hold a duly- noticed Public Hearing, to consider the request of JASCORP to subdivide 12± acres into 124 single- family lots, and other miscellaneous lots, generally located on the west side of Washington Street, 700± feet north of Calle Tampico, more particularly described as: A PORTION. OF SECTION 6, T6S, R7E, S..B.B.M. WHEREAS, said tentative map has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution No. 83 -68), in that the Planning Director conducted an initial study, and has determined that the proposed tentative tract will not have a significant adverse impact on the environment; and, . WHEREAS, mitigation of various, physical impacts have been identified and will be incorporated into the approval conditions for Tentative Tract 27854 in conjunction with this tentative tract, thereby requiring that monitoring of those mitigation measures be undertaken to assure compliance with them; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any,'of all interested persons desiring to be heard, said Planning Commission did find the following facts to justify the recommendation for approval of said tentative tract map: 1. That Tentative tract 27854, as conditionally recommended, is generally consistent with the goals, policies, and intent of the La Quinta General Plan for land use density, unit type, circulation requirements, R -2. zoning district development standards, and design requirements of the Subdivision Ordinance. 2. That the subject site will have a flat topography. The proposed circulation design and single- family lot layouts as conditioned are, therefore, suitable for the proposed land division. RESOPC.119 1 3. That the design of Tentative Tract Map 27854 will not cause substantial environmental damage or injury to the wildlife. 4. That the design of the subdivision, as conditionally recommended, will be developed with public sewers and water, and, therefore, is not likely to cause serious public health problems. 5. That the design of Tentative Tract Map 27854 will not conflict with easements acquired by the public at large for access through the project, since alternate easements for access and for use have been provided that are substantially equivalent to those previously acquired by the public. 6. That the proposed Tentative Tract 27854, as recommended, provides for adequate maintenance of the landscape buffer areas. 7. That the proposed Tentative Tract 27854, as recommended, provides on- and off -site storm water retention, park in -lieu fees, and noise mitigation. 8. That general.impacts from the proposed tract were considered within the MEA prepared and adopted in conjunction with the La Quinta General Plan. WHEREAS, in the review of this Tentative Tract Map, the Planning Commission has considered the effect of the contemplated action of the housing needs of the region for purposes of balancing the needs against the public service needs of the residents of the City of La Quinta and its environs with available fiscal and environmental resources; NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and correct and constitute the findings of the Commission 'in this case; 2. That it does hereby confirm the conclusion of Environmental Assessment 93 -267 relative to the environmental concerns of this tentative tract; 3. That it does hereby recommend approval to the City Council of the subject Tentative Tract Map 27854 for the reasons set forth in this Resolution" and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 28th day of September, 1993, by the following vote, to wit: RESOPC.119 2 a AYES: . NOES: ABSENT: ABSTAIN: ATTEST: JERRY HERMAN, Planning Director City of La Quinta, California KATIE BARROWS, Chairwoman City of La Quinta, California RESOPC.119 3 CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 27854, JASCORP SEPTEMBER 28, 1993 GENERAL 1. Tentative Tract 27854 shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land. Division Ordinance, unless otherwise modified by the following conditions. 2. This approval shall expire and become void within two years unless extended pursuant to the City's Subdivision Ordinance. 3. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the City Engineer and the Planning and Development Department prior to recordation of any final map under this tentative map. The applicant shall develop tract phases in the order of the approval phasing plan so that improvements required of each final map are complete prior to issuance of Certificates of Occupancy within subsequent final maps. 4. Prior to the issuance of a grading.or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and /or clearances from the following public agencies: - City Fire Marshal - Public Works Department - Planning and Development Department - Riverside Co. Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District - Imperial Irrigation District California Regional Water Quality Control Board (NPDES .Permit) Sunline Transit The Applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures on the plans. Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building and Safety Department at the. time of the application for a building permit for the use contemplated herewith. CONAPRVL.106 1 Conditions of Approval Tentative Tract 27854, Jascorp September 28, 1993 5. As required by the General Plan, Applicant shall provide noise study by a qualified acoustical engineer prior to issuance of building permit, to determine impacts to the. future residents from roadway noise from Washington Street and the future commercial projects to the south surrounding residential zones and uses. The noise study shall suggest mitigation measures which the City can require concerning the development of the site. 6. The developer shall retain a qualified archaeologist (with the Developer to pay costs), to prepare a mitigation and monitoring plan for artifact location and recovery.. Prior to archaeological studies for this site as well as other unrecorded information, shall be analyzed prior to the preparation of the plan. The Planning Director shall approve the individual or firm retained to prepare the work prior to any on -site activities. The plan shall be submitted to the Coachella Valley Archaeological Society (CVAS) for a two -week review and comment period. At a minimum, the plan shall: 1) identify the means for digging test pits; 2) allow sharing the information with the CVAS; and 3) provide for further testing if the preliminary result show significant materials are present. The final plan shall be submitted to the Planning and Development Department for final review and approval. Prior to the issuance of a grading permit, the Developer shall have retained a, qualified cultural resources management firm and completed the testing and -data recovery as noted in the plan. The management firm shall monitor the,grading activity as required by the plan or testing results. A list of the qualified archaeological monitor(s), cultural resources management firm employees, and any assistant(s) /representative(s), shall be submitted to the Planning and Development Department. The list shall provide the current address and phone number for each monitor. The designated monitors may be changed from time to time, but no such change shall be effective unless served by registered or certified mail on the Planning and Development Department: The designated monitors or their authorized representatives shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of resources. In the event of discovery or recognition of any human remains, there shall be no further grading, excavation or disturbance of the site or any nearby areas reasonably suspected to overlie adjacent human remains until appropriate mitigation measures are completed. CONAPRVL.106 2 Conditions of Approval Tentative Tract 27854, Jascorp September 28, 1993 Upon completion of the data recovery, the Developer shall cause three copies of the final report containing the data analysis to be prepared and published and submitted to the Planning and Development Department. 7. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners office and Coachella Valley Water District. 8. Prior to issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval which must be satisfied prior to issuance of a building permit. Prior to a final building inspection approval, the Applicant shall prepare and submit a written report demonstrating compliance with all remaining conditions of approval and mitigation measures. The Planning and Development Director may require inspection or other monitoring to assure such compliance. CITY FIRE MARSHAL 9. Provide secondary or emergency access to the satisfaction.of the Fire Marshal. 10. Provide adequate turning radius at intersections. Street improvement plan to be reviewed by the Fire Marshal prior to plans approval. 11. Provide improvement plans for gated entrance for review and approval of the Fire Marshal prior to issuance of a building permit. 12. Parking will be allowed on only one side of the private street since a 32 -foot wide street is proposed. 13. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system. Improvement plans for the entry street and gates shall be submitted to the Fire Department for review /approval prior to installation. IMPROVEMENT AGREEMENT 14. The applicant shall. construct, or enter into a secured agreement to construct, the on- and off -site grading, streets, utilities, landscaping, on -site common area improvements, and any other improvements required by these conditions before approval of any final map(s) under this tentative tract map. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. CONAPRVL.106 3 Conditions of Approval Tentative Tract 27854, Jascorp September 28, 1993 15. If development improvements are phased with multiple maps, off -site improvements (ie: streets) and tract -wide improvements (ie: perimeter walls, common -area and setback landscaping, and gates) shall be constructed or secured prior to approval of the first map unless otherwise approved by the engineer. The City Engineer may consider proposals by the applicant to stage the installation of off -site and tract -wide improvements with development of two or more phases within the tentative map. 16. The applicant shall pay cash or provide security in guarantee of cash payment. for required improvements which are deferred for future construction by others. Deferred improvements for this project include a traffic signal on Washington Street at entry drive - 50% of the cost to design and construct and the completion and landscaping of the Washington Street median island - 100% of the cost to design and construct. The applicant's responsibility for deferred improvements may be ,satisfied through participation in a City major thoroughfare improvement program if this development becomes subject to such a program. 17. The applicant shall dedicate public street right -of -way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Dedications required of this tract include: A. Washington Street - 60 -foot half width Street right -of -way geometry for cul -de -sacs, knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. 18. The applicant shall dedicate common -area setback lots, of minimum width as noted, adjacent to the following street rights -of -way on Washington Street - 20' Minimum widths may be used as average widths for meandering wall designs. Where sidewalks and /or bikepaths are required, the applicant shall dedicate blanket easements over the setback lots for those purposes. CONAPRVL.106 4 Conditions of Approval Tentative Tract 27854, Jascorp September 28, 1993 19. The applicant shall vacate vehicle access rights to the following streets from lots abutting the street(s): Washington. Street Access to this street shall be restricted to street intersections and approved emergency access locations. 20. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and mailbox clusters. 21. The Applicant shall cause no easements to be granted or recorded over any portion of this property between the date of the approval by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. TRACT DESIGN 22. The requirements of the City's off - street parking ordinance shall be.met concerning all supplemental accessory facilities. GRADING 23. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.10, La Quinta Municipal Code. In accordance with said Chapter,. the Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 24. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation ( "the soils report") shall be submitted with the grading plan. 25... A grading plan shall be prepared by a registered civil engineer. The plan must meet the approval of the City Engineer prior to approval of any final map(s). The grading plan shall conform with the recommendations of the soils report and shall be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on the final map(s), if any are required of this. development, that a soils report has been prepared pursuant to Section 17953 of the Health. and Safety Code. CONAPRVL.106 5 Conditions of Approval Tentative Tract 27854, Jascorp September 28, 1993 Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each building pad in the project, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The data shall be organized by tract phase and lot number and shall be cumulative if the data is submitted at different times. DRAINAGE 26. The tract shall be graded to permit storm flow in excess of retention capacity to flow out of the project through a designated overflow outlet and into the historic drainage relief route. The tract shall be graded to receive storm flow from adjoining property at locations that have historically received flow. 27. Storm water runoff produced in 24 hours during a 100 -year storm shall be retained in on- site retention facilities unless the developer participates in off -site facilities sized to accommodate runoff from this development. The tributary drainage area for which the applicant is responsible shall extend to the centerline of adjacent public streets. 28. In design of on -site retention facilities, the percolation rate shall be considered to be zero unless site - specific data indicates otherwise. A trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the retention depth shall not exceed two feet. If retention is in one or more common retention basins, the retention depth shall not exceed six feet. 29. The design of the tract shall not cause any change in flood boundaries, levels or frequencies in any area outside the tract. UTILITIES 30. All existing and proposed utilities adjacent to or within the proposed development shall be installed underground. High - voltage power lines which the power authority will not accept underground are exempt from this requirement. CONAP9VL.106 6 Conditions of Approval Tentative Tract 27854, Jascorp September 28, 1993 31. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 32. The City is contemplating adoption of a major thoroughfare improvement program. If the program is in effect 60 days prior to recordation of any final map for this development, the development shall be subject to the provisions of the ordinance. If this development is not subject to a major thoroughfare improvement program, the applicant shall design and construct street improvements as listed below. 33. Improvement plans for all on- and off -site streets and access gates shall be prepared by a registered civil engineer. Improvements shall be designed and constructed in accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the City Engineer. Street pavement sections shall be based on a Caltrans design procedure for a 20 -year life and shall consider soil strength and anticipated traffic loading. The minimum pavement sections shall be as follows: Residential 3.0" a.c. /4.50" a.b. Collector 4.0 "/5.00" Secondary Arterial 4.0 "/6.00" Primary Arterial 4.5 "/6.00" Major Arterial 5.5 "/6.50" If the applicant proposes to construct a partial pavement section for use during development of the tract, the partial section shall be designed for projected traffic loadings-during the temporary condition or shall have a strength equivalent to the 20 -year design strength. 34. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. 'Mid- block street lighting is not required. 35. The City Engineer may require miscellaneous incidental improvements and enhancements to existing improvements as necessary to integrate the new work with existing improvements and provide a finished product conforming with City standards and practices. This may include, but is not limited to, street width transitions extending beyond tract boundaries. CONAPRVL.106 7 v • • Conditions of Approval Tentative Tract 27854, Jascorp September 28, 1993 36. The following street improvements shall be constructed to conform with the General Plan street type noted in parentheses: OFF -SITE STREETS Washington Street - Major Arterial (96' curb to curb). Complete street improvements on the west side and fully landscape the existing median island. ON -SITE STREETS Private Residential - 32 feet wide 37. Access points and turning movements of traffic shall be restricted as follows: Single full -turn access at signalized intersection of Washington Street and access drive shared with development to the south. The entry drive and gate shall be designed with. adequate stacking room to ensure that traffic from this development does not impede the flow of traffic into and out of the development to the south. The entry gate design shall include a turn- around between the guard house or card reader and the gate. LANDSCAPING 38. The applicant shall provide landscape improvements in the setback lots along Washington Street. The applicant is encouraged to minimize steep slope designs within the perimeter landscaping setback areas. Use of lawn shall ' be minimized with no lawn or spray irrigation within 5 -feet of street curb. 39. Landscape and irrigation plans for the Washington Street median island, landscaped lots, common retention basins and park facilities. shall be prepared by a licensed landscape architect. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor - mounted equipment. Landscape and irrigation plans shall meet the requirements of and be signed by the Planning Director, the City Engineer, the Coachella Valley Water District, and the Riverside County Agricultural Commissioner. 40. The applicant shall insure that landscaping plans and utility plans are coordinated to provide. visual screening of above - ground utility structures. CONAPRVL.106 8 conditions of Approval ' Tentative Tract 27854, Jascorp September 28, 1993 PUBLIC SERVICES 41. The applicant shall provide public transit amenities as required by Sunline Transit and /or the City Engineer. These amenities shall include, as a minimum, a bus turnout location and passenger waiting shelter on Washington Street. The precise location and character of the turnout and shelter shall.be as determined by Sunline Transit and the City Engineer. I QUALITY ASSURANCE 42. The City is contemplating adoption of a quality- assurance program for privately- funded construction. If the program is adopted prior to the issuance of permits for construction of the improvements required of this map, the applicant shall fully comply with the quality- assurance program. If the quality- assurance program has not been adopted, the applicant. shall employ construction quality- assurance measures which meet the approval of the City Engineer. 43. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, ,or have his or her agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. 44. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings ", "As- Built ",.or "As- Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. MAINTENANCE 45. The applicant shall maintain the landscaped areas of the subdivision such as common lots, landscaped setbacks and retention basins until those areas have been accepted for maintenance by the City's Landscape and Lighting District or a homeowners' association (HOA). The applicant shall maintain all other improvements until final acceptance of tract improvements by the City Council. CONAPRVL.106 9 Conditions of Approval Tentative Tract 27854, Jascorp September 28, 1993 FEES AND DEPOSITS 11 `J 46. The applicant shall pay all deposits and fees required by the city for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes- application for the plan checks and permits. MISCELLANEOUS 47. All mitigation measures of Environmental Assessment 93 -267 shall be met. 48. An on -site field study shall be conducted by a qualified horticulturist: to determine if the California Ditaxis plant species exists on the property. A written summary of the field study shall be submitted to staff prior to any on -site grading. The work shall be paid for by the applicant or developer. 49. The City's Water Conservation Ordinance (Ordinance 220) shall be met. 50. Approval of this tentative tract map shall be subject to final approval of Change of Zone 91 -066, Plot Plan 93 -502, and Specific Plan 93 -023. 51. The appropriate Planning approval shall be secured prior to establishing any of the following uses: a. Temporary construction facilities. b. Sales facilities, including their appurtenant signage. C. On -site advertising /construction signs. 52. Prior to final map approval by the City Council, the Applicant shall meet the parkland dedication requirements as set forth in Section 13.24.030, La Quinta Municipal Code, by paying parkland fees in lieu, as may be determined in accordance with said Section. 53. Design and architectural standards for the single family homes shall be submitted to the Director of Planning & Development for review and approval prior to final map recordation. All approved Specific Plan (SP 93 -023) standards shall be included in the CC &R's. A copy of the CC &R's shall be submitted to the Planning Department for review. The final documents shall require City Attorney approval. 54. Grading, drainage, street, lighting, landscaping and irrigation, park,, gate, and perimeter wall plans are not approved for construction until' they have been signed by the City Engineer. CONAPRVL.106 10 Conditions of Approval Tentative Tract 27854, Jascorp September 28,. 1993 55. Prior to issuance of Certificates of Occupancy for buildings within the tract, the applicant shall install traffic control devices and street name signs along access roads to those buildings. CONAPRVL.106 11 CONDITIONS OF APPROVAL - RECOMMENDED PLOT PLAN 93 -502, JASCORP SEPTEMBER 28, 1993 GENERAL 1. Phasing plans, including phasing of public improvements, shall be submitted for review and approval by ,the City Engineer and the Planning and Development Department prior to the issuance of a building permit. 2. Prior to the issuance of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and /or clearances from the following public agencies: City Fire Marshal Public Works Department Planning and Development Department Riverside Co. Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District - Imperial Irrigation District - California Regional Water Quality Control Board (NPDES Permit) - Sunline Transit Applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures on the plans. Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building and Safety Department at the time of the application for a building permit for the use contemplated herewith. 3. The development of the property shall be generally be in conformance with the exhibits contained in the file for PP 93 -502, unless amended otherwise by the following conditions or by Tentative Parcel Map 27854 and Specific Plan 93 -023. 4. The approved plot plan shall be used within two years of the final approval date; otherwise it 'shall become null and void and of no effect whatsoever.. "Be used" means the beginning of substantial construction' which is contemplated by this approval, not including grading which is begun within the one year period and is thereafter diligently pursued until completion. The plot plan case shall run concurrently with Tentative Tract Map 27854 and Specific Plan 93 -023 once approved. CONAPRVL.097 Conditions of Approval Plot Plan 93 -502, Jascorp September 28, 1993 5. Approval of this plot plan shall be subject to final approval of Change of Zone 91 -066, Specific Plan 93 -023, and Tentative Tract Map- 27854. 6. There shall be no outdoor storage of boats, trailers, or RV's without specific approval of the Planning Commission. 7. All exterior lighting shall be shielded and directed so as not to shine directly on surrounding adjoining properties or public rights -of -way. Light standard type with recessed light source shall also be reviewed and approved by the Planning Director. Exterior lighting shall comply with Outdoor Light Control Ordinance and off - street parking requirements. 8. A decorative trash enclosure shall be built for the proposed clubhouse building. The . structure shall be designed with pedestrian access that does not require opening the doors,. and provided with opaque metal doors. Plans for trash enclosures to be reviewed and approved by the Planning Director prior to issuance of a building permit. Applicant shall contact local waste management company to insure that enclosure design, size, and location is adequate. 9. Handicapped parking spaces and facilities shall be provided per Municipal and Federal Code requirements (e:g. clubhouse building). 10. As required by the General Plan, Applicant shall provide noise study by a qualified acoustical engineer prior to issuance of building permit, to determine impacts to the future residents from roadway noise from Washington Street and the future commercial projects to the south surrounding residential zones and uses.. The noise study shall suggest mitigation measures which the City can require concerning the development of the site. 11. The project shall comply with' applicable Arts in Public Places Ordinance prior to building permit issuance. 12. Final landscaping plans shall include approval stamps and signatures from the Riverside County Agricultural Commissioners office and Coachella Valley Water District. 13. Construction shall comply with all local and State Building Code requirements in affect at time of issuance of building permit as determined by the Building Official. 14. Prior to issuance of a grading permit, the Applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval which must be satisfied prior to issuance of a building permit. CONAPRVL.097 2 Conditions of Approval Plot Plan 93 -502, Jascorp September 28, 1993 - Prior to a final building inspection approval, the- Applicant shall prepare and submit a written report demonstrating compliance with all remaining conditions of approval and mitigation measures. The Planning and Development 'Director may require inspection or other monitoring to assure such compliance. 15: That all conditions of the Design Review Board shall be complied with as follows: A. The landscape program for Washington Street includes a variation of planting materials such as: palm trees, accent shade trees, lawn, shrubs, and groundcover. Unlighted trees or palms should be considered along Washington Street. Incandescent light fixtures will be required (less than 160 watt). The final landscaping plan should be reviewed by the Design Review Board during. t plan check. B. A meandering eight foot wide sidewalk shall be installed on Washington Street along the frontage of the site. The sidewalk shall meander into the right -of -way but not touch the curb. C. A common area parking lighting plan shall be reviewed by the Planning and Development Department prior to building plan check. A photometric study should be developed with analysis of the lighting pattern on the project and meets the City's Outdoor Lighting Ordinance provisions as explained in Chapter 9.210. the height of the light poles should not exceed 10 feet in height. D. The screen wall along Washington Street shall be a minimum height of six feet high as measured from adjoining grade height and the wall shall be constructed to match the recently installed privacy screen wall on the east side of the street which was installed by the City in .1992, except the green ceramic tile does not need to be installed. The wall should be stepped or terraced to create an architectural element on Washington Street which is consistent with the City's Image Corridor design guidelines. E. Both passive and active outdoor equipment shall be examined and the on -site recreational facilities shall be approved by the Design Review Board during final plan review. F. All dwelling units along Washington Street shall be a minimum of 30 feet from the property line (landscape lot). The measurement shall be to the edge of any building exclusive of building patios or eave overhangs. CONAPRVL.097 3 Conditions of.Approval Plot Plan 93 -502, Jascorp September 28, 1993 G. The comments of the Riverside County Sheriff's Department (June 24, 1993) shall be incorporated into the final design of.the project. H. The final construction plans shall be reviewed .by the Planning and Development Department during Building Department review. I. Landscaping for each duplex unit shall comply with the following: 1. The front, side, and rear yards of each .duplex unit should be landscaped to property line, edge of curb, sidewalk, or edge of street pavement, whichever is furthest from the residence. 2. The front yard landscaping shall include trees (minimum three 15- gallon trees per duplex and three extra trees on the exterior sides of the corner units), shrubs, and groundcover and /or hardscape of sufficient size, spacing, and variety to create an attractive and unifying appearance. Landscaping shall be in substantial compliance with the standards set forth in the Manual of Architectural Standards and the Manual on Landscaping Standards as adopted by the Planning Commission. 3. A permanent water - efficient irrigation system shall be provided for all areas required to be landscaped. 4. The landscaping shall be continuously maintained in a healthy and viable condition by the property owner., J. The perimeter security fencing for the project (excluding Washington Street) shall be masonry and painted to match the Washington Street wall (Item D). The fence shall be six feet high. K. The combination one story/two story duplex design shall be approved by the Planning Commission on September 28, 1993, or the matter shall be returned to the Design Review Board for final review. L. The entry drive and gate shall be designed with adequate stacking room to ensure that traffic from this development does not impede the flow of traffic into and out of the development to the south. The entry gate design shall include a turn around between the card reader and the gate: The final design shall require the Fire Marshal, Engineering Department, and the Planning and Development Department approval. CONAPRVL.097 4 F54 M • • Conditions of Approval Plot Plan 93 -502, Jascorp September 28, 1993 M. The driveway on Washington Street shall be a minimum width of 36 -feet (i.e. two lanes in and one lane out) or as determined by the City Engineer. CITY FIRE MARSHAL 16. The comments of the Riverside County Fire Department (September 20, 1993) shall be incorporated into the final design of the project. SPECIAL 17. The Environmental Fees of the State Fish and Game Department and the County of Riverside shall be paid within 24 hours after review of the proposed by the Planning Commission and /or City Council (i.e. $1,328.00). 18. All required improvements shall be completed prior to site occupancy of the proposed development. 19. No roof mounted mechanical equipment shall be permitted unless screened from view by a building parapet wall or other integral architectural feature per City ordinance. 20. All mitigation measures of Environmental Assessment 93 -267 shall be met. 21. The City's Water Conservation Ordinance (Ordinance 220) shall be met. 22: Provisions shall be made to comply with the terms. and requirements of the City's adopted Infrastructure Fee Program in effect at the time of issuance of building permits. CONAPRVL.097 5 PLANNING COMMISSI(SkE COP� NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the City of La Quinta Planning Commission will hold a PUBLIC HEARING on September 28, 1993, at 7:00 p.m. in the La Quinta City Hall Council Chambers, 78 -495 Calle Tampico, on the following item: ITEM: CHANGE OF ZONE 91 -066; PLOT PLAN 93 -502 -; SPECIFIC PLAN 93 -023 & TENTATIVE TRACT 27854 (LA QUINTA VILLAGE) APPLICANT: MR. JOSEPH A. SWAIN, PRESIDENT (JASCORP) LOCATION: 670+ FEET NORTH OF CALLE TAMPICO ON THE WEST SIDE OF WASHINGTON STREET & SOUTH OF THE EVACUATION CHANNEL REQUEST: 1. CHANGE OF ZONE 91 -066: TO REDESIGNATE 12+ ACRES FROM R -1 (ONE FAMILY DWELLING), R -2 8,000 (MULTIPLE FAMILY DWELLINGS) & C -P (GENERAL COMMERCIAL) TO R -2 (MULTIPLE FAMILY DWELLINGS) CZ 91 -066 � y SP 93* -023 TR 28854 Z PP 93 -502 0 _ U Site f Z lZ 3 CALLE TAMPICO � D City Hall 2. PLOT PLAN 93 -502. TENTATIVE TRACT MAP 27854 AND SPECIFIC PLAN 93 -023: TO DEVELOP 124 ZERO -LOT LINE CONDOMINIUM UNITS (ONE & TWO STORY UNITS) ON 12+ ACRES. THE SINGLE FAMILY HOMES WILL BE DESIGNED FOR LOW AND MODERATE INCOME FAMILIES AND THE PROPOSED UNITS WILL RANGE IN SIZE FROM 1,109 SQUARE FEET (2 BEDROOM) TO 1,232 SQUARE FEET (3 BEDROOM) LEGAL: SOUTH HALF OF NORTHWEST SECTION 6, T6S, R7E APN: 769 - 030 -039 & 040 The La Quinta Planning & Development Department has completed Environmental Assessment #93 -267. Based upon this assessment, the project will not have a significant adverse effect on the environment; therefore, a Negative Declaration has been prepared. The La Quinta Planning Commission will consider a recommendation for the adoption of the Negative Declaration along with the project at the Hearing. Any person may submit written comments on this case to the Planning and Development Department prior to the Hearing and /or may appear and be heard in support of or opposition to the project at the time of the Hearing. If you challenge the decision of this case in court, you may be limited to raising only those issues that you or someone else raised either at the Public Hearing or in written correspondence delivered to the Planning and Development Department at, or prior to, the Public Hearing. The proposed file (s) may be viewed by .the public Monday through Friday 8: 00 a. m. until 5: 00 p. m. at the Planning and Development Department, La Quinta City Hall, 78 -495 Calle Tampico, La Quinta, California. In the City's efforts to comply with the requirements of Title II of the Americans With Disabilities Act Of 1990, the Planning & Development Department requires that any person in need of any type of special equipment, assistance or accommodations) in order to communicate at a City public meeting, must inform the Planning & Development Department a minimum of 72 hours prior to the scheduled meeting. PUBLISH ONCE ON SEPTEMBER 6, 1993 Iwo 0,,\ � * CITY OF LA QI.%TA °? PLANNING COMMISSIOFALE COPY s �� NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the City of La Quinta Planning Commission will hold a PUBLIC HEARING on September 14, 1993, at 7:00 p.m. in the La Quinta City Hall Council Chambers, 78 -495 Calle Tampico, on the following item: ITEM: CHANGE OF ZONE 91 -066 & PLOT PLAN 93 -502 (LA QUINTA VILLAGE) APPLICANT: MR. JOSEPH A. SWAIN, PRESIDENT (JASCORP) LOCATION: 670+ FEET NORTH OF CALLE TAMPICO ON THE WEST SIDE OF WASHINGTON STREET & SOUTH OF THE EVACUATION CHANNEL REQUEST: 1. CHANGE OF ZONE 91 -066: TO REDESIGNATE 12+ ACRES FROM R -1 (ONE FAMILY DWELLING) , R -2 8,000 (MULTIPLE FAMILY DWELLINGS) & C -P (GENERAL COMMERCIAL) TO R -2 (MULTIPLE FAMILY DWELLINGS) 0 -� 2 OO= Site 0 Iz- 0 LL CALLE TAMPICO D City Hall / I 2. PLOT PLAN 93 -502: TO DEVELOP A 124 UNIT RENTAL APARTMENT COMPLEX (ONE & TWO STORY UNITS) ON 12+ ACRES. THE APARTMENT COMPLEX WILL BE DESIGNED FOR LOW AND MODERATE INCOME FAMILIES AND THE PROPOSED UNITS WILL RANGE IN SIZE FROM 1,109 SQUARE FEET (2 BEDROOM) TO 1,232 SQUARE FEET (3 BEDROOM) LEGAL: SOUTH HALF OF NORTHWEST SECTION 6, T6S, R7E APN: 769 - 030 -039 & 040 The La Quinta Planning & Development Department has completed Environmental Assessment #93 -267. Based upon this assessment, the project will not have a significant adverse effect on the environment; therefore, a Negative Declaration has been prepared. The La Quinta Planning Commission will consider a recommendation for the adoption of the Negative Declaration along with the project at the Hearing. Any person may submit written comments on this case to the Planning and Development Department prior to the Hearing and /or may appear and be heard in support of or opposition to the project at the time of the Hearing. If you challenge the decision of this case in court, you may be limited to raising only those issues that you or someone else raised either at the Public Hearing or in written correspondence delivered to the Planning and Development Department at, or prior to, the Public Hearing. The proposed file (s) may be viewed by the public Monday through Friday 8: 00 a. m. until 5: 00 p. m. at the Planning and Development Department, La Quinta City Hall, 78 -495 Calle Tampico, La Quinta, California. In the City's efforts to comply with the requirements of Title II of the Americans With Disabilities Act Of 1990, the Planning & Development Department requires that any person in need of any type of special equipment, assistance or accommodation (s) in order to communicate at a City public meeting, must inform the Planning & Development Department a minimum of 72 hours prior to the scheduled meeting. --------------------------------------------------------------------------- - - - - -- PUBLISH ONCE ON AUGUST 24, 1993 HNPC . 022 ��u� �� * �. ,f Design Review Board Minutes August 4, 1993 16.- Boardmember Campbell stated he had strong objections to react to plans without seeing all four sides. 17. After further discussion on the review process, Boardmembers . Anderson /Wright withdrew the motion and moved to approve Public Use Permit 93 -016 with a recommendation that separate drawings be completed for Phase I and Phase II and if the Planning Commission so desire to refer the project back to the Design Review Board, subject to the Conditions of Approval with the addition of a non - reflective alternative metal be submitted. The motion passed unanimously. B. Plot Plan 93 -502 and Change of Zone 91 -066; a request of Jascorp for approval to develop- a 124 unit one and two story apartment complex on the west side of Washington Street south of the La Quinta Storm Channel /Washington Street bridge and 700 feet north of Calle Tampico, along with a change of zone from R -1, R -2, and C -P to R -2. 1. Associate Planner Greg Trousdell presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. 2. Boardmember Anderson asked if the material board was acceptable to staff. Staff stated they were. 3. Mr. Joe DeCoster, applicant, gave a lengthy detailed description of the project. Chairman Curtis asked if the applicant had any objection to the Conditions of Approval. Mr. DeCoster stated no except they would be applying to for a variance to the parking requirement. 4. Boardmember Wright asked for clarification on the variance. Mr. DeCoster stated they would be asking for approval to allow -a third parking space to be the tandem parking of behind the garage door. Discussion followed regarding the parking space. 5. Commissioner Ellson asked what the market would be, apartments or condominiums. The applicant stated they would be selling condominiums but they have not filed a subdivision map with staff. 6. Boardmember Wright asked if they would be low income. Mr. DeCoster stated they would be affordable units (i.e., low and moderate income units). DRB8 -4 4 Design Review Board Minutes August 4, 1993 . DRB8 -4 T. Commissioner Ellson asked what would happen to the project if Ralph's shopping center did not go in. Mr. DeCoster stated it would stand alone. Commissioner Ellson asked what fences would be built between the units and would the perimeter fence be a block wall. She stated she preferred an open landscaped area that would give a more open feeling for the green belt areas. Mr. DeCoster stated the market they were targeting was the low income group which normally have children and the fencing would give them privacy. Discussion followed regarding alternate locations for block wall fencing, wrought iron fencing, and wood fencing. S. Boardmember Wright asked if there would be a problem if Ralph's was not built with a second access for the project and especially a fire truck entry. Staff clarified that the land is owned by the same individual and therefore an easement for the access will- be provided. Boardmember Wright asked if the second entrance would be a crash gate. Staff stated it would be. 9. Boardmember Wright asked whether the garage door would be wood or a metal (roll -up vs. swing). He was concerned there would not be enough clearance to open the door if a• car was parked behind the garage. Mr. DeCoster stated he preferred the metal roll -up because they were attractive but the expense was a problem. He further stated there was enough distance to park the car and open the door and not have the car in the street. Discussion followed regarding the garage door type and material. 10. Boardmember Wright asked the applicant to show the Board where the two story units would be placed. He felt the units adjacent to the recreation building should be single story so not to. create a cavity effect. Discussion followed regarding the location of the two story units. 11. Chairman Curtis asked for clarification that the perimeter wall would be a block wall and would he have any objection to making it comparable to the wall on the east side of Washington Street. Mr. DeCoster stated it would be a block wall but he felt the 20 -feet of .landscaping would be more attractive than duplicating the east wall (i.e., file cap). Following discussion, the Board determined the 20 -feet of landscaping was preferable to the tile treatment. Further clarification was made that the block wall would be stuccoed on Washington Street and painted block walls would be used for the perimeter areas. 12. Planning Commissioner Ellson asked how much stacking there would be . at the entrance. She felt two or three car stacking was needed and there A O Design Review Board Minutes August 4, 1993 did not appear to be enough room. Following .discussion regarding different alternatives, Chairman Curtis suggested that the entrance be widened and stripped to allow two lanes in and one lane out (e.g., 36 -feet wide). ' 13. Boardmember Anderson stated his concern for the wood fencing between the units and strongly suggested that block walls be used and possibly relocated to the rear, portion of each unit: He felt that anything less than . this would detract from the overall look of the project. Mr. DeCoster stated this would be a budget determination by the owners and those that have been constructed in other projects have been attractive. 14. Mr. DeCoster asked for clarification of Condition #i6 in that the 20 -feet of landscaping is included in the 30 -foot setback. Staff stated it was included. 15. Following discussion, it was moved and seconded by Boardmembers Anderson /Harbison to recommend approval as submitted subject to staff conditions, and as amended as follows: a. The applicant would submit to the Planning Commission elevations for the half two story half one story unit for their. approval. b. Condition ##4:.' The block. wall on Washington Street shall be stucco and compatible with the east wall (without the green tile. C. Condition 410: The perimeter wall with the exception of Washington Street shall be painted block wall to match the stucco color on Washington Street. d. The driveway should be 36 -feet wide on Washington Street with two lanes in and one lane out. ,VOTE: AYES: * Boardmembers Anderson, Harbison, Wright, Campbell, Chairman Curtis. NOES: Planning Commissioner Ellson. ABSENT: Boardmember Rice. ABSTAINING: None. C. Plot Plan 0 -505; a request of Forecast Homes for approval of architectural plans for single family residences,. located on the north side of Miles. Avenue, east of Adams Street. 1. Associate Planner Greg Trousdell presented the information contained in the Staff report, a copy of which is on file in the Planning and Development Department. DRB8 -4 6 DATE: PROJECT: APPLICANT/ OWNER: ARCHITECT: DESIGNER:. ALTA ENGINEER: LANDSCAPE ARCHITECT: OWNER: STAFF REPORT DESIGN REVIEW BOARD AUGUST 4, 1993 FILE COPY CHANGE OF ZONE 91 -066 &,PLOT PLAN 93 -502; LA QUINTA VILLAGE JASCORP (MR. JOSEPH A. SWAIN, PRESIDENT) STOFFREGEN /FULLER DE COSTER & ASSOCIATES; MR. JOE DE COSTER KEITH COMPANIES HORTON SHEPARDSON & ASSOCIATES AMCOR CAPITAL, INC. (MR. ROBERT WRIGHT) REQUEST: CHANGE OF ZONE: THE APPLICANT HAS REQUESTED A CHANGE IN THE ZONING DESIGNATION FOR +12 ACRES OF PROPERTY FROM R-1 (ONE FAMILY DWELLING) , R72 *8,000 (MULTIPLE FAMILY DWELLINGS), AND C -P (GENERAL COMMERCIAL) TO R -2 (MULTIPLE FAMILY DWELLINGS). PLOT PLAN: TO DEVELOP A 124 UNIT ONE AND TWO STORY LOW. AND MODERATE INCOME APARTMENT COMPLEX ON +12 ACRES OF LAND ON THE WEST SIDE OF WASHINGTON STREET, JUST SOUTH OF THE LA QUINTA STORM CHANNEL /WASHINGTON STREET BRIDGE AND 700 FEET NORTH OF CALLE TAMPICO. I-silll DENSITY: THE APPLICANT IS REQUESTING A 25% DENSITY BONUS FOR THEIR PROJECT BASED ON GOVERNMENT CODE SECTION 65915 BECAUSE THE PROJECT WILL INCLUDE PROVISIONS FOR AFFORDABLE HOUSING UNITS. A 10% BONUS IS ALSO BEING REQUESTED PER THE CITY'S GENERAL PLAN POLICIES BECAUSE THE DEVELOPER BELIEVES HIS PROJECT HAS INCORPORATED DESIRABLE DESIGN AMENITIES INTO THE PROJECT. EXISTING ZONING: R-1-(ONE FAMILY DWELLING) & R -2 *8,000 . (MULTIPLE FAMILY DWELLINGS) & C -P (GENERAL' COMMERCIAL) SURROUNDING ZONING AND LAND USE: NORTH: R -3/R -2 8,000 MULTI- FAMILY /R1 SINGLE FAMILY; LA QUINTA COUNTRY CLUB (TENNIS RESORT) 0 SOUTH: C -P GENERAL COMMERCIAL; VACANT (FUTURE RALPH'S SHOPPING CENTER) EAST: SR SPECIAL RESIDENTIAL; SCATTERED SINGLE FAMILY HOMES WEST: R -3 MULTIPLE FAMILY RESIDENTIAL; VACANT DRB7 /20.F1 /CS -1- � � � 4, ,�r., I'� t� ate. �� DESCRIPTION OF SITE: THE PROPOSED +12 ACRE SITE IS THE NORTHERLY 2/3 OF A PORTION OF 2 TAX LOTS (17.6 ACRES). THE PARCELS ARE FLAT AND UNDEVELOPED AT THIS TIME. THE .PROPERTY HAS +680 FEET OF FRONTAGE ALONG WASHINGTON STREET AND IS 740 FEET IN DEPTH. THE SITE ELEVATION ALONG WASHINGTON STREET IS APPROXIMATELY 60 FEET ABOVE SEA LEVEL. LOCATION: WEST SIDE OF WASHINGTON STREET AND SOUTH OF THE LA QUINTA STORM CHANNEL AND APPROXIMATELY 700 FEET NORTH OF CALLE TAMPICO ON -SITE PARKING: PROVIDED: 124 COVERED +127 UNCOVERED = 251 REQUIRED: 2.5 SPACES X -124 UNITS = 310 PROPERTY BACKGROUND: In 1991, the Planning Commission reviewed a low and moderate income senior citizen apartment complex for this site (Plot Plan 91 -467). The Applicant proposed 109 units on'approximately 9 acres. .The developer proposed approximately 550 square feet to 1,150.square feet one story units. The developer requested Redevelopment Agency assistance, but an,agreement could not be secured. On November 19, 1991, the City Council tabled the case from further review and consideration at the applicant's request. No action has occurred on this case since 1991. BACKGROUND: The site is improved with street improvements along Washington Street but the site does not have permanent curb, gutter, and sidewalk improvements at this time. The existing off -site improvements along the frontage of the site were installed by the City in 1992. The site will be allowed left -turn access onto Washington Street from the southerly side of the site pursuant to the past review /approval of the Ralph's Shopping Center project. This. common driveway will be signalized. Site Design The design concept uses a clustering of one and two story (duplex style) residential units around a 32 foot wide private street. The front yards will be common and the back yards will be for private recreation. A community building has been proposed near the main gated entry. Marketing Concept The units are planned for low and moderate income families but the preliminary rental rates are not available as of the writing of this report. DRB7 /20.F1 /CS . -2- 0 - • Project Density The net area of the site is estimated to be approximately 11.68. Based on this figure, the maximum number of allowable dwelling units would be approximately 93 units (i.e. 8 units /acre) if the change of zone application is allowed. This amount can be exceeded if the developer provides affordable units within the development. A 25% bonus can be granted per Section 65915 of the State Code (23 units). However, additional units (10 %) could be added to the project if various standards are met as noted in Policy 2 -1.1.3 of the General Plan. The Planning Commission shall evaluate whether or not any additional units should be allowed. Circulation /Parking As mentioned above, the site has one point of access onto Washington Street which is a divided major arterial (120 -foot right -of -way). The entry into the site is located at the southeast corner of the property. The entry is to be signalized and shared with the future Ralph's Shopping Center to the south. The project will be a.gated community. Each unit will have a car garage and additional uncovered parking in front of the garage. Secondary Access The Riverside County Fire Marshal has requested that the project have two points of access into the site. Since the project has one, a second access should be provided. The easiest way to accommodate the Fire Department's request is to.provide an emergency access gate at the southwest corner of the apartment complex at the terminus of the cul -de -sac bulb. The access point can be for either emergency purposes or for on -site resident usage. In either scenario, the number of parking spaces on the Ralph's site will be reduced by 2 or 3 spaces. The design solution should be reviewed by Staff and the Riverside County Fire Marshal either prior or during plan check. Landscaping /Screening The landscape setback along the frontage of the site is approximately 20-feet, and a meandering sidewalk is shown along Washington Street. This sidewalk should be eight feet.wide to allow pedestrian and bikeway travel. Landscape planters are interspersed throughout the site and a six foot wall will be installed along Washington Street for security.purposes. Building Heights One story buildings (approximately 18 1/2 feet high) have been proposed along Washington Street because of the "low density" height policy in the City's General Plan. The City's policy has been to require one story units within 150 -feet of a major thoroughfare for aesthetic purposes. The Applicant's plan meets this requirement. A two story design has been used for a majority 'of the units independent of the one story units along Washington Street. The two story units are approximately 24 -feet in overall height. The R -2 Zone code standards permit 28 -feet. DRB7 /20.F1 /CS -3- Architectural Design The proposed single and two story Mediterranean design is consistent with the City's design guidelines (e.g. the roof, rough stucco exterior, and consistent with the design standards of a low density condominium project, etc.). The duplex units include a variation in architectural elements and color schemes. The project architect has proposed four architectural styles for the two story plan and two for the one story plan. The plans vary the roof design style by using a combination of hip roofs and gable roofs. Additional embellishments include changes in textures, window treatments, wing walls, column supports and other slight architectural changes.. The seven color schemes use a collection of light desert color tones to accent each building type. However, the concrete roofing material will be the same for each building (Espanz Mission #108). A one story clubhouse for the residents is also proposed. The design is consistent with the overall design theme for the project. The Developer has proposed units which range in size from 1,109 to 1,141 square feet which is larger than the minimum size allowed of 750 square feet. This size unit is consistent with the normal size of a standard smaller single family home or townhouse project. All units are two bedroom dwellings, therefore, staff believes the project will be geared for small families and possibly senior citizens'. STAFF-COMMENTS: The following conditions are recommended by Staff: 1. The landscape program for Washington Street includes a variation of planting materials, such as: palm trees, accent shade trees, lawn, shrubs, and groundcover. Unlighted trees or palms should be considered along Washington Street. Incandescent light fixtures will be required (less than 160 watt). The final landscape plan should be reviewed by the Design Review Board during plan check. 2. A meandering eight foot wide sidewalk shall be installed on Washington Street along the frontage of the.site. The sidewalk shall meander into the right -of -way but not touch the curb. 3. A common area parking lighting plan shall be reviewed by the Planning Department prior to building plan check. A photometric study should be developed with analysis the lighting pattern on the project and meets the City's Lighting Ordinance provisions as explained in Chapter 9.210. The height of the light poles should not exceed 10 feet in height. DRB7 /20.F1 /CS -4- • . 4. The screen wall along Washington Street shall be six feet high as measured from adjoining grade height and. the wall shall be constructed to match the recently installed privacy screen wall on the east side of the street which was installed by the City in 1992. The wall should be stepped or terraced to create an architectural element on Washington Street which is consistent with the City's Image Corridor design guidelines. 5. Both passive and active outdoor-equipment should be examined and the on -site recreational facilities should be approved by the, Design Review Board during final plan review. 6. All dwelling units along Washington Street should be a minimum of 30 feet from the property line. The measurement should be to the edge of any building exclusive of building patios or eave overhangs. 7. The comments of the Riverside County Sheriff's Department (June 24, 1993) and the Riverside County Fire Department (June 28, 1993) should be incorporated into the final design of the project. 8. The final construction plans should be reviewed by the Planning Department during Building Department review. 9. Landscaping for each duplex unit should comply with the following: a) The front, side & rear yards of each duplex unit should be landscaped to property line, edge of curb, sidewalk, or edge of street pavement, which ever is furthest from the residence. b) The landscaping should include trees (minimum four 15- gallon trees per duplex and three extra trees on the exterior sides of the corner units), shrubs, and groundcover and /or .hardscape of sufficient size, spacing, and variety to create an attractive and unifying appearance. Landscaping shall be in substantial compliance with -the standards set forth in the Manual of Architectural Standards and the Manual on Landscaping Standards as adopted by the Planning Commission. c) A permanent water - efficient. irrigation system shall be provided for all areas required to be landscaped. d) The landscaping shall be continuously maintained in a healthy and viable condition by the property owner. 10. The perimeter security fencing for the project (excluding Washington Street Street) shall include a combination of masonry columns at ten foot intervals with cedar fencing. The fence shall be six feet high.- However, along the south side of the property, a masonry fence shall be installed because the abutting parcel is commercially zoned. 11. Each unit shall have a' minimum of 2.5 parking spaces per Chapter 9.160.045(C) of the La Quinta Municipal Code.. Tandem parking in front of the garage will not be counted based on the existing provisions of the Municipal Zoning Code. DRB7 /20.F1 /CS -5- 14. The entry.drive and gate shall be designed.with adequate stacking room to ensure that traffic from this development does not impede the flow of traffic into and out of -the development to the south. The.entry gate design shall include a turn- around between the card reader and the gate.1 The final design shall require the Fire Marshal, Engineering Department, and Planning and Development Department approval. CONCLUSION: The project has.been designed to encourage tenant interaction, but.it also provides apartment units which are designed like single family homes. Passive recreation has also been encouraged. RECOMMENDATION: That the Design Review Board move to recommend approval of the project to the Planning Commission based on the recommendation.of Staff and any other comments of the Design Review Board. Attachments: 1. 2. 3. 4. 5. DRB7 /20.F1 /CS Location Map Large Plan Reductions Letter from Applicant Agency Comments. U Or A PAR. 3 fig 300 AC. A7 3090 AC16R. �•�,� S 112 NW. SEC. 6 T. 6P R. 7E. , • yit amp I's 4R ` \ • North 11�r . Ch Ctiist_ngs Existing Vacant Property Future Shopping Center • • 1 14 'I a MA.CM -0* Vacant Parcel O J .&J k PROPERTY IN QUESTION A" 4 a l I ' L'�'f_�1:�L�^ New City Hall Site ■r � P.M. 122189 - 90 Pwce/ Mvp 19730 PAf /75// -2 • • 27109 0 h r 6 z r-- • •r .�' m .o U- .a rn c N C i� N •r 1 X W -1-i Z. 07 IQ 6 aSSC.N>W 'S MAP 8K. 769 M. 03 R1WR$10C-- CWNTY, CALIf. rift" 11101% 1-0.1 Ikotl K-40%, XI ` `- Mom � � PeF;l PLANT PALETTE P It T ON TREF CIENCIDIUM rm.&- Sow "I PALM ` `- Mom � � s �co w Building the Future 1 July 8, 1993 La Quinta Planning Dept. P.O. Box 1504 78 -105 Calle Estado La Quinta, CA 92253 Attn: Gary Trousdell Dear Mr. Trousdell, D, ? !� JUL 0 8 1993 F 'Thank you for responding to our submittal and application for - our affordable housing community located on the N/W corner of the intersection of Washington and Tampico.(just north of the proposed Ralphs Shopping Center. The community is envisioned to include 124 homes within a gated and carefully landscaped environment that will also share a recreation center for small get togethers with adjoining pool & perhaps bar -b -que area. The community is intended to provide affordable housing without compromise to the pride of ownership quality expected of the young professional or the mature move down buyers we encounter today. The homes are designed by the architectural firm of Stoffregen /Fuller a licensed architect with offices located both in Palm Desert and the Orange County_area. The smart design has allowed for a popular duplex configuration of single story units as.well as side by side two story units (vs. Jones below /Smith above). All homes include a generous single car garage with a driveway that will accommodate 2 more cars to insure off street parking. Common areas are intended to be kept to a minimum with rear yards fenced on property lines along with a variation of front courtyard and side yard areas. 79 -811 Countn• Club Drive #A Bermuda Dunes. Cilifornia 92201 • • We are sensitive to the standard R -2 zoning which allows for a density of 8 units per acre. The affordable aspect of the project as-I understand allows a 25% density bonus (or 2 - units per acre) this brings us to 10 units per acre. The design may bring an additional 10% bonus (or 1 unit per acre) bringing the total density to 11 units per acre. As we have 11.68.net acres, this could. equate to 128 units. We propose 124 units. The financing for this tax exempt bond-status La Quinta to provide a issued for procurement through a letter of cr institution guaranteed project anticipates state and federal as the developer looks to the city of letter of inducement resolution to be of bonds. The bonds are guaranteed edit placed by our local financial by the developer. We'trust this will provide you our La Quinta Village project. questions please don't hesitate Regards, Bob Wright Partner cc: . Dennis Moran with a better understanding of Should you have any further to give us a call: /mss° JP*ah .Swain rtner ems-• ,�• � RIVERSIDE COUNTY l �r V R T Y` FIRE DEPARTMENT RIVERSIDE r J. M. HARRIS 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92570 • (909) 657 -3183 FIRE CHIEF June 28, 1993 To: City of La Quints %1 `. Planning ivision i`';. 9 `� JUN 2 0 1993 e Attn: Greg.Trousdell E Re. Plot Plan 93 -502 Please be advised that the following corrections are required. 1. Provide secondary or emergency access. 2. Provide'adequate turning radius at the street adjacent to the entrace gate. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning Engineering Staff at (619) 863 -8886. O RIVERSIDE OFFICE 3760 12th Street, Riverside, CA 92501 (909) 275 -4777 • FAX (909) 369 -7451 Sincerely, RAY REGIS Chief Fire Department Planner By p.-,— Tom Hutchison Fire Safety Specialist FIRE PREVENTION DIVISION PLANNING SECTION IG INDIO OFFICE 79 -733 Country Club Drive, Suite F, Indio, CA 92201 (619) 863 -8886 • FAX (619) 863 -7072 a prinred on renrlyd poprrR RIVERSIDE COUNTY CO1S BYRD, SHERIFF • City of La Quinta Planning & Development Division 78 -105 Calle Estado La Quinta CA 92253 Attention: Greg Trousdell Associate Planner Dear Mr. Trousdell: • Sheriff 82 -695 DR. CARREON BLVD. • INDIO, CA 92201 • (619) 342 -8990 June 24, 1993 ° Q JUN 2 9 14{ _ _.._ _ RE: PP 93- 5021JASCORP We have the following comments concerning the above project. Regarding Police Staffing: Increase in population result in an increase of called for services. The projected population increase will also impact traffic conditions by increasing daily round trips in the area. Regarding Project Dgp n: We recommend that address numbers be mounted on contrasting background. The numbers should be of sufficient size to be legible from the roadway and should be situated near the roofline on the corner of the residence. This will reduce the response time of emergency vehicles to the residence. Streets, security walls and parking areas should be well lighted to provide a safer environment for the residents and to dissuade would -be criminals from targeting the area for illegal activities. High pressure sodium lights are recommended as they provide the greatest amount of light per kilowatt and are the least expensive to operate. All residential doors should have an industrial quality key and latch system. Deadbolt locks are suggested for all exterior doors. The locks should be installed using three inch set screws to provide maximum benefit. All exterior doors, without windows, should have a peephole installed in order to allow good visibility of the outside area without having to open the door. Windows should not be placed close enough to the doors, which would allow a person to break the glass and unlock the door by hand. Page 2 EIR #93 -502 June 24, 1993 Shrubbery and bushes should be trimmed low to the ground to eliminate hiding places for criminals ,and allow better visibility from the street for patrolmen. Windows should never be concealed by vegetation. The crime prevention measures outlined in this letter are merely suggestions and are not required as a prerequisite for plan approval. We appreciate the opportunity to comment on the project from a law enforcement point of view. Sincerely, COIS BYRD, SHERIFF Ronald F. Dye, Captain Indio Station Commander CB,RD:gi T x e� 1982 1992 • a/ .1 G11 %.Q1QL LGL.AUG A Special Meeting to be held at the La Quinta City Hall, 78-495 Calle Tampico Session Room La Quinta, California August 4, 1993 _ r 5:30 P.M. I. CALL TO ORDER - Flag Salute II. ROLL CALL III. BUSINESS SESSION A._ PUBLIC USE PERMIT 93 -016; a request of Bernardo Gouthier for approval of architectural plans for the La Quinta Sculpture Park -Phase I located 57 -325 Madison Street, north of Avenue 58. PLOT PLAN 93 -502 AND CHANGE OF ZONE 91 -066; a request of Jascorp for approval to develop a 124 unit one and two story apartment complex on the west side of Washington Street south of the. La Quinta Storm Channel /Washington Street bridge and 700 feet north of Calle Tampico. along with a change of zone from R -1, R -2, and C -P to R -2. PLOT PLAN 93 -505; a request of Forecast Homes for approval of architectural plans for single family residences. located on the north side of Miles Avenue, east of Adams Street. SPECIFIC PLAN 84 -004; a request of TD Desert Development for review of architectural elevations for residential units located on the east side of Washington Street south of Avenue 48 within "The Orchard" project. E. SPECIFIC PLAN 84 -004;- a request of TD Desert Development for review of preliminary landscaping plans for the Washington Street frontage south of Avenue 48 within "The Orchard" project. IV. CONSENT CALENDAR - None Approval of the Minutes for the regular meeting of the Design Review Board on June 2, 1993, the special meeting of June 23, 1993, and the regular meeting of July 7, 1993. V. OTHER VI. ADJOURNMENT STUDY SESSION b August 2, 1993, Monday 4:00 P.M. La Quinta City Hall Session Room .:_ DRAFT September 20, 1993 LA QUANTA VILLAGE SPECIFIC PLAN r _ PREPARED FOR: CITY OF LA QUINTA 78 -495 CALLE TAMPICO LA QUINTA, CA 92253 ATTN: GREG TROUSDELL ASSOCIATE PLANNER SUBMITTED BY: JASCORP 79 -811 COUNTRY CLUB DRIVE SUITE A BERMUDA DUNES, CA 92201 ATTN: JOE SWAIN PREPARED BY: HUNSAKER ' & ASSOCIATES 78 -150 CALLE TAMPICO SUITE 210 - LA QUINTA, CA 92253 ATTN: STEVE McCUTCHAN, AICP (619) 771 -0011 ,p CASE No • September 20, 1993 DRAFT September 20, 1993 TABLE OF CONTENTS � 1 INTRODUCTION ............ ..............................1 1.1 LOCATION ............. ..............................1 1.2 PURPOSE .....................1 1.3 AUTHORITY AND SCOPE ... ..............................2 1.4 APPLICABILITY TO OTHER CODES AND REGULATIONS ............ 2 2 LAND USE PLAN ........................... ..............2 2.1 RESIDENTIAL UNIT TYPES .. ............................... 2 2.2 AFFORDABLE HOUSING PROGRAM .......................... 3 2.3 SITE PLAN .............. ..............................4 2.3.1 RESIDENTIAL LOTTING AND SITING ..................... 4 2.3.1.1 LOT AREA AND DIMENSIONS 4 2.3.1.2 YARDS AND SETBACKS ..................... 4 2.3.2 PRIVATE STREETS .. ............................... 5 2.3.3 PARKING .......... ..............................5 2.3.4 RECREATION AREA ... .........................:... 6 2.3.5 LANDSCAPING AND INTERIOR FENCING .................. 6 LA QUINTA VILLAGE SPECIFIC _PLAN i 0 0 DRAFT September 20, 1993 1 INTRODUCTION The La Quinta Village Specific Plan has been prepared to guide the development of a 124 single family attached residential planned unit development located in the City of La Quinta. The purpose of the Specific Plan is to provide unique standards for the project that are required to permit development consistent with City policy, but not necessarily all City statutes and ordinances. The City recognizes that deviations from standard codes and requirements are appropriate, in as much as the deviations are consistent with overall City goals and objectives. 1.1 LOCATION The project site comprises 12 acres located west of Washington Avenue and 500 feet north of Calle Tampico in the City of La Quinta. The location of the project site and it's boundary are illustrated in Figures 1 and 2, the Regional and Local Vicinity Maps. 1.2 PURPOSE The purpose of the La Quinta Village Specific Plan is to permit the development of a 124 single family attached residential planned unit development. The specific plan is required to permit the project to deviate from requirements of the City of La Quinta Zoning and Subdivisions Ordinances. The deviation from certain requirements as outlined herein is necessary because it permits the following: 0 INDM WELLS D LA QUINTA OOACHEUA rrrs Figure 1: Regional Vicinity • The development of single family attached units on individual lots less than the standard minimum lot area requirements. • The development of affordable housing intermingled with market -rate housing. • . The development of a more attractive neighborhood through the use of alternative design standards for streets that place more area within private yard areas. LA QUINTA VILLAGE SPECIFIC PLAN 1 0 0 DRAFT September 20, 1993 1.3 AUTHORITY AND SCOPE - The authority and scope to permit the implementation of the La Quinta Village Specific Plan is based upon the provisions of the California Government Code and La Quinta City Ordinances. . The approval of the La Quinta Specific Plan is authorized by the California Government Code, Title 7, Division 1, Chapter 3, Article 8 Sections 65450 through 65457. 1.4 APPLICABILITY TO OTHER CITY CODES AND REGULATIONS The La Quinta Village Specific Plan is intended as a guide for the development of La Quinta Village. Therefore, the standards and design criteria included herein take precedence over existing or future City of La Quinta codes and regulations. Those areas not specifically described in the following are subject to existing or future La Quinta codes and regulations. 2 LAND USE PLAN La Quinta Village proposes the development of 124 single family attached residential units on 12 acres near the intersection of Washington Street and Calle Tampico. The La Quinta Village Land Use Plan, as illustrated in Figure 3. 2.1 RESIDENTIAL UNIT TYPES • Development of 124 single family attached residential units including one and two story product types. , • Three floor plans in the following configurations: FLOOR PLAN STORIES HOUSE S.F. GARAGE S.F. TOTAL S.F. 1 1 1109 257 1366 2 2 1141 261 1402 3 2 1232 279 1511 • Figures 4, 5 and 6 illustrate the floor plans proposed. • Three basic building configurations that contain two attached units of the same floor plan, excepting one building where two floor plans (1 and 3) are mixed. • Figures 7 and 8 illustrate the elevations proposed for the three building types. LA 0UINTA VILLAGE SPECIFIC PLAN DRAFT September 20, 1993 • One of the principal objectives of the Land Use Plan is to incorporate as much of the site area in private open space as possible. The Land Use Plan illustrates that most of the site has been subdivided to permit the ownership of private open spaces instead of the common ownership of passive open spaces. A single, common recreational area has been included. The benefits of private open space are: • Greater use of private open space areas by the residents than would normally be anticipated for common passive open space areas. • Reduced costs of common open space area maintenance thus reducing the costs of home ownership and providing more affordable units. • Home buyers are more interested in purchasing single family attached units on residential lots than air -space condominium units, particularly when the units are more affordable than comparable condominium -type units. 2.2 AFFORDABLE HOUSING PROGRAM La Quinta Village proposes to incorporate affordable housing into the mix of residential units. Of the 124 units proposed by the project, the following number and distribution of units are affordable: • 10 units are being set aside for low income families (families earning less than 80% of the Riverside County Median Income) • 20 units are being set aside for very low income families (families earning less than 50% of the Riverside County Median Income) • 10 units are being set aside for moderate income families (families earning less than 120% of the Riverside County Median Income). 40 units, or 32% of the units proposed by La Quinta Village will be set aside and made available to families meeting the requirements of affordable housing. The homeowner selection and purchase program shall be performed in concert with the City's Redevelopment Agency. The terms and conditions of the method of sales shall be established by agreement with the Redevelopment Agency prior to the offering of the units for sale. LA OUINTA VILLAGE SPECIFIC PLAN 3 DRAFT September 20, 1993 2.3 SITE PLAN The Site Plan, Figure 9, illustrates the layout of residential units, private streets, parking and the common recreation area. 2.3.1 RESIDENTIAL LOTTING AND SITING La Quinta Village proposes the concept of single family attached residential lot ownership rather than condominium ownership. Each unit is located on a separate lot. Common ownership includes the recreation area and the private streets. The purpose for the development of a single family attached residential project versus an air -space condominium is two fold. • Homeowner association fees can be dramatically lowered by placing the ownership and responsibility for the maintenance of the residence and immediate surroundings in the hands of the homeowner /resident. This makes the project more affordable by replacing higher homeowner association fees with homeowner "sweat equity ". • Marketing studies have shown that homeowners want to purchase single family attached residential units located on a lot over an air space condominium. 2.3.1.1 LOT AREA AND DIMENSIONS Lots are a minimum 2500 square feet with a minimum width of 25 feet measured at the front yard setback line and a minimum depth of 85 feet. 2.3.1.2 YARDS AND SETBACKS Front: The minimum front yard setback shall be 20 feet. Side: A zero side yard is permitted on one side of each lot. The minimum exterior side yard setback shall be 5 feet for a one -story building and 7.5 feet for a two -story building. The minimum street side yards shall be a 10 feet. Rear: The minimum rear yard setback shall be 10 feet except that a patio cover, open on a minimum of three (3) sides, may extend up to three (3) feet of a rear yard setback. Figure 10 illustrates a typical residential siting plan including lot dimensions and yard setbacks. LA QUINTA VILLAGE SPECIFIC PLAN n, 0 0 DRAFT September 20, 1993 2.3.2 PRIVATE STREETS La Quinta Village proposes a system of private streets within a gated and private community. The streets are proposed to be 32 feet in width from curb - to -curb. No sidewalks are proposed. Residential property lines. will be contiguous with the back of the curbs. Non - standard knuckles have been proposed as part of this specific plan. Knuckles are in the form of curved streets with a minimum centerline radius of 35 feet. Two non - standard cul -de -sacs are proposed with curbline radii of 35 and 45 feet. Some of the intersections also propose less than 90 degrees angles. 2.3.3 PARKING Each residential unit will have a fully enclosed single car garage. In addition, each residential lot will have space for two additional parking spaces within the driveway area. One space will be offset from the garage door and the other will be in the driveway as a tandem space in line with the garage door. There are ten (10) parking spaces dedicated for use by the recreational area. These spaces are adjacent to the recreational area. The number of parking spaces is as follows: Garage Parking Spaces 124 Driveway Parking Spaces 248 Recreation Area Parkinq 10 Total 382 Under current code requirements, the project would be required two and one - half spaces per residential, or 310 spaces. These spaces could be a combination of garages and off - street parking. Excluding the spaces for the recreation area (10), 372 spaces have been designed for residential use. One space is proposed within an enclosed garage. The two additional spaces per unit are proposed within the driveway area, one in tandem with the garage and the other to the side. The parking plan proposed for La Quinta Village meets the intent of the current off - street parking code in the following: • Two encumbered spaces (one in the garage and the other to the side of the driveway) are provided for each unit. This should provide adequate parking for the residence occupants. LA QUINTA VILLAGE SPECIFIC PLAN 5 n E DRAFT September 20, 1993 • A third driveway space is provided in tandem with the garage to provide off - street guest parking. • Ten spaces are provided for the recreational building. This should provide adequate parking for its use that may be independent of the residences. • The residences are primarily first time homebuyer units. The units will be principally occupied by single adults and young or small families. It is likely that most homeowners will have no more than two automobiles and some may have only one. The number of parking spaces appears appropriate for the type of units and homeowners. • On- street parking has not been provided because the street section has been reduced to 32 feet. Portions of the project are being provided within the affordable range. Reducing improvement costs such as street widths assists in permitting the project to be affordable. 2.3.4 RECREATION AREA A common recreation area is proposed. The recreation area will include a recreation building and a pool /spa area. The recreation building is proposed to include a recreation room, a sitting room, an office, bathrooms and a lobby area. The building will be 1436 square feet in floor area. The floor plan and elevations of the recreation building are included as Figures 11 and 12. 2.3.5 LANDSCAPING AND INTERIOR FENCING All common areas, the recreation area and the front yards of all residential units will be landscaped by the project developer. All interior yard landscaping is to be provided by the homeowner. Interior fencing in the -form of building side -to -side will be provided. The fencing should be constructed of masonry or wood frame with stucco. In either case, the fencing should complement the exterior of the adjoining units. LA QUINTA VILLAGE SPECIFIC PLAN 0 Avenue 50 Q L 0 o S tn' L Galle Tampico ® KWESAKPR t ASSOCIAMS ms w1m tar rop" ea.� VICINITY MAP FIGURE 2. N S 3 Lo O 3 c-r c-r Avenue 52 LA QUINTA YILLA(5E A DEVELOPMENT BY JA50ORP LAND UBE PLAN ]IT PI6URE 3 , i i N S �! 3 o N cr 7 m fi #CW5AKM :�y �"ASSOCIATrS LA OU I NTA V I LLA&E NTS u. srfor.cw&u�nrwr A DEVELOPMENT OF JASGORP • • PLAN I FLOOR HOUSE 1100 SOFT. GARAGE 257 SOFT. TOTAL 1388 SO.FT. PLAN FIGURE 4 (T) � L hMSSAKCR J A _50CIA SS LA QU { NTA V I L L AGE NTS 2 2% = = Z *4x A DEVELOPMENT BY JA50ORP r I SECOND FLOOR ®OA SAKCR$ ASSOCIATES ��ghrwwu NTS rao� a4uo.k 71.40 1ST FLOOR 812 SOFT. -,2ND FLOOR 529 SOFT. TOTAL LIVING 1141 SOFT. GARAGE 281 SOFT. TOTAL SLD'G 1402 SG. FT. PLAN 2 FLOOR PLAN Fi6uREs FIRST FLOOR LA QUINTA VILLAGE A DEVELOPMENT BY JASG • 0 SECOND STORY (' ) hMSAKER t ` AS�CIIALS � 5r g NTS wave r ho CA snob afw > 1ST FLOOR 000 SOFT. 2ND FLOOR 023 SO.FT.- TOTAL LIVING 1232 SOFT. GARAGE 270 SOFT. TOTAL BLD'O. 1611'BO.FT. PLAN 3 FL OOR PLAN FIGURE b FIRST STORY LA QUINTA VILLAH A DEVELOPMENT BY JA50ORP K] T BUILDING ELEVATIONS FIGURE 7 TT gm l✓•, }} �I �� II ��1��; �i ) � �'i ,�•'Y�' •i •� ij �,y �. ` };Jl��_ ., ;I ICI ii a��iY' Ilr .i; �4{. l'�"'� � I— urtre I,_�a,�� ,:,Wal, ��'� •.9Il�I UTAttVi'. 6 ^. —� n ^•-+�� '( 1A 3A J &PAZ A5� IArro Nrs a. LA OU I NTA -VILLAGE A DEVELOPMENT BY JA5GORP • • ILL LU -1 LLI OL • 1 =fit "4 7,4 cl • m co LLI LU < E)z SITE PLAN PI6URL' 9 Lj i t i i fl N S - - a-r 7 wrr 1 cr MJNSAK�R 0 AS�IG/A5 LA QU I NTH, Y I LL�4GE f &405 NT5 ® �� u'rwq" A DEVELOPMENT OF JASGORP • oW.nnO. V OJ Y tANI l_ MKS b10C YN� ` Uj tu W V 1� a Is p h • . r s• " � YARD �" J . 1 1 n I I n 10' MIMMUM STREET SIDE YARD SETBACK r� RECREATION BUILDING FLOOR PLAN FIGURE II (' ) MlAf�AIG�R t ASSOG/ATLrS NTS FLOOR PLAN 1436 SOFT. LA QUINTA VILLAGE A DEVELOPMENT BY JASGORP 0 0 W . O � V ALL LU Li LLI LU J _ I iii • \ j��s, T .� l ` 1'! "� ��. vim- ,l. - • � ,ti -`� � y r-- C j _ �Z • x# v. w CJ R -2 ZONING VA�A a ROPOSED ZONING: R2. PROPOSED ZONING: R2 ULTIPLE FAMILY MULTIPLE FAMILY DWELLINGS D! ELLINGS EXISTING ZONING: R1 EXISTING ZONING: R,Z* C) SINGLE FAMILY (8,000) MULTIPLE VACANT c DWELLING"' FAMILY DWELLINGS w R -3 / N ZONING i ell 735 _ PROPOSED ZONING: R -2 (MULTIPLE FAMILY DWELLINGS, Ev,ISTING.`ZON ING: "' C -P GENERAL EXISTING ZONING: C -P GENERAL COMMERCIAL WASHINGTON STREET BRIDGE S -R ZONING - SINGLE FAMILY r y% \lam •�� ►�� IAA ELEVATION WEST VtEW FROM WASHINGTON STREET 4 NORTH ELEVATION VFW FROM ENTRY E u c_ a a a s as • 0 a • 0 7 u 3 • sr.. n. g—'�R :� NORTON �; ..:� � SNEPARDSON '� r �� ! .. '� 1 6 �CL 4 NORTH ELEVATION VFW FROM ENTRY E u c_ a a a s as • 0 a • 0 7 u 3 • sr.. n. HUnSaker & ASSOCiateS Riverside /San Bernardino, Inc. Planning • Engineering • Surveying • GPS Doug Crouse Lee Anderson LETTER OF TRANSMITTAL Bruce Hunsaker Steve McCutchan To �1 �� v `A-1 Date 42'- �/� / Project W.O. No. f z � Attn. Tract No. 2 We are forwarding 0 B Messenger (aBy Mail O Your Pick -up O By FAX No. Copies Comments Description This material is forwarded for OYour Files 99er Your Request O Checking OYour Immediate Attention OApproval O Per Our Discussion OYour Review O At The Request Of O Othe -r OPlan Check No. 0Please Call Upon Receipt By 1285 Columbia Ave., Suite A -1 • Riverside, G492507- (909) 369 -7200 • FAX: (909) 369 -3110 HA55 -2 • ,: • r L. • ,: • r Iz L-QUINTA WILLAG■ LaQuinta, Califon ?,J U L 1 4 1993 I F LA QUINTA PLANNING DEPARTMENT x o Oa -oz i ��SOTH C\�AVENUE u� ui cc 0 W = Site W I� N Gj- LA E TAN.ViCO City Hall L-j E 110. F] JLFRITZ BURNS nnrin nn. AVENUE b2 � ii ii ii iuuu uuu aCALIEEN DA ^nnnnnnnnn CITY OF LA QUINTA �, NORTH LOCATION MAP: , SCALE.. 18%)000' Plot Plan 93 -502 } Chanae of Zone P1 -066, Tentative -" Tract Map 27854, and Specific Plan 93 -023 — _ *Am „AL - HORTON SHEPARDSON ASSOCIATES IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, CA TENTATIVE TRACT N0. 27854 (�( _ BEING A PORTION OF THE EAST ONE -HALF OF THE NORHTWEST ` -I ONE-OUARTER OF SECTION 8 TOWNSHIP 8 SOUTH RANGE 7 EAST S.B.B. 6 M. nD 9 \ ` ^ c s` ` ` W OCT 0 7 1993 r Ql L o QTY OF LA QUINTA to — Z PINING DEPARTMENT Q MAN GATE X , l a 444Q4 a o 0 .E. `_- Q 1 L ~ II 4 Q z Q O $ J J Q I I I VICINITY M:_° w u C L JlI I i J = `,o j > I I 93 SEE II '• = j ~ .70001 L -1 • • t / ` ..r f •I .K r r• f 1I i ii - SEP20 �a IN THE CITY OF LA OUINTA, COUNTY OF RIVER5IDE, CA . TENTATIVE TRACT NO. 2 '7854 BEING A PORTION OF THE EAST ONE -HALF OF THE NORHr, EST ONE- OUARTER OF SECTION 6 TOYPISHIP 6 SOVTHRAN&E 1 EAST SBB. 1 M. O �T HUV5AKER B A550G/ATE5 Planning a Engineering ' 5vrveying e 6P5 SCALE: r-40• 76 -150 Calle ro pfeo, mire 210 Lo alma, CA x2733 f61a1 771 -00a • i DEVELOPER JASCORP T9 -611 Gauntry Chh Orl- 5Wte A Bermuda Dunes, CA 92201 (619) 345 -0090 Ath. Joe S—h F.ROPERTY OAN-- AMCOR REALTY I= H1 C/O Amcor Fropertfe. Inc. 52 -300 En a prl.a way 4 Coochelle. CA 82236 r�r6 ):N61Nf~.R/REPRESENTATIVE MJtLaAKER 1 ASSOCIATES 16 -150 Galle Tcvey,ica 5ulte 210 Le ONhto, CA 82253 'F (619) 7`II -0011 DETAIL -A Attn: Stave McCutchon, AICF AREA CALCULATIONS 6ro..1Net Area: 12 Acre. ASSESSORS PARCEL N MBER 969 - 030 -030 164 - 030 -040 UT CITIES WA iER/SEiYER Coachella veney water Dl.trlct + (619) 340 -2651 VICINITY MAP ELECTRICItt Imperlel Irrlgabon Ol.tri.t (619) 346 -5620 NATURAL 6AS Sauk— Golliarnle 60. COmpony (bOO)443 -3466 TELEPHONE beneral Telephone (000)402-6903 CA91-E TEL°_` /ISION 4 Folmer Cablevl.lon (619) 340 -2225 SCHOOL DISTRICT D .... t Sand, Lhilled Schaal VI,trict (619)392 -421'1 O �T HUV5AKER B A550G/ATE5 Planning a Engineering ' 5vrveying e 6P5 SCALE: r-40• 76 -150 Calle ro pfeo, mire 210 Lo alma, CA x2733 f61a1 771 -00a • i Sul ftsiauued RN", /• ' Sa liq tlo No lie §d 8 dces a$'� ij x 11 ID _ 11 31 :a V, M. i PAR. 3 ;19 30.0 / AC. NT 30.90 AC-f GR. �• 100 ass /asi �`4Tf S //2 NW. SEC. 6 T 6S• , R. 7E. Existing Vacant Property Fiitura Ihnnni nn f.enter rN /S MAP /S FOR ASSESSMENT PURPOSES ONLY LOr s \ I �1` �' _ � °.�: � • Pik.® ze ei see.sr T A •If1f/%/1 l _ New City Hall Site P.M. 122189 - 90 Ponce/ A 47P 19730 P.M. /75// -2 dr� 1/ 27109 A - i y v 0 0 STION .� p � I •r E r N ! l IMD 9 � m N , l X W Mo c O w V. IMG'K �• �,, FE6 p � 199• �._. - -` ASSESSOR'S' MAP SK. 769 PS. 03 RIVERSIDE--COMM, CALAF A� a 'rr CO LINTY ' ` RIVERSIDE C.OUNTY MA V. 111M' pp. +, �y fpl ly' �.e.r✓.. r FIRE E DEPT RTMENT J. M. HARRIS 210 WEST SAN JACINTO AVENUE a FERRIS, CALIFORNIA 92570 ® (309) 667 -3183 s FIRB CHIEF — Ton City -of La Quinta Planning Division Attnl Oreq TrouadeII Reg Tentative Tract No. 27e54 September 209 1,993 Fast -It "' brand fax transmittal memo 78%1 #btpoorm r From -Co. ca. Dept. ane # Fax Please be advised that the following corrections are required] 1. Provide secondary or emergency access. 2. Provide adequate turning radius -at intersections. 3. Provide improvement plans for sated entrance. For your information, 32 foot wide streets allow for parking on one side only. 'Previous conditions for this project do not apply. Once the above ` corrections are made, conditions will. be set and a letter issued'. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning Engineering Staff at (6,19) Sincerely, RAY REGIS Chief Fire Department Manner By. %o.„.. /X.4. e" Tom Hutchison Fire Safety Specialist JP /th FIRE PREVENTION DIVISION Q RIVERSIDE OFFICE PLANNING SECTION $(IND10 OFFICE 3760 11th Street, Riverside, CA 92501 79 -733 Cutultry Club Drive, Suite F, Indio, CA 92201 (909) 275.4777 a FAX (909) 369.7451 (619) 863.8886 a FAX (819) 883.7072 rriAiuf an recycled paper l e q— To: Attn: Re: F COUNTY RIVERS%DE J. M. HARRIS FIRE CHIEF �{ l RIVERSIDE COUNTY FIRE DEPARTMENT .210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92570 • (909) 657 -3183 City of La Quinta Planning Division Greg Trousdell Tentative Tract No 27854 September 20, 1993 SEP 2 2 1993 PLllii✓1d1 P�G,� p�� Please be advised that the following corrections are required: 1. Provide secondary or emergency access. 2. Provide adequate turning radius at intersections. 3. Provide improvement plans for gated entrance. For your information, 32 foot wide streets allow for parking on one side only. Previous conditions for this project do not apply. Once the above corrections are made, conditions will be set and a letter issued. All questions regarding the meaning of 'these conditions should be referred to the Fire Department Planning Engineering Staff at (619)- 863 -8886. Sincerely, RAY REGIS Chief Fire Department Planner By Tom Hutchison Fire Safety Specialist JP /th FIRE PREVENTION DIVISION , / ❑ RIVERSIDE OFFICE PLANNING SECTION I!! INDIO OFFICE 3760 12th Street, Riverside, CA 92501 79 -733 Country Club Drive, Suite F, Indio, CA 92201 (909) 275 -4777 • FAX (909) 369 -7451 (619) 863 -8886 • FAX (619) 863 -7072 printed on recycled paper w. 444 PH #2 MEMORANDUM RLE COPY TO: HONORABLE CHAIRWOMAN AND PLANNING COMMISSION MEMBERS FROM: PLANNING & DEVELOPMENT DEPARTMENT DATE: SEPTEMBER 14, 1993 PROJECT: CHANGE OF ZONE 91 -066 & PLOT PLAN 93 -502; LA QUINTA VILLAGE APPLICANT: JASCORP (MR. JOSEPH A. SWAIN, PRESIDENT) OWNER: AMCOR CAPITAL INC. (MR. ROBERT WRIGHT) REQUEST: CHANGE OF ZONE: THE APPLICANT HAS REQUESTED A CHANGE OF ZONE DESIGNATION FOR APPROXIMATELY 12 ACRES OF PROPERTY FROM R -1 (ONE FAMILY DWELLING), R -2 *8,000 (MULTIPLE FAMILY DWELLINGS), AND C -P (GENERAL COMMERCIAL) TO R -2 (MULTIPLE FAMILY DWELLINGS) . PLOT PLAN: TO DEVELOP A 124 UNIT ONE AND TWO STORY LOW AND MODERATE INCOME APARTMENT COMPLEX ON APPROXIMATELY 12 ACRES OF LAND ON THE WEST SIDE OF WASHINGTON STREET, JUST SOUTH OF THE LA QUINTA STORM CHANNEL /WASHINGTON STREET BRIDGE AND 700 FEET NORTH OF CALLE TAMPICO. BACKGROUND: This case was scheduled for a public hearing on August 24, 1993 for the Planning Commission meeting of September 14, 1993. However., on August 30, 1993, staff met with the Applicant to discuss his intent to submit a tentative tract map application so that they can sell the units as condominiums. The Applicant is also discussing a specific plan application to allow zero lot line units and possibly vary some of the R -2 development standards. ( See the attached letter) . Based on this new information, staff would recommend that the case(s) be continued to September 28, 1993 to allow staff and the"Applicant additional time to examine and . process the request. RECOMMENDATION: Staff would recommend that the Planning Commission continue the public hearing to September 28, 1993 to allow the Applicant time to revise his initial development request Attachment: 1. Location Map 2. Reduced Site Plan 3. Letter from Applicant • o�oao aD o �a�0000 o�oo �oo�ooa00000� ll nrnnnn� ^�� 1'J000UUUUULI� qE nnnnnnnn CITY OF LA QUINTA LOCATION MAP: Plot Plan 93 -502 and Change of Zone 91 -466 ooaa�o 1 FRITZ BURNS f-�- i :52 NORTH SCALE.: 18i)000' eri ri ra � F scor rw Building the Future September 7,. 1993 City of La Quinta 78 -495 Calle Tampico La Quinta, CA 92253 Planning Dept. Attn: Mr. Jerry Herman Ref: Plot Plan 93 -502 and C/Z #91 -466 Dear Jerry, �P o SEP 0 8 1993 wrr OF LA OUINTA PLANNING DEPARTMENT We are requesting an extension on the above referenced project which was scheduled to be heard on the September 14, Planning Commission hearing. We would like to have it changed to the.September 28, hearing as we discussed in our conversation of August 30, 1993 with Greg Trousdell. We will submit the amended application, Specific Plan and Tentative Map to the City of La Quinta by September 8, 1993. Regards, Joseph JASCORP," cc: Bob Wright cc: Dennis Moran 79 -811 Country Club Drive ##A Bermuda Dimes, California 92201 619 -345 -8090 FAN 619-345-9753 Primed on Recycled Paper RUPERT E. YESSAYIAN Box 25I LA QUINTA, CA 92253 September 14, 1993 La Quinta Planning Commission City of La Quinta La Quinta, California 0 is_... .. .. `l �n zg � f�/ RE: Plot Plan 93 -502 Change of Zone 91 -066 Commissioners: I represent the majority of the property owners in Desert Club Tract Unit #5, which is across Washington Street from the proposed project. We protested the assessment for the wall along the east side of Washington St. in the belief that the property owners on the west side of Washington St. were responsible for its cost. Our efforts were unsuccessful and the very ex- pensive wall is now being paid for by us, raising our taxes considerably. ,Our argument is that the Ralph's center and the project which is before you tonight should pay their fair share for the buffer wall, since they both are receiving changes of zone and other con- cessions from the city. We request therefore, that as a condition of approval for Change of Zone 91- 066 and Plot Plan 93 -502, that provision be made for the developer to.pay a fair share for the ex- pense of the beforementionedlwall Thank you for your consideration. SinRerelvI Yessayian REYIss � TRANSMITTAL MEMO tF�o- fir 1 rL DA T • t-, CITY MANAGER . ARKS DEPARTMEMT ✓BUILDING & SAFETY CODE ENFORCEMENT 1, i'IRE MARSHAL CITY ENGINEER _L,PtTBLIC WORKS DIRECTOR `vI RRY-HERMAN 1,�TAN SAWA AAAW PLANNING & DEVELOPMENT DEPARTMENT- Greg Trousdel1 Y SUBJECT PROJECT REVIEW Pi U,," ' I Grp.. CASE: PLEASE REVIEW AND' PROVIDE ANY COMMENTS YOU MAY HAVE ON THE. ATTACHED ITEM BY COMMENTS: C.. 1-� e t,A-, l ' S • ��-U lW � i71�?r•� S t� � �v� �a r� �' t September 9, 1993 1 INTRODUCTION ' The La Quinta Village Specific Plan has been prepared to guide the development of a 124 single family attached residential planned unit development located in the City of La Quinta. The purpose of the Specific Plan is, to provide unique standards for the project that are required .to permit development consistent with City policy, but not necessarily all City statutes and ordinances. The City recognizes that deviations from standard codes and requirements are appropriate, in as much as the deviations are consistent with overall City goals and objectives. 1.1 LOCATION The project site comprises: 12 acres located west of Washington Avenue and 500 feet north of Calle Tampico in the City of La Quinta. The location of the project site and it's boundary are illustrated in Figures 1 and 2, the Regional.and Local Vicinity Maps. 1.2 PURPOSE The purpose of the La Quinta Village Specific Plan is to permit the development of a 124 single family attached residential planned unit development. The specific plan is required to permit the project to deviate from requirements of the City of La Quinta' Zoning and Subdivisions Ordinances. The deviation from certain requirements as outlined herein is necessary because it permits the following: 0 u+prw rr�is 1 LA WNTA I COACHS U Nn Figure 1: Regional Vicinity • The development of single family attached units on individual lots less than the standard minimum lot area requirements. • The development of affordable housing intermingled with market -rate housing. • The development of a more attractive neighborhood. through the use of alternative design standards for streets that place more area within private yard areas. LA QUINTA VILLAGE SPECIFIC PLAN :K s�e CHI inr Project Site Future Commercial Project (Ralph's) t • .LJ I I V I I I I. 11 l i I [w fs lll i CALLE TAMPICO W ".v w •evtsA v= �I l, I 1 I' �1 i I I "~ W .I W tY 1-- N Z O lr C'3 Z 2 N Q I 3 I 0,IJ .J. 4 North 0 l 4 • FILE COPY . � a 78-495 CALLE TAMPICO — LA GIUINTA, CALIFORNIA 92253 - (619) 777 -7000 FAX (619) 777 -7101 September 2, 1993 Mr. Joseph A. Swain, President JASCORP 79 -811 Country Club Drive Bermuda Dunes, CA 92201 SUBJECTS R= OT 93.5.02:_, & = CHANGE OF ZONE 91 -466 - LA QUINTA VILLAGE Dear Mr. Swain: Based on our meeting of August 30, 1993, we will continue your project to September 28, 1993 so that you can submit both a Specific Plan Application and a Tentative Tract Map Application for your new condominium development request. Please' submit a letter to our department requesting the extension so that we can have a copy for our files. We would appreciate receiving a copy by September 8, 1993 so . that it can be delivered to the Planning Commission at their September 14th meeting. We have begun revising your original public notice to include your new application requests per your verbal request of August 30th. A new public notice will be sent to the Desert Sun newspaper next week for their publication on or before September 7, 1993. We look forward to receiving your new applications, � plans, and other materials we talked about next week so that we can make sure your project is on the September 28th meeting. If you have any questions, please contact the undersigned. Very truly yours, Y JE H R N P IN� DEVELOPMENT DIRECTOR []�OUSDELL IATE PLANNER GT : ccs MAILING ADDRESS - P.O. BOX 1504 - LA OUINTA, CALIFORNIA 92253 LTRGT . 006 1 /0� _L v _ Igo A OF T1 TO: • FROM: DATE: • TIUNSMITTAL MEMO _ CITY MANAGER _ PARKS DEPARTMEMT — BUILDING & SAFETY C ODE ENFORCEMENT FIRE MARSHAL — CITY ENGINEER PUBLIC WORKS DIRECTOR vARRY HERMAN L --STAN SAWA PLANNING & DEVELOPMENT DEPARTMENT - Greg Trousdel1 e— Z-;,- — "t 3 SUBJECT PROJECT REVIEW CASE: Z- IP I-I IEAL S IE REVIEW AND PROVIDE ANY COMMENTS YOU MAY HAVE ON THE ATTACHED ITEM BY �lrt COMMENTS: �►l% K�� `lj�� ( 1 A-. )7 t-�(L -. S(g�r1 _(,2,� Tai (2-- 5f�r -,-- , w � -�'l.. +�..�rz. �P �C2 • A�n� 1.. �..� w.... a , 1 awe A I S. .. � c,•av v\ I-P 46 OR . FILE COPY 78-495 CALLE TAMPICO — LA QUINTA, CALIFORNIA 92253 - (619) 777 -7000 FAX (619) 777 -7101 August 5, 1993 Mr. Joe De Coster Stoffregen Fulker & Associates 73 -725 El Paseo, Suite 23E Palm Desert, CA 92260 SUBJECT: PLOT PLAN 93-502 &CHANGE OF ZONE 91 -466 - LA QUINTA VILLAGE Dear Mr. De Coster: Thank you for attending last night's meeting and explaining your project to the Design Review Board. As you are aware, the Design Review Board conditionally accepted your project based on your submittals of June 15, 1993 and July 9, 1993. The Board modified the recommended staff conditions in the following fashion: A. The perimeter fencing should (excluding Washington Street) be masonry block and painted to match the proposed wall on Washington Street. B . The block wall along Washington Street should be compatible with the existing wall on the east side of the street. However, the wall does not have to have the ceramic green tile. C. The entryway into the project should be enlarged from 24 -feet to 36 -feet to allow three lanes of travel into the development. D. The card gate entryway on Washington Street should include two lanes for incoming tenants or visitors and one lane for exiting. E. The combination one story /two story duplex design should be included within your design package so that the Planning Commission can examine this design at your upcoming meeting of September 14, 1993. F. If fencing is proposed at the front yard.areas of the duplex units within the project as depicted in your sketches the fencing should be either masonry or wood frame and stucco to conform with the R -2 fencing regulations. If you would like to submit any new materials to our department prior to the September 14th meeting, please do so by August 27, 1993. We would appreciate 15 copies of each item submitted, plus one 8 1/2 x 11 -inch reduction of each new sheet. MAILING ADDRESS - P.O. BOX 1504 - LA QUINTA, CALIFORNIA 92253 LTRGT.116 1 a • i ��,.t` , '�$$ • _ . a:� c:7 rx=� Your project will be advertised in the Desert Sun this month; therefore, if you are planning to file the Variance Application with our department per your statements at the Design Review Board meeting, please file the request by August 16, 1993.. If you have any questions, please contact the undersigned. m Very truly rs, JE Y H RMA PM G & EVELOPMENT DIRECTOR OUSDELL ASS CIATE PLANNER GT : ccs cc: Joseph A. Swain, President - JASCORP Robert Wright, AMCOR Capital Inc. . John Costanza, Horton Shepardson & Assoc. r LTRGT .116 2 0 FILE. 4 4a GUM QaAM 78 -095 CALLE TAMPICO - LA QUINTA, CALIFORNIA 92253 - (619) 777 -7000 FAX (619) .777 -7101 July 20, 1993 Mr. Joseph A. Swain, President JASCORP 79 -811 Country Club Drive Bermuda Dunes, CA 92201 SUBJECT.: PLOT PLAN 93 -502 & CHANGE OF ZONE 91 -066 (LA QUINTA VILLAGE) Dear Mr. Swain: We would appreciate the following additional information on your project for our files as soon as possible: 1. The name of the project architect who is responsible for the plans and drawings on file with our department . 2. The number of apartment units which will be affordable within the 124 unit project, and the rental rate structure for both subsidized and non - subsidized dwellings. 3. The number of years the project will remain affordable. If you have any questions, please contact the undersigned. Very truly yours, M W, 11 . G &/DEVELOPMENT DIRECTOR GR.EKTXOUSDELL ASSOCIATE PLANNER GT : ccs MAILING ADDRESS - P.O. .BOX 1504 - LA QUINTA, CALIFORNIA 92253 LTRGT .113 , •i HL E CDPV 4 78 -495 CALLE TAMPICO — LA GIUINTA, CALIFORNIA 92253 - (619) 777 -7000 FAX (619) 777 -7101 July 14, 1993 Mr. Joseph A. Swain, President JASCORP 79 -811 Country Club Drive Bermuda Dunes, CA 92201 SUBJECT: PLOT PLAN 93 -502 & CHANGE OF ZONE 91 -066 (LA QUINTA VILLAGE) Dear Mr. Swain: Thank you for your letter of July 8, 1993, and for the additional plans and materials for your project on Washington Street. We have scheduled your case for the Design Review Board meeting of August 4, 1993. The meeting will begin at 5:30. P.M. and will be held at the new Civic Center which is located at 78 -495 Calle Tampico (corner of Washington Street and Tampico Street). The Planning Commission has determined that they will not meet during the month of August, therefore, your item will be scheduled for their next meeting which will be September 14, 1993, at 7:00 P.M. The public agency comments we have received are enclosed for your information and if you have any questions please feel free to contact the undersigned. Very truly yours., JERRY MAN G & DEVELOPMENT DIRECTOR G tEG JrROUSDELL ASSOCIATE PLANNER G T : ccs Attachment cc: Mr. Robert A. Wright, Amcor Capital Inc. Mr. Mike Rowe, Keith Companies Mr. Joe de Coster, Stoffregen /Fuller Horton Shepardson Associates MAILING ADDRESS - P.O. BOX 1504 - LA OUINTA, CALIFORNIA 92253 T,TRGT .111 ., tt � „`t 1 ,� •— -- 63.��1V 'iealL4.hi �fi <.�� «�So:�SvE>;jk q&:L c�{�,Jc 1G(w4`fil l >(it)i'' `•. ESTABLISHED IN 1918 AS A PUBLIC AGENCY COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 - COACHELLA, CALIFORNIA 82236 - TELEPHONE (619) 3982861 DIRECTORS OFFICERS TELLISCODEKAS, PRESIDENT AS E. LEVY, GENERAL MANAGER-CHIEF ENGINEER RAYMOND R. RUMMONDS. VICE PRESIDENT ``�"': 9ERN =$K SUF3011,ifCRETMY JOHN W. WADDEN June 28, 1993 � M 0 ASSISTIlKi G MANAGER DOROTHY M. DE LAY D� 1 1 1r,aEWNQANa$HE�ATTORNEYS THEODORE J. FISH :.:: Planning Commission 5 JUL 02 1993 City of La Quinta Post Office Box 1504: -_ _ x. La Quinta, California 92253 Gentlemen: Subject: Plot Plan 93 -502, Portion of the Northwest Quarter of Section 6, Township 6 South, Range 7 East, San Bernardino Meridian This area is shown to be subject to shallow flooding and is designated Zone A0, depth one foot on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. There are existing district facilities not shown on the development plans. There may be conflicts with these facilities. We request the appropriate public agency to withhold the issuance of a building permit until arrangements have been made with the district for the relocation of these facilities. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater engineer, extension 264. Y urs very t y, om Levy General Manager -Chi Engineer RF:lmf /e/PP93502 cc: Don Park Riverside County Department of Public Health TRUE CONSERVATION USE WATER WISELY SunLine Transit Agency MEMBER AGENCIES Cathedral City Coachella Desert Hot Springs Indian Wells Indio La Quinta Palm Desert Palm Springs Rancho Mirage Riverside County Mr. Greg Trousdell Associate Planner City of La Quinta 78 -105 Calle Estado La Quinta, CA 92263 RE: Plot Plan 93 -502; Jascorp Dear Greg: JUN 2 8 1993 cl r Y U LA Gi1IUA PLANJ;I;v4^:, nj P► {In4�.yt Thank you for allowing SunLine.Transit Agency to review the plans for the low and moderate income housing project to be located on Washington Street north of Calle Tampico. SunLine does operate services in the vicinity of this project. As projects of this size and nature develop, the pressure for transit services increases. Therefore, we request the city's assistance in placing the following mitigation measure on the developer in the conditions of approval: "The developer shall provide a bus turnout (to SunLine standards), a passenger waiting area with seating space, wind protection and sunshade, a trash barrel, and utility connections, including electricity and telephone at each bus stop location. In addition, the developer must receive approval from SunLine on the design of the improvements.to the bus stop(s)." For this project, we recommend the bus stop be placed at one location: on Washington street far -side of the entrance to the project. If a second exit is created on Washington Street, we recommend that the turnout be centered between the two exits. SunLine Transit Agency is willing to work with the developer and the city to design a mutually acceptable bus stop. Please let me know if you have any questions on these comments. Yours Very Truly, S LINE TRANSIT AGENCY Debra Astin Director of Planning 32 -505 Harry Oliver Trail . Thousand Palms, CA 92276 • (619) 343.3456 • FAX (619) 343 -3845 . /\..&f:.. ..-........ To: City of La Quinta Planning Division Attn: Greg Trousdell Re: Plot Plan 93 -502 RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92570 • (909) 657 -3183 June 289 1993 FD '�r �Y/ -- .: JUN 2 9 1993 � "M OF LA fij;N*iA PLANNIN 1 DEEPPATMENT Please be advised that the following corrections are required. 1. Provide secondary or emergency access. 2. Provide adequate turning radius at the street adjacent'to the entrace gate. All questions regarding the meaning of these conditions should be referred to the Fire Department Planning Engineering Staff at (619) 863 -8886. Sincerely, RAY REGIS Chief Fire Department Planner Tom Hutchison Fire Safety Specialist JPlth FIRE PREVENTION' DIVISION 0 RIVERSIDE OFFICE PLANNING SECTION 10 1ND16OFFICE 3760 12th Street, Riverside, CA 92501 79 -733 Country Club Drive, Suite F, Indio, CA 92201 (909) 2754777 • FAX (909) 369 -7451 (619) 863 -8886 • FAX (619) 863 -7072 n RIVERSIDE COUNTY CO1S BYRD, SHERIFF City of La Quinta Planning & Development Division 78 -105 Calle Estado La Quinta CA 92253 Attention: Greg Trousdell Associate Planner Dear Mr. Trousdell: • She-riff 82 -695 DR. CARREON BLVD. • INDIO, CA 92201 • (619) 342 -8990 June 24, 1993 y � JUN 2 P RE: -PP 93- 5021JASCORP We have the following comments concerning the above project. Regarding Police Stafinp: Increase in population result in an increase of called for services. The projected population increase will also impact traffic conditions by increasing daily round trips in the area. Regarding Project Design: We recommend that address numbers be mounted on contrasting background. The numbers should be of sufficient size to be legible from the roadway and should be situated near the roof line on the corner of the residence. This will reduce the response time of emergency vehicles to the residence. Streets, security walls and parking areas should be well lighted to provide a safer environment for the residents and to dissuade would -be criminals from targeting the area for illegal activities. High pressure sodium lights are recommended as they provide the greatest amount of light per kilowatt and are the least expensive to operate. All residential doors should have an industrial quality key and latch system. Deadbolt locks are suggested for all exterior doors. The locks should be installed using three inch set screws to provide maximum benefit. All exterior doors, without windows, should have a peephole installed in order to allow good visibility of the outside area without having to open the door. Windows should not be placed close enough to the doors, which would allow a person to break the glass and unlock the door by hand. Page 2 EIR #93 -502 June 24, 1993 • Shrubbery and bushes should be trimmed low to the ground to eliminate hiding places for criminals and allow better visibility from the street for patrolmen. Windows should never be concealed by vegetation. The crime prevention measures outlined in this letter are merely suggestions and are not required as a prerequisite for plan approval. We appreciate the opportunity to comment on the project from a law enforcement point of view. Sincerely, COIS BYRD, SHERIFF Ronald F. Dye, Captain Indio Station Commander CB.RD.gt L i P40"d HORTON G�3 S H E PA R D S O N TransmittalASSOCIATES LANDSCAPE ARCHITECTURE To: !-A- Date: y - (� Job No: Attention: Subject: Transmitted: No. of Sets: Sent Via: Signature: 2� ❑ Site Plan ❑ Grading Plan ❑ Construction Plan ❑ Herewith ❑ Sepias ❑ Under Separate Cover ❑ Others ❑ Lighting Plan ❑ Irrigation Plan ❑ Planting Plan Ii"I ❑ Preliminaries ❑ Specifications ❑ Coast Estimate 0—Others -,ors rz�L Vw- ❑ Interoffice ❑ Blue Print Co. ❑ As Requested tYHand Deliver ❑ U.S. Mail ❑ For Information ❑ Fed Ex ❑ UPS ❑ Bus 42 -575 Melanie Place, Suite S. Palm Desert, CA 92260 / Tel: 619/341 -1515 / FAX: 619/773 -9315 7L� FAJ p�: p HORTON SHEPARDSON ASSOCIATES Transmittal LANDSCAPE ARCHITECTURE /� To: L& �A 1 1. �.0 �iV G7 k-�% �- Date: Job No: Attention: e m6-7 —1-P—ousTJri.-LIL, Subject: A. )d /A V/ LGAI -61ri-,, — PSd) ?,- /0,X Transmitted: ❑ Prints No. of Sets: ff" Herewith ❑ Sepias ❑ Under Separate Cover ❑ Others ❑ Site Plan ❑ Lighting Plan ❑ Preliminaries ❑ Grading Plan ❑ Irrigation Plan ❑ Specifications ❑ Construction Plan ❑ Planting Plan ❑ Cost Estimate ❑ Others Sent Via: Signature: ❑ Interoffice ❑ Hand Deliver ❑ Fed Ex i ❑ Blue Print Co. ❑ U.S. Mail ❑ UPS ❑ Bus ❑ As Requested ❑ For Information ❑ For Approval ❑ For Processing cc: 42 -575 Melanie Place, Suite S, Palm Desert, CA 92260 / Tel: 619/341 -1 S 15 / FAX: 619/773 -931 S r - �co l:. . T lding the Future July 8, 1993 La Quinta Planning Dept. P.O. Box 1504 78 -105 Calle Estado La Quinta, CA 92253 Attn: Gary Trousdell Dear Mr. Trousdell, 1 rJUL 0 8 1993 t11 tt�A PLAKINIING 0EPA,.R'4 P Co' EH Thank you for responding to our submittal and application for our affordable housing community located on the N/W corner of the intersection of Washington and Tampico (just north of the proposed Ralphs Shopping Center. The community is envisioned to include 124 homes within a gated and carefully landscaped environment that will also share a recreation center for small get togethers with adjoining pool & perhaps bar -b -que area. The community is intended to provide affordable housing without compromise to the pride of ownership quality expected of the young professional or the mature move down buyers we encounter today. The homes are designed by the architectural firm of Stoffregen /Fuller a licensed architect with offices located both in Palm Desert and the Orange County area. The smart design has allowed for a popular duplex configuration of single story units as well as side by side two story units (vs. Jones below /Smith above). All homes. include a generous single car garage with a driveway that will accommodate 2 more cars to insure off street parking. Common areas are intended to be kept yards fenced on property lines along front courtyard and side yard areas. 79 -811 Country Club Drive #A Bermuda Dunes, California 92201 619- 345 -8090 FAX 619- 345 -9753 to a minimum with rear with a variation of Printed on Recycled Paper We are sensitive to the standard R -2 zoning which allows for a density of 8 units per acre. The affordable aspect of the project as I understand allows a 25% density bonus (or 2 units per acre) this brings us to 10 units per acre. The design may bring an additional 10% bonus (or 1 unit per acre) bringing the total density to 11 units per acre. As we have 11.68 net acres; this could equate to 128 units. We propose 124 units. The financing for this tax exempt bond status La Quinta to provide a issued for procurement through a letter of cr institution guaranteed project.anticipates state and federal as the developer looks to the city of letter of inducement resolution to be of bonds. The bonds are guaranteed edit placed by our local financial by the developer. We trust this will provide you our La Quinta Village project. questions please don't hesitate Regards, Bob Wright Partner "cc: Dennis Moran with a better understanding of Should you have any further to give us a call. Jose P h 4. Swain Partner • • .,. . - , — � . r i + r i r t l . � - - f + � r ` r `y r t �, ; ;� s e q- • COUERNTY RIVSIDE J. M. HARRIS FIRE CHIEF To: City of-La Quinta Planning Division Attn: Greg Trousdell Re: Plot Plan 93 -502 RIVERSIDE COUNTY FIRE DEPARTMENT 210 WEST SAN JACINTO AVENUE • PERRIS, CALIFORNIA 92570 • (909) 657 -3183 June 28, 1993 r O N 1 '4 J UN 2.9 1993 CITY OF iA QUINTA PLANNING DEPARTMENT Please be advised that the following corrections are required. - 1. Provide secondary or emergency access. 2. Provide adequate turning radius at the street adjacent to the entrace gate. All questions.regarding the meaning of these conditions should be referred to the Fire Department Planning Engineering Staff at (619) B63 -BBB6. Sincerely, RAY REGIS Chief Fire Department Planner By /0 WIZT� Tom Hutchison Fire Safety Specialist JP /th FIRE PREVENTION DIVISION O RIVERSIDE OFFICE PLANNING SECTION 1U INDIO OFFICE 3760 12th Street, Riverside, CA 92501 79 -733 Country Club Drive, Suite F, Indio, CA 92201 (909) 275 -4777 • FAX (909) 369 -7451 (619) 863 -8886 • FAX (619) 863 -7072 printed on recycled paper WTA)TiEga ESTABLISHED IN 1918 AS A PUBLIC AGENCY ,iSIT1F 1C1� COACHELLA VALLEY WATER DISTRICT POST OFFICE BOX 1058 • COACHELLA, CALIFORNIA 92236 • TELEPHONE (619) 398.2651 DIRECTORS OFFICERS TELLIS CODEKAS, PRESIDENT AS E. LEVY, GENERAL MANAGER -CHIEF ENGINEER RAYMOND R. RUMMONDS, VICE PRESIDENT """" "` = "= = � 'BERNARDINE <SU.TTciQN;SECRETARY JOHN W.MtFADOEN June 28, 1993 Or NMC00t tASSJSTAtkTGENERALMANAGER DOROTHY M. DE LAY I REDWI�I ANIM" RI � ATTORNEYS THEODORE J. FISH f L F:T'e..�:: tpR�9.2 t` Planning Commission JUL 0 2 1991 City of La Quinta Post Office Box 1504 La Quinta, California 92253 PLd:ES��?d v 4 Gentlemen: Subject: Plot Plan 93 -502, Portion of the Northwest Quarter of Section 6, Township 6 South, Range 7 East, San Bernardino Meridian This area is shown to be subject to shallow flooding and is designated Zone A0, depth one foot on Federal Flood Insurance rate maps which are in effect at this time. The district will furnish domestic water and sanitation service to this area in accordance with the current regulations of this district. These regulations provide for the payment of certain fees and charges by the subdivider and said fees and charges are subject to change. This area shall be annexed to Improvement District No. 55 of Coachella Valley Water District for sanitation service. There are existing district facilities not shown on the development plans. There may be conflicts with these facilities. We request the appropriate public agency to withhold the issuance of a building permit until arrangements have been made with the district for the relocation of these facilities. Plans for grading, landscaping, and irrigation systems shall be submitted to Coachella Valley Water District for review. This review is for ensuring efficient water management. If you have any questions please call Bob Meleg, stormwater, engineer, extension 264. Y urs very t y, om Levy General Manager -Chi Engineer RF:lmf /e/PP93502 cc: Don Park Riverside County Department of Public Health 'TRUE CONSERVATION USE WATER WISELY • • SunLine Transiot-Agenc y MEMBER AGENCIES Cathedral City Coachella Desert Hot Springs Indian Wells Indio La Quinta Palm Desert Palm Springs Rancho Mirage Riverside County Mr. Greg Trousdell Associate Planner City of La Quinta 78 -105 Calle Estado La Quinta, CA 92263 RE: Plot Plan 93 -502; Jascorp Dear Greg: JUN 2 8 1993 CITY OF Lit fidiNI'A PLANNA�G UPART&4ENT J�1A,e.21 Thank you for allowing SunLine Transit Agency to review the plans for,-the, low and,moderate income housing project to be located on Washih4tonJtredt`-nbrth of Calle Tampico. SunLine does operate e srvices''•in the vicinity of this project. As projects of this size and nature develop, the pressure for transit services increases. Therefore, we request the city's assistance in placing the,following mitigation measure on the developer in the conditions of approval: "The developer shall provide a bus turnout (to SunLine standards), a passenger waiting area with seating space, wind protection and sunshade, a trash barrel, and utility connections, including electricity and telephone at each bus stop location. In addition, the developer must receive approval from SunLine on the design of the improvements to the bus stop(s)." For this project, we recommend the bus stop be placed at one location:. on Washington street far -side of the entrance to the project. If a second exit is created on Washington Street, we recommend that the turnout be centered between the two exits. SunLine Transit Agency is willing to work with the developer and' the city to design a mutually acceptable bus stop. Please let me know if you have any questions on these comments. Yours Very Truly, SU LINE TRANSIT AGENCY ;. • .. . � �- , ' `' .. r: ' ti, "f _ _ _ '' -. _ : � "ice t. Debra "'Astirl 'Director; of- Planning � 32 -505 Harry Oliver Trail • Thousand Palms, CA 92276 • (619) 343 -3456 • FAX (619) 343 -3845 A Public Agency RIVERSIDE COUNTY COIS BYRD, SHERIFF • City of La Quinta Planning & Development Division 78 -105. Calle Estado La Quinta CA 92253 Attention: Greg Trousdell Associate Planner Dear Mr. Trousdell: She-riff 82 -695 DR. CARREON BLVD. • INDIO, CA 92201 • (619) 342 -8990 June 24, 1993 I I V�'D)' JUN 2 9 IQ A'6F40'��':i�l�;f - �d:'S,%a1+�ir:«'•.t'�.y�Y .0 o RE: PP 93- 5021JASCORP We have the following comments concerning the above project. Regarding Police Staffing: Increase in population result in an increase of called for services. The projected population increase will also impact traffic conditions by increasing daily round trips in the area. Regarding Project Design: We recommend that address numbers be mounted on contrasting background. The numbers should be of sufficient size to be legible from the roadway and should be situated near the roofline on the corner of the residence. This will reduce the response time of emergency vehicles to the residence. Streets, security walls and parking areas should be well lighted to provide a safer environment for the residents and to dissuade would -be criminals from targeting the area for illegal activities. High pressure sodium lights are recommended as they provide the greatest amount of light per kilowatt and are the least expensive to operate. All residential doors should have an industrial quality key and latch system. Deadbolt locks are suggested for all exterior doors. The locks should be installed using three inch set screws to provide maximum benefit. All exterior doors, without windows, should have a peephole installed in order to allow good visibility of the outside area without having to open the door. Windows should not be placed close enough to the doors, which would allow a person to break the glass and unlock the door by hand. a � Page 2 EIR #93 -502 June 24, 1993 Shrubbery and bushes should be trimmed low to the ground to eliminate hiding places for criminals and allow better visibility from the street for patrolmen. Windows should never be concealed by vegetation. The crime prevention measures outlined in this letter are merely suggestions and are not required as a prerequisite for plan approval. We appreciate the opportunity to comment on the project from a law enforcement point of view. Sincerely, COIS BYRD, SHERIFF Ronald F. Dye, Captain Indio Station Commander CB:RD:gt i �T • H E C I T Y 0 F amenities which are of a higher quality than other projects, provide affordable units, or other special programs that benefit both the community and the developer. If this is an affordable project, please identify these units, the estimated rental costs, and June 23, 1993 also be helpful to explain which organization will manage and /or run this facility (profit or nonprofit), and whether or not State or Federal monies will be used to Z build the project. Mr. Joseph A. Swain, President (�rint� JASCORP 79 -811 Country Club Drive u� 1982' t992 Ten Carat Decade stating that he or she is the "supervising" professional for this project. Bermuda Dunes, CA 92201 SUBJECT: PLOT PLAN 93 -502 & CHANGE OF ZONE 91 -066 (LA QUINTA VILLAGE) LTRGT . 096 1 Dear Mr. Swain: Thank you for submitting your development applications to our department on June 15, 1993. We are required by Government Section 65943 to notify you that your preliminary application is incomplete. The, deficiencies are noted below: 1. The site plan did not include the inter - relationship of your project with the future Ralph's Shopping Center to the south. A site plan should be prepared which shows both projects on one sheet. Twenty -five (25) folded copies of this plan are required, plus one 8 1/211 x 11" reduced copy. The plan can be prepared on a scale less than 1" = 40' so that it can be submitted on a 24" by 36" sheet of blueprint g paper. 2. A colored site plan and colored elevation drawings are required for this project. A sample material and color board is also required . 3. A streetscape elevation plan should be prepared. The plan should detail the design theme and landscape theme for your Washington Street frontage. See item #1 for submittal details. A colored exhibit should also be prepared for this new drawing. 4. In order for our department to calculate the maximum density for your site we will need to know the number of net acres involved in this development request. ' 5. It would be helpful to include a written summary of you project and detail why your project deserves additional "bonus" units over and above the maximum R -2 Zone Code requirements. Generally, projects which request such merit provide project ?� amenities which are of a higher quality than other projects, provide affordable units, or other special programs that benefit both the community and the developer. If this is an affordable project, please identify these units, the estimated rental costs, and the length of time they will remain at a level below the current market rate. It would also be helpful to explain which organization will manage and /or run this facility (profit or nonprofit), and whether or not State or Federal monies will be used to build the project. 6. The Architectural Practices Act requires a licensed architect or registered structural/ civil engineer be involved in the project since the project is greater than four units. Therefore, please have this individual submit a letter to our department stating that he or she is the "supervising" professional for this project. - LTRGT . 096 1 City of La Quinta Post Office Box 1504 ♦ 78 -105 Calle Estado La Quinta, California 92253 Phone (619) 564 -2246, Fax (619) 564 -5617 • Design & Production: Mark Palmer Design, 619346.0772 1 7 . Your recreational amenity package was not adequately shown on the submitted plans. Please prepare a drawing which reveals all the proposed improvements around the proposed recreation building. This type of information is very important to the Design Review Board and Planning Commission. 8. Your case will require a Change of Zone application to change the existing R -1 (Onel Family Dwelling) and C -P (General Commercial) categories on the property to R-2 ( Multiple Family Dwellings) . We will reuse Change of Zone 91 -066 which was processed for the Desert Villas apartment complex for this site in 1991 because the case was never finalized by the City Council on November 19, 1991. No additional fees will be required, however, we would appreciate a letter stating that the property owner agrees to this process. >' 9. Your site plan ( Sheet 1) drawing should be redone because it is not fully dimensioned along the exterior boundaries of the site, and it does not include the required information as noted in the Plot Plan Application. The existing Washington Street improvements should be included on the submittal. In conclusion, we want to make sure that we can thoroughly understand your proposal and make sure that other future review bodies have adequate information on your project to act accordingly in a public forum. The information will be very important to our Design Review Board at such time as they are asked to review and comment on your submittal. In many instances, if the Board feels they have sufficient information during the preliminary stages prior to Planning Commission and City Council review, they will defer the final working drawings approval to staff. However, if the application is too sketchy to comment on, they will request that the final approval occur through them prior to permit issuance. We are presently circulating your proposal with our other local public agencies, and we look forward to their written responses in a few weeks. We will forward any negative comments' we receive to your office. When we have received all the necessary information for your file , we will schedule your .��..,. case for review by our Development Review Committee. We will notify you of this meeting once your file has been determined to be complete. �. Thank you for your efforts thus far, and if you have any questions on your application :. please feel free to contact the undersigned. y Very truly yours, JER Y ER N P N G DEVELOPMENT DIRECTOR t; TROUSDELL ASSOCIATE PLANNER,° GT : ccs cc: Mr. Robert A. Wright, Amcor Capital Inc. Mr. Mike Rowe, Keith Companies Mr. Roger de Coster, de Coster & Associates Horton She ardson Associates LTRGT.096 2 �: Y� CAU-E ESTADO - U1 OUINTA. CAUFORNIA 92263 . (619) 684 -2246 FAX (619) 684 -6817 FROM: PLANNING i DEVELOPMENT DIVISION DATE: (o - /i- 9 3 amity Manager Taste Management P--6incipal P- 't.4ublic Works /Engineering mineral Telephone Plapner(s) _,`ire Marshal Amer Cable Vision ssociate �-_Vx ilding i Safety v5'unline Transit Planner(s) P-C�r of Commerce Caltrans (District II) Assistant Agricultural Commission P>nner rial Irrigation City of Indian Wells vFlanning outhern California Gas City of Indio Director liQesert Sands School Dist. =,4s Postal Service Coachella valley School Dist. Riverside County: _ACV Archaeological Society Planning Department Property Environmental Health Owner's Association =Sheriff's Department �L J,I kr C S) $ ) : �Go i /�L.A�/ 93 So Z �c�AS co 2P PROJECT N: ✓� 75 cl a /.2,0 v,►+, /a,., /sod�,a.� JUL a. 15 4c#-es. Y n LA rAUINTA e(QJ�FGT?1OC11'ION:.Zp JVoZTd' aF CALt£ '% RH7 e� GJt�- SDE The City of La Quinta Development Review Committee is conducting an initial environmental study pursuant to the California Environmental Quality Act (CEQA) for the above referenced project(s). Attached is the information submitted by the project proponent. Your comments are requested with respect to: 1. Physical impacts the project presents on public resources, facilities, and /or services; 2. Recommended conditions: a) that you or your agency believe would miti- gate any potential adverse effects; b) or should apply to the project design; c) or improvements to satisfy other regulations and concerns which your agency is responsible; and 3. If you find that the identified impacts will have significant adverse effects on the environment which cannot be avoided through conditions, please recommend the scope and focus of additional study(ies) which may be helpful. Please send your response by 15 — q-6 and return the maps /plans if not nee gd for your files. You are invited to attend the DEVELOPMENT REVIEW COMMITTEE meeting at La Quinta City Hall scheduled for: Date: o BiE 74_ , Agb Time: --a— �J Contact Person: (f� &72 Osaeu- S19415' 41-c -N'T 9 VL0\I l S % b /VS FfJYL 7MP--t, N ev C4—e5 0 n_A5S _F_ N\A &- 6-50M � N (. 74-� -- Mt kj S �alW C -E W \ Li. G ` RI=Q u 1 /+ w w c � A3 ,s st-yiv c_� s P�t3s� =zT' y r ►ry ft- '�'r�r� • s�,'t,� ►c Comments made y: r�A4R,_cmvc.L44 T e: s . Date: ( -S3 Phones 3 ZV-t yl aelAne- v /nt 4 ..., Ld del. e�r 0?,L,4 `T or A PAR. 3 ;e 3L7zv AC. Nr 3090 .4C-1 SR. =Ay S 112 NW. SEC. 6 r 6S. R. 7E. MIS MAP /S fOR `,q T A,Sff$SMfNr PVRAWS OAQ; rth iOf I 1.4 Existing. Vacant Property Ftltllre Shnnnina Center PM 122189 - 90 Porce/ Mbp 19730 P.M 17511-2 • If 27109 ASS.S- Q S MAP 8X. 769 AS. 03 R/YERS/a!E'- -00WTY, GALA o y s PROPERTY IN QUESTION .� NM r ' •r rp LL- c •r IAO Ac N Q I O N . •X W q ll� IY T 1� = 0% • �y Lai New City Hall Site PM 122189 - 90 Porce/ Mbp 19730 P.M 17511-2 • If 27109 ASS.S- Q S MAP 8X. 769 AS. 03 R/YERS/a!E'- -00WTY, GALA V a 0 4 4 Qum pgv 78-106 CALLE ESTADO — LA OUINTA. CAUFORNU 92263 - (8191 684 -2248 FAX (819) 684 -6817 f FROM: PLANNING i DEVELOPMENT DIVISION DATE: -/7- 9 3 _ amity Manager Taste Management �incipal l%t--1ublic Works /Engineering eneral Telephone Pia ner(s) _&:�F`ire Marshal Amer Cable Vision ssociate ,-� ilding i Safety jSunline Transit Planner(s) 1--Ch r of Commerce Caltrans (District II) Assistant 7C6w� Agricultural Commission P11� nner A-Im rial Irrigation City of Indian Wells A anning outhern California Gas City of Indio Director tiQesert Sands School Dist. �S Postal Service Coachella Valley School Dist. Riverside County: ACV Archaeological Society Planning Department Property Environmental Health Owner's Association =SFieriff's Department LA QU I NTA CASE NO (S) : &/- P44,,l '73-5-07- PROJECT DESCRIPTION: Aeyk ?D ciP.�lt.�oP' °� /ay e rsodo".W iNCON,C ♦lccls.•+4 ��ol�yt- a..! a. 75 f}t/- s . PROJECT LOCATION: ��ZQ / i�a8if}' a�-- C,4"z 7AM1214 -0 dV L.s/Ast�/ ems' The City of La Quinta Development Review Committee is conducting an initial environmental study pursuant to the California Environmental Quality Act (CEQA) for the above referenced project(s). Attached is the information submitted by the project proponent. Your comments are requested with respect to: 1. Physical impacts the project presents on public resources, facilities, and /or services; 2. Recommended conditions: a) that you or your agency believe would miti- gate any potential adverse effects; b) or should apply to the project design; c) or improvements to satisfy other regulations and concerns which your agency is responsible; and 3. If you find that the identified impacts will have significant adverse effects on the environment which cannot be avoided through conditions, please recommend the scope and focus of additional study(ies) which may be helpful. Please send your response by 7 - °13 and return the mays /plans if not needed for your files. You are invited to attend- the DEVELOPMENT REVIEW COMMITTEE meeting at La Quints City Hall scheduled for: Date:- o !�6E Ze7Z12H&MED Time: -$-� �1 �7 Contact Person: Title: Comments made • J Title: Date: Phone: X Agency/Division 0-610 o•Tf Ato " IYfr MO s 112 /ilw. SEC. s r65, R %E s, tN,s NIP ,S FOR fr 43 a /Ar J+ 44,sr AZfSSNfNr PVAPPOSES OAV or A de North C, �h • err= �o. � • � o y r Existing Vacant PROPERTY IN QUESTION . property � n Ltd z i r PAR.3 - 3090 AC. M a .lOSO AC1 GR. r � ® - Future Shopping Center k "' �. c O � x • ' w M P e • , v 0 ~ r.RA.&V i -Wl �co.sr Iarr t rR.A.OXZ -- 6 . 0 Vacant Parcel ` C� _ 4 Z t4 ' k% JrSye 0 . 4(6 . V .► a ILALAL / MEW $ —� ALLE TAMP /CO Q o•Tf Ato " IYfr MO :- a s, S/W is fr 43 a /Ar J+ 44,sr New City Hall Site 09 - P. M. 122189 - 90 force/ Mhp 19730 PAf /75// -2 " 27109 A�4'S MAP 8K. 769 PIS. 03 RIVERSIDE—COMM, CALA M JASCORP 79.811 Country Club Or.. #• BERMUDA DUNES. CA 92201 (619) 349 -8090 TO CITY OF LA WUINTA PLANNING DEPT. CAT19 JUNE 15, 1993 J .'TORY H MAN Pit LA QUINTA VILLAGE 25 EA. LANDSCAPE DRAWINGS , TOPO, SITE PLAN, FLOOR PLANS &- ELEVATIONS WE ARE SENDING YOU ❑ Attached ❑ Under separate cover via the following items: . 1 ❑ Shop drawings ❑ Prints ❑ Copy of letter ❑ Change order ❑ Plans ❑ Samples ❑ Specifications COPIES GATE NO. OESCRIPTION 25 EA. LANDSCAPE DRAWINGS , TOPO, SITE PLAN, FLOOR PLANS &- ELEVATIONS 2 SETS ADDRESS LISTS (LOCAL AREA) PREPARED BY AMERICAN TITLE 2 AERIAL PHOTOS OF SITE 1 ENVIPJDD924TAL =RMATION FORM 1 RESIDENTIAL PLOT PLAN APPLICATION 1 CHECK #3985 FOR $1,121.00.(APPLICATION FEE) THESE ARE TRANSMITTED as checked below: Q{ For approval ❑ Approved as submitted ❑ Resubmit copies for approval ❑ For your use ❑ Approved as noted ❑ Submit copies for distribution ❑ As requested ❑ Returned for corrections ❑ Return corrected prints. ❑ For review and comment ❑ ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS WE WOULD APPRECIATE PROCESSING THIS.INFORMATION FOR NEXT MONTHS (JULY) PLANNING CODM'iISSION REVIEW. THANK YOU COPY TO FILE SIGNED: S ®ta ram am 01411. if enclosures an not as noted. kindly notify us at once. • • Z I �� -�) .i _� • Engineering Conditions of Approval for Plot Plan 93 -502 (Requested conditions are marked with a) GENERAL 1. Tentative Tract Map No. shall comply with the requirements and standards of the State Subdivision Map Act and the City of La Quinta Land Division Ordinance, unless otherwise modified by the following conditions. 2. This approval shall expire and become void within two years unless extended pursuant to the City's Subdivision Ordinance. * 3. Tract phasing plans, including phasing of public improvements, shall be submitted for review and approval by the City Engineer and the Planning and Development Department prior to recordation of any final map under this tentative map. The applicant shall develop tract phases in the order of the approved phasing plan so that improvements required of each final map are complete prior to issuance of Certificates of Occupancy within subsequent final maps. 4. Prior to the issuance of a grading or building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and /or clearances from the following public agencies: - Fire Marshal - Public Works Department (Grading Permit, Improvement Permit) - Planning and Development Department - Riverside Co. Environmental Health Department - Desert Sands Unified School District - Coachella Valley Water District - Imperial Irrigation District - California Regional Water Quality Control Board (NPDES Permit) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement ,plans, applicant shall furnish proof of said approvals prior to obtaining City approvals and signatures on the plans. Evidence of permits or clearances from the above jurisdictions shall be presented to the Building Division at the time of the application for a building permit for the use contemplated herewith. 5. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at ,the time of issuance of building permits. 1 0 - . . 0 6. Construction shall comply with all local and state building code requirements as determined by the Building and Safety Director. IMPROVEMENT AGREEMENT * 7. The applicant shall construct, or enter into a secured agreement to construct, the on- and off -site grading, streets, utilities, landscaping, on -site common area improvements, and any other improvements required by these conditions before approval of any final map(s) under this tentative tract map. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part. of the proposed improvements.. * 8. If tract improvements are phased with multiple final maps, off -site improvements (ie: streets) and tract -wide improvements (ie: perimeter walls, common -area and setback landscaping, and gates) shall be constructed or secured prior to approval of the first final map unless otherwise approved by the engineer. The City Engineer may consider proposals by . the applicant to stage the installation of off -site and tract -wide improvements with development of two or more phases within the tentative map. * 9. The applicant shall pay cash or provide security in guarantee of cash payment for required improvements which are deferred for.future construction by others. Deferred improvements for this tract include: A. Traffic signal on Washington Street at entry drive - 50% of the cost to design and construct. The applicant's responsibility for deferred improvements may be satisfied through participation in a City major thoroughfare, improvement program if this development becomes subject to such a program. DEDICATIONS * 10. The applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. Dedications required of this tract include: A. Washington Street - 60 -foot half width Street right of way geometry for cul -de -sacs, knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #800, #801, and #805 respectively unless otherwise approved by the City Engineer. 2 * 11. The applicant shall dedicate common -area setback lots, of minimum width as noted, adjacent to the following street rights of way: A. Washington Street - 20' Minimum widths may be used as average widths for meandering wall designs. Where sidewalks, bikepaths, and /or equestrian trails are required, the applicant shall dedicate blanket easements over the setback lots for those. purposes. * 12.. The applicant shall vacate vehicle access rights to the following streets from lots abutting the streets: A. Washington Street Access to this street shall be restricted to street intersections and approved emergency access locations. * 13. The applicant shall dedicate any easements necessary for placement of and access to utility lines and structures, park lands, drainage basins, common areas, and mailbox clusters. * 14. The applicant shall cause no easements to be granted or recorded over any ' portion of this property between the date of approval by the. City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. TRACT DESIGN 15. Development of the project site shall comply with tentative tract map Exhibit A, as contained in the Planning and Development Department's file for this tentative tract, and with the following conditions, which conditions shall take precedence in the event of any conflict with the provisions of the tentative tract map. 16. The minimum lot size shall be square feet. 17. The minimum frontage of a lot shall be feet, except that lots fronting on knuckles or cul -de -sacs may have a minimum frontage of feet. 18. Any minor changes in lot mix, sizes, lines, 'or shapes, or street alignments, shall be reviewed and approved by the Planning and Development Department prior to approval of any final map(s) incorporating those changes. 19. A noise study shall be prepared by a qualified acoustical engineer and shall be submitted to the Planning & Development Department for review and approval prior to approval of any final map. The study shall concentrate on noise impacts on the tract from perimeter arterial streets, and recommend alternative mitigation 3' 0 . 0 techniques. Recommendations of the study shall be incorporated into the tract design. The study shall consider use of building setbacks, engineering design, building orientation, noise barriers (berming, walls, and landscaping, etc.), and other techniques to avoid the isolated appearance given by walled developments. 20. A minimum six - foot -high, solid, masonry wall shall be provided along the perimeters of the project. The exact location, design, and materials shall be subject to review and approval by the Planning and Development Department. 21. The requirements of the City's off - street parking ordinance shall be met concerning all supplemental accessory facilities. 22. All lighting facilities shall comply with Chapter 9.210 (Outdoor Light Control) and be designed to minimize light and glare impacts to surrounding property. All lighting to be installed shall be subject to review and approval by the Planning and Development Department. The applicant shall submit plans for street lighting along roads, if any, for review and approval by the Planning and Development Department. BUILDING AND SITE DESIGN 23. The development of custom, single - family dots shall be governed by the following: A. 'The applicant shall establish a Design Review Committee to review and approve all development within this tentative tract. The main objectives of this Committee shall be to assure that building architecture, building materials and colors, building height and setbacks, and landscape design follow appropriate design themes throughout the tract. Procedures and operation of the committee shall be set forth in the Tract's CC & R's. B. The applicant shall establish within the CC &R's site design standards appropriate to estate and villa lots, including but not limited to, front, side and rear setbacks, lot coverage, etc. Standards shall be reviewed and approved by the Planning and Development Department as part of its review of the CC &R's, but be no less restrictive than the standards for the Zone. C. Property lines and perimeter walls for all residential units shall be located at the top of the graded slope for each parcel. D. Prior to issuance of an occupancy permit for any house within this tentative tract, landscaping /ground cover shall be installed and appropriately. maintained. Type of planting, method of installation, and maintenance techniques shall be subject to plan approval by the Planning and Development Department. 4 0 . .. 0 E. All roof - mounted equipment shall be screened from view at all sides by design of the house. All ground- mounted mechanical equipment shall be screened from view by methods approved by the Planning and Development Department. F. All dwelling units within the project shall be single story (maximum 24 -feet) except two .story units will be permitted on the but the maximum height shall be 28 -feet. G. No two -story units shall be allowed within feet of H. The minimum dwelling unit living area size for all residential units shall be square feet (excluding attached or detached parking garage). All dwelling units shall have a minimum two car garage measuring 20 -feet by 20 -feet in overall size. The garage can be either attached or detached. J. All roofing material within the project shall be clay or concrete tile barrel. The color of the roof tiles shall consist of desert hues. K. All residences /dwellings are required to have illuminated building address number per the La Quinta Municipal Code. " GRADING * 24. Prior to occupation of the project site for construction purposes, the Applicant shall submit and receive approval of a fugitive dust control plan prepared in accordance with Chapter 6.10, La Quinta Municipal Code. In accordance with said Chapter, the Applicant shall furnish security, in a form acceptable to the city, in an amount sufficient to guarantee compliance with the provisions of the permit. 25. Prior to issuance of any grading or building permits, the applicant shall submit to the Planning and Development Department an interim landscape program for the entire tract, which shall be for the purpose of wind erosion and dust control. The land owner shall institute blowsand and dust control measures during the grading and site development. These shall include but not be limited to: A. The use of irrigation during all construction activities; B. Planting of cover crop or vegetation upon previously graded but undeveloped portions of the site; and C. Provision of wind breaks or wind rows, fencing, and /or landscaping to reduce the effects upon adjacent properties and property owners. The land owner shall comply with requirements of the Director of Public Works and 5 • • Planning and Development. All construction and graded areas shall be watered at least twice daily while being used to prevent the emission of dust and blowsand. 26. Graded but undeveloped land shall be maintained in a condition so as to prevent dust and blowsand nuisances and shall be planted with interim landscaping or provided with other wind and water erosion control measures as approved by the Planning and Development and Public Works Departments. 27. The applicant shall.comply the City's flood protection ordinance. 28. Prior to issuance of a grading permit, the applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of Environmental Assessment and Tentative Tract , which must be satisfied prior to the issuance of a grading permit. Prior to the issuance of a building permit, the applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with those conditions of approval and mitigation measures of Environmental Assessment and Tentative Tract , which must be satisfied prior to ,the issuance of a building permit. Prior to final building inspection approval, the applicant shall prepare and submit a written report to the Planning and Development Director demonstrating compliance with all remaining conditions of approval and mitigating measures of Environmental Assessment and Tentative Tract . The Planning and Development Director may require inspections or other'monitoring to assure such compliance. * 29. A thorough preliminary engineering, geological and soils engineering investigation shall be conducted. The report of the investigation ( "the soils report ") shall be submitted with the grading plan. * 30. A grading plan shall be prepared by a registered civil engineer. The plan must meet the approval of the City Engineer prior to approval of any final map(s). The grading plan shall conform with the recommendations of the soils report and shall -be certified as adequate by a soils engineer or an engineering geologist. A statement shall appear on the final map(s), if any are required of this development, that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. Prior to issuance of any building permit the applicant shall provide a separate document bearing the seal and signature of a California registered civil engineer, geotechnical engineer, or surveyor that lists actual building pad elevations. The document shall, for each building pad in the tract, state the pad elevation approved on the grading plan, the as -built elevation, and shall clearly identify the difference, if any. The data shall be organized by tract phase and lot number and shall be cumulative if the data is submitted at different times. G�� C DRAINAGE • * 31. The tract shall be graded to permit storm flow in excess of retention capacity to flow out of the tract through a designated overflow outlet and into the historic drainage relief route. The tract shall be graded to receive storm flow from adjoining property at locations that have historically. received flow. . * 32. Storm water runoff produced in 24 hours during a 100 -year storm -shall be retained in on -site retention facilities unless the developer participates in off -site facilities sized to accommodate runoff from this development. The tributary drainage area for which the applicant is responsible shall extend to the centerline of adjacent public streets. * 33. In design of on -site retention facilities, the percolation rate shall be considered to be zero unless site - specific data indicates otherwise. A trickling sand filter and leachfield of a design approved by the City Engineer shall be installed to percolate nuisance water. The sand filter and leach field shall be sized to percolate 22 gallons per day per 1,000 square feet of drainage area. Retention basin slopes shall not exceed 3:1. If retention is on individual lots, the retention depth shall not exceed two feet. If retention is in one or more common retention basins, the retention depth shall not exceed six feet. c * 34. The design of the tract shall not cause any change in flood boundaries, levels or frequencies in any area outside the tract. UTILITIES * 35. All existing and proposed utilities adjacent to or within the proposed development shall be installed underground. High - voltage power lines which the power authority will not accept underground are exempt from this requirement. * 36.. In areas where hardscape surface improvements are planned, underground utilities shall be installed prior to construction of the surface improvements. The applicant shall provide certified reports of utility trench compaction tests for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS * 37. The City is contemplating adoption of a major thoroughfare improvement program. If the program is in effect 60 days prior to recordation of any final map for this development, the development shall be subject to the provisions of the ordinance. If this development is not subject to a major thoroughfare improvement program, the applicant shall design and. construct street improvements as listed below. 7 * 38. Improvement plans for all on- and off -site streets and access gates shall be prepared by a registered civil engineer. Improvements shall be.designed and constructed in' accordance with the La Quinta Municipal Code, adopted Standard Drawings, and as approved by the City Engineer. Street pavement sections shall be based on a Caltrans design procedure for a 20- year life and shall consider soil strength and anticipated traffic loading. The minimum pavement sections shall be as follows: Residential 3.0" a.c. /4.50" a.b. Collector 4.0 "/5.00" Secondary Arterial 4.0 "/6.00" Primary Arterial 4.5 "/6.00" Major Arterial 5.5 "/6.50" If the applicant proposes to construct a partial pavement section for use during development of the tract, the partial section shall be designed for projected traffic loadings during the temporary condition or shall have a strength equivalent to the 20 -year design strength. 39. Improvements shall include all appurtenances such as traffic signs, channelization markings, raised medians if required, street name signs, sidewalks, and mailbox clusters approved in design and location by the U.S. Post Office and the City Engineer. Mid -block street lighting is not required. 40. The City Engineer may require miscellaneous incidental improvements and enhancements to existing improvements as necessary to integrate the new work with existing improvements and provide a finished product conforming with City standards and practices. This may include, but is not limited to, street width transitions extending beyond tract boundaries. 41. The following street improvements shall be constructed to conform with the General Plan street type noted in parentheses: A. OFF -SITE STREETS 1) Washington Street - Major Arterial. 96' curb to curb with 18' median. The Applicant is responsible for half street improvements. B. ON -SITE STREETS 1) Public Residential - 36 feet wide 2) Private Residential - 30 feet wide * 42. Access points and turning movements of traffic shall be restricted as follows: 1 • • A. Single full -turn access at intersection of Washington Street and access drive shared with development to the south. The entry drive and gate shall be designed with adequate stacking room and rejection turnaround space to ensure that traffic from this development does not impede the flow of traffic in the shared entry drive. LANDSCAPING 43. The applicant shall provide landscape improvements in the setback lots along the following streets: 01 The applicant is encouraged to minimize steep slope designs within the perimeter landscaping setback areas. Use of lawn shall be minimized with no lawn or spray irrigation within 5 -feet of street curb. 44. Prior to approval of building permits, the applicant shall prepare a water conservation plan which shall include consideration of: 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 Coachella Valley Water District and 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 water used for on -site irrigation, including the use of reclaimed water from sewage treatment facilities. The water energy plan shall be subject to review and acceptance by CVWD prior to final approval by the City Engineer. 45. The existing trees on the site shall be incorporated into the landscape plan wherever feasible. A tree retention plan shall be submitted to staff as part of the final Landscape Plan and prior to any site grading. 46. Landscape and irrigation plans for landscaped lots, common retention basins and park facilities shall be prepared by a licensed landscape architect. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Common basins and park areas shall be designed with a turf grass surface which can be mowed with standard tractor - mounted equipment. E 0 1 0 Landscape and irrigation plans shall meet the requirements of and be signed by the Planning Director, the City Engineer, the Coachella Valley Water District., and the Riverside County Agricultural Commissioner. * 47. The applicant shall insure that landscaping plans and utility plans are coordinated to provide visual screening of above - ground utility structures. 48. The applicant shall submit a copy of the proposed grading, landscaping and irrigation plans to the Coachella Valley Water District for review and approval with respect to the District's, Water Management Program. PUBLIC SERVICES 49. The applicant shall comply with the requirements of the Fire Marshal, who may approve alternate means of compliance , where deemed appropriate and equivalent to these standards: A. Schedule fire protection approved Super fire hydrants, (6" x 4" x 2 1/2" x 2 1/2") shall be located at each street intersection spaced not more than 3.30 feet apart in any direction with no portion of any frontage more than 165 feet from a fire hydrant. Minimum fire flow shall be 2,500 gpm for 2 hours duration at 20 psi. B. Prior to recordation of any final map, applicant /developer shall furnish one blueline copy of the water system plans for that final map to the Fire Department for review /approval. The plans shall conform with the Fire Marshall's requirements for types, location and spacing of hydrants and fire flow requirements. When public use buildings are constructed, additional fire protection requirements as to the water system, the type, location and placement of hydrants, and required fire flows, will be stipulated by the Fire Department based on square footage of the buildings, their use and type of construction. Plans shall be.signed /approved by a registered civil .engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department." C. The required water system including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. D. Gates installed to restrict access shall be power operated and .equipped with a Fire Department override system consisting of Knox key operated switches, series KS -2P with 'dust cover, mounted per recommended standard of the Knox Company. Improvement plans for the entry street 10 • and gates shall be submitted to the Fire Department for review /approval prior to installation. E. All buildings shall be accessible by an all- weather roadway extending to within 150 -feet of all portions of the exterior walls of the first story. The roadway shall be not less than 24 -feet of unobstructed width and 13 -feet, 6- inches of vertical clearance. Roads with housing units on both sides shall be not more than 36 -feet of unobstructed width. F. Cul -de -sacs longer than 150 -feet shall have a minimum turning diameters of 90. feet (private streets) or 76 feet (public streets). Cul -de -sacs shall be no longer than 1;320 Jeet unless provided with an approved emergency alternate access or other. appropriate fire protection approved by the Fire Marshal. 50. The applicant shall work with Waste Management of the Desert to implement provisions of AB 939 and AB 1462. The applicant is required to work with Waste Management in setting up the following programs for this project: A. C. * 51. The applicant shall provide public transit amenities as required by Sunline Transit and /or the City Engineer. These amenities shall include, as a minimum, a bus turnout location and passenger waiting shelter along the following street(s): A. Washington Street The precise location and character of the turnout and shelter shall be as determined by Sunline Transit and the City Engineer. QUALITY ASSURANCE * 52. The City is contemplating adoption of a quality- assurance program for privately - funded construction. If the program is adopted prior to the issuance of permits for construction of the improvements required of this map, the applicant shall fully comply with the quality- assurance program. If the quality- assurance program has not been adopted, the applicant shall employ construction quality- assurance measures which meet the approval of the City Engineer. * 53. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have his or her agents provide, sufficient supervision' and verification of the 11 0 . 0 construction to be able to furnish and sign accurate record drawings and certify compliance of all work with approved plans, specifications and applicable codes. * 54. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As- Built" . or "As- Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. MAINTENANCE 55. The applicant shall make provisions for continuous maintenance of landscaping and related improvements. * 56. The applicant shall maintain the landscaped areas of the subdivision such as common lots, landscaped setbacks and retention basins until those areas have been accepted for maintenance by the City's Landscape and Lighting District or a homeowner's association (HOA). The applicant shall maintain all other improvements until final acceptance of tract improvements by the City Council. 57. The applicant shall provide an Executive Summary Maintenance Booklet for streets, landscaping and 'related improvements, perimeter walls, drainage facilities, or any other improvements to be maintained by an HOA. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, :and a costing algorithm with fixed and variable factors to assist the HOA in planning for routine and long term maintenance. MANAGEMENT 58. Prior to the recordation of any final map, the applicant shall submit to the Planning Director the following documents which shall demonstrate to the satisfaction of the City that the open space /recreation areas and private streets and drives shall be maintained in accordance with the intent and purpose of this approval. A. The document to convey title; B. Covenants, Conditions, and Restrictions to be-recorded; and, C. Management and maintenance agreement to be entered into with the unit /lot owners of this land division. The approved Covenants, Conditions, and Restrictions shall be recorded at the same time that the final map is recorded. A Homeowner's Association, with the unqualified right to assess the owners of the individual units for reasonable maintenance costs, shall be established and continuously maintained. The association shall have the right to lien the property 12 of any owners who default in the payment of their assessments. Such lien shall not be subordinate to any encumbrance other than a.first deed of trust, provided that such deed of trust is made in good faith and for value and is of record prior to the lien of the homeowners association. FEES AND DEPOSITS 59. Prior to the issuance of any building permits, the applicant shall provide. the Planning and Development Department with written clearance from the Desert Sands Unified School District that the per -unit impact fees have been paid. 60. Applicant shall pay the California Fish and Game Environmental filing fees. The. fee is $ 1,250.00 plus $ 105.00 for the Riverside County document processing. The fee shall be paid within 24 hours after review by the City Council. 61. The applicant shall pay all deposits and fees required by the City for plan checking and construction inspection. Deposit and fee amounts shall be those in effect when the applicant makes application for the plan checks and permits. MISCELLANEOUS * 62. Grading, drainage, street, lighting, landscaping & irrigation, park, gate; and perimeter wall plans are not approved for construction until they have been signed by the City Engineer. * 63. Prior to issuance of Certificates of Occupancy for buildings within the tract, the applicant shall install traffic control devices and street name signs along access roads to those buildings. 64. Appropriate approvals shall be secured prior to establishing any construction or sales facilities, and /or signs on the subject property. 65. The applicant shall meet all past requirements of the UC- Riverside Archaeological Research Unit, such as: 0 A 66. The applicant shall comply with the provisions of the Hillside Conservation Ordinance (La .Quinta Municipal Code Chapter 9.145). 67. The applicant acknowledges, and shall comply with, the City's Historic Preservation Ordinance which requires the preservation of historic structures within the City. 13 RIVERSIDE COUNTY PLANNING DEPARTMENT ~ PROPERTY OWNERS CERTIFICATION FIST iAMM"AAM TIRE 1114SURANICE I, LYSA DELEON certify that on' UWANY JUNE 8,1992 the attached property owners list was prepared by First American Title Insurance Company pursuant to appli- cation requirements furnished by the Riverside County Planning Depart- ment. Said list is a complete and true compilation of owner of the subject property and all other property owners within 300, feet of the property involved in the application and is based upon the latest equalized assessment rolls. I further certify that the information filed is true and correct to the best of my knowledge. I understand that.incorrect or erroneous information may be grounds for rejection or denial of the application. NAME: LYSA DELEON TITLE REGISTRATION: Customer Service Representative ADDRESS: 3625 Fourteenth Street Riverside, California 92502 PHONE (8 -5): (714)- 787 -1730 SIGNIATURE: DATE: JUNE 8 ,1993 CASE: See Attached P w m N v A p �� • - o O G AVEN /DA - BERMUDA S w ti b lR o N ° v S voc 1i238z 1.93 _ Fo � O /oS O /co BDJ.9 1 p N a a^ ® y fY� n 03 A ° L� O w N ° I I° A w £ .'fo e•• e t- zo w \n w co C� w 0 o �b ¢ir.ys O ° 00,40"W 109079\p�oo� O O X00.96 TR.A. 020 -0/6 to rR A 020 02/ y� s11.97' y ti o ro u w ti a w N 0 A N N N O 0 to L O b to V. W d N p O N _ y - � at A ,• •• � � ,rte NIM � � 7& W •� 'l s 259.a9' a •' '\ m • 7 0 PM /7M 435. /6 • l0 O \ ^' NORTH T. R. A. 020 -0/6 — v w ° b 2O' n n n �. O +� a A 2 0 0 I T y w `� 2 4 3 4.9 S NORTH ~ Iz99s [ % 50 A u b. �a 1p OO N / O o Oro { �� 3o5 TR. A.020 -02/ — y 82_S _20 - --- — (D J T R.A. 020 -016 N. 00' 00 24 W o / ^\ ' `\ l , � 0 O 43o T G ) / o y N (A s n s u, O O 30' !1 ^ v W � k B 6 lo o ASH /NG TON - - - s � 0,1 o� 11 769 - 02 SHEET 3 of 3 - MB 143/7 -8 TRACT NO. 18767 CM 49/70 -80 230336,10/24/84 7/9/85 ASSESSOR'S MAP 8K. 769 PG. 02 JULY 1985 RIVERSIDE COUNTY, CALIF. CONDOMINIUM. INDEX TRACT NO. 18767 LOT 1 TRACT N0. 18767 NO. LOTS 1 A.P. NO. 7 -69- 022 -081 -9 1/54 UNDIVIDED INTEREST IN LOT 1 Located Unit Model Located Unit Model Assessment No. on Lot No. 'No. Assessment No. on Lot ,. No. No. 769- 022 -027 -1 1 1 CR 769 -022 -054 -5 1 28 F 769 -022 -028 -2 1 2 C 769 -022 -055-6 1 29 E 769 - 022 - 029 -3 1 3 D 769- 022 -056 -7 1 30 G 769 -022 -030 -3 1 4 BR 769 -022 -057-8 1 31 F 769 - 022 -031 -4 1 5 B 769 -022 -058 -9 1 32 G 769 -022 -032 -5 1 6 CR 769 -022 -059 -0 1 33 F 769- 022 -033 -6 1 7 A 769 -022 -060 -0 1 34 F 769 - 022 -034 -7 1 8 C 769- 022 -061 -1 1 35 G 769 -- 022 -035 -8 1 9 CR 769- 022 -062 -2 1 36 F 769- 022 -036 -9 1 10 C 769 -022 -063 -3 1 37 G 769 - 022 -037-0 1 11 -BR 769- 022 -064 -4 1 38 F 769 -022 - -038 -1 1 12 B 769 -022 -065 -5 1 39 E 769 -022 -039 -2 1 13: CR 769 -022 -066 -6 1 40 G 769- 022 -040 -2 1 14 A 769- 022 -067 -7 1 41 F 769- 022 -041 -3 1 15 C 769 -022 -068-8 1 42 G 769 - 022 -042 -4 1 16 D 769 -022 -069 -9 1 43 F 769 - 022 -043 -5 1 17 CR 769 -022 -070-9 1 44 E 769 -022 -044 -6 1 18 C 769 -022 -071 -0 1 45 G 769 - 022 -045 -7 1 19 BR 769 -022 -072 -1 1 46 F 769 - 022 -046-8 1 20 B 769- 022 -073 -2 47 G 769- 022 -047 -9 1 21 CR 769 -022 -074 -3 _1 48 F - ,.1 .....:.. .. .. . '2-2 :..... = C 769 22= 07.5 =4 769 -022 -049 -1 1 23 CR 769- 022 -075-5 1 50 F 769 - 022 -050 -1 1 24 A 769 -022 -077 -6 1 51 E 769 - 022 -051 -2 1 25 C 769- 022 -078 -7 1 52 G 769- 022 -052 -3 = 26 F 769- 022 -079 -8 1 53 F 769 - 022 -053 -4 1 27 G 769 -022 - 080 -8 '- 54 G MB 143/7 -8 TRACT NO. 18767 CM 49/70 -80 230336,10/24/84 7/9/85 ASSESSOR'S MAP 8K. 769 PG. 02 JULY 1985 RIVERSIDE COUNTY, CALIF. AR CONDOMINIUM Unit. Lj�9;,�% �% INDEX TRACT NO. 20158 IAT -1 TRACT NO. 20158 NO. LOTS 1 A.P. N0. 769- 022 --092 -9 CONDOMINIUM �i5•r-Y -mss• L ".� - INDEX TRACT NO. 18767 -1 & 18767 -2 LOT 1 & 1 _ TRACT NO. 18767-1 & 18767-2 NO. LOTS 2 A.P. N0:.79- 022 - 024-8, = =:ASSESSORS MAP B1K769 PGO2 769-022-025-9 & 769--022 -026-0 Located Unit Model 1/23 UNDIVIDED INTEREST IN LOTS 1 & 1 769 -023 -005 -4 Located Unit Developer's Assessment No. on Lot No. No. 769- 022-001 -7 1 TR 18767 -1 1 1 769-022--002-8 1 TR 18767 -1 - 2 2 769--022003-9 1 TR 18767 -1 3 3 769 -022 -004 -0 1 TR 18767 -1 4 4 769 -022-05 -1 1 TR 18767 -1 5 5 769 -022-006 -2 1 TR 18767 -1 6 6 769 - 022-007 -3 1 TR 18767 -1 7 7 769- 022 -008 -4 1 TR 18767 -1 8 8 769- 022-009 -5 1 TR 18767 -1 9 9 769- 022 -010-5 1 TR 18767 -1 10 10 769 -022-011 -6 1 TR 18767 -1 11 11 769-022-012-7 1 TR 18767 -1 12 12 769 - 022 -013 1 TR 18767 -1 13 13 769- 022 -014 -9 1 TR 18767 -2 14 14 769 - 022 -015-0 1 TR 18767 -2 15 15 769- 022 -016-1 1 TR 18767 -2 16 16 769 -022 -017 -2 1 TR 18767 -2 17 17 769-022-018-3 1 TR 18767 -2 18 18 769 -022 -019 -4 1 TR 18767 -2 19 19 769- 022 -020-4 1 TR 18767 -2 20 .20 769 -022 -021 -5 1 TR 18767 -2 21 21 769 - 022 -022-6 1 TR 18767 -2 22 22 769 -022 -023 77 1 TR 18767 -2 23 23 MB'132/56 5z -TRACT NO. i8767 -1 � MB 132/53 -54 TRACT NO. 18767 -2 CM 45/129 -139 77385 4/16/84 AR CONDOMINIUM Unit. Lj�9;,�% �% INDEX TRACT NO. 20158 IAT -1 TRACT NO. 20158 NO. LOTS 1 A.P. N0. 769- 022 --092 -9 SHEET 2; OF �i5•r-Y -mss• L ".� - • .. ... 1 020 - 021 1 2 w =. "• = =:ASSESSORS MAP B1K769 PGO2 020-018 769-023-004-3 Located Unit Model COUNTY CAL /F- 769 -023 -005 -4 1 Assessment No. on Lot No. No. AR CONDOMINIUM Unit. Lj�9;,�% �% INDEX TRACT NO. 20158 IAT -1 TRACT NO. 20158 NO. LOTS 1 A.P. N0. 769- 022 --092 -9 SHEET 2; OF 769- 023-001-0 1/10 UNDIVIDED INTEREST IN LOT 1 TRA 020 - 021 1 2 769 -023-003 -2 1 020-018 769-023-004-3 Located Unit Model 4 769 -023 -005 -4 1 Assessment No. on Lot No. No. Acreage 6 769- 022 -082-0 1 1 1B 0.04 Ac M/L 769-022 -083 -1 1 ....2 1A 0.02 Ac M/L- 769- 022•-084 -2 1 3 1C 0.02 Ac M%L . 769-022-085-3 1 4 2 0.03 Ac M/L 769- 022 -086-4 1 5 . 2• 0.03 Ac M/L 769- 022-087 -5 1 6 1C 0.02 Ac M/L 769- 022 -088-6 1 7 3 0.03 Ac M/L 769- 022 -089 -7 1 8 3 0.03 Ac M/L 769 -022- 090- -7 1 9 1 0.02 Ac M/L 769 -022 -091-8 1 10 1 0.02 Ac M/L MB 144/40 -41 TRACT NO. 20158 (CM 52/1 -10) 31173 2/14/85 8/16/85 CONDOMINIUM . INDEX TO TRACT NO. 20218 MB 147/96-97 COMMON LOT 1 A.P. NO. F69 -023 -017 -5 1/16 UNDIVIDED IlMRESTS IN LOT 1 AR •Located Unit. Assessment No. on Lot No. 769- 023-001-0 1 1 769- 023-002 -1 1 2 769 -023-003 -2 1 3 769-023-004-3 1 4 769 -023 -005 -4 1 5 769 - 023-006 -5 1.7 6 769-023 -007 -6 1 7 769- 023-008 -7 1 8 769 -023-009 -8 1 9 769- 023 -010-8 1 10 769- 023 -011-9 1 11 769 -023 -012-0 1 12 769 - 023 -013 -1 1 13 .769 - 023 -014 -2 1 14 769-023-015-3 1 15 769 -023 -016-4 1 16 AR - = C BR1.: A _ -F AR - CR BB_- D _ :w MB 147/96 -97 TRACT NO. 20218 CM 52/109-116 52529 3/14/85 . AUGUST 1986 AUG ,86 \ t a t a t a t It t b 0 O a a s t t t : t a x a s t t v m\ t t x \~ g •A m n W V b b � p ° A� v to tbit V b V G 4t m v 4 b by o N�qwm A 0 Ti b. i u e w O n fir 1.. H n lb �D Q O j s° h a ° "yyi�� qbn to b �i �\b t ;��o m uu� It A tiNti O R R.Tti3O F4 pp�� v ## N q x � a� �L 'r V ' O 0 i•�. 0� .k k sw oo V p b AV cr,r th p.o3 Oi 1 C iON (p Zn b O N. u C� - •'D b a ti (11 p la 3 / TRAOe'a•O /8 a , —Z6S R6 E --� � Jo 30 7RA OWL v Q vim'' 43i.sd' B ` \�• `\ a W a . w �� 3 �� \ �` . w H I � H o� tea. �w \ \ 1►. � r � o S. I c /• r 1gd Op -L VIA aV.YA S07 TTr ^ N >r 'gym •�' b N ,4 L4 i y ti \ all �Aw J � w •Q '4A to R n ,� I Ac v;k 4b n � / �o . \•o � N. i O � I. I �a O A.e.a Ap �s,. • aoA.lo' /PP /d3 0' LOT 9 B�' B fSL�tI' /'l Al [aT�«T 4".itd'. otoo'.14 "W iJ /1.f!' �vo•oa'Jo•w i7ie.i7• �•t•� /1J >, MO /'•f /.fb R -'0'0/ Z 10' RM M M s y M G,1 nO` V a ' V .Q 7 V v 0 a m �Y It A O v x a� �L 'r V ' O 0 i•�. 0� .k k sw oo V p b AV cr,r th p.o3 Oi 1 C iON (p Zn b O N. u C� - •'D b a ti (11 p la 3 / TRAOe'a•O /8 a , —Z6S R6 E --� � Jo 30 7RA OWL v Q vim'' 43i.sd' B ` \�• `\ a W a . w �� 3 �� \ �` . w H I � H o� tea. �w \ \ 1►. � r � o S. I c /• r 1gd Op -L VIA aV.YA S07 TTr ^ N >r 'gym •�' b N ,4 L4 i y ti \ all �Aw J � w •Q '4A to R n ,� I Ac v;k 4b n � / �o . \•o � N. i O � I. I �a O A.e.a Ap �s,. • aoA.lo' /PP /d3 0' LOT 9 B�' B fSL�tI' /'l Al [aT�«T 4".itd'. otoo'.14 "W iJ /1.f!' �vo•oa'Jo•w i7ie.i7• �•t•� /1J >, MO /'•f /.fb R -'0'0/ Z 10' RM M M s y M G,1 nO` V a ' V .Q 7 V v IIIIIIIIIIIIIf it O ' b ' �o I / I* I I Z I t` O O I I o R-D I Imo. .a. �o .N - 40 �o ,N OGl ✓ 1. °a b a b a O � V O it O ' b ' �o I / I* I I Z I t` O O I I o R-D I Imo. .a. �o .N - 40 �o ,N OGl ✓ 1. 769-07 r. R• A. 020- 016 S-1 SW4 Nf-4 � SEC. 6 T. R. 7E. /00, DATE ; ol-,o Na NEW No, 1 -5176 171Z A& 17189 74- 7 14 1I92 1074-13 I5'16 3192 072-1 11,12 W- * 072-2 13,14 101-92 069 -1- 4 1 071-1,2 063-5 350 Q) 0, ice.78 to 8.4 L 14 O 3e jo A 86(0 I- st.41 < I vo (D- 0 87 P ll:Zz 88 82 Old! oo Z. 7."o IL 4-3, /22.317 tO 7.3 7 30 ] /fl.77 470 Q ° 42 14 + 350 Q) 0, ice.78 to 8.4 L A 86(0 I- st.41 < I vo (D- 0 87 P ll:Zz 88 82 Old! oo Z. 7."o IL 4-3, /22.317 tO 7.3 7 7 fi A VEI'VIDA M. B. 21161-62Deserl Club Tracl Unj> No, 5 P. 174145-46 Pcrcel Mop No. 26710 FEB. 1967 THIS MAP /S FOR ASSESSMENT PURPOSES ONLY 30 ] /fl.77 470 Q ° 42 14 350 Q) ice.78 to 8.4 L 14 46 43 C:) y 34 75 98.19 7 fi A VEI'VIDA M. B. 21161-62Deserl Club Tracl Unj> No, 5 P. 174145-46 Pcrcel Mop No. 26710 FEB. 1967 THIS MAP /S FOR ASSESSMENT PURPOSES ONLY 3o 13e LW 3 ti TAMP /CO DATA: LLA,89-065 L. L.A. 91- 150 ASSESSOR'S NAP SK. 769 PS. 07 RIVERSIDE C0I1N;rY,, CALIF " AV 30 ] /fl.77 470 Q ° 42 14 350 30 ice.78 to 8.4 L 14 46 43 C:) y 34 75 98.19 /41.77 45 44 3e I3o A VENIDA N,4R4NJ4 k 4,� r.*,! –.!i- 7'f 93.04 07 H4 1OF5 116 14 H7 90 .. .. ...... 077 90 ,00 3o 13e LW 3 ti TAMP /CO DATA: LLA,89-065 L. L.A. 91- 150 ASSESSOR'S NAP SK. 769 PS. 07 RIVERSIDE C0I1N;rY,, CALIF " AV i0 0 - O D.C. r-5 w WASHING TON - ST. - O TNA 020-016 ll r, //3.44 1-3.¢5, +� /1 /.f-T r ' °D V I V YGN � , O q Q O �8 > �a o /5/.27 Isz38 w o f a ro V 76.27 I 75 -75' 82.38 w tz I49 B9 /¢a tI TRA OPO -016 kn kn W � ,. / +l,la /7B L °66.03 ss o N 1--100 o b �• 0-1 zzz 0 —too 9,317 dC qy -, dd i VW O n ac O 9"" Z 128.87 /2G r (p r 01 ° � r V Cb v r pO. Vo j �N� {- 3 / J 0 fl .70 oQA `v � e� `y '•. O1In0 /OO•VY /ZO.7Z /2.0 L° o D n .Y u y 0 O a 3e O u p (qy b V T O S V N/` V ✓' / ✓ d/n y7'v7'� '77V ✓ `j`...+ f N G O i0 0 - O D.C. r-5 w WASHING TON - ST. - O TNA 020-016 ll r, //3.44 1-3.¢5, +� /1 /.f-T r ' °D V I V YGN � , O q Q O �8 > �a o /5/.27 Isz38 w o f a ro V 76.27 I 75 -75' 82.38 w tz I49 B9 /¢a tI TRA OPO -016 kn kn W � ,. / +l,la /7B L °66.03 ss o N 1--100 o b �• 0-1 zzz 0 —too 9,317 dC qy -, dd i VW O n ac O 9"" Z 128.87 /2G r (p r 01 ° � r V Cb v r pO. Vo j �N� {- 3 / J 0 fl .70 oQA `v � e� `y '•. O1In0 /OO•VY /ZO.7Z /2.0 L° o D n .Y u y 0 O � O O �M jc C sr 9s 9a Bi -4 e O a DY iV4t >y N v ^ b b O Z W 9s l 7/ 130." tip. 9s a D.C.T. -5 CAL LE RONDO le o Lel b a 3e O u O S V N/` V ✓' / ✓ d/n y7'v7'� '77V ✓ `j`...+ f N O � O O �M jc C sr 9s 9a Bi -4 e O a DY iV4t >y N v ^ b b O Z W 9s l 7/ 130." tip. 9s a D.C.T. -5 CAL LE RONDO le o Lel b a 3e O u rnO _ J N N Op � 0 N� TV •) Q) rn 1 v J a y y 'b � O s r �c I kO ti i Cl h~ V w O O O a $ m .4 m WASHING TON ST o, ►� V v O o N.O °Q0'24'W, 275•l1 '_� L • � h \ 1• "A v � 1 � A � /1.e3• '�c •y. 0 0 to M j V To LJ a 4z� i I � o O O � O a � CIO rn v9 . V nn � ��\ iN ~ O o Cb O r 4i.o4• r W to �' U — ...-PM. /60/4/ U O 11 CD O V\ O I 'Q N VA d Cb (A . w vQ) A Cb 0 tiS e a • 4 O v W I X01.98 ry OD J n , If N S o R1 n $ = n �— 2 3/. 30 16 O O � M. 160141 _ ADAMS 24 54165 _ ST RM.RSO /4 /o O� v'ti Q) — L4 otiw� m v 2 0 w to �J Jy r° u1 S Cr t ! a ` • { �' ry ) "7S •V • .u. t -• t ,.2 ail ) 1) • , j 1 r�i • t e.A- .I{ t 1 L� .17-69-021-01.3 ,-Landmark Land Co ,Po Box 1000 La Quinta CA 92253 -- 769 -021 -041 Duna Gardens Homeowners Po Box 1371 La Quinta CA 92253 - 769 - 030 -039- - - Amcor Realty Fund Iii :.52300 Enterprise Way •r Coachella CA 92236 - ' Imperial Irrigation Dis -Po Box 937 D�; Imperial CA 92251 769 - 040 -020 Cvwd, Po Box 1058 Coachella CA 92236 -- 769 - 040 -033 -- City Of La Quinta Po Box 1504 La Quinta CA 92253 William A Fields x,30482 Golden Ridge Ln -San Juan Capistra 92675 7-6-9 - 061 -009 Sonya C Boyster 72580 Avenida Tujunga La Quinta CA 92253 - --7-69 - 063 -003 Tim & Dianne Mcauliffe 3463 Waco Ave Simi Valley CA 93063 I 769 -021 -026 Cvwd, Po Box 1058 Coachella CA 92236 769= 021 -042 - I Landmark Land Co Of Cal Po Box 1000 La Quinta CA 92253 769 - 030 -040 Amcor Realty Fund Iii Po Box 8250 Newport Beach CA 92658 I I t 769 - 040 -00 -5 " Usa 769 I Us Dept Of Inter Washington Dc 21401 769- 021 - 038-- - - - - -- Landmark Land Co Of Cal Po Box 1000 La Quinta CA 92253 - 769- 030 -036 Landmark Land Co Of Cal Po Box 1000 La Quinta CA 92253 -769= 030 -041 Landmark Land Co Of Cal Po Box 1000 La Quinta CA 92253 `769- 040 -017 Landmark Land Co Po Box 1000 La Quinta CA 92253 -� 769- 040 -025 _769- 040 -032 Landmark Land Co Of Cal Cvwd, Po Box 1000 Po Box 1058 La Quinta CA 92253 !Coachella CA 92236 769- 061 -001 - - '769 -061 -002 Landmark Land Co Of Cal Yates Builders I Po Box 1000 78580 Via Sonata j La Quinta CA 92253 La Quinta CA 92253 769- 061 -007 & M A Po Box 366 La Quinta CA 92253 769 =0'63 =001- - -" Tim & Dianne Mcauliffe 3463 Waco Ave Simi Valley CA 93063 t 769- 063 -004 Tim & Dianne Mcauliffe 3463 Waco Ave Simi Valley CA 93063 769- 061 -008 Robert Barton 168851 Risueno Rd (Cathedral City CA 92234 769- 063 -002 Tim & Dianne Mcauliffe 3463 Waco Ave Simi Valley CA 93063 1769- 072 -002 Const A &M IPo Box 366 La Quinta CA 92253 -769- 072 - =003" - -- — 769- 072 -004 '769- 072 -005 Michael E Brown John E Owens Peter Weintraub Po Box 225 50965 Calle Paloma 1686 Michael Ln La Quinta CA 92253 La Quinta CA 92253 Pacific Palisades 90272 ^d O ' O env O . wti w� O w O E U&M w w O Y:769- 021 -013 769-021-026 :Landmark Land Co Cvwd, .:Po Box 1000 Po Box 1058 — -- - La Quinta CA Coachella CA -9--2'2-36 769-021-041 Duna Gardens Homeowners Po Box 1371 —CaFQu-i`n-ta CA 769-030-039 Amcor Realty Fund Iii :.52300 Enterprise Way ;Coachella CA 92236 M769-040-004 "Imperial Irrigation Dis Po Box 937 erial CA 92251 769-040"020 Cvwd, Po Box 1058 Coachella CA ------ —922-3--6-* 769-021-042 Landmark Land Co Of Cal Po Box 1000 La Quinta CA 92253 769-030-040 Amcor Realty Fund Iii Po Box 8250 Newport Beach CA 92658 769-040-005 Usa 769 -Us Dept_ Inter Washington Dc 21401 769-040-025 Landmark Land Co Of Cal Po Box, _1000 La Quinta CA 92253 769-021-038 Landmark Land Co Of Cal Po Box La Quinta CA 92253 769-030-036 Landmark Land Co Of Cal Po- Box-1200- La Quinta CA 92253 769-030-041 Landmark Land Co Of Cal Po_ -Box_ -1,0-0-0-- La Quinta CA 92253 769-040-017 Landmark Land Co Po La Quinta CA 92253 769-040-032 Cvwd, Po --Box--1-0-58-- Coachella CA 92236 769-040-033 769-061-001 769-061-002 City Of La Quinta Landmark Land Co Of Cal Yates Builders' Po Box 1504 Po Box 1000 785-8-0--Via -Sonata-------.- La uinta CA 92253 La Quinta CA 92.253 iLa Quinta CA 92253 769-061-003 .William A Fields 0482 Golden RidqeLn San . Juan Capistra 92675 .Sonya C Boyster* 72580 Avenida Tuj-pAg-A ------ La Quinta CA 92253 769-063-003 Tim & Dianne Mcauliffe .146:1 -Waco - Ave Simi valley CA 93063 769-061-007 769-061-008 & M A Robert Barton Po Box 366. Risueno,.Rd - - - - --- . La Quinta CA, 92253 Cathedral City CA 92234 769-063-001 * Tim &*Dianne Mcauliffe 34.63.. Waco -Ave- Simi Valley CA 93063 769-063-004 Tim & Dianne Mcauliffe 3 463---Wac.o-- Ave ..- -,-. - Simi Valley CA 93063 769 -063 -002 063-0.02 Tim & Dianne Mcauliffe 3-4-6-3--Waco Ave,...-- Simi Valley CA 93063 '769-072-002 Const A&M --}.Po - Box-3-66--.- jLa Quinta CA 92253 769-072-003 769-072-004 769-072-005 Michael E Brown John E Owens Peter Weintraub P.o- -Box.- 2.2 5----- 5.09- 6.5-- Ca -1 -le . - Pa-1-oma- ---- -1-6 8-6- - M-1--chael.. La Quinta CA 92253 La Quinta CA 92253 Pacific Palisades 90272 PVRRV 6PVERV C VERY P C O PV�Rr O O PVRRr 0 P��Rv PV ARV PV �Ry O 0 O PVERy i PVRRV � ' vER~ O P r O P��Rv j OvIe, #19-4 n. C 0R4 ` RIVERSIDE COUNTY PLANNING DEPARTMENT � 'I PROPERTY OWNERS CERTIFICATION I, LYSA DELEON certify that on C��P aY JUNE _3 , 1992 the attached property owners list was prepared by First American Title Insurance Company pursuant to appli- cation requirements furnished by the Riverside County Planning Depart- ment. Said list is a complete and true compilation of owner of the subject property and all other property owners within 100, feet of the property involved in the application and is based upon the latest equalized assessment rolls. I further certify that the information filed is true and correct to the best of my knowledge. I understand that incorrect or erroneous information may be grounds for rejection or denial of the application. NAME: LYSA DELEON TITLE REGISTRATION: Customer Service Representative ADDRESS: 3625 Fourteenth Street Riverside, California 92502 PHONE (8 -5): (714)- 787 -173y0 SIGNIATURE: DATE: JUNE 8.199T CASE: See Attached % � m m s�uud-eilla ssajdxa woumv m r 149 NORTH ELEVATION YEW FW" INTRY o,j R A,�} 14 $ iamlt r r _ 3 t. , >,: � _ ; ,, < �•. _ r.- � .� mil. tt -uct types. -.. i c .. w J(f tf(j t t i S i11 , _ _�e11 � it , - < ..:.:.. ..::.... .,... x ,,.._.. _... .. _ ,:. '', ,,_.. f' ✓ _ ... - � ,. .. .. _ _. � $ ._..�. _ .� ,. � 1 � . .�., .��. r"'__ ,_: � ir`'� ;m_u a -,-"'l . � 9`. 1 ,' _..._ _.:_ IZ! r'9is3 IDl A KB t•�°e°�aa�er°ae ..�...�® ._ Y Y �s C ' f 5 j t e- i i f i e- i i f i i A� "i I; i i i MEN X3 X3 38. 4� x 38.,x) � X38. I X38. 3 x 38. X38. I x3 .7 37.9 N 3400 X38. 5 X38. 2 X38.2 x38.3 X38.3 X38. 3 7. 8 X38. 4 x3812 0 0 �f ` X38. 5 I x38V3 37. 7 N 3200 =IIII i Al gw 1 r1 A 1 o 1 yy. 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I � I I I I I I I 11 I � I I 11 I 11 - 11 I � I I � � � I � � I I I I I � I I I I " �� I I ", - I ;, . I I :, �l I I I I . . I � � , I , - I . I � 11 I I I I I I I I I I I � I I I . � � I . I �, � I .1 .. . I I , I I I I � I I � I � . � I I I I I I � I I I � I I 11, I � � . .1 I I . r � I il�, I I � I � I 11 I � I I I I � I I I � I I � I .: I , , � --- t I , I , L�� - 11- I -,- I 11 I , , I 1 ': . I I �. � I , 1, I I . I � I 1 , �� , I I I I I I � . I I 11 . I I - I 11 I I . I - I I I . I . I � I I 11 I I I I I I 1, 11 I I � I '. 11 I " I ,N� - �l -�l �: I � 'd 4 r " -11�' , I I , I I �, . 11 I � I I I � 11 I I � - . " I � I I I I I I I 11 I . � I I I �� I . I I I . I - I I , I I I I � I , - , � �.� I I , I - � � - I . I . I . � �. I I I . I I I . � I I - I � � � "I , � I I I I I � I � 1 - � I . . I I I I � 1. I 1. I � 1-1 I � I I . I � I I 11 ruL-, I i�� . ll�l �. I .� 1-11 �� , I � . I �' - I . , I I � , I , I � I � I � I I I I I I I I I I . I , I . I I , I I � I � � � . � I � I I I . I I . I I I I I I I I - , , " " I I , - I I I I I 11 I . . I . I . . . I I - � I , � - , I - � - I I I I . I I I � I I I I � 1 I I � � I I I - 11 I I � -: I , , I I I . I I � � , ,' ��, - I 1. - :- - - ,� � � ��,-1 � - , " � , , - ,� 11 . I � I � ,, I I I . I �l I � - . . I I I I I I � I I I I I I - I I . - : , . g li��,� - I I I I . I . � I I I . � I I , - I 1 4' 1 1 1 . I I - I I � - I I I . "' :- � I , � : -�� - �, I �' , �� - � I - I'- - � I I . I 1. e , I , . � � � � . I I I � . . . . - I I I � .11 I I I I I I I I , � , I , I I I . I - 10 , -�, �,� � , ,,, ,., - . � I I .: I , I I , 11 , I I .1 -1 I , r, I I � , �. I I I I I I I I - I I I I . I I � I � I . , A) - "I I 11 11 - I � 11 . �',- I I I � - �, � I 1. � . I I I � - - , I I 1, I � � I I I I I 11 I I I I I I I I I I I : I 11 I I I �l �, I I I I I I I I I I I I I I : I I , I I I . i I � � . I . - - I I . I I I . I I` , , -� � 11 - 11 , , ,, . I - �� :�`:, � I I : � I I I � . I im , w �', 1 I I - I I I I � I . I I . � I I � -� , I , �� ': : I . I I , I , , 1, , I 11 I I I I I I , .11 , I �l �. I - � , I ,. . I � 11 I . I , I . 1- " , - I I . 11 " I . I I I I - I j I . I I I I � I � I � 11 �, I I , ,,� - 11 I 11 I I � . � . - - - . - , " I I I - . I I � " I I I I I I I I I I I � . . I I � I I - I I � -�,,�,�,,`--, - !,-,�� - , . � �� - ,.."., r I � � '' I I I � I I I 1 I � I � I . - � I � I � I I I I � I , � I I I I - I I I . I I I I I � I I � � I I I . I '10 C:- � 11, 11 - . � � I I - � - I � I I I I � I . � 1 3 1 1 , �il-el I - -. I - � � � �: I , � - � I I � I - I I I . 11 . I .1 I I � I I � I �. - I I I I I I �, I I I I I I I I I I I I � . . I � I I I I I � I I I I I I - I 1, - I -M -- � ,��,-,,- .-, ,. � -:' , '� � ; ,,,, . , I , � I �' :�� . I I � I . � I I 11 I I I I � - I I I I I I . - I I � I I I I I I ,� I I � I I I � � I � I I I I I I . I I � - C=== - - I , � � " ", 11 � I I I I I � � �:. 11 11 - I � -� ,,�, I . I I � � I . I . � I I I I I I I � I I I I � I I I I I I � I I "", I ", , , * : , ,,�_ , , , , I . I 11 I I � I 1� � . I I I I � , I 11 , I - � I . I � � I � I � � I . � I I I � � I " . I I I - I I I I I I I : I I I I 1. I , , "., , - � I , _ , . � . 1, I � 1. I i I � I I , I � �, I . . I � I I ., I I I I I I I I I I I I I I I I I � I r 11 � I I -1-1 I I I I I . I � I � �". I , I I I . , i, -, �- , � " 11 ll� z , 11 - � 1. I I I I � . I � 1. � I � I I I . � . � � � I I I I � I I I I I I . .1 I I I , '"',", , �- - ,-, ,,,, , � -, , I , � - I I I I , I . , I I - I I I I I � - I I I . I I � � 1 � . I I . I I � � 11 I I . I I I I I I I - I - I �, . I I . � � -- I . I I � . I � I I - I I I I I . I � � - � 11 - 1, � I C�=� I I I ', :, �:� � I I � 11 I - � I . 11 I I � I 11 I � I I I I I 1 � I I � I I I I I I I . I I I I I I I I I (9 11 A , �� .: I I I � I � . - I I � I I � I I I 11 I . I � I . I � I . - I . I I I 11 , " , I I � � �, I I I 1, � I � � 1, I I 11 - I � I I I � I - .1 � I I I I I I I I I I I I - I I � I I 11 I � I , � I 1 I � D , � , ol I I , �- . � � I I I I I . 1 41 1 . 11 I I I I I I I � I . I I I I I � I I - 3, � 11, i � � I � I I . I � I - I I . � 1 I I I I I � I I I I I I . I 11 I I : - Im"iii - I I 1, - i , ", � , I .1. I I 1, I , I I I I � � - I I I � I I I I . I 1. I I I 11 . I -. I I 1, I 1� � , � cc , a, ol I �' 11 11 � � I I � 11 I - I . I I I I I � I I I I .� I I I I � � . :� � " 1-1-11 '' i I � 1 I I I I I I I � I I I I I I I 1, 1, . I 1, - 1 I 11 I'll I I'll �l ,� .� 11 i I . I 11 I � 11 I I I I ,� I � I I I I � . I I - I I I I � I I � I � � I I I � . I I � I I I I I I I - , �� 11 - I 1:1 I 1; � , . I 111 1, : I I � . I I I ,: 11 I . I I 1. . I � I I . � : I . � � � I I I I � � I � I . I � I I I . I I . I I I I I I . I I I I I I I I I � I I 11 I . I I . . � �l : . --oc'- �� , - � 1, I 1�,� I - I I I 11 I � , , ,; I I � I ,� I . . I . I I <1 , I ".", ""I ,"! -,, �� , , . I I , I I I I � - � z il-"lll " , , - , � " I I , , � -- 11 I �� , , , I � �l , , I I , � I I I I I � � I � 1,11 . � I I I I I I I , , - - � � I . I � � I I I I '. . I I I � I � I I I : I I I . - " " � I , 1. - I " I . I � � I I I I I I � I . I � . I � I I I I I I I I I e I - I � � � I I . I I "' , " - , -� ""' � I I � � � -- - , I I "'.1 11 %. 11 11" - --" - 1-11 � I I - � - I I - 1, - I I I �- - � 1, I I I I I I � I I � I I I 11 I I- . I . I I � I I I � I I I . � I . '.1 I 1, � I . . ", I I I I � I I , .11 � 1-1- ; ... �l ,.- " , !: ,, - , , - � � - � I I I I � - � ., �111 I I � I � I . , � I I 11 I I I I I I 11 � , I I - I , : :� . , �� " I I I I I � 11 �, I I I I I I I k � I I I I � I I I I . I . - I I I 1. � �, . I I I � I - � - I , I - I � I �,� '- - I � , - �� "I ,. _ " � I � I I - �l . I I 1. I . � I . � . I � I I I., . � . I I �l . I � I I � � . I � - I . I . I � I I � I . � - I I � . I I I I I I : 11 I I " % I I 11 -- - :, , � � � - I , 11 I I � . I I I � .1 I I , I I I , , ? 1, �, , - I- , ,. 1: , , I I . , I I I I I I � . p : - �l - , �-` I I I ,� I., 11 I � I ": . . - - : I I I I � .1 I � � I I , I � � � I I 11 � I I I I I � I � 11 '. , � � I �l ," I , � , ��, I I I I I - -- � I I . � " ,,, "'.-- : - ;� � I - I I I I � I I I � 11 , , �, � , I % I 1, 11, I I � - - � I , - I , , �, I � ,-, � � �� .1 � . , � I I I I I I I .1 I I I I - I I I I �� I . � � I I I ---- � - -- - - ---- � - . I I � � �1� , 'i , - I I � I . I I � I ::.`:�--- I I I . 11, . 11 7 �-, i � �! , � ", � .1 I I I I I I I I - ,� I I I I � ,� I�,� " - - , - 1. I 11 � � . I �", �l -� I , � � - . - 11 �, I 11 1. -- � I � I I I I I I I I � I � - . . I I I I . I I � I 1, � 11, I I � ,,, 4 I - LG- �l ' I 1, <.'' � ' I I 11 I I I- � I I �l � I ,� - I - I � . I I I I I I � I I I I I � � � I � I I . I - I 11 I � I I I � . I 1. I I I � - �n� �1- I I � I � � I ' � " � ; � - I - - I � I I 1 I I - I � I I � I I I- I I 1-1 I . I I I I - I . . I I - I I I I . ,� � . 11 I I I I I I I I I �! . �: I � I I 1. -1- 1, I 11 ` - I I "' � - " `� �: ' I I I I - I I ---1 I I I I I "�' ". �, ", 1- - � I , �11 I . � I � . I . I I I I 11 � I I I I I I � '�'----"---�- I I I I I I I I I I I I � I I I 11 I � . , - - I : 1XI , � I - : I I I I I I I � I . I I I I I . . ; �-� - � - , � I , , 3," , - ,, I , , � , _: I - I I � I , 1 � I I I I I I -�- I � . I I I � I - I � I I I : r � � I I I � I �- I.- , , " . , , I I I � I � I I I I I I � I I � I . I I _" " � �; , � , 11 ,, 1, -1 '' i - � � I � I � I . , . � I I I I I � - I I I I I I � I � � ,. I I I �� I " , , , � I I � I I I I . , � I - - - I ll� �4-1 . , - I , I I I - I I i 11, - � I I I I I I I I I I I : I I . I I I I I � - � " , 1, i 1, : ': � 1.1", ,� � - I I . I I � - I � I I .1 1 � I I . I I I I � I I I I � I I I I I I I I I � I I I I I I � . I I � �l "I I . I I � V- " " - ,- I -1 :1� I , . I , I . I I - " � I I I I � I I � I I I I � I I � I I e I . I I I I I I I . I I I I I �- � , I I � .1-11 . I I � .11 " ;�� 1 I I . I - I I I I , I . I I I I - I d 11 I � . I � - - "". � i 1, : ,.� , , �, I , � ,,, I , - I I � � . � I I I I I I . - I I I I I I � I I I -11 , i I 11 . 11 , I -e �; : � � . � . I - � 1-1 - �l I I I i I . I I I � I � I I � I - I � I � � I I : , ---- � � � I I � � I � I � I � - I � I I I I I I I .1 I I � , I I I I � I I I I I I I I - I � I . I . � - I ,I ��-� ��l I ,� -i I I I 1, I 1 � I . I I I . I ) I I I I I I . . I I I � I I I � - - � I "P" , _ �� k, �l �� , 1� �. _ � - � I I I I I I I I I 11 � I I I - I I I � I ,� , I r - %_ ;. � 11 I I "I I I � I I I I - I ,� 1- I I � I I I I I I � , . I 1, I I I � I I I � � � . � I . I � I I I I I . - I- I I , "" , I 11 . I � 1 2" �� - ,� I � I . I � 1, - I I � - 11 I I I � - I , I - 1� I � I I I I . 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