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2016 05 10 PCV90LI 09, M#= Planning Commission agendas and staff reports are now available on the City's web page: www.la-quint" PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta :7 X�l�l �_1:7u1 � � llw �� [��•Ti� ill �9 �7_\'AuF\'fi E������•'�:fi�:��I�l auk CALL TO ORDER 1. Roll Call 2. Pledge of Allegiance PUBLIC COMMENT At this time members of the public may address the Planning Commission on any matter not listed on the agenda. Please complete a "Request to Speak" form and limit your comments to three minutes. CONFIRMATION OF AGENDA APPROVAL OF MINUTES 1. Approval of the minutes of April 26, 2016. PUBLIC HEARINGS For all Public Hearings on the agenda, a completed "Request to Speak" form must be filed with the Executive Assistant prior to consideration of that item. A person may submit written comments to the Planning Commission before a public hearing or appear in support or opposition to the approval of a project(s). If you challenge a project(s) in court, you may be limited to raising only those issues you or PLANNING COMMISSION AGENDA 1 MAY 10, 2016 someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. Beginning Resolution No. 2016-007 1. Environmental Assessment 2015-0002, Zone Change 2015-0001, Specific Plan 2015-0002, Site Development Permit 2015-0002 and Tentative Tract Map 2015- 0003 (TTM 36875) submitted by Desert Land Holdings LLC proposing to construct 15 single-family homes on 3.22 acres. Project: Villas at Indian Springs. CEQA: consideration of a Mitigated Negative Declaration of environmental impact. Location: southeast corner of Jefferson Street and Palm Circle Drive. BUSINESS SESSION - NONE COMMISSIONER ITEMS DIRECTOR'S ITEMS 1. Development Code Tune Up Implementation ADJOURNMENT The next regular meeting of the Planning Commission will be held on May 24, 2016, commencing at 6:00 p.m. at the City Hall Council Chambers, 78-495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING I, Wanda Wise -Latta, Executive Assistant of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting was posted on the inside of the north entry to the La Quinta Civic Center at 78-495 Calle Tampico, and the bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on May 6, 2016. DATED: May 5, 2016 WANDA WISE-LATTA, Executive Assistant City of La Quinta, California PLANNING COMMISSION AGENDA 2 MAY 10, 2016 PUBLIC NOTICES The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7123, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Commission, arrangements should be made in advance by contacting the City Clerk's office at 777-7123. A one (1) week notice is required. If background material is to be presented to the Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Assistant for distribution. It is requested that this take place prior to the beginning of the meeting. Any writings or documents provided to a majority of the Commission regarding any item(s) on this agenda will be made available for public inspection at the Design and Development Department's counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. PLANNING COMMISSION AGENDA 3 MAY 10, 2016 PLANNING COMMISSION MINUTES TUESDAY, APRIL 26, 2016 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 6:01 p.m. by Chairperson Wilkinson. PRESENT: Commissioners Bettencourt, Blum, Fitzpatrick, and Chairperson Wilkinson ABSENT: Commissioner Wright STAFF PRESENT: Design and Development Director Tim Jonasson, Assistant City Attorney Michelle Molko, Planning Manager Gabriel Perez, Principal Engineer Bryan McKinney, Executive Assistant Wanda Wise -Latta, Deputy City Clerk Monika Radeva, and Office Assistant Carley Votaw Commissioner Bettencourt led the Commission in the Pledge of Allegiance. PUBLIC COMMENT - None CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES 1. Approval of the minutes of March 8, 2016. Staff said the "PRESENT" section under Call to Order on page 1 should read as follows: "PRESENT. Commissioners Bettencourt, Blum Fitzpatrick, Wright, and Chairperson Wilkinson" Motion - A motion was made and seconded by Commissioners Fitzpatrick/Blum to approve the Planning Commission minutes of March 8, 2016, as submitted including the above stated amendment by staff. AYES: Commissioners Bettencourt, Blum, Fitzpatrick, and Chairperson Wilkinson. NOES: None. ABSTAIN: None. ABSENT: Commissioner Wright. Motion passed. PLANNING COMMISSION MINUTES 1 APRIL 26, 2016 2. Approval of the minutes of March 22, 2016. Motion - A motion was made and seconded by Commissioners Fitzpatrick /Bettencourt to approve the Planning Commission minutes of March 22, 2016, as submitted. AYES: Commissioners Bettencourt, Blum, Fitzpatrick, and Chairperson Wilkinson. NOES: None. ABSTAIN: None. ABSENT: Commissioner Wright. Motion passed. PUBLIC HEARINGS 1. Environmental Assessment 2015-0004, General Plan Amendment 2015-0001, Zone Change 2015-0002, Tentative Parcel Map 2015-0007, Conditional Use Permit 2015-0002, and Site Development Permit 2015-0005 submitted by Chandi Group, USA proposing the construction of a 52,800 square -foot commercial center on 7.6 acres. Project: Washington 50. CEQA: Mitigated Negative Declaration of environmental impact and associated Mitigation Monitoring Program. Location: southeast corner of Washington Street and Avenue 50. Planning Manager Gabriel Perez presented the information contained in the staff report, a copy of which is on file in the Design and Development Department. Planning Manager Perez said a "Notice of Correction and Clarification to Staff Report for Public Hearing Item No. 1" was distributed to the Commission prior to the meeting. He presented the contents of the notice and noted that it would be included as part of the agenda packet. A memorandum, containing additional comments regarding Public Hearing Item No. 1 received after the dissemination of the agenda packet, was distributed to the Commission prior to the meeting. The correspondence included the following: Comments in opposition of the project: 1. Richard R. Fredericks, La Quinta, CA 2. Angelo and Bernie Alioto, La Quinta, CA 3. Evie Connell Sproul, La Quinta, CA 4. Richard Drucker, MD, La Quinta, CA 5. Kemper Eakle, La Quinta, CA 6. Ray C. Largo, La Quinta, C Comments in support of the project: 1. Shawn Harkness, La Quinta, CA PLANNING COMMISSION MINUTES 2 APRIL 26, 2016 Planning Manager Perez stated that staff received correspondence from the applicant stating he was unable to attend today's meeting due to extenuating circumstances and was requesting that the item be continued to the May 10, 2016 Planning Commission meeting. Staff was in support of the continuance. Chairperson Wilkinson declared the PUBLIC HEARING OPEN at 6:10 p.m. Public Speaker: Tom Freeman, Executive Vice President and Chief Administrative Officer of Chandi Group USA - introduced himself and said that Mr. Chandi was out of town due to a family emergency. He stated the applicant had submitted a request to continue the item to the May 10, 2016, Planning Commission meeting. Mr. Freeman explained the applicant regretted not being able to attend and commended the community for the comments received regarding the project. Mr. Freeman stated that after careful consideration, the applicant would like to request withdraw of the project at this time, but hoped to work with staff and the community to identify a more suitable location. Public Speaker: Rex McLennan, La Quinta, CA - introduced himself, said he represented the "NO Washington 50" group, and expressed his gratitude to the applicant for withdrawing the proposed project. Public Speaker: Ms. Neeta Quinn, La Quinta, CA - introduced herself and stated that she wished to remind the Commission of the City's Community Vision contained within the City of La Quinta's 2035 General Plan. Public Speaker: Dennis Lubas, La Quinta, CA - introduced himself and expressed concerns regarding development of only the lucrative parcels within a project, and the developers' tendency to sell the less lucrative ones. Public Speaker: Christi Salamone, La Quinta, CA - introduced herself and requested clarification on the withdrawal of the project. Assistant City Attorney Michelle Molko explained the withdrawal process as identified by the La Quinta Municipal Code. She stated that if the withdrawal was approved, all applications for this project become null and void and the status of the property is as if no applications have ever been submitted. If same or another applicant wished to initiate a new application, nothing would preclude them from doing so. Chairperson Wilkerson declared the PUBLIC HEARING CLOSED at 6:27 p.m. Motion - A motion was made and seconded by Commissioners Bettencourt/Blum to approve the applicants request to withdraw the project. AYES: Commissioners PLANNING COMMISSION MINUTES 3 APRIL 26, 2016 Bettencourt, Blum, Fitzpatrick, and Chairperson Wilkinson. NOES: None. ABSTAIN: None. ABSENT: Commissioner Wright. Motion passed. BUSINESS SESSION - None COMMISSIONER ITEMS - None DIRECTOR'S ITEMS - None ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Fitzpatrick/Blum to adjourn this meeting at 6:32 p.m. AYES: Commissioners Bettencourt, Blum, Fitzpatrick, and Chairperson Wilkinson. NOES: None. ABSTAIN: None. ABSENT: Commissioner Wright. Motion passed. Respectfully submitted, MONIKA RADEVA, Deputy City Clerk City of La Quinta, California PLANNING COMMISSION MINUTES 4 APRIL 26, 2016 PH 1 PLANNING COMMISSION STAFF REPORT DATE: MAY 10, 2016 CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2015-0002 ZONE CHANGE 2015-0001 SPECIFIC PLAN 2015-0002 SITE DEVELOPMENT PERMIT 2015-0002 TENTATIVE TRACT MAP 2015-0003 (TTM 36875) APPLICANT: DESERT LAND HOLDINGS PROPERTY OWNER: JIM SNELLENBERGER REQUEST: ADOPT RESOLUTIONS TO APPROVE A ZONE CHANGE, SPECIFIC PLAN, SITE DEVELOPMENT PERMIT, AND TENTATIVE TRACT MAP TO ALLOW CONSTRUCTION OF 16 SINGLE-FAMILY HOMES ON 3.22 ACRES, AND A MITIGATED NEGATIVE DECLARATION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. CEQA: THE PLANNING DIVISION HAS PREPARED ENVIRONMENTAL ASSESSMENT 2015-0002 FOR THIS PROJECT, IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE DIVISION HAS DETERMINED THAT ALTHOUGH THE PROPOSED PROJECT COULD HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT, THERE WILL NOT BE A SIGNIFICANT EFFECT BECAUSE OF THE MITIGATION MEASURES HAVE BEEN INCOPORATED. LOCATION: SOUTHEAST CORNER OF JEFFERSON STREET AND PALM CIRCLE DRIVE RECOMMENDED ACTION 1. Adopt resolution to approve Environmental Assessment 2015-0002. 2. Adopt a resolution recommending that the City Council approve Zone Change 2015-0001; and that the Council approve Specific Plan 2015-0002, Site Development Permit 2015-0002 and Tentative Tract Map 2015-0003 (TTM 36875) subject to the Findings and Conditions of Approval. Page 1of5 EXECUTIVE SUMMARY • The western portion of this project was previously developed as single-family homes. • The City purchased the homes and demolished them as part of the widening of Jefferson Street several years ago. • The applicant is purchasing these parcels, and combining them with land he owns to the east, to create a single-family home neighborhood on a single cul- de-sac (Attachment 1) • The applications include a Zone Change to Medium Density Residential, a Specific Plan to allow for variations from the City's Zoning standards, a Site Development Permit for the architecture and landscaping of the homes, and a Tentative Tract Map to subdivide the land into single-family lots, as well as lots for the cul-de-sac and a retention basin. BACKGROUND The property proposed for development consists of approximately 3.22 net acres that was originally part of the Westward Ho residential community (Attachment 2). The site once contained several residences and a portion of the golf course, which were established beginning in the early 1970's. The homes were subsequently purchased by the City and demolished to allow construction of the Jefferson Street Bridge in 2006. The applicant entered into a purchase and sale agreement with the City in November 2014 (AGR2014-0023; Resolution 2014-058), to purchase the properties. A condition of the agreement requires the applicant to provide sewer connection for the existing Westward Isle condominiums, directly east of the project. In addition, applicant is obtaining an easement from the Westward Isles HOA to use Palm Circle Drive, which is a private street, for access to his project. PROPOSAL & ANALYSIS Zone Change The project site is currently designated Medium High Density Residential in the General Plan. The Zoning is Low Density Residential and Golf Course. The project requires a Zone Change to be consistent with the General Plan, and to allow the development of the homes, which are proposed on lots smaller than the 7,200 square foot minimum required in the Low Density Residential zone. This Zone Change was planned to be processed last year by the City, as part of its consistency analysis after adoption of the new General Plan. The consistency analysis has been delayed, and the applicant was eager to proceed with his project, so filed the Zone Change. The Medium Density Residential zoning designation is consistent with the General Plan, and is the intended zoning for this property. Page 2of5 Specific Plan A Specific Plan has been prepared to address certain variations requested by the applicant from the City's Medium Density Residential development standards (Attachment 3). The table below shows the proposed variations to the Medium Density Residential (RM) zoning standards: Rear Side Front Max Bldg Min Lot Garage yard yard yard Height Size Setback RM Zone 15' S' 20' 28' 5,000 s.f. 20' Villas SP 10, *5' 15' 17' 6,000 s.f. 15' *A 2-foot side yard is applicable only to mechanical equipment (one side only) In addition, the Specific Plan provides for an architectural setback encroachment of 2' for building columns/supports. The current code has provisions to allow similar encroachments for chimneys, stairwells, cantilevered ledges, balconies, etc. However, none of the provisions for encroachments are specific to building columns. The proposal will meet all other RM and Municipal Code development standards. Site Development Permit Site Design The project takes access off of Palm Circle Drive, which is a private road easement that also provides access to the existing 28-unit Westward Isle condominium community. The site design incorporates 16 single-family lots that flank a proposed private cut -de - sac street, with an on -site retention basin located in the project's southeast corner (Attachment 3; Sheet 1). No sidewalks, pedestrian -oriented amenities or common areas are proposed. Architectural Design The architectural style proposed for this project is based on California Ranch style, and proposes three floor plans, each with 2 elevation variations (Attachment 3; Sheets A1.0 to A1.5). The plans range in size from 1,815 to 2,305 square feet, and are all single story homes with a height of 16 feet. Please refer to Attachment 4 for elevations and floor plans; the elevations illustrate the color schemes to be employed. The homes are of fairly standard construction, with stucco siding and concrete tile roofs. Some minor architectural detailing is provided on columns and wainscot areas, varying slightly between the elevations. Overall, the architecture as proposed is consistent with existing development in the surrounding Westward Ho area. Landscaping The landscaping consists of preliminary planting plans for the project entry off Palm Circle, the individual units and the retention basin (Attachment 4; Sheets P-1 to P-3). The plant palette incorporates typical desert compatible species, such as Palo Brea Page 3of5 and Acacia trees, along with shrubs such as Desert Marigold, Red Bird of Paradise and Lantana. There is no turf proposed in any of the landscape elements. The plans identify all trees as 24-inch box; however, the typical minimum caliper standard of 2.5 inches for 36-inch box size has been incorporated with the recommended conditions. In addition to these common areas, front yard landscaping will be provided. It features desert landscaping consistent with the common entry and retention areas. Rear yards will be the responsibility of individual homeowners. The proposed landscape plans are acceptable, and considered compliant with the Governor's Executive Order on drought policy. Lighting: Lighting proposed within the project consists of LED landscape lighting at the project entry, common retention basin and the individual units (Attachment 4; Lighting Legend Sheets P-1 to P-3). No exterior building lighting is shown, though it will likely be provided. Lighting is very low-level and typical of a single-family home development, and the conditions require detailed lighting plans to be submitted for plan check, which will include fixture schedules. Tentative Tract Map The Tentative Tract Map subdivides the property into 16 lots with a central cul-de-sac (Attachment 5). A small retention area is also proposed at the south end of the tract, although most stormwater on the site will discharge directly into the Coachella Valley Stormwater Channel, which occurs immediately south of the site. The lots will be a minimum of 5,000 square feet, which is consistent with the Specific Plan also proposed for the property. COMMISSIONS/BOARD/COMMITTEE RECOMMENDATIONS On October 7, 2015, the Architectural and Landscaping Review Board reviewed and recommended approval of the proposed project (Attachment 6). The Board recommended two additions to the conditions of approval, including photocell activation for outdoor lighting, and the addition of a direct pathway from each front door to the street and garage. Both these conditions are included in the Site Development Conditions of Approval. AGENCY & PUBLIC REVIEW Public Agency Review This request was sent to all applicable City departments and affected public agencies on July 22, 2015. All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. Page 4of5 SB-18 and AB 52 Native American Tribal Consultation As per SB-18 (2004) consultation requirements, information regarding the proposed Specific Plan was forwarded to those Tribes referenced on the Tribal Consultation List provided by the Native American Heritage Commission. Staff has followed up with all Tribes requesting information or consultation and placed their recommendations for monitoring in the Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on April 28, 2016, and mailed to all property owners within 500 feet of the site. No written comments have been received as of the date of this writing. Any written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW The Planning Division has prepared Environmental Assessment 2015-0002 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Initial Study was distributed to the City's responsible agencies. The Initial Study is attached to this staff report as Exhibit A of the Resolution. No comments on the Initial Study were received during and after the 20-day comment period. The Division has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. Report prepared by: Nicole Sauviat Criste, Consulting Planner Report approved for submission by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Project Area Site Map 3. Site Development Permit Plan Set 4. Specific Plan Document 5. Tentative Tract Map 36875 6. Minutes from October 7, 2015 ALRB meeting Page 5of5 PLANNING COMMISSION RESOLUTION 2016 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF ENVIRONMENTAL ASSESSMENT 2015-0002, ZONE CHANGE 2015-0001, SPECIFIC PLAN 2015-0002, SITE DEVELOPMENT PERMIT 2015-0002, AND TENTATIVE TRACT MAP 2015-0003 FOR THE DEVELOPMENT OF 16 SINGLE-FAMILY HOMES ON A 3.22 ACRE SITE LOCATED AT THE SOUTHEAST CORNER OF JEFFERSON STREET AND PALM CIRCLE DRIVE CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2015-0002 ZONE CHANGE 2015-0001 SPECIFIC PLAN 2015-0002 SITE DEVELOPMENT PERMIT 2015-0002 TENTATIVE TRACT MAP 2015-0003 (TTM 36875) APPLICANT: DESERT LAND HOLDINGS WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 10th day of May, 2016, hold a duly noticed Public Hearing to consider a request by Desert Land Holdings for approval of a 16 home single-family project on a 3.22 acre lot at the southeast corner of Jefferson Street and Palm Circle Drive, more particularly described as: APN: 600-080-001 thru 009; 600-080-041, 042 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on April 28, 2016 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, Environmental Assessment 2015-0002 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 make the following mandatory findings pursuant to Section 9.210.020 of the Municipal Code to justify approval of said Environmental Assessment [Exhibit A]: 1. As conditioned, proposed application will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in PLANNING COMMISSION RESOLUTION 2016 - VILLAS AT INDIAN SPRINGS ENVIRONMENTAL ASSESSMENT 2015-0002 ZONE CHANGE 2015-0001 SPECIFIC PLAN 2015-0002 SITE DEVELOPMENT PERMIT 2015-0002 TENTATIVE TRACT MAP 2015-0003 (TTM 36875) ADOPTED: PAGE 2OF8 that no significant unmitigated impacts were identified by Environmental Assessment 2015-0002. 2. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. Potential impacts can be mitigated to a less than significant level. 3. There is not evidence before the City that the proposed project will have the potential for an adverse affect on wildlife resources of the habitat on which the wildlife depends. 4. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the area will not be significantly affected by the proposed project. The construction of 16 single-family homes will not have considerable cumulative impacts. 5. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly. Impacts associated with noise and air quality will be less than significant. Zone Chanae 2015-0001 WHEREAS, per SB-18 and AB-52 consultation requirements, the Design and Development Department has forwarded information regarding the proposed Specific Plan to those Tribes referenced on the Tribal Consultation List provided by the Native American Heritage Commission and has followed up with all Tribes requesting information or consultation and placed their recommendations for monitoring in the Conditions of Approval; and, PLANNING COMMISSION RESOLUTION 2016 - VILLAS AT INDIAN SPRINGS ENVIRONMENTAL ASSESSMENT 2015-0002 ZONE CHANGE 2015-0001 SPECIFIC PLAN 2015-0002 SITE DEVELOPMENT PERMIT 2015-0002 TENTATIVE TRACT MAP 2015-0003 (TTM 36875) ADOPTED: PAGE 3OF8 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 make the following mandatory findings to recommend approval of said Zone Change to the City Council: 1. Consistency with General Plan The Zone Change is consistent with the goals, objectives and policies of the General Plan. The project is consistent with the General Plan land use designation of Medium High Density Residential, and the Zone Change will bring the Zoning Map into consistency with the General Plan. 2. Public Welfare Approval of the Zone Change will not create conditions materially detrimental to the public health, safety and general welfare. The amendment results in the development of 16 homes under the Medium Density Residential Zone, consistent with the planned use under the General Plan. 3. Land Use Compatibility The proposed Specific Plan incorporates a land use that is compatible with zoning on adjacent properties. The design regulations specified in the Specific Plan will result in small lot single-family homes adjacent to a medium density condominium project. 4. Property Suitability The uses permitted in the Specific Plan are suitable and appropriate for the subject property in that the site is flat, vacant, and the area is served by all necessary public services and utilities. The development of the Specific Plan will result in the installation of a sewer line that will allow connection to sewer for adjacent condominium development. Specific Plan 2015-0002 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 PLANNING COMMISSION RESOLUTION 2016 - VILLAS AT INDIAN SPRINGS ENVIRONMENTAL ASSESSMENT 2015-0002 ZONE CHANGE 2015-0001 SPECIFIC PLAN 2015-0002 SITE DEVELOPMENT PERMIT 2015-0002 TENTATIVE TRACT MAP 2015-0003 (TTM 36875) ADOPTED: PAGE 4OF8 Commission did make the following mandatory findings pursuant to Section 9.240.010 of the La Quinta Municipal Code to justify recommending to the City Council approval of said Specific Plan: 1. Consistency with General Plan The proposed Specific Plan is consistent with the goals and policies of the La Quinta General Plan in that it will result in the development of single-family homes on a small parcel at a density permitted in the Medium High Density Residential land use designation. 2. Public Welfare Approval of the proposed Specific Plan will not create conditions materially detrimental to public health, safety and general welfare. The Design and Development Department has prepared Environmental Assessment 2015- 0002 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 3. Land Use Compatibility The proposed Specific Plan incorporates a land use that is compatible with zoning on adjacent properties. The design regulations specified in the Specific Plan will result in small lot single-family homes adjacent to a medium density condominium project. 4. Property Suitability The uses permitted in the Specific Plan are suitable and appropriate for the subject property in that the site is flat, vacant, and the area is served by all necessary public services and utilities. The development of the Specific Plan will result in the installation of a sewer line that will allow connection to sewer for adjacent condominium development. Site Development Permit 2015-0002 PLANNING COMMISSION RESOLUTION 2016 - VILLAS AT INDIAN SPRINGS ENVIRONMENTAL ASSESSMENT 2015-0002 ZONE CHANGE 2015-0001 SPECIFIC PLAN 2015-0002 SITE DEVELOPMENT PERMIT 2015-0002 TENTATIVE TRACT MAP 2015-0003 (TTM 36875) ADOPTED: PAGE 5OF8 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 make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1. Consistency with General Plan The proposed development is consistent with the General Plan land use designation of Medium High Density Residential. The City's General Plan policies relating to Medium High Density Residential include small lot single- family homes. 2. Consistency with Zoning Code and Specific Plan The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code and the Specific Plan, in terms of site plan and landscaping. The site development permit has been conditioned to ensure compliance with the Specific Plan standards for lot size and setbacks. 3. Compliance with California Environmental Quality Act The Design and Development Department has prepared Environmental Assessment 2015-0002 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 4. Architectural Design The proposed homes, as conditioned, are consistent with the Specific Plan and Zoning Ordinance, and with development in the surrounding area. 5. Site Design PLANNING COMMISSION RESOLUTION 2016 - VILLAS AT INDIAN SPRINGS ENVIRONMENTAL ASSESSMENT 2015-0002 ZONE CHANGE 2015-0001 SPECIFIC PLAN 2015-0002 SITE DEVELOPMENT PERMIT 2015-0002 TENTATIVE TRACT MAP 2015-0003 (TTM 36875) ADOPTED: PAGE 6OF8 The site design of the project, including project entries, circulation, screening, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Landscape Design The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics established in the General Plan and Zoning Code. The proposed perimeter wall along with landscape improvements are designed and sized to provide visual appeal while adequately screening the project from public view. Tentative Tract Man 2015-0003 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings to justify approval of said Tentative Tract Map: 1. Tentative Tract Map 36875 is consistent with the La Quinta General Plan, and Specific Plan 2015-0002 as proposed. The Tract Map is consistent with the Medium Density Residential land use designation as set forth in the General Plan, and as set forth in Specific Plan 2015-0002. 2. The design and improvement of Tentative Tract Map 36875 is consistent with the La Quinta General Plan, and Specific Plan 2015-0002 with the implementation of recommended conditions of approval to ensure consistency for the homes proposed on the lots created herein. The project density is consistent with the La Quinta General Plan and Specific Plan 2015- 0002, and is comparable to surrounding residential development. 3. The design of Tentative Tract Map 36875 and proposed improvements are not likely to cause substantial environmental damage, nor substantially and avoidably injure fish or wildlife or their habitat. The Design and Development Department has prepared Environmental Assessment 2015- 0002 for this project, in compliance with the requirements of the California PLANNING COMMISSION RESOLUTION 2016 - VILLAS AT INDIAN SPRINGS ENVIRONMENTAL ASSESSMENT 2015-0002 ZONE CHANGE 2015-0001 SPECIFIC PLAN 2015-0002 SITE DEVELOPMENT PERMIT 2015-0002 TENTATIVE TRACT MAP 2015-0003 (TTM 36875) ADOPTED: PAGE 7OF8 Environmental Quality Act (CEQA). The Design and Development Director has determined that although the proposed project could have a significant effect on the environment, there will not be a significant effect because revisions in the project have been made by or agreed to by the project proponent and mitigation measures have been incorporated. 4. The design of Tentative Tract Map 36875 and type of improvements are not likely to cause serious public health problems, insofar as the project will be required to comply with all laws, standards and requirements associated with sanitary sewer collection, water quality and other public health issues. 5. The design and improvements required for Tentative Tract Map 36875 will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. All roadway improvements, easements, if any and surrounding improvements will be completed to City standards. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the findings of the Planning Commission in this case. SECTION 2. That the Planning Commission hereby recommends to the City Council approval of Environmental Assessment 2015-0002, Zone Change 2015-0001, Specific Plan 2015-0002, Site Development Permit 2015-0002, and Tentative Tract Map 2015- 0003. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 10th day of May 2016, by the following vote: AYES: PLANNING COMMISSION RESOLUTION 2016 - VILLAS AT INDIAN SPRINGS ENVIRONMENTAL ASSESSMENT 2015-0002 ZONE CHANGE 2015-0001 SPECIFIC PLAN 2015-0002 SITE DEVELOPMENT PERMIT 2015-0002 TENTATIVE TRACT MAP 2015-0003 (TTM 36875) ADOPTED: PAGE 8OF8 NOES: ABSENT: ABSTAIN: ROBERT WILKINSON, Chairperson City of La Quinta, California ATTEST: GABRIEL PEREZ, Planning Manager City of La Quinta, California EXHIBIT A CITY OF LA QUINTA 78495 Calle Tampico La Quinta, CA 92253 Phone: (760) 777-7000 ENVIRONMENTAL INITIAL STUDY Project Title: Villas at Indian Springs Case No: Zone Change 2015-0001, Specific Plan 2015-0002; Site Development Permit 2015-0002, Tentative Tract Map 36875/2015-0003 Lead Agency City of La Quinta 78495 Calle Tampico La Quinta, CA 92253 (760) 777-7125 Applicant: Global Development, Inc. 75161 Sego Lane, E-3 Palm Desert, CA, 92211 (760) 834-8278 Contact Person: Nicole Sauviat Criste, Consulting Planner, City of La Quinta (760) 777-7132 Project Location: SE Corner of Jefferson Street and Palm Circle Drive La Quinta, CA 92253 APN: 600-080-001 thru 009; 600-080-041, 042 General Plan/Zoning: Current: Medium -High Density Residential / Low Density Residential and Golf Course Proposed: Medium -High Density Residential / Medium Density Residential Surrounding Land Uses: North: Golf Course and related uses (vacant snack shack) South: Flood Plain/Open Space (CVWD channel) East: Medium Density Residential (condominiums) West: Jefferson Street, Golf Course & Low Density Residential Villas at Indian Springs IS/MND March 2016 Project Description: The property proposed for development consists of approximately 3.22 net acres that was originally part of the Westward Ho residential community (Exhibit 1). The site once contained several residences and a portion of the golf course, which were established beginning in the early 1970's. The homes were subsequently purchased by the City and demolished to allow construction of the Jefferson Street bridge in 2006. The applicant entered into a purchase and sale agreement with the City in November 2014 (Agreement 2014-1023; Resolution 2014-058), to purchase the properties. A condition of the agreement requires the applicant to provide sewer connection for the existing Westward Isle condominiums, directly east of the project. In addition, applicant is obtaining an easement from the Westward Isles HOA to use Palm Circle Drive for access to his project. The City is currently processing development applications (Specific Plan, Zone Change, Tentative Tract Map, Site Development Permit) proposing to subdivide the 3.22 acre (net) site into 16 single-family lots (Exhibit 2). The project also includes a small retention basin designed based on allowing project storm flows to be directed to the existing CVWD channel immediately south. Other Required Public Agency Approvals: CVWD (stormwater discharge to Whitewater Channel) -2- Exhibit 1: Site Location VICINITY MAP N. T. S, N Villas at Indian Springs IS/MND March 2016 -3- Exhibit 2: Project Site Plan THE VILLAS AT INDIAN SPRINGS PALM CIRCLE DR. Villas at Indian Springs IS/MND March 2016 K M GNpNNEV 5�0 �O G NO SCALE KAs Villas at Indian Springs IS/MND March 2016 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Aesthetics ❑ Agriculture and Forestry Resources ❑ Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Geology /Soils Greenhouse Gas Hazards & Hydrology / Water Quality ❑ Emissions ❑ Hazardous Materials ❑ ❑ Land Use / Planning ❑ Mineral Resources ❑ Noise ❑ Population / Housing ❑ Public Services ❑ Recreation Transportation/Traffic Utilities / Service Mandatory Findings of ❑ ❑ Systems ❑ Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the X environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature Date -5- Villas at Indian Springs IS/MND March 2016 EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take into account the whole action involved, including off -site as well as on -site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures, which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other -6- Villas at Indian Springs IS/MND March 2016 sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance. -7- Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact I. AESTHETICS -- Would the project: a) Have a substantial adverse effect on a X scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock X outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its X surroundings? d) Create a new source of substantial light or glare which would adversely affect day or X nighttime views in the area? Source: 2035 General Plan, La Quinta Municipal Code, project materials, aerial maps. I. a-c) No Impact. Properties in the project vicinity generally enjoy views of the Santa Rosa Mountains located to the west and southwest. The site is not located near an existing or proposed state scenic highway and there are no scenic resources, rock outcroppings, or historical buildings located onsite. However, Jefferson Street is designated as an Image Corridor in the 2035 General Plan, with development limited to one-story within 150 feet of the ultimate right-of-way. As such, the project is required to provide enhanced landscaped parkway area. The proposed project Specific Plan and tentative map does not include the existing 40-foot wide landscaped parkway along Jefferson Street, which was constructed by the City and exceeds the current applicable General Plan and Development Code standards. The proposed project will include single family homes at one story, with the three proposed plans no taller than 16 feet in height. The limitation of the project to single story development will reduce the appearance of density, further limiting the potential for aesthetic impacts associated with the project. The residential, low intensity character of the project will serve to limit visual impacts associated with the project itself. The overall aesthetic impacts from development of the site are expected to be insignificant. There are no significant scenic resources on the site. Impacts associated with scenic resources are expected to be insignificant. d) Less than Significant Impact. Construction of the proposed project will generate light and glare primarily from landscape lighting, safety and security lighting on building exteriors, and vehicles accessing the site. The City regulates lighting levels and does not allow lighting to spill over onto adjacent property. Further, residential lighting is generally limited, and of low intensity. All project lighting will be required to comply with Section 9.100.150 (Outdoor Lighting) and other applicable sections of the Municipal Code. More detailed review during final landscape and lighting IU Villas at Indian Springs IS/MND March 2016 plan review will occur during the plan check process. The City standards, combined with the nature of the land use proposed, will assure that impacts are less than significant. Mitigation Measures: None Monitoring: None -9- Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact II. AGRICULTURE RESOURCES: Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland X Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act X contract? c) Involve other changes in the existing environment which, due to their location or X nature, could result in conversion of Farmland, to non-agricultural use? Source: 2035 General Plan, California Department of Conservation Farmland Mapping, project materials. II. a-c)No Impact. The project site is surrounded by lands approved for and developed as single family residential development and golf course use. The site itself was historically used for homesites and golf course use until around 2004 when the homes were demolished. The site is located in an urbanized area of the City, and is not currently under Williamson Act contract, nor are any surrounding properties. It is not designated as Prime Farmland, Unique Farmland, or Farmland of Statewide or Local Importance by the California Department of Conservation on current Important Farmland mapping. The project will not conflict with zoning for agricultural use or a Williamson Act contract, nor will it involve other changes that could result in the conversion of farmland to non-agricultural uses. No impact is expected. Mitigation Measures: None Monitoring: None -to- Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact III. AIR QUALITY: Would the project: a) Conflict with or obstruct implementation X of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or X projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air X quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial X pollutant concentrations? e) Create objectionable odors affecting a X substantial number of people? Source: La Quinta General Plan, SCAQMD CEQA Handbook; 2003 PM10 Plan for the Coachella Valley, SCAQMD 2012 Air Quality Management Plan; CalEEMod Version 2013.2.2 III. a) Less than Significant Impact. The Coachella Valley is located within the Salton Sea Air Basin (SSAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). SCAQMD is responsible for monitoring criteria air pollutant concentrations and establishing management policies for the SSAB. All development within the SSAB is subject to SCAQMD's 2012 Air Quality Management Plan (2012 AQMP) and the 2003 Coachella Valley PM10 State Implementation Plan (2003 CV PM10 SIP). The project will be developed in accordance with all applicable air quality management plans. The AQMP is based, in part, on the land use plans of the jurisdictions in the region. The project will result in the development of 16 single- family residential units on lands currently designated in part for "open space" (Golf Course zoning). Although the proposed project will increase the current development intensity of the site, the project is consistent with surrounding land uses and will not pose a significant conflict with current operations. Given its location adjacent to existing neighborhoods and limited scope, the project is consistent with the intent of the AQMP. Impacts associated with compliance with applicable management plans will be less than significant. b) Less than Significant Impact. Criteria air pollutants will be released during both the construction and operational phases of the proposed project. The California ONE Villas at Indian Springs IS/MND March 2016 Emissions Estimator Model (CaIEEMod) Version 2013.2.2 was used to project air quality emissions that will be generated by the project. Table 1 summarizes short- term construction -related emissions, and Table 2 summarizes ongoing emissions generated at operation. Construction Emissions The construction period includes all aspects of project development, including site preparation, grading, hauling, paving, building construction, and application of architectural coatings. For analysis purposes, it is assumed that construction will occur over a 9-month period from March 2016 through December 2016. This is a conservative assumption, as buildout may realistically be gradual and extend past one year. As shown in Table 1, emissions generated by construction activities will not exceed any SCAQMD thresholds of significance for criteria air pollutants. The data reflect average daily emissions over the 9-month construction period, including summer and winter weather conditions. The analysis assumes there will be a net balance of soils on -site, requiring no material import or export. Applicable best management practices and construction emissions minimization measures include, but are not limited to, the implementation of dust control practices in conformance with SCQAMD Rule 403, proper maintenance and limited idling of heavy equipment, phasing application of architectural coatings and the use of low -polluting architectural paint and coatings. Adherence to such measures will ensure construction related emissions would remain less than significant. Table 1 Villas at Indian Springs Maximum Daily Construction -Related Emissions Summary (pounds per day) Construction Emissions' CO NO, ROG SO2 PMlo PM2.5 2016 28.96 38.53 29.26 0.03 14.23 8.54 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? No No No No No No Average of winter and summer unmitigated emissions. Source: CaIEEMod model. version 2013.2.2 output tables aenerated 1.12.16. Operational Emissions Operational emissions are ongoing emissions that will occur over the life of the project. They include area source emissions, emissions from energy demand (electric and natural gas), and mobile source (vehicle) emissions. Table 2 provides a summary of projected emissions at operation of the proposed project. s1PA Villas at Indian Springs IS/MND March 2016 Table 2 Villas at Indian Springs Operation -Related Emissions Summary (pounds per day) CO NO, ROG S02 PM10 PM2.5 Operational Emissions' 8.82 1.94 3.19 0.01 0.82 0.26 SCAQMD Thresholds 550.00 100.00 75.00 150.00 150.00 55.00 Exceeds? No No No No No No Average of winter and summer emissions, unmitigated, 2017. Source: CaIEEMod model, version 2013.2.2 output tables generated 1.12.16. As shown in Table 2, operational emissions will not exceed SCAQMD thresholds of significance for any criteria pollutants. The data are conservative and reflect unmitigated operations; implementation of standard reduction measures will further reduce pollutant emissions. These include, but are not limited to, the use of low-VOC architectural paints and coatings in accordance with SCAQMD Rule 1113 and energy -efficient appliances. c) Less than Significant Impact. Historically, the Coachella Valley, in which the project site is located, has been classified as a "non -attainment" area for PM10 and ozone. In order to achieve attainment in the region, the 2003 Coachella Valley PM10 Management Plan was adopted, which established strict standards for dust management for development proposals. The Salton Sea Air Basin (SSAB) is currently (January 2016) a non -attainment area for PM10 and is classified as attainment/unclassifiable for PM2.5. The proposed project will contribute to an incremental increase in regional ozone and PM10 emissions. However, given its limited size and scope, cumulative impacts are not expected to be considerable. Under mitigated conditions set forth in this analysis, project construction and operation emissions will not exceed SCAQMD thresholds for PM10 or ozone precursors (NOx). The project will not conflict with any attainment plans and will result in less than significant impacts. d) Less than Significant Impact. The nearest sensitive receptors are single-family condominiums immediately along the east side of the project site, which are within approximately 30 feet of the project site building pads. To determine if the proposed project has the potential to generate significant adverse localized air quality impacts, the mass rate Localized Significance Threshold (LST) Look -Up Table was used. The City of La Quinta and subject property are located within Source Receptor Area 30 (Coachella Valley). Given the project's size and proximity to existing housing, the 2-acre site tables at a distance of 25 meters were used. Table 3 shows on -site emission concentrations for project construction and the associated LST. As shown in the table, LSTs will not be exceeded under -13- Villas at Indian Springs IS/MND March 2016 unmitigated conditions for CO and NOx. PM10 and PM2.5 will not exceed LST thresholds under mitigated conditions, which include best management practices and standard dust control measures (SCAQMD Rule 403). The City requires the preparation of dust management plans in conjunction with grading permits. With implementation of the City's standard requirement, therefore, air quality impacts to nearby sensitive receptors will be less than significant. Table 3 Villas at Indian Springs Localized Significance Thresholds (pounds per day) CO NOx PMlo* PM2.5* Construction 28.96 38.53 6.65 4.37 LST Threshold 1,299 191 7 5 Exceed? No No No No Emission Source: CalEEMod model, version 2013.2.2 output tables generated 1.12.16. LST Threshold Source: LST Mass Rate Look -up Table, SCAQMD. *Shows mitigated emissions for PMla and PM2.5- e) Less than Significant Impact. The proposed project is not expected to generate objectionable odors during any of the phases of construction or at project buildout. The proposed project has the potential to result in short term odors associated with paving and other construction activities. However any such odors would be quickly dispersed below detectable thresholds as distance from the construction site increases. Therefore, impacts from objectionable odors are expected to be less than significant. BEAN Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IV. BIOLOGICAL RESOURCES -- Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or X regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional X plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, X but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native X resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, X such as a tree preservation policy or ordinance? 0 Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other X approved local, regional, or state habitat conservation plan? Source: 2035 General Plan, Coachella Valley MSHCP, LQMC, aerial maps, project materials. IV. a) Less than Significant Impact. The subject property has been previously disturbed during development of the original homes and golf course in the 1970's, demolition of those same uses, and subsequent activities associated with development of the existing Jefferson Street bridge project. It is not located in an area identified as having potential habitat for any sensitive species. Other than a few tree stands, no significant native vegetation or habitat features are located onsite. Significant landscape vegetation is limited to existing desertscape plantings in a 40-foot wide -15- Villas at Indian Springs IS/MND March 2016 landscape parkway along the Jefferson Street project frontage. The site is located outside of habitat areas where special status species have been documented and areas where species -specific studies are required. The proposed project will result in redevelopment of the site, which is currently barren of any unmanaged vegetation, and the addition of new landscaping materials. Given the previous disturbed nature of the site and existing urbanized development in its immediate surroundings, the project is not expected to result in direct or indirect impacts that would adversely affect a special status biological species. b,c) No Impact. The project site is located in a developed and highly disturbed area and there are no riparian habitats or wetlands located on the site. The proposed project will have no impact on riparian species or habitat, wetlands or other sensitive natural communities, including marshes or vernal pools, or through direct removal, filling, or hydrological interruption of a natural drainage. d) Less Than Significant with Mitigation. The subject property does not serve as a wildlife movement corridor for any native resident or migratory fish or wildlife species, or as a native wildlife nursery site. The subject property is bordered on all sides by urban development. The site may offer limited nesting sites for birds protected by the international Migratory Bird Treaty Act (MBTA). To comply with the MBTA, any vegetation or tree removal, or other ground disturbing activities occurring between January 1 to August 31 with the potential to impact nesting birds shall require a qualified biologist to conduct a nesting bird survey to determine if there is a potential impact to such species. Conducting construction activities outside of the breeding season (September 1 to March 1) can avoid having to implement such measures. If active nests of any native bird are found onsite, they will be avoided until after the young have fledged. Compliance with the MBTA will ensure impacts to sensitive species are reduced to less than significant levels. All projects are required under the General Plan (Policy BIO-1.4) to comply with the Migratory Bird Treaty Act (MBTA), and will be required to determine if active bird nesting is occurring if vegetation removal will take place between January and September. e) No Impact. The proposed project will not conflict with any local ordinances protecting biological species and will be required to comply with the landscaping and other appropriate requirements of the Municipal Code. f) No Impact. The City of La Quinta has adopted the Coachella Valley Multiple Species Habitat Conservation Plan (CVMSHCP). As a result, the City is required to implement a Local Development Mitigation Fee (LDMF) for projects located within the CVMSHCP plan area. Although the proposed project site is not within a designated conservation area, as defined in the Plan, it is located with the general Plan boundaries, and the developer will be required to pay LDMF. These fees are designed to offset potential impacts of cumulative projects on covered biological 3M Villas at Indian Springs IS/MND March 2016 species, and assure that impacts are reduced throughout the Valley and City to less than significant levels. Mitigation: 1. To comply with the MBTA, any vegetation or tree removal, or other ground disturbing activities occurring between January 1st and August 31st with the potential to impact nesting birds shall require a qualified biologist to conduct a nesting bird survey to determine if there is a potential impact to such species. All vegetation and suitable nesting habitat (including open ground) on the project site, whether or not it will be removed or disturbed, shall be surveyed for nesting birds. If no nests are present, this condition will be cleared. Conducting construction activities outside the breeding season (September 1st through December 31st) can avoid having to implement these measures. If active nests of any native bird are found on site, they will be avoided until after the young have fledged. Monitoring: A. The City's Planning Division shall assure that necessary nesting bird surveys are completed in compliance with the Migratory Bird Treaty Act and applicable protocol. Responsible Parties: Planning Division Schedule: Between January 1st to August 315t and no more than 30 days prior to site disturbance. on Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined X in '15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource X pursuant to '15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique X geologic feature? d) Disturb any human remains, including X those interred outside of formal cemeteries? Sources: Historical/Archaeological Resources Survey Report; Cultural Resources Sensitivity Review; 2035 General Plan, project materials; Agua Caliente Band of Cahuilla Indians, letters dated 10/27/15 & 2/3/16. V. a,b) Less Than Significant Impact with Mitigation. A cultural resource survey was prepared for the proposed project'. The project proponent originally prepared a resource records literature search in June 2015, which was sent to the Agua Caliente Band of Cahuilla Indians (ACBCI) for review under AB 52 requirements. ACBCI responded, requesting an on -site field review, hence the referenced field survey was provided by the applicant. Therefore, site assessment included both records searches of available maps and reports, and a field investigation have been completed. The records search determined that the site was not previously surveyed. However, nearly 100 prior studies have historically been conducted within one mile of the project site. These studies identified large concentrations of recorded prehistoric sites in the project area, some of which are considered highly significant. Based on the records search, the City's Historic Preservation Commission (HPC) recommended inclusion of the record search recommendations in August 2015. Subsequent to this, ACBCI reviewed the records search report and requested the field survey. The field survey was prepared in December 2015 and showed no potential for cultural resources on the site. CRM Tech concluded that the proposed project will not cause a substantial adverse change to any known historic resource, no further cultural resource investigation is necessary. However, the survey states that due to the area sensitivity for cultural resources as identified in the record search, there is potential for subsurface resources to be unearthed during construction, and recommends that an archaeological monitoring program, as identified in the I "Historical/Archaeological Resources Survey — Indian Springs Villas Project", prepared by CRM Tech, 12/9/15. -18- Villas at Indian Springs IS/MND March 2016 records search review, be implemented. ACBCI has also requested the presence of an approved Native American Cultural Resource Monitor during any ground disturbing activities. c) Less Than Significant Impact. A paleontological resource report was not prepared for the proposed project. The site is not in an area identified as high sensitivity for such resources (Undetermined - Dune sand) in the General Plan (Figure III-5). In addition, activity associated with demolition of previous structures, combined with construction of the Jefferson Street bridge, indicate that any potential for paleontological resources would be too negligible to warrant further study. d) No Impact. It is not anticipated that any human remains will be encountered during construction of the proposed project because the site and surrounding area have been previously disturbed to accommodate development. However, should any previously unidentified or unanticipated human remains be discovered during project construction, state law requires that law enforcement be contacted, and the remains removed in a prescribed manner. Mitigation: 1. An archaeological monitoring program, as identified in the records search review, shall be implemented. The monitoring program shall consist of the following: a. All disturbances of native soils shall be monitored by a qualified archaeologist that meets the Secretary of Interior's standards, and include an approved Native American Cultural Resource Monitor(s). When cultural materials over 50 years old are encountered, they need to be field -recorded and evaluated. The monitor shall be prepared to quickly recover any artifacts as they are unearthed to avoid construction delays. If a substantial cultural deposit is encountered, the monitor must have authority to temporarily halt or divert construction activities in the affected area(s) to aloe for controlled removal. b. Onsite monitoring shall be coordinated with the Agua Caliente Band of Cahuilla Indians. Before ground disturbing activities begin the developer shall contact the Tribal Historic Preservation Office at 760-699-6907 to arrange cultural monitoring. The monitoring program shall be submitted to the Agua Caliente Tribal Historic Preservation Office for review and acceptance. c. If human remains or possible human remains are encountered, construction activities in the immediate vicinity shall be halted, and the Riverside County Coroner's office shall be contacted immediately, pursuant to state law. d. Collected archaeological artifacts shall be properly prepared for long term curation, meeting the Secretary of Interior Standards and Guidelines for curation, and shall be properly curated at a curation facility meeting -19- Villas at Indian Springs IS/MND March 2016 Secretary of Interior Standards and Guidelines for curation prior to issuance of first Certificate of Occupancy for the property. Materials shall be accompanied by descriptive catalogue, field notes and records, primary research data, and the original graphics. e. Site records that incorporate the artifacts encountered during monitoring shall be prepared and submitted to the Eastern Information Center (EIC) as a permanent record of the discovery. f. A report that documents the methods and results of the monitoring program, including an itemized inventory of recovered artifacts and a detailed artifact analysis, shall be prepared upon completion of the field work. The report shall include an interpretation of the cultural activities represented by the cultural remains and a discussion of the significance of all recovered cultural material. g. The submittal of the report to the Design and Development Department shall occur prior to the issuance of the first Certificate of Occupancy/building final for the project. The report shall include an appended itemized inventory of specimens and pertinent discussions of the significance of all recovered resources where appropriate. The report, when submitted to the City, will signify completion of the monitoring program. Monitoring: A. The City's Planning Division shall review and accept the proposed monitoring program(s) and assure that necessary contracts are in place. Responsible Parties: Planning Division Schedule: Prior to mass grading, trenching or other comparable site disturbance. WE Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VI. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued X by the State Geologist for the area or based on other substantial evidence of a known fault? ii) Strong seismic ground shaking? X iii) Seismic -related ground failure, including X liquefaction? iv) Landslides? X b) Result in substantial soil erosion or the X loss of topsoil? c) Be located on expansive soil, as defined in Section 1803.5.3 of the Uniform Building X Code (2013), creating substantial risks to life or property? d) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems X where sewers are not available for the disposal of waste water? Sources: 2035 General Plan; project materials; "(3eotechnical investigation: Proposed Residential Subdivision... TT 36875...," Sladden Engineering, February 2015 VI. a) A Geotechnical Assessment for the proposed Villas at Indian Springs project was prepared by Sladden Engineering in February 2015. i, ii Less Than Significant Impact. The subject property is not located within a currently delineated Alquist-Priolo Earthquake Fault Zone, and no known faults are mapped in the immediate vicinity of the site, nor were signs of any active surface faulting observed on the site. Development of the proposed project will not expose people or structures to direct hazards associated with fault rupture; however, the site is located in a seismically active region and will likely experience strong seismic shaking during the design life of the project. The closest active fault to the subject property is the San Andreas Fault, approximately 4.6 miles northeast of the site3. The property is likely to experience moderate to severe ground shaking from earthquakes originating on this and/or other local and regional faults. Earthquake - resistant construction methods prescribed by the Building Code will be -21- Villas at Indian Springs IS/MND March 2016 implemented to minimize potential structural damage. At a minimum, seismic design will be required to comply with the most recent version of the California Building Code (CBC). iii. Less Than Significant Impact. The geotechnical investigation indicates that the project site and its vicinity are subject to moderate liquefaction potential. Based on groundwater mapping and the preparer's knowledge of the project vicinity, risk associated with liquefaction and its related hazards are considered negligible. While the surface soils consist of artificial fill to 3-4 feet in depth, underlying native materials consist of sandy silt, characterized by fine-grained granular sediments that are normally susceptible to liquefaction; however, borings were taken up to 51.5 feet and no groundwater was encountered. The site is located in an area that is susceptible to high levels of ground shaking and may result in localized impacts related to liquefaction around saturated foundations or other load -carrying structures. Results from the investigation indicate that the site is somewhat susceptible to seismically induced settlement, with settlement expected to be less than one inch, and should not be a factor in design of the project. The City will require a final geotechnical analysis in conjunction with the submittal of building plans for the site, to assure that any required remedial soil stabilization is implemented as part of the building permit process. The project is required to conform with the City Zoning, Development Code and the Uniform Building Code Standards at the time of construction, thus further reducing impacts related to seismically induced liquefaction. These City standards will assure that impacts associated with seismic hazards are reduced to less than significant levels. iv. No Impact. The subject property is generally level with no rock formations on or surrounding it. It is approximately 1.5 miles east of the nearest slopes of the Santa Rosa/Coral Reef Mountains. It is not susceptible to slope instability, including landslides, rock falls, or soil slumps. The proposed project will not expose people or structures to hazards associated with slope instability. b) Less than Significant Impact. Development of the proposed project is not expected to result in significant soil erosion or loss of topsoil. Nonetheless, the property is located in an area with a high to very high wind erosion, and some erosion could occur during project construction. A dust management plan will be part of the standard requirements imposed through conditions of approval to minimize fugitive dust generated during the building process (Chapter 6.16, LQMC). c) Less than Significant Impact. The subject property is generally underlain by Quaternary -age sand deposits (Qs), which have a low shrink/swell potential. The proposed project will not create substantial safety risks associated with expansive soils, as the near surface soils on site are non -expansive and fall within the "very low" expansion category in accordance with CBC classification criteria. -22- Villas at Indian Springs IS/MND March 2016 d) No Impact. The proposed project will connect to existing sewer lines, and no alternative waste water disposal systems are proposed or required. The project site is within the service area of the Coachella Valley Water District, and all facilities will be required to connect to existing sanitary sewer services. Mitigation: None required. Monitoring: None required. -23- Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No VII. GREENHOUSE GAS EMISSIONS -- Significant Significant Significant Impact Would the project: Impact w/ Mitigation Impact a) Generate greenhouse gas emissions, either directly or indirectly, that may have a X significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of X reducing the emissions of greenhouse gases? Source: CaIEEMod Version 2013.2.2, project materials. VII. a,b) Less than Significant Impact. The proposed project will generate greenhouse gas (GHG) emissions during both construction and operation. As mentioned in Section III (Air Quality), ColEEMod was used to quantify air quality emission projections, including greenhouse gas emissions. Construction related greenhouse gas emissions will be temporary and will end once the project is completed. Operation of the proposed project will create on -going greenhouse gases through the consumption of electricity and natural gas, moving sources, the transport and pumping of water for onsite use, and the disposal of solid waste. Table 4 provides projected short-term and annual GHG generation for the proposed project. Table 4 Villas at Indian Springs GHG Emissions from Construction and Operation (Metric Tons/Year) CO2 CH4 N20 CO2e Construction Activities 216.18 0.05 0.00 217.25 Operational Activities 281.92 0.29 0.01 288.79 CalEEMod model, version 2013.2.2 output tables generated 1.12.16. Values shown represent the total annual, unmitigated GHG emission projections for construction and operation of the proposed project, 2017. State legislation, including AB32, aims for the reduction of greenhouse gases to 1990 levels by 2020; however, there are currently no thresholds for greenhouse gases associated with residential developments. It is recognized that GHG impacts are intrinsically cumulative. As such, project construction and operation will be conducted in a manner that is consistent with applicable rules and regulation pertaining to the release and generation of GHG's. Statewide programs and standards will further reduce GHG emissions generated by the project, including new fuel -efficient standards for cars, and newly adopted Building Code Title 24 standards. The proposed project will have a less than significant impact on the environment from the emission of GHG's and will not conflict with any applicable GHG plans, policies or regulations. Mitigation: None required. Monitoring: None required. -24- Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VIII. HAZARDS AND HAZARDOUS MATERIALS --Would theproject: a) Create a significant hazard to the public or the environment through the routine X transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions X involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, X substances, or waste within one -quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section X 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public X airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety X hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency X response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where X wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Source: 2035 General Plan, CA Department of Toxic Substances, project materials. VII.a,b) Less than Significant Impact. The development of the site is likely to result in the storage of cleaning materials for household use, pool maintenance, etc. These -25- Villas at Indian Springs IS/MND March 2016 materials, however, are not expected to be hazardous, as they are not expected to be stored or transported in large quantities. There are no identified hazardous materials sites within the project area. Impacts associated with transportation, use or storage of these materials are expected to be less than significant. c) No Impact. The nearest schools to the proposed project are Amelia Earhart Elementary and John Glenn Middle Schools (approximately 1/2 mile northwest), and La Quinta High Scholl (approximately 1/2 mile west). The project is not located within a quarter mile of any school and is a similar land use and intensity as uses immediately adjacent to these schools, nor will it result in the emission or handling of hazardous materials of significance. d) No Impact. The project site is not located on or near a hazardous materials site as identified by the California Department of Toxic Substances Control. It will not create a significant hazard to the public or environment. e-f) No Impact. The project site is located approximately 2.25 miles south of the Bermuda Dunes Airport and 7.25 miles northwest of the Jacqueline Cochran Regional Airport. It is not located within an airport land use plan or within 2 miles of a public or private airport, and therefore, will not result in an aviation safety hazard for people working or residing in the area. g) No Impact. The proposed project will not physically interfere with emergency response or evacuation plans. Access to/from the site will be provided at 2 access points on the existing street grid (Avenue 54). The project will be required to comply with police and fire department regulations to assure adequate emergency access and vehicle turn -around space. No impacts are expected. h) No Impact. The subject property and immediate project vicinity encompass developed residential project areas and are approximately 4 miles from the nearest wildlands (Santa Rosa Mountains). According to CalFire fire hazard mapping, the subject property is not located within a fire hazard severity zone. The proposed project will not expose people or structures to a significant risk associated with wildfire hazards. Mitigation: None required. Monitoring: None required. -26- Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IX. HYDROLOGY AND WATER QUALITY - - Would the project: a) Violate any water quality standards or X waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the X production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or X river, in a manner which would result in substantial erosion or siltation on- or off -site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or X river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or X provide substantial additional sources of polluted runoff? f) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map X or other flood hazard delineation map? g) Place within a 100-year flood hazard area structures which would impede or redirect X flood flows? Source: 2035 General Plan; "Preliminary WQMP for villas at Indian Springs," 1/4/2016 (revised); "tentative Tract 36975, Preliminary Hydrology Report" 1/7/2016 (revised); CVWD drainage letter date 12/22/15. IX. a) No Impact. The proposed project will not violate any water quality standards or waste discharge requirements. The project proponent will be required to implement National Pollution Elimination System (NPDES) requirements for storm flows by preparing and implementing SWPPP and WQMP, as required. Project development will be connected to existing area sewer lines. Additionally, the applicant entered into a purchase and sale agreement with the city in November 2014 (AGR2014-0023; Resolution 2014-058), to purchase the remaining properties -27- Villas at Indian Springs IS/MND March 2016 that housed the demolished homes. A condition of the agreement requires applicant to provide sewer connection for the existing Westward Isle condominiums, directly east of the project. Wastewater will be transported to and processed at CVWD's Mid -Valley Water Reclamation Plant (WRP-4) in Thermal. CVWD implements all the requirements of the Regional Water Quality Control Board as they relate to wastewater discharge requirements and water quality standards. They have also provided written acceptance of the project drainage to the Whitewater channel. Therefore, the proposed project will have less than significant impact on water quality standards or waste discharge requirements. The City requires that all projects retain the 100-year storm on site; however, CVWD has provided written acceptance of the project's storm discharge, with conditions. As a result 100-yr storm retention is not required of this project. The proposed project includes retention facilities to manage storm flows via drainage into an infiltration basin, which will include a Maxwell drywell, with the basin designed to accept the BMP treatment volume. When that volume is exceeded, excess flow will be piped via a catch basin to the channel. The design of these facilities must be approved by the City Engineer prior to the initiation of project construction. All hydrology improvements will also be required to comply with NPDES standards, to assure that no polluted storm water enters other surface waters either during construction or operation of the project. The project will implement Best Management Practices (BMPs) to address the management of pollutants of concern that may be generated onsite, as identified by the WQMP. A routine BMP maintenance program will be established to assure ongoing implementation. No further WQCB permits/approvals are required for the project. b) Less than Significant Impact. Domestic water will be supplied to the subject property by the Coachella Valley Water District (CVWD) through existing water infrastructure. CVWD has prepared an Urban Water Management Plan 2010 Update, which is a long-term planning document that helps CVWD plan for current and future water demands. The Plan demonstrates that CVWD has available, or can supply in the future, sufficient and reliable water supplies to serve future development in the project area. Water will be necessary for the proposed project during both the construction and operational phases. In the short-term, onsite water will be required during site grading as part of the dust mitigation program. Over the long-term, annual water consumption will be that required by a 16-lot residential subdivision. The project proposes to use drought -tolerant planting materials, with no turf to be used for the private or common areas. The residential units will be equipped with water efficient fixtures in compliance with Building Code requirements to minimize water consumption. The proposed project is consistent with the City's General Plan and is therefore addressed in the UWMP. The UWMP demonstrates that CVWD has available, or can supply, sufficient water to serve the proposed project. Impacts on groundwater supplies and recharge are expected to be less than significant. -28- Villas at Indian Springs IS/MND March 2016 c-e) Less than Significant Impact. The project will result in addition of impermeable hardscape onsite, which will increase surface runoff and somewhat alter the local drainage pattern, based on the design of the project. Existing runoff flows primarily south, into a small retention areas in the southeast corners of the site and ultimately to the CVWD channel on the project south side. The subject property does not contain any streams or rivers, though it does border the CVWD channel. The proposed project will not significantly change drainage patterns onsite or in the surrounding area. Compared to current conditions, the proposed project represents an increase in in impervious surfaces. Under the proposed project design, storm water runoff generated on site will surface flow on the local street system from the residential lots to the proposed basin and catch basin system. f-g) No Impact. The subject property is designated Zone X on FEMA's Flood Insurance Rate Maps, which is defined as an area of moderate to low risk of flood hazard. It is also shown within an unprinted Flood Insurance Rate Map panel, indicating no special flood hazard. The proposed project will not place housing or other structures in a flood zone. Mitigation: None required. Monitoring: None required. -29- Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact X. LAND USE AND PLANNING - Would the project: a) Physically divide an established X community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific X plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community X conservation plan? Sources: 2035 General Plan. 2003 CVMSHCP Fiaure 4-1: Conservation Areas: oroiect materials. X. a) No Impact. The proposed project will not physically divide an established community. The site is a vacant 3+ acre `island' that has been privately used and is physically separated from surrounding residential projects on its south, west and north sides. It abuts the Westward Isles condominium community to the east but does not gain access or otherwise encroach into the community. b) No Impact. The subject property is designated for "Medium/High Density Residential" purposes in the General Plan and zoned as "Low Density Residential" and "Golf Course" on the City Zoning Map. The proposed rezoning to Medium Density residential is consistent with the General Plan land use and will accommodate the project as proposed. The project also proposes a specific plan with relatively minor changes to City development standards, and will not conflict with any plans, policies, or regulations with jurisdiction over the project. c) No Impact. The project site is not located within any conservation areas as identified in the CVMSHCP. However, the property is within the general boundaries of the Plan. The City has adopted the CVMSHCP, and the project proponent will be required to pay the Local Development Mitigation Fee (LDMF) as mitigation for any potential impacts to sensitive biological species covered by the Plan. Fee payment will assure the project is consistent with MSHCP requirements. Mitigation: None required. Monitoring: None required. -30- Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XI. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a known mineral resource that would be of X value to the region and the residents of the state? b) Result in the loss of availability of a locally -important mineral resource recovery X site delineated on a local general plan, specific plan or other land use plan? Sources: 2035 General Plan, project materials. XI.a,b) No Impact. The proposed project will not result in the loss of availability of a locally or regionally important mineral resource. The California Department of Conservation Division of Mines and Geology has mapped the City's mineral resources and designated the project site as "MRZ-1," which represents areas where adequate geologic information indicates that no significant mineral deposits are present, or where it is judged that little likelihood for their presence exists. The subject property is designated for "Medium/High Density Residential" purposes in the General Plan and zoned as "Low Density Residential" and "Golf Course" on the City Zoning Map, which would not accommodate mineral resource recovery. Mitigation: None required Monitoring: None required -31- Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XII. NOISE - Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or X noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or X groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity X above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the X project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public X airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? 0 For a project within the vicinity of a private airstrip, would the project expose X people residing or working in the project area to excessive noise levels? Source: 2035 General Plan Noise Element, LQMC, project materials, "Noise Impact Analysis Tract 36875" prepared by Urban Crossroads, 3/25/15. XII. a) Less than Significant With Mitigation. The City of La Quinta General Plan Noise Element provides community noise impact guidelines by land use designation. The current City noise standards for residential land uses allow noise levels of 65 dBA from 7am to 10pm, and 50 dBA from 10pm to 7am. The primary source of noise in the City and project area is traffic related. The main source of off -site exterior noise impacting the project will be generated from traffic along Jefferson Street. A noise impact analysis was required for this project, and uses the FHWA predictive modeling methodology based on adjacent roadway design capacity established in the La Quinta General Plan. The studies analyzed the potential noise impacts from Highway 111 and Jefferson Street traffic, based on roadway capacities outlined in the La Quinta General Plan. -32- Villas at Indian Springs IS/MND March 2016 The study found that the project will be subject to short term (construction) and long term (operational) noise impacts which could be significant without mitigation. Outdoor noise levels associated with vehicular traffic adjacent to the project site have the potential to exceed the City's standards for residential land uses without mitigation on Jefferson Street, where the 65 dBA CNEL threshold is expected to be exceeded at up to 71.5 dBA. Highway 111 will not impact the project as the highest unmitigated noise levels were projected at 54.5 dBA. There are 9 lots that back up along Jefferson Street that will be affected by potential impact from roadway noise. These lots would therefore have exterior noise levels in excess of the City's standard of 65 dBA CNEL, without mitigation. The study recommendations for mitigation along Jefferson Street are for a six-foot noise barrier to be constructed. This is a typical component of residential projects and is included in the proposed project plans. Acoustical analysis will also be required to verify exterior and interior noise standard compliance during building plan check reviews. b, d) Less Than Significant Impact. Construction Noise Development of the proposed project will temporarily generate noise and groundbourne vibrations through construction related activities, but will cease once in operation. Impacts are therefore expected to be less than significant. The nearest sensitive receptors are the 28 Westward Isle residences (both existing and under construction), adjacent to the east. Construction noise is exempt from the noise standards set forth in Section 9.100.210 of the Zoning Ordinance; however, it is restricted to certain days of the week and times of day (Section 6.08.050). Adherence to these limitations will minimize construction -related impacts to less than significant levels. Operational Noise During the long-term operational phase (i.e. post-buildout condition), groundborne vibration will be non-existent or undetectable, and noise levels will be comparable to similar existing residential development in the project area. Principal noise sources will be from vehicles traveling along Jefferson Street, and general vehicle activity accessing the site (residents, deliveries, etc.). Limited noise may be emitted by onsite mechanical equipment, such as that associated with residential landscaping, and home improvement/repair. Given the similar residential development on adjacent properties, the project will not result in a perceptible permanent increase in ambient noise levels over existing conditions. It will be required to comply with the operational noise levels established in the Zoning Ordinance as those relate to residential property. e, f) No Impact. The project is located approximately 2.25 miles to the south of the Bermuda Dunes Municipal Airport. Several residential projects exist that are more -33- Villas at Indian Springs IS/MND March 2016 proximate to this airport. The subject property is not located within an airport land use plan or within 2 miles of a public airport or private airstrip. The project will not expose people working or residing in the project area to excessive noise levels. Mitigation: 1. A six-foot high noise attenuation barrier, conforming to the recommended criteria of the approved noise impact analysis dated 3/25/15 and prepared by Urban Crossroads, shall be incorporated into the project. 2. An interior noise analysis shall be submitted with building plans for individual houses are submitted, to assure that all residential units shall have interior noise levels of 45 dBA CNEL, consistent with the recommended interior noise mitigation criteria of the of the approved noise impact analysis dated 3/25/15, prepared by Urban Crossroads. Monitoring: A. The City's Planning and Building Divisions shall assure that necessary mitigation measures as identified are incorporated into the final building construction plans. Responsible Parties: Planning Division, Building Division Schedule: At time of building plan check submittal -34- Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIII. POPULATION AND HOUSING - Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or X indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of X replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of X replacement housing elsewhere? Source: Project materials, CA Dept. of Finance, Demographic Research Unit, Table 2: E-5 City/County Population and Housing Estimates, 1/1/2015. XIII. a-c) No Impact. The proposed project will result in the development of 16 detached single- family residential units. According to the California Department of Finance, the 2015 household size in La Quinta is 2.602 persons per household. Based on this factor, the project has the potential to add approximately 42 persons to the City's population. Although the project will directly induce population growth, it is consistent with the natural growth occurring over time in the City, and is less dense than that planned for under the City's General Plan. Impacts to population will be in significant. The proposed site is currently vacant and designated for medium/high density residential land uses. The project will not result in the loss or relocation of housing stock. Instead, the project will be adding 16 single-family units to the City's housing stock. There will be no impact to housing. Mitigation: None required Monitoring: None required 2 "E-5 Population and Housing Estimates for Cities, Counties, and the State 2011-2014", prepared by CA Dept. of Finance, accessed December 2015. -35- Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIV. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? X Police protection? X Schools? X Parks? X Other public facilities? X Source: 2035 General Plan, Google Earth, project materials. XIV. a) Less than Significant Impact Fire/Police Protection The County of Riverside Fire Department (RCFD) provides fire protection for the proposed project site. The proposed project will result in less than significant impacts on fire protection services. The subject property is easily accessible as the nearest RCFD/LQ fire station is located at 44555 Adams Street, approximately 2 miles northwest of the project site. Project development will be in accordance with all City Municipal Code and/or RCFD Fire Protection Standards to assure adequate fire safety and emergency response. The project will be required to pay development impact fees toward fire protection services at building permit issuance. Impacts will be less than significant. The City's Civic Center Community Policing Office is located at 78495 Calle Tampico, approximately 3.75 miles southwest of the project site. The City contracts with the County Sheriff (RCSD) for police services. The addition of 16 single-family residential units will increase the need for police services for 42 additional persons; overall impact to police services is expected to be less than significant. The project vicinity is currently patrolled and will continue to be patrolled after project development. The site will be accessible from Jefferson Street, and project development will occur in accordance with City standards to assure adequate police protection. -36- Villas at Indian Springs IS/MND March 2016 Schools. Parks. and other Public Facilities The proposed project will result in 16 single-family residences and will minimally increase student population. The proposed project is located within the Coachella Valley Unified School District (CVUSD) and will be required to pay the State mandated developer fee to help address and offset the potential impacts to local schools. Fees will be collected prior to the issuance of building permits. Each residential lot will have a private yard and there are no common recreational facilities proposed with the project. The project is not expected to measurably increase the use of existing neighborhood and regional parks or other recreational facilities. The proposed project will participate in the City's parkland in -lieu fee program to offset impacts associated with parks generated by the 42 new residents of the project. Impacts are expected to be less than significant. Mitigation: None required Monitoring: None required -37- Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XV. RECREATION -- a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that X substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which X might have an adverse physical effect on the environment? Sources: 2035 General Plan, project materials. XV. a) No Impact. Residents of La Quinta currently have access to 72 acres of parks, 147 acres of nature preserves containing recreational parkland areas, 845 acres of regional park, an 18-hole municipal golf course, and numerous other private and public recreational facilities. The City General Plan sets a requirement for providing a minimum of 5 acres per 1,000 population. When this standard is applied to the estimated General Plan buildout population, a total of 404 acres of neighborhood and community parks will be required to adequately serve the City and its sphere of influence. The development and improvements of the proposed project will not substantially increase the use of existing neighborhood and regional parks or other recreational facilities. Regardless, the addition of approximately 42 persons to the City population constitutes a minor incremental increase in recreational demand, given the availability of public recreational opportunities. The project will be required to pay the City parkland fees toward acquiring future off -site park lands. No direct impacts are expected. b) No Impact. The project includes no recreational amenities and is not perceived to any additional facility needs that are likely to create adverse environmental effects. Mitigation: None required Monitoring: None required -38- Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVI. TRANSPORTATION/TRAFFIC -- Would the project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a X substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county X congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change X in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) X or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency X access? 0 Result in inadequate parking X capacity? g) Conflict with adopted policies, plans, or programs supporting X alternative transportation (e.g., bus turnouts, bicycle racks)? Sources: 2035 General Plan, "Tentative Tract 36875 Traffic Memo," Watson Engineering, April 2015); Project materials. Engineering Bulletin No. 06-13. XVI. a,b) No Impact. A brief traffic memorandum was prepared to evaluate existing conditions in the project area and future conditions associated with build out of the -39- Villas at Indian Springs IS/MND March 2016 proposed project. The traffic memo evaluated the impacts of development of 15 single family homes. The traffic memo also included the 28 condominium units in the Westward Isle community, as both development will access Jefferson via Palm Circle Drive. The traffic study identified 30 peak hour trips combined, which is below the 50 peak -hour standard necessary to warrant a traffic study under City criteria. As Palm Circle Drive is and will remain restricted to right turns in and out only, the existing improvements are adequate to mitigate the additional project trips. c) No Impact. The project site is about 2 miles south of the nearest airport (Bermuda Dunes Municipal Airport). The project proposes single family homes and will not interfere with flight operations, although occasional over -flights occur in the area. No impact is anticipated. d) Less than Significant Impact. The proposed project is not expected to create hazardous design features or dangerous intersections. Based on the improvements in place, and design of the project to allow for a short widened taper before the entry off Palm Circle, the conditions at the site access point are expected to operate safely and may improve over current conditions. Impacts are expected to be less than significant. e) No Impact. Emergency vehicles will have unrestricted access into the site as the project will not include a gated entry. The Fire Department provided review comments on the project and did not identify any issues with equipment access. No impact is anticipated. f,g) No Impact. Parking will be provided consistent with the Specific Plan and Zoning Ordinance, as applicable. Parking for residential land uses is provided via private 2- car garages, as required by the City. Parking will be permitted on one side of the private street as well. No impact is anticipated. The site is not currently served by an existing transit route. However, the project is located along a major transportation facility in Jefferson Street, thereby providing alternative transportation access for pedestrians and bicycles. The project will not conflict with the City's alternative transportation policies. No impact is expected. Mitigation: None required Monitoring: None required Erg Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVII. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional X Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, X the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the X construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or X expanded entitlements needed? e) Result in a determination by the wastewater treatment provider that serves or may serve the project that it has X adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the X project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid X waste? Source: Project Materials; project hydroloigy study and WQMP previously cited. XVII. a) No Impact. Wastewater/stormwater discharge requirements for the Coachella Valley, including the subject property, are administered by the Colorado River Basin Regional Water Quality Control Board (WQCB); Whitewater River Watershed. The project will connect to existing sewer lines, and wastewater will be transported to and processed by the Coachella Valley Water District (CVWD) at its Water Reclamation Plant 4 (WRP-4) in Thermal. CVWD implements all the requirements of the WQCB as they relate to wastewater discharge and water quality. The project drainage system is composed of a retention, drywell and catch basins and drywell to adequately treat initial stormwater flows and convey the stormwater into the sIe Villas at Indian Springs IS/MND March 2016 CVWD channel. These system components combine to contain debris, sediments and other pollutants that are trapped in initial storm flows. No additional WQCB permits or approvals are required for the project as the City requires 100% retention of local stormwater for projects. However, CVWD has granted written permission for the project to conditionally discharge storm flow above the 100-year storm, into the CVWD Whitewater Channel. b-e) Less than Significant Impact. Water and Wastewater The proposed project will require water and generate wastewater consistent with a 16-lot residential development. Although the project will incrementally increase wastewater flows to the CVWD treatment plant it will not adversely impact water quality standards or waste discharge requirements. The subject property falls within the jurisdiction of the Coachella Valley Water District (CVWD) for domestic water and wastewater treatment services. CVWD's Water Management Plan 2010 Update (2012) demonstrates that the District has available, or can supply in the future, sufficient water to serve additional development in its service area. The water management plan includes a combination of continued groundwater extraction, conservation programs, additional water sources and source substitution, and groundwater recharge opportunities. The project will not require new or expanded water entitlements, and will actually conserve the potable aquifer through the lake system design, based on use of non -potable source water from the All -American canal. The average annual flow to WRP-4 is approximately 4.75 million gallons per day (mgd), but it has a capacity of 9.9 mgd. Therefore, the plant has more than sufficient capacity to serve additional development, including the relatively small proposed project. Given the comparatively small scale of the project, project -related impacts to water and wastewater supplies and services will be insignificant. Stormwater Drainage Compared to current conditions, the proposed project represents an increase in impervious surfaces. The proposed project includes retention and conveyance facilities to manage storm flows, designed to meet local stormwater retention requirements. Under the proposed project design, storm water runoff generated on site will surface flow on the local street system from the residential lots to the retention basin and CVWD channel. Runoff produced from the project is relatively minimal, and the project will not require the construction or expansion of stormwater management facilities. f, g) No Impact. The project site will be served by Burrtec, the City's solid waste contractor. Trash generated by the project will be hauled to the Edam Hill transfer station located in Cathedral City, west of the City, and from there transported to one of three regional landfills. All three landfills have sufficient capacity to -42- Villas at Indian Springs IS/MND March 2016 accommodate the proposed project. Solid waste generated by the proposed project will include that typical of a residential subdivision, such as food waste, product packaging, and various paper and supply waste. Construction waste, such as wood and concrete, will be generated during the demolition and construction processes. Much of the waste may be recyclable; the developer will need to prepare construction and demolition disposal plans for Burrtec to review and approve. Burrtec also implements recycling programs and provides those services as part of its waste contract obligations. Beyond typical household recycling pick-up and diversion, Burrtec also provides several recycling -related programs to City residents, including curbside pick-up of large items, waste motor oil, green waste, and other off -site programs and events for e-waste and paper shredding. Burrtec is required to meet all local, regional, state, and federal standards for solid waste disposal, and the project will have no impact on its ability to do so. Mitigation: Not required. Monitoring: Not required. -43- Villas at Indian Springs IS/MND March 2016 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVIII. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or X animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short-term, to the disadvantage of long-term environmental goals? X c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when X viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? d) Does the project have environmental effects which will cause substantial adverse X effects on human beings, either directly or indirectly? a) Less than Significant Impact. The proposed project is located on Jefferson Street, a major transportation arterial and surrounded by developed or previously disturbed lands. There will be no substantial reduction in wildlife habitat nor will it restrict the movement or range of any plant or animal. Compliance with the MBTA will ensure impacts to sensitive species are reduced to less than significant levels. The project will not impact any important examples of California history or prehistory. In the event cultural artifacts are uncovered during site disturbing activities, a qualified archaeologist will be called in to evaluate and, if necessary recover and document such resources to reduce related impacts to less than significant levels. b,c) Less than Significant Impact. The proposed project will develop as 16 residential lots, which is consistent with surrounding development and existing land use designations and policies. The property takes access from the existing roadway MEAN Villas at Indian Springs IS/MND March 2016 network and is already served by or has access to public utilities and infrastructure. It will provide for storm flow management. Short-term and long-term environmental goals of the project are considered complementary. The project will result in incremental environmental impacts typically associated with residential development, such as increased emission of criteria pollutants during demolition and grading, traffic generation, and increased demand for water and wastewater services. However, the project is a low density residential development, providing internal stormwater facilities and other project improvements that limit impacts to area facilities, reducing certain cumulative effects from the project. Due to the relatively small scale of the project in relation to larger surrounding residential and golf developments, impacts are expected to be in significant when considered in conjunction with the effects of other projects. d) No Impact. The project will not cause substantial adverse impacts, either directly or indirectly, on human beings. The property is not subject to environmental hazards, such as rockfall or flooding, and no hazardous land uses, structures, or activities are proposed. This Agency intends to adopt a Mitigated Negative Declaration based upon the supporting documentation herein. References 2003 Coachella Valley MSHCP 2003 PM10 Plan for the Coachella Valley California Department of Conservation Farmland Mapping California Scenic Highway Mapping System CalEEMod Version 2013.2.2 City of La Quinta 2035 General Plan City of La Quinta Municipal Code and Zoning Map. "Noise Impact Analysis Tract 36875" prepared by Urban Crossroads, 3/25/15 "Geotechnical Investigation: Proposed Residential Subdivision... TT 36875...," Sladden Engineering, February 2015 Agua Caliente Band of Cahuilla Indians, letters dated 10/27/15 & 2/3/16 -45- Villas at Indian Springs IS/MND March 2016 Historical/Archaeological Resources Survey Report: Villas at Indian Springs Project," prepared by CRM Tech, December, 2015. "Cultural Resources Sensitivity Review, Indian Springs Villas Project" prepared by CRM Tech, June, 2015. "Preliminary Hydrology Report, Tentative Tract 36875," Watson Engineering, 1/7/2016 (revised) "Preliminary Water Quality Management Plan for Villas at Indian Springs," Watson Engineering, 1/4/2016 (revised) CVWD drainage letter date 12/22/15. CA Dept. of Finance, Demographic Research Unit, Table 2: E-5 City/County Population and Housing Estimates, 1/1/2015. "Tentative Tract 36875 Traffic Memo," Watson Engineering, April 2015 City of La Quinta; Engineering Bulletin No. 06-13. SCAQMD 2012 Air Quality Management Plan SCAQMD CEQA Handbook The Villas at Indian Springs Specific Plan, Global Development Inc., April 2015; June 2015 (revised); December, 2015 (revised). -46- PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 1 of 20 %ga011d?z11 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Site Development Permit 2015-0002 shall comply with all applicable conditions and/or mitigation measures for the following related approval: • Environmental Assessment 2015-0002 • Tentative Parcel Map 36875 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • Riverside County Fire Marshal • La Quinta Design and Development Department (Grading Permit, Green Sheet (Development Services Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit) • Riverside Co. Environmental Health Department • Coachella Valley Unified School District (CVUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) P:\Reports - PC\2016\PC 05-10-16\PH1 VILLAS AT INDIAN SPRINGS\PH1 (4) COA SDP2015-0002 Indian Springs Villas. doc PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 2 of 20 • South Coast Air Quality Management District Coachella Valley (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 4. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 5. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; the California Regional Water Quality Control Board - Colorado River Basin Region Board Order No. R7-2013- 0011 and the State Water Resources Control Board's Order No. 2012-0006- DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 3 of 20 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required; and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs is required. 6. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 7. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 4 of 20 documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 8. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 9. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over open space/drainage facilities of the master development. 10. The applicant shall offer for dedication all public street right-of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 11. Lot B shall remain as City property for public street, utility, landscape, and pedestrian purposes. 12. The applicant shall retain for private use all private street right-of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 13. The private street right-of-ways to be retained for private use required for this development include: Private residential streets measured gutter flow line to gutter flow line shall have a 36-foot travel width. The travel width may be reduced to 32 feet with parking restricted to one side, and the applicant establishes PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 5 of 20 provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed and approved by the Design and Development Department prior to recordation. B. CUL DE SACS 1) The cut de sac shall conform to the shape shown on the preliminary grading plan with a 38-foot curb radius at the bulb or larger. 14. Right-of-way geometry for standard dul-de-sacs and property line corner cut -backs at curb returns shall conform to Riverside County Standard Drawings #800, and #805, respectively, unless otherwise approved by the City Engineer. 15. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 16. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Site Development Permit are necessary prior to approval of the improvements dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 17. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 18. Direct vehicular access to Jefferson Street and Palm Circle from lots with frontage along Jefferson Street and Palm Circle is restricted, except for those access points identified on the Site Development Permit, or as otherwise conditioned in these conditions of approval. 19. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 20. The applicant shall cause no easement to be granted, or recorded, over any PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 6 of 20 portion of the subject property after the date of approval of the Site Development Permit unless such easement is approved by the City Engineer. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 21. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 22. The following improvement plans shall be prepared and submitted for review and approval by the Design and Development Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1" = 40' Horizontal B. PM10 Plan 1" = 40' Horizontal C. Erosion Control Plan 1" = 40' Horizontal D. WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. E. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical (Separate Storm Drain Plans if applicable) PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 7 of 20 The following plans shall be submitted to the Building and Safety Division for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building Official in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvements plans not listed here pursuant to improvements required by other agencies and utility purveyors. F. On -Site Residential Precise Grading Plan 1" = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formatted approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrant) and Street name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. 23. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.la-quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 24. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 25. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 8 of 20 Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 26. Prior to constructing any off -site improvements on Palm Circle and/or Jefferson Street, the applicant shall deposit securities equivalent to both a Performance and labor & Material Bonds each valued at 100% of the cost of the off -site improvements. 27. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 28. Depending on the timing of the development of this Site Development Permit, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this site development permit. D. Secure the costs for future improvements that are to be made by others. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 9 of 20 E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20% Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 29. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on - site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 30. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 31. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 32. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 10 of 20 33. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A WQMP prepared by an engineer registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 34. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 35. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 11 of 20 planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 36. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the preliminary grading plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 37. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 38. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Site Development Permit Preliminary Grading Plan, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 39. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 40. Stormwater handling shall conform with the approved hydrology and drainage report for Indian Springs Villas. Nuisance water shall be disposed of in an PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 12 of 20 approved manner. 41. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1-hour, 3- hour, 6-hour or 24-hour event producing the greatest total run off. 42. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 43. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 44. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 45. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 46. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 47. Stormwater may not be retained in landscaped parkways or landscaped PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 13 of 20 setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 48. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 49. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 50. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 51. The applicant is hereby notified that future site modifications may be necessary including, but not limited to lot and street reconfiguration. Verification of the proposed storm water retention system is subject to review and approval by the Coachella Valley Water District (CVWD). If in the event, the proposed retention capacity or pass through storm water flow is found to be inadequate during final design, the applicant shall revise what is currently proposed in the preliminary hydrology study and make adjustments to the site layout as needed to accommodate the increased retention/detention or pass through capacity required to satisfy safety issues of the Design and Development Department and CVWD. Pursuant to the aforementioned, the applicant may be required to construct additional underground and aboveground drainage facilities to convey on site and off site stormwater that historically flows onto and/or through the project site. Any proposed channels that convey stormwater shall be lined to protect against erosion as required by the Design and Development Department and CVWD. 52. If permitted by CVWD and the City Engineer, when an applicant proposes discharge of storm water directly, or indirectly, into the Coachella Valley Stormwater Channel, the applicant shall execute an indemnification instrument as approved by the City Engineer and City Attorney. Additionally, the applicant shall pay for all costs of sampling and testing associated with the development's drainage discharge which may be required under the City's PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 14 of 20 NPDES Permit or other City or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The applicant is required to construct required discharge treatment Best Management Practice facilities per the NPDES Permit but at a minimum shall install a CDS Unit or equal system as approved by the City Engineer. The indemnification shall be executed and furnished to the City prior to the issuance of any grading, construction or building permit, and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this site development permit excepting therefrom those portions required to be dedicated or deeded for public use. If such discharge is approved for this development, the applicant shall make provisions for meeting these obligations. The 100-year storm water hydraulic grade line shall be 3 feet below the channel lining and 2 feet below the Project Storm HGL or as determined by CVWD and the City Engineer. Additionally, the applicant shall submit verification to the City of CVWD acceptance of the proposed discharge of storm water directly, or indirectly, into the Coachella Valley Stormwater Channel. 53. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2012-0006-DWQ. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 15 of 20 which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 54. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 55. The applicant shall construct a sewer line stub up to the edge of this project to allow for the future connection of existing units within the Westward Isle community to the sewer line that services Villas at Indian Springs. 56. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 57. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 58. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 16 of 20 STREET AND TRAFFIC IMPROVEMENTS 59. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 60. Streets shall have vertical curbs or other approved curb configurations that will convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 61. The applicant shall construct the following street improvements to conform with the General Plan: A. PRIVATE STREETS 1) Palm Circle: Widen the south side of the street to accommodate a right turn only lane as shown on the preliminary grading plan. 2) Lot A: Private residential streets measured at gutter flow line to gutter flow line shall have a minimum 32 feet travel width with parking restricted to one side, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Development and Planning Divisions and approved by the Design and Development Department prior to recordation. 3) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. 4) Other appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 17 of 20 B. PRIVATE CUL DE SACS 1) Shall be constructed according to the lay -out shown on the preliminary grading plan with 38-foot curb radius or greater at the bulb 62. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential 3.0" a.c./4.5" c.a.b. or the approved equivalents of alternate materials. 63. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 64. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 65. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. CONSTRUCTION 66. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 18 of 20 devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING AND IRRIGATION 67. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 68. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 69. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a landscape architect licensed in California. 70. All new and modified landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 71. Front yard landscaping for each dwelling shall consist of, at minimum, 36-inch box trees (i.e., a minimum 2.5-inch caliper measured three feet up from grade level after planting), 5-gallon shrubs, and groundcover. Double lodge poles (two-inch diameter) shall be used to brace and stake trees. 72. The applicant shall submit all landscape plans for approval by the Planning Division with green sheet sign off by the Development Services Division. When plan checking has been completed by the Planning Division, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Planning Manager. Landscape plans for landscaped medians on public streets shall be approved by the both the Planning Manager and the City Engineer. Where City Engineer approval is not required, the applicant shall submit for green sheet approval by the Development Services Division. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 19 of 20 Final landscape plans for on -site planting shall be reviewed by the Architecture and Landscape Review Committee and approved by the Planning Manager prior to issuance of first building permit. Final plans shall include all landscaping associated with this project. NOTE: Plans are not approved for construction until signed by the Planning Manager. 73. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Manager. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 24 inches of curbs along public streets. 74. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway and Transportation Officials (AASHTO) "A Policy on Geometric Design of Highways and Streets" latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of- way. 75. Lighting plans and /or lighting fixture schedules and details for both exterior building lighting and landscape lighted areas shall be provided as part of the Final Landscape Plan submittal set. 76. Exterior building lighting shall be photocell activated. 77. Applicant shall incorporate a pedestrian pathway that provides direct access from the street and garage, to the front door areas for each of the homes. PUBLIC SERVICES 78. The applicant shall provide public transit improvements as required by SunLine Transit Agency and as approved by the City Engineer. MAINTENANCE 79. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2015-0002 DESERT LAND HOLDINGS APPROVED: Page 20 of 20 80. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, stormwater BMPs, and common areas. FEES AND DEPOSITS 81. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 82. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 1 of 20 GFNFRAI 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies: • Riverside County Fire Marshal • La Quinta Design and Development Department (Grading Permit, Green Sheet (Development Services Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit) • Riverside Co. Environmental Health Department • Coachella Valley Unified School District (CVUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 2 of 20 The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 4. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 5. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; the California Regional Water Quality Control Board - Colorado River Basin Region Board Order No. R7-2013- 0011 and the State Water Resources Control Board's Order No. 2012-0006- DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 3 of 20 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required; and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs is required. 6. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 7. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 4 of 20 make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 8. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 9. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over open space/drainage facilities of the master development. 10. The applicant shall offer for dedication on the Final Map all public street right- of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 11. Lot B shall remain as City property for public street, utility, landscape, and pedestrian purposes. 12. The applicant shall retain for private use on the Final Map all private street right-of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 13. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS Private residential streets measured gutter flow line to gutter flow line shall have a 36-foot travel width. The travel width may be reduced to 32 feet with parking restricted to one side, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 5 of 20 CC&R's. The CC&R's shall be reviewed and approved by the Design and Development Department prior to recordation. B. CUL DE SACS 1) The cut de sac shall conform to the shape shown on the tentative map with a 38-foot curb radius at the bulb or larger as shown on the tentative map. 14. Right-of-way geometry for standard dul-de-sacs and property line corner cut -backs at curb returns shall conform to Riverside County Standard Drawings #800, and #805, respectively, unless otherwise approved by the City Engineer. 15. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1" equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement 16. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 17. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 6 of 20 18. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 19. Direct vehicular access to Jefferson Street and Palm Circle from lots with frontage along Jefferson Street and Palm Circle is restricted, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 20. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 21. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. FINAL MAPS 22. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map. The Final Map shall be 1" = 40' scale. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 23. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of Section 13.24.040 (Improvement Plans), LQMC. 24. The following improvement plans shall be prepared and submitted for review and approval by the Design and Development Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 7 of 20 Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1" = 40' Horizontal B. PM10 Plan 1" = 40' Horizontal C. Erosion Control Plan 1" = 40' Horizontal D. WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. E. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical (Separate Storm Drain Plans if applicable) The following plans shall be submitted to the Building and Safety Division for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building Official in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvements plans not listed here pursuant to improvements required by other agencies and utility purveyors. F. On -Site Residential Precise Grading Plant" = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formatted approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 8 of 20 All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrant) and Street name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. 25. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the "Plans, Notes and Design Guidance" section of the Public Works Department at the City website (www.la-quinta.org). Please navigate to the Public Works Department home page and look for the Standard Drawings hyperlink. 26. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 27. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 28. Prior to approval of any Final Map, the applicant shall construct all on and off - site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 9 of 20 obligations for some, or shall agree to any combination thereof, as may be required by the City. 29. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 30. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 31. Depending on the timing of the development of this Tentative Tract Map, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20% Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 32. If the applicant elects to utilize the secured agreement alternative, the PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 10 of 20 applicant shall submit detailed construction cost estimates for all proposed on - site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or Cable T.V. improvements. 33. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. C;RAMNJC, 34. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 35. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 36. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 11 of 20 D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A WQMP prepared by an engineer registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 37. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 38. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 39. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 12 of 20 the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 40. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 41. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 42. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 43. Stormwater handling shall conform with the approved hydrology and drainage report for Tract Map No. 36875. Nuisance water shall be disposed of in an approved manner. 44. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 13 of 20 hour, 6 hour or 24 hour event producing the greatest total run off. 45. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 46. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 47. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 48. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 49. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 50. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 51. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 52. The development shall be graded to permit storm flow in excess of retention PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 14 of 20 capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 53. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 54. The applicant is hereby notified that future site modifications may be necessary including, but not limited to lot and street reconfiguration. Verification of the proposed storm water retention system is subject to review and approval by the Coachella Valley Water District (CVWD). If in the event, the proposed retention capacity or pass through storm water flow is found to be inadequate during final design, the applicant shall revise what is currently proposed in the preliminary hydrology study and make adjustments to the site layout as needed to accommodate the increased retention/detention or pass through capacity required to satisfy safety issues of the Design and Development Department and CVWD. Pursuant to the aforementioned, the applicant may be required to construct additional underground and aboveground drainage facilities to convey on site and off site stormwater that historically flows onto and/or through the project site. Any proposed channels that convey stormwater shall be lined to protect against erosion as required by the Design and Development Department and CVWD. 55. If permitted by CVWD and the City Engineer, when an applicant proposes discharge of storm water directly, or indirectly, into the Coachella Valley Stormwater Channel, the applicant shall execute an indemnification instrument as approved by the City Engineer and City Attorney. Additionally, the applicant shall pay for all costs of sampling and testing associated with the development's drainage discharge which may be required under the City's NPDES Permit or other City or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The applicant is required to construct required discharge treatment Best Management Practice facilities per the NPDES Permit but at a minimum shall install a CDS Unit or equal system as approved by the City Engineer. The indemnification shall be executed and furnished to the City prior to the issuance of any grading, construction or building permit, and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative tract map excepting therefrom those portions PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 15 of 20 required to be dedicated or deeded for public use. If such discharge is approved for this development, the applicant shall make provisions for meeting these obligations. The 100-year storm water hydraulic grade line shall be 3 feet below the channel lining and 2 feet below the Project Storm HGL or as determined by CVWD and the City Engineer. Additionally, the applicant shall submit verification to the City of CVWD acceptance of the proposed discharge of storm water directly, or indirectly, into the Coachella Valley Stormwater Channel. 56. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2012-0006-DWQ. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 16 of 20 57. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 58. The applicant shall construct a sewer line stub up to the edge of this project to allow for the future connection of existing units within the Westward Isle community to the sewer line that services Villas at Indian Springs. 59. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 60. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 61. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. STREET AND TRAFFIC IMPROVEMENTS 62. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 63. Streets shall have vertical curbs or other approved curb configurations that will PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 17 of 20 convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 64. The applicant shall construct the following street improvements to conform with the General Plan: A. PRIVATE STREETS 1) Palm Circle: Widen the south side of the street to accommodate a right turn only lane as shown on the preliminary grading plan. 2) Lot A: Private residential streets measured at gutter flow line to gutter flow line shall have a minimum 32 feet travel width with parking restricted to one side, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Development and Planning Divisions and approved by the Design and Development Department prior to recordation. 3) The location of driveways of corner lots shall not be located within the curb return and away from the intersection when possible. 4) Other appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. 1) Shall be constructed according to the lay -out shown on the tentative map with 38-foot curb radius or greater at the bulb similar to the layout shown on the preliminary grading plan. 65. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 18 of 20 structural sections shall be as follows: Residential 3.0" a.c./4.5" c.a.b. or the approved equivalents of alternate materials. 66. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 67. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. Mid -block street lighting is not required. 68. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. CONSTRUCTION 69. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING AND IRRIGATION 70. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 19 of 20 13.24.140 (Landscaping Plans), LQMC. 71. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 72. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a landscape architect licensed in California. 73. The applicant shall submit all landscape plans for approval by the Planning Division with green sheet sign off by the Development Services Division. When plan checking has been completed by the Planning Division, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Planning Manager. Landscape plans for landscaped medians on public streets shall be approved by the both the Planning Manager and the City Engineer. Where City Engineer approval is not required, the applicant shall submit for green sheet approval by the Development Services Division. Final landscape plans for on -site planting shall be reviewed by the Architecture and Landscape Review Committee and approved by the Planning Manager prior to issuance of first building permit. Final plans shall include all landscaping associated with this project. NOTE: Plans are not approved for construction until signed by the Planning Manager. 74. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Manager. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 24 inches of curbs along public streets. 75. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway and Transportation Officials (AASHTO) "A Policy on Geometric Design of Highways and Streets" latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of- way. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 2015-0003 (TTM 36875) DESERT LAND HOLDINGS APPROVED: Page 20 of 20 PUBLIC SERVICES 76. The applicant shall provide public transit improvements as required by SunLine Transit Agency and as approved by the City Engineer. MAINTENANCE 77. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 78. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, stormwater BMPs, and common areas. FEES AND DEPOSITS 79. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 80. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). ATTACHMENT 1 Proiect Information CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2015-0002 ZONE CHANGE 2015-0001 SPECIFIC PLAN 2015-0002 SITE DEVELOPMENT PERMIT 2015-0002 TENTATIVE TRACT MAP 2015-0003 (TTM 36875) APPLICANT: DESERT LAND HOLDINGS LLC PROPERTY OWNER: CITY OF LA QUINTA/DESERT LAND HOLDINGS ARCHITECT: GLS ARCHITECTURE (CHARLES GARLAND) LANDSCAPE ARCHITECT: RAY MARTIN DESIGN ENGINEER: WATSON ENGINEERING REQUEST: CONSIDERATION OF SITE AND BUILDING DESIGN FOR VILLAS AT INDIAN SPRINGS, A 16-LOT SINGLE-FAMILY RESIDENTIAL TRACT ON 3.22 ACRES LOCATION: SOUTHEAST CORNER OF JEFFERSON STREET AND PALM CIRCLE DRIVE GENERAL PLAN DESIGNATION: MEDIUM/HIGH DENSITY RESIDENTIAL ZONING DESIGNATION: EXISTING - GOLF COURSE (GC) AND LOW DENSITY RESIDENTIAL (RL) PROPOSED - MEDIUM DENSITY RESIDENTIAL (RM) SURROUNDING ZONING/LAND USES: NORTH: GOLF COURSE EXISTING GOLF COURSE USES SOUTH: FLOODPLAIN WHITEWATER CHANNEL EAST: GOLF COURSE/LOW DENSITY RESIDENTIAL WESTWARD ISLES CONDOMINIUMS WEST: GOLF COURSE/LOW DENSITY RESIDENTIAL EXISTING GOLF/RESIDENTIAL USES ATTACHMENT 2 "v wawarrd ao Drr w@ i i t SITE SITE DEVELOPMENT PERMIT 2015-0002 At THE VILLAS AT INDIAN SPRINGS ATTACHMENT 3 GENERAL NOTES I.- VERIFY GONNEGTION POINTS FOR POWER TELEPHONE AND GATV SYSTEMS PRIOR TO GONSTRUGTION APPROXIMATE ONLY LOCATIONS INDICATED FOR TRANSFORMER LOCATIONS, ETG. 2.-GOMPLY WITH ALL UTILITY COMPANY REQUIREMENTS. PROVIDE ALL RELATED GONDU I TS, PULL BOXES AND RISERS. 3.-GONTRAGTOR SHALL VERIFY ACTUAL DEPTH AND LOGATION OF ALL EXISTING UTILITIES PRIOR TO GONSTRUGTION... GALL UNDERGROUND SERVIGE ALERT (TOLL FREE 800-642-2444) PRIOR TO TRENGHINO, GRADING, EXGAVATING, DRILLING, PIPE PUSHING, PLANTING TREES, DIGGING FENGE POST HOLES ETG. THEY HILL SUPPLY INFORMATION OR LOCATE AND MARK ANY UNDERGROUND FAG I L I T I E5. 4.- I F ANY ERRORS, D I SGREPANG I ES OR OMISSIONS APPEAR IN THE DRAW I NG5, SPEG I F I GAT I ONS OR OTHER GONTRAGT DOGUMENTS, THE GENERAL GONTRAGTOR SHALL NOTIFY THE DESIGNER IN HRI TI NO OF SUCH ERROR OR OMISSION. IN THE EVENT THAT THE GENERAL GONTRAGTOR FAILS TO GIVE SUCH NOTICE BEFORE GONSTRUGTION AND/OR FABRICATION OF THE WORK, THE GENERAL GONTRAGTOR HILL BE HELD RESPONSIBLE TO THE RESULT OF ANY ERRORS, DISGREPANGES OR OMISSIONS AND THE COST OF REGTIFYINO THE SAME. 5.-PROPOSED ROOF TILE, STUGGO FINISH, HINDOHS, ARGHITEGTURAL DETAILS, ETG. TO MATCH EXISTING 6.-SPEGIAL INSPEGTION IF REQUIRED FOR THE FOLLOWING I TEMS : • SOILS GOMPAGTION PRIOR FOUNDATION INSPEGTION • EXPANSION/EPDXY ANGHORS INSTALLATION • STRUGTURAL MASONRY Underground Service Alert Call: TOLL FREE kwwwhairsbellm Call bef li u dig.. TWO WORKING DAYS BEFORE YOU DIG A S.F.R. DEVELOPMENT FOR LAQUINTA9 CALIFORNIA 92253 APN: 600w080o,0419 600w080w0429 AND 600w080w00 1 THROUGH 600111080111-1009 VICINITY MAP NOT TO SCALE MILES AVE. z w it LL W 7 HE5THARD HO DR. �A/ d� SITE H16HHAY III z O LY W U- LL W 7 CATHEDRAL CITY, CA 92234 REFERENCE CODES THI5 PROJECT SHALL COMPLY WITH: 2013 CALIFORNIA BUILDING GORE (2012 IBG) 2013 CALIFORNIA RE51DENTIAL CODE (2012 IRG) 2013 CALIFORNIA ELECTRICAL CODE (2011 NEC) 2013 CALIFORNIA MEGHANIGAL GORE (2012 UMG) 2015 CALIFORNIA PLUMBING GORE (2012 UPG) 2013 CALIFORNIA ENERGY CODE (GEI5G) 2013 CALIFORNIA FIRE GODE (2012 IFG) 2013 CALIFORNIA GREEN BUILDING 5TANDAR05 CODE (2012 15G) TITLE 24, PART 2, CALIFORNIA ADMINI5TRATIVE GODE HANDICAP COMPLIANCE RE67ULATION5 CITY OF LA QUINTA MUNICIPAL GODE (CONSTRUCTION HOURS & NOISE DEFERRED SUBMITTALS SUBMITTAL DOGUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THE BUILDING OFFIGIAL WITH A NOTATION INDIGATING THAT THE DEFERRED SUBMITTAL DOGUMENTS HAVE BEEN REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE IN GENERAL GONFORMANGE WITH THE DESIGN OF THE DESIGN OF THE BUILDING. THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOGUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL." NO DEFERRED SUBMITTALS AT THIS PROJECT r.,FNFPA1 SPFGIFIGATIONS' 6.08.050 Disturbances by construction noises. 1 A. It is a nuisance and it is unlawful, for any person to be engaged or employed, or for any person to cause any other person to be engaged or employed, in any work of construction, erection, alteration, repair, addition to, If any ERRORS, DISGREPANGIES or OMISSIONS appear in the or Improvement to realty, except between the hours set forth as follows: drawings, specifications or other contract documents, the October Ist through April 50th GENERAL GONTRAGTOR OR OHNER/BUILDER shall notify the designer in writing of such error or omission. In the event that Monday —Friday: seven a.m. to five -thirty p.m. the GENERAL GONTRAGTOR OR OHNER/BUILDER fails to give Saturday: eight a.m. to five p.m. such notice before construction and/or fabrication of the work, Sunday: none THE GENERAL GONTRAGTOR OR OHNER/BUILOER HILL BE Holidays*: none HELD RESPONSIBLE to the result of any errors, discrepancies May Ist through September 50th or omissions and the cost of rectifying the same. Monday —Friday: six a.m. to seven p.m. Saturday: eight a.m. to five p.m. Sunday: none Holidays*:none SUBSTITUTIONS * For purposes of this section, the following shall be considered Holidays: New Year's Day (January Ist) Dr. Martin Luther King Jr. Day (third Monday in January) President's Day (third Monday in February formerly Washington's birthday) Memorial Day (last Monday in May) Independence Day (July 4th) ALL OR EEAUAL SUBSTITUTIONS MUST BE Labor Day (first Monday in September) SUBMITTED TO, AND APPROVED BY Veteran's Day (November I Ith) Thanksgiving (fourth Thursday in November) BU I LD I NO OFF I G I AL PRIOR TO Ghristmos Day (December 25th) INSTALLATION OF THE ITEM" B. No person doing or causing work prohibited by subsection A of this section, after being Informed orally or in writing that the work is in violation oll subsection A, shall fail, refuse or neglect to cease said work. Exceptions: I. Emergency repair of existing installations or equipment or appliances; 2. Gonstruction work complying with the terms of a written early work permit which may be issued by the city manager or his designee, upon a showing of sufficient need due to hot or Inclement weather, or the use of on SHEET INDEX CS COVER SHEET 1 GENERAL SITE PLAN P I PRELIMINARY LIGHTING/PLANTING PLAN COMMON AREAS (STREET FRONTAGE) P2 PRELIMINARY LIGHTING/PLANTING PLAN COMMON AREAS (RETENTION BASIN) P3 PRELIMINARY LIGHTING/PLANTING PLAN TYPICAL FRONT YARDS W GENERAL INFORMATION DEVELOPER: GLOBAL DEVELOPMENT 42-335 HASHINOTON 5T. STE. F #340 PALM DESERT, GA o12211 (760) 610-1256 LEGAL DESCRIPTION: AND 600-ObO-001 T-HR000 H600-080-OOoi TENTATIVE TRACT MAP NO. 36575 BEING APORTION OF THE NH 1/4 OF THE NH 1/4 OF SEGTION 28, T55, R7E, S.B.M. AND LOTS I THROUGH g OF TRACT 21ci0 EXISTING GP: RESIDENTIAL), (E (RECREATION), FP (FLOOD PLA PROPOSED GP: M DENSITY RESIDENTIAL), IUM/PLA (ROOD )H EXISTING ZONE: RL (LOW DENSITY RESIDENTIAL), GG (GOLF GOURSE) FP (FLOOD PLAIN) PROPOSED ZONE: MR (MEDIUM DENSITY RESIDENTIAL), FP (FLOOD PLAIN) EXISTING LAND USE: VACANT, JEFFERSON ST. LANDSGAPINO, STORMHATER CHANNEL GROSS AREA: 233,003 50 FT. (5.35 AG.) NET AREA: 140,263 50 FT. (3.22 AG.) No. OF STORIES ONE GREATEST HEIGHT: 15'-11-1/2" FLOOR PLAN I OCCUPANCY: R-3 51NOLE FAMILY CONSTRUCTION: TYPE VB NON - RATED AREA TABULATIONS: PLAN I LiViNG AREA I,8I5 50. FT. PLAN 2 LiViNG AREA I,a3O 50. FT. PLAN 3 LIVING AREA 2,505 50. FT. CHARLES D. GARLAND ARCHITECT JORGE SEPTIEN DESIGN PRINCIPAL 74-991 Joni Dr. #9 Palm Desert, CA 92260 (760) 340.3528 Tel. (760) 340.3728 Fax o �y �► r a * No. C71"I � N Q A 1013112015 EXP. DATE QZ` Op CA%-N 0 LJ o` J L Lu LI.J 0 0 _o mQ L a: �o w Q cc 5� m o E E z v g ° w a` J J r r Z w Gd 3 Ln o E 3 oo� REVISION I BY SHEET TITLE: COVER SHEET DRAWN CHECKED G.L.S. J.S. COMMENCEMENT D A T E APRIL 2015 SCALE JOB NO. AS NOTED L015-21 June9, 2015 SHEET cs V R X A - h=-' - -- - A R A F A A THESE DRAWINGS ARE COPYRIGHTED INSTRUMENTS OF SERVIGE AS DEFINED BY THE CALIFORNIA ADMINISTRATIVE CODE THEY APE OWNED BY GLS ARCHITECTURE. THEY ARE FOR THE EXCLUSIVE USE OF THE OWNER NOTED AT THE EXCLUSIVE SITE INDICATED IN THE DRAWING 5 ONLY THIS - B C� �.'- � IAL DISCLOSURE THAT MAY NOT BE USED OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF 6L5 ARGHITEGTU E. TH 5 DRAWING REPRESENTS A PRELIMINARY DESIGN UNTIL SUCH TIME THE BUILDING DEPT. HAS AFFIXED THE STAMP OF APPROVAL. 6.L5. RGHITEGTURE SHALL NOT BE RESPONSIBLE FOR COMPLETENESS OF DRAWINGS FOR BIDDING PURPOSES PRIOR TO ISSUANCE OF BUILDING PERMITS. P T - 77- 4 , # LEI l PLAN "1A" PERSPECTIVE DVV ! WLV7 D i vl uu pfvi / FIN17 V OME6A PRODUGT5 INTERNATIONAL FA5GIA/6ARA6E DR. 401 GORNIGO BEIGE ROOF TILE 5HERHIN-HILLIAM5 EAGLE ROOFING BAA5K TEI G BROWN RANE ( 4684 (TYP) BODY GOL05 5TU000 (SAND FIN15H) OME6A PROPXT5 INTERNATIONAL 401 GORNIGO BE16E BODY GOL05 5TXGO (5AND FINI54) OME6A PRODUCTS INTERNATIONAL 401 GORNIGO BEIGE IV MQ 11 J mil! _O ly O o 0 NORTH/SOUTH ELLVATIOe BODY GOLO5 5T00 (5AND FIN15H) - OME6A PRODUGT5 INTERNATIONAL 401 GORNIGO BEIGE FA5GIA/6ARA6E DR. 5HERWIN-HILLIAM5 D AcvCr I7CVt I-AbblNbAKAbt UK. 5HERHIN-HILLIAM5 55Hb 43 (TYYP�---N 1— NORTH/SOUTH ELEVATION o 401 GORNIGO BEIGE M=E=q� _77� s = _ � � i � � � _ SCALE: 1 /4" = 1 r-O" CHARLES D. GARLAND ARCHITECT JORGE SEPTIEN DESIGN PRINCIPAL 74-991 Joni Dr. #9 Palm Desert, CA 92260 (760) 340.3528 Tel. (760) 340.3728 Fax u'f G� CGS �. Mtn r� oI * No. C11991 A 1013112015 9T EXG. DATE Op CAU% � t� M O OUS) Ln LLI c•i Q� z�a W z 0 O LAm - W a > W Z L cy JIL � a F J 7 m W CQ C Q W LL.I o OLU = w LU w' 0 REVISION I BY SHEET TITLE: ELEVATIONS AND RENDERINGS "1A" DRAWN CHECKED G.L.S. J.S. COMMENCEMENT D A T E APRIL 2015 SCALE JOB NO. AS NOTED LQ15-21 PRINT DATE June 9, 2015 SHEET THESE DRAWINGS ARE COPYRIGHTED INSTRUMENTS OF SERVICE A5 DEFINED BY THE GALIFDRNIA ADMINISTRATIVE GODS THEY ARE OWNED BY GL5 ARCHITECTURE. THEY ARE FOR THE EXCLUSIVE USE OF THE OWNER NOTED AT THE EXGLUSNE SITE INDICATED IN THE DRAWING 5 ONLY THIS DESIGN AND DRAWINGS ARE SUBMITTED AS RESTRIGTNE AND CONFIDENTIAL DISCLOSURE THAT MAY NOT BE USED OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GL5 ARCHITECTURE. THIS DRAWING REPRESENTS A PRELIMINARY DESIGN UNTIL SUCH TIME THE BUILDING DEFT. HAS AFFIXED THE STAMP OF APPROVAL 6O.L.S.A5. RGHITEGNRE SHALL NOT BE RESPONSIBLE FOR GDMPLETENE55 OF DRAWIN65 FOR BIDDING PURPOSES PRIOR TO ISSUANCE OF BUILDING PERMITS. •l: •l:iZOIT• 04 y 'K `'J - -4 _ s AA_ • ii-Y �'.:►.i�.�;I •�'4r 'AM 0Ee ma W110 i ■=� J=:i`I: A l le •l :A I = K•l :s`�• Archi[eclure Group, Inc. d. «:2 4 W :L C LL J -40 0l: 'AM I[• tl ;4 f 'fir r �,• *_ - ' �� " /�� � q�,� � �. s�d aril . 3a �� - a� .:: �► i.� . � 3l .� �` � � � • Act Kel:AVIJI216ZIa=mM%r0[• H 0H SOUTH ELEVATION ROOF TILE NORTH 0R SQ O" EAGLE ROOFING SCALE: 11411 = V-O" MIto Arch'[eclure Group, Inc. r w me Wcino � F mo r ��� M40l im0M •]: •] am, i`�• A 1140 A f ly� faeY-_ B• '� '�. ` i Q 1 ►�, ,r ���� M•l =�=a=WMIZIMM •] :a I = 9401 :iZOID• !r1[• Archi[eclure Group, Inc. a • r w me G ■Q' r.Z n LL WCir � F -i a L r ����M•lOn! 'AM I[• #�. 71 RL r �r — — -- r.� ��f�•a.� � �• .� =...tom . . ,'�'-� 01:AI=901�iM"'T01011=0=M=7SYrr10 • 'Alm I [• Arch[eclure Group, Inc. 0 i • ����•l:a�i�I M■=MMUSYr0[• ROOF TILE EAGLE ROOFIN6 11(TYP) 6 BODY GOLO5 5RaO (5AND FIN15H) OME6A PRODXT5 INTERNATIONAL 430 MOGHA---- BODY GOL05 5MW (5AND FIN15H) 5HERWIN-WIH IAM5 430 MOCHA J� oE:T� FA5GIA/6ARA6E DR. SHERWIN-WILLIAM5 5MO15 (TYP) _." 5V605 (TYP)Y E�] FA5GIA/6ARA6E DR. NORTH OR SOUTH ELEVATION 5HERWIN-WILLIAM5 GARRET GRAY SCALE: 1 /4" = V-O" g ROOF TILE EAGLE ROOFING HIS TRIM GOLOR 94ERWIN-WILLIAM5 W15121(TYP) — BYT PER CTIVE EAST OR WEST ELEVATION FA5GIA/6ARA6E DR. 5HERWIN-WILLIAM5 BODY GOLO5 5TU000 (5AND FIN15H) 6A60T(6RA 5HERWIN-WIH IAM5 430 MOCHA i ROOF TILE EAGLE ROOFIN6 BROWN RANGE SCALE: 1 /4" = V-O" m ROOF TILE EAGLE ROOFING 11J6E NORTH OR SOUTH ELEVATION CHARLES D. GARLAND ARCHITECT JORGE SEPTIEN DESIGN PRINCIPAL 74-991 Joni Dr. #9 Palm Desert, CA 92260 (760) 340.3528 Tel. (760) 340.3728 Fax O� r * No. � C11991 c A 1013112015 9T EXP. DATE Q`� Op cp,%%* a M Yk VI N N ` O rn rn G U N E a a W X cc L W v _j J o L t � v zW so : E3 slim REVISION I BY SHEET TITLE: ELEVATIONS AND RENDERINGS "38" DRAWN CHECKED G.L.S. J.S. COMMENCEMENT D A T E APRIL 2015 SCALE JOB NO. AS NOTED LQ15-21 PRINT DATE June 9, 2015 SHEET Al s5 THESE DRAWINGS ARE COPYRIGHTED INSTRUMENTS OF SERVICE A5 DEFINED BY THE CALIFORNIA ADMINISTRATIVE GODS THEY ARE OWNED BY GL5 ARCHITECTURE. THEY ARE FOR THE EXCLUSIVE USE OF THE OWNER NOTED AT THE EXGLUSNE SITE INDICATED IN THE DRAWING 5 ONLY THIS DESIGN AND DRAWINGS ARE SUBMITTED AS RESTRIGTNE AND CONFIDENTIAL DISCLOSURE THAT MAY NOT BE USED OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GL5 ARCHITECTURE. THIS DRAWING REPRESENTS A PRELIMINARY DESIGN UNTIL SUCH TIME THE BUILDING DEFT. HAS AFFIXED THE STAMP OF APPROVAL 6O.L.S.A5. RGHITEGNRE SHALL NOT BE RESPONSIBLE FOR GDMPLETENE55 OF DRAWIN65 FOR BIDDING PURPOSES PRIOR TO ISSUANCE OF BUILDING PERMITS. CHARLES D. GARLAND ARCHITECT JORGE SEPTIEN DESIGN PRINCIPAL 74-991 Joni Dr. #9 Palm Desert, CA 92260 (760) 340.3528 Tel. (760) 340.3728 Fax O� r C' * No. m C11991 c A 1013112015 9T EXP. DATE Q`� Op cp,%%* F- J m W CQ C Q W LL.I o LU O = J W LU = LU 0 REVISION I BY SHEET TITLE: ROOF PLAN "1A"AND "1B" DRAWN CHECKED G.L.S. J.S. COMMENCEMENT D A T E APRIL 2015 SCALE JOB NO. AS NOTED LQ15-21 PRINT DATE June 9, 2015 SHEET CHARLES D. GARLAND ARCHITECT JORGE SEPTIEN DESIGN PRINCIPAL 74-991 Joni Dr. #9 Palm Desert, CA 92260 (760) 340.3528 Tel. (760) 340.3728 Fax O� r C' * No. m C11991 c A 1013112015 9T EXP. DATE Q`� Op cp,%%* G f l f LLJ a_ O f J f LU LU 0 0 1 2 3 4 5 10 20 SCALE: 1 /4" = 1'-0" w Q l7 tr w m m � ,o E E Z m o wa J o L t w O p v zW so 3 'A U a ^:� 3 silo REVISION I BY SHEET TITLE: ROOF PLAN "2A" DRAWN CHECKED G.L.S. J.S. COMMENCEMENT D A T E APRIL 2015 SCALE JOB NO. AS NOTED LQ15-21 PRINT DATE June 9, 2015 THESE DRAWINGS ARE COPYRIGHTED INSTRUMENTS OF SERVICE A5 DEFINED BY THE GALIFDRNIA ADMINISTRATIVE GODS THEY ARE OWNED BY GL5 ARCHITECTURE. THEY ARE FOR THE EXCLUSIVE USE OF THE OWNER NOTED AT THE EXGLUSNE SITE INDICATED IN THE DRAWING 5 ONLY THIS DESIGN AND DRAWINGS ARE SUBMITTED AS RESTRIGTNE AND CONFIDENTIAL D15GLOSURE THAT MAY NOT BE USED OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GL5 ARCHITECTURE. THIS DRAWING REPRESENTS A PRELIMINARY DESIGN UNTIL SUCH TIME THE BUILDING DEFT. HAS AFFIXED THE STAMP OF APPROVAL 6O.L.S.A5. RGHITEGNRE SHALL NOT BE RESPONSIBLE FOR GDMPLETENE55 OF DRAWIN65 FOR BIDDING PURPOSES PRIOR TO ISSUANCE OF BUILDING PERMITS. SHEET A21 I wbmq cq�lr�! CHARLES D. GARLAND ARCHITECT JORGE SEPTIEN DESIGN PRINCIPAL 74-991 Joni Dr. #9 Palm Desert, CA 92260 (760) 340.3528 Tel. (760) 340.3728 Fax �aSSD AR�'yi Ln CV O � � C' * No. C11991 _ A 10131/2015 9� EXP. DATE j Op CAX40 C F J m Q tA Q W Lij Cf I L LU O= J w LLJ _ LLJ 0 REVISION I BY SHEET TITLE: ROOF PLAN "2B" DRAWN CHECKED G.L.S. J.S. COMMENCEMENT D A T E APRIL 2015 SCALE JOB NO. AS NOTED LQ15.21 PRINT DATE June 9, 2015 SHEET A2 e2 R TR X A R THESE DRAWINGS ARE COPYRIGHTED INSTRUMENTS OF SERVICE AS DEFINED BY THE GAL FO NIA ADMINIS ATIVE GODS THEY ARE OWNED BY GI-5 ARCHITECTURE. THEY ARE FOR THE EXCLUSIVE USE OF THE OWNER NOTED AT THE GLUSIVE SITE IND G TED IN THE DRAWINGS) ONLY THIS DESIGN AND DRAWINGS ARE SUBMITTED AS RESTRICTIVE AND CONFIDENTIAL DfSGLOSURE THAT MAY NOT BE USED OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GLS ARCHITECTURE. THIS DRAWING REPRESENTS A PRELIMINARY DESI CvN UNTIL SUCH TIME THE BUILDING DEPT. HAS AFFIXED THE STAMP OF APPROVAL 6.L.5. ARCHITECTURE SHALL NOT BE RESPONSIBLE FOR COMPLETENESS OF DRAWINGS FOR BIDDING PURPOSES PRIOR TO ISSUANCE OF BUILDING PERMITS. CHARLES D. GARLAND ARCHITECT JORGE SEPTIEN DESIGN PRINCIPAL 74-991 Joni Dr. #9 Palm Desert, CA 92260 (760) 340.3528 Tel. (760) 340.3728 Fax 0 r C' * No. m C11991 c A 1013112015 9T EXP. DATE Q`� Op cp,%%* F J m W CQ C Q LULL.I o LU O = J LULU = LU 0 0 1 2 3 4 5 SCALE: 114" = 1'-0" ROOF PLAN II3AII SCALE:1 -O N 20 W X cc L W v Z. o w E E � o wa J o L t W O p v ZW so 3 Zn a ^:� 3 REVISION I BY SHEET TITLE. ROOF PLAN "3A" DRAWN CHECKED G.L.S. J.S. COMMENCEMENT D A T E APRIL 2015 SCALE JOB NO. AS NOTED LQ15-21 PRINT DATE June 9, 2015 THESE DRAWINGS ARE COPYRIGHTED INSTRUMENTS OF SERVICE A5 DEFINED BY THE GALIFDRNIA ADMINISTRATIVE GODS THEY ARE OWNED BY GL5 ARCHITECTURE. THEY ARE FOR THE EXCLUSIVE USE OF THE OWNER NOTED AT THE EXGLUSNE SITE INDICATED IN THE DRAWING 5 ONLY THIS DESIGN AND DRAWINGS ARE SUBMITTED AS RESTRIGTNE AND CONFIDENTIAL D15GLOSURE THAT MAY NOT BE USED OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GL5 ARCHITECTURE. THIS DRAWING REPRESENTS A PRELIMINARY DESIGN UNTIL SUCH TIME THE BUILDING DEFT. HAS AFFIXED THE STAMP OF APPROVAL 6O.L.S.A5. RGHITEGNRE SHALL NOT BE RESPONSIBLE FOR GDMPLETENE55 OF DRAWIN65 FOR BIDDING PURPOSES PRIOR TO ISSUANCE OF BUILDING PERMITS. SHEET CHARLES D. GARLAND ARCHITECT JORGE SEPTIEN DESIGN PRINCIPAL 74-991 Joni Dr. #9 Palm Desert, CA 92260 (760) 340.3528 Tel. (760) 340.3728 Fax 0 r C' * No. m C11991 c A 1013112015 9T EXP. DATE Q`� Op cp,%%* F J m W CQ C Q LULL.I o LU O = J LULU = LU 0 :;ROOF PLANII3BTT 1 -O" 0 1 2 3 4 5 SCALE: 114" = 1'-0" N 20 W X cc L W v Z. o w E E � o wa J o L t W O p v ZW so 3 Zn a ^:� 3 REVISION I BY SHEET TITLE. ROOF PLAN "3B" DRAWN CHECKED G.L.S. J.S. COMMENCEMENT D A T E APRIL 2015 SCALE JOB NO. AS NOTED LQ15-21 PRINT DATE June 9, 2015 THESE DRAWINGS ARE COPYRIGHTED INSTRUMENTS OF SERVICE A5 DEFINED BY THE GALIFDRNIA ADMINISTRATIVE GODS THEY ARE OWNED BY GL5 ARCHITECTURE. THEY ARE FOR THE EXCLUSIVE USE OF THE OWNER NOTED AT THE EXGLUSNE SITE INDICATED IN THE DRAWING 5 ONLY THIS DESIGN AND DRAWINGS ARE SUBMITTED AS RESTRIGTNE AND CONFIDENTIAL D15GLOSURE THAT MAY NOT BE USED OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GL5 ARCHITECTURE. THIS DRAWING REPRESENTS A PRELIMINARY DESIGN UNTIL SUCH TIME THE BUILDING DEFT. HAS AFFIXED THE STAMP OF APPROVAL 6O.L.S.A5. RGHITEGNRE SHALL NOT BE RESPONSIBLE FOR GDMPLETENE55 OF DRAWIN65 FOR BIDDING PURPOSES PRIOR TO ISSUANCE OF BUILDING PERMITS. SHEET — — — — — — — — — - - 0 1 2 3 4 5 SCALE: 1 14" = V-O" AREA TABULATION LIVING AREA: 1,815 SOFT. ENTRY PATIO: 69 SOFT. FLOOD PLAN II I II SCALE: 114" = V-O" N 20 CHARLES D. GARLAND ARCHITECT JORGE SEPTIEN DESIGN PRINCIPAL 74-991 Joni Dr. #9 Palm Desert, CA 92260 (760) 340.3528 Tel. (760) 340.3728 Fax O� r C' * No. m C11991 c A 1013112015 9T EXP. DATE Q`� Op cp,%%* G H J m W CQ C Q W Cf W o OW J W j-U = W 0 W X cc L W v Z. o w E E � o W L r J a L :EJ W d v, Z LL! g Cap 3 Ln v o E 3 silo REVISION I BY SHEET TITLE: FLOOR PLAN 1 DRAWN CHECKED G.L.S. J.S. COMMENCEMENT D A T E APRIL 2015 SCALE JOB NO. AS NOTED LQ15-21 PRINT DATE June 9, 2015 THESE DRAWINGS ARE COPYRIGHTED INSTRUMENTS OF SERVICE A5 DEFINED BY THE GALIFDRNIA ADMINISTRATIVE GODS THEY ARE OWNED BY GL5 ARCHITECTURE. THEY ARE FOR THE EXCLUSIVE USE OF THE OWNER NOTED AT THE EXGLUSNE SITE INDICATED IN THE DRAWING 5 ONLY THIS DESIGN AND DRAWINGS ARE SUBMITTED AS RESTRIGTNE AND CONFIDENTIAL D15GLOSURE THAT MAY NOT BE USED OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GL5 ARCHITECTURE. THIS DRAWING REPRESENTS A PRELIMINARY DESIGN UNTIL SUCH TIME THE BUILDING DEFT. HAS AFFIXED THE STAMP OF APPROVAL 6O.L.S.A5. RGHITEGNRE SHALL NOT BE RESPONSIBLE FOR GDMPLETENE55 OF DRAWIN65 FOR BIDDING PURPOSES PRIOR TO ISSUANCE OF BUILDING PERMITS. SHEET M. BATH. TILE FLR./a ° GLC (D OM Q BEDRC GARPET CHARLES D. GARLAND ARCHITECT JORGE SEPTIEN DESIGN PRINCIPAL 74-991 Joni Dr. #9 Palm Desert, CA 92260 (760) 340.3528 Tel. (760) 340.3728 Fax c m C11991 c A 1013112015 F1 � 9TF O EXG. DATE ` OQ� n F* C DINING TILE FLR./Q° I II I �— ; II I I J F_ 7, BATHROOM 2 LIVING KITCHEN I ILE FLR./Q° GLC. I I II o II I II II LAUNDRY TILE FLR./ci° GLC. 2-CAR GARAGE GONG. FLR./cI0 GLO. � I I I I I I I I I I I AREA TABULATION 0 1 2 3 4 5 SCALE: 1 14" = V-O" LIVING AREA: I,a30 SQ.FT. ENTRY PATIO: 62 SOFT. FLOOD PLAN I121I SCALE: 114" = V-O" N 20 f f LLJ a_ O f J L LU LU 0 REVISION I BY SHEET TITLE: FLOOR PLAN 2 DRAWN CHECKED G.L.S. J.S. COMMENCEMENT D A T E APRIL 2015 SCALE JOB NO. AS NOTED LQ15-21 PRINT DATE June 9, 2015 THESE DRAWINGS ARE COPYRIGHTED INSTRUMENTS OF SERVICE A5 DEFINED BY THE GALIFDRNIA ADMINISTRATIVE GODS THEY ARE OWNED BY GL5 ARCHITECTURE. THEY ARE FOR THE EXCLUSIVE USE OF THE OWNER NOTED AT THE EXGLUSfVE SITE INDICATED IN THE DRAWING 5 ONLY THIS DESIGN AND DRAWINGS ARE SUBMITTED AS RESTRIGTNE AND CONFIDENTIAL D15GLOSURE THAT MAY NOT BE USED OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GL5 ARCHITECTURE. THIS DRAWING REPRESENTS A PRELIMINARY DESIGN UNTIL SUCH TIME THE BUILDING DEFT. HAS AFFIXED THE STAMP OF APPROVAL 6O.L.S.A5. RGHITEGNRE SHALL NOT BE RESPONSIBLE FOR GDMPLETENE55 OF DRAWIN65 FOR BIDDING PURPOSES PRIOR TO ISSUANCE OF BUILDING PERMITS. SHEET r `` CHARLES D. GARLAND ARCHITECT JORGE SEPTIEN DESIGN PRINCIPAL 74-991 Joni Dr. #9 Palm Desert, CA 92260 (760) 340.3528 Tel. (760) 340.3728 Fax O� r C' * No. m C11991 c A 1013112015 9T EXP. DATE Q`� Op cp,%%* DC I.L Ej H J m W CQ C Q LULL.I o LU O = J LULU = LU 0 EA TABULATION LIVING AREA: 2,305 SQ.FT. ENTRY PATIO: 46 SG2.FT. 0 1 2 3 4 5 SCALE: 114" = V-O" FLOOR PLAN TT3TT N 20 W X cc cc W v m o E E Z m o W d -j o L t W O p v zW so 3 Ln a silo REVISION I BY SHEET TITLE: FLOOR PLAN 3 DRAWN CHECKED G.L.S. J.S. COMMENCEMENT D A T E APRIL 2015 SCALE JOB NO. AS NOTED LQ15-21 PRINT DATE June 9, 2015 THESE DRAWINGS ARE COPYRIGHTED INSTRUMENTS OF SERVICE A5 DEFINED BY THE GALIFDRNIA ADMINISTRATIVE GODS THEY ARE OWNED BY GL5 ARCHITECTURE. THEY ARE FOR THE EXCLUSIVE USE OF THE OWNER NOTED AT THE EXGLUSNE SITE INDICATED IN THE DRAWING 5 ONLY THIS DESIGN AND DRAWINGS ARE SUBMITTED AS RESTRIGTNE AND CONFIDENTIAL D15GLOSURE THAT MAY NOT BE USED OR REPRODUCED WITHOUT THE WRITTEN CONSENT OF GL5 ARCHITECTURE. THIS DRAWING REPRESENTS A PRELIMINARY DESIGN UNTIL SUCH TIME THE BUILDING DEFT. HAS AFFIXED THE STAMP OF APPROVAL 6O.L.S.A5. RGHITEGNRE SHALL NOT BE RESPONSIBLE FOR GDMPLETENE55 OF DRAWIN65 FOR BIDDING PURPOSES PRIOR TO ISSUANCE OF BUILDING PERMITS. SHEET ATTACHMENT 4 The Villas at Indian Springs Specific Plan Prepared fort e City of La Qmnm,California April 2015-REVISED AUGUST/DEEEM BER2015 ��. NOW"& \ 4 40 114 1 LIST OF CONSULTANTS Planner Global Development, Inc. 75161 Sago Ln Palm Desert, CA 92210 760-834-8278 Architect GLS Architecture Group, Inc. 74991 Joni Dr. #9 Palm Desert, CA 92260 760-340-3528 Landscape Architect Lush & Efficient Landscape Design 52293 Avendia Madero La Quinta, CA 92253 760-835-6358 Civil Engineer Watson Engineering 50200 Monroe St. Indio, CA 92201 760-275-1553 Soil Engineer Sladden Engineering 45090 Golf Center Parkway, Suite F Indio, CA 92201 760-863-0713 2 City Officials Acknowledgement Community Development Director: Les Johnson Public Works Director: Tim Jonasson Principal Planner: Wally Nesbit Principal Engineers: Bryan McKinney Ed Wimmer 1 2. 3. 4. S. 6. 7. Table of Contents Introduction & Background Specific Plan Land Use Siting Standards Architectural Design Guidelines Engineering & Improvements Landscape Architectural Guidelines Standards for the Conservation, Development, and Utilization of Natural Resources Implementation Programs & Measures Relationship to the General Plan Specific Plan Consistency With General Plan List of Illustrations Global Development Specific Plan Delineation (Page 19) Ownership Map (Page 20 & 21) Conceptual Land Plan (Page 22) Tentative Tract Map Exhibit (Page 23) Architectural Plans (Pages 24-26) Entry Landscape (Page 27) Retention Landscape (Page 28) Front Yard Landscape (Page 29) Page 5 Page 5 Page 6 Page 6 Page 7 Page 8 Page 8 Page 9 Page 9 Page 10 11 1. Introduction & Background: The Specific Plan covers 3.22 net acres of land on the eastern edge of The City of La Quinta. The current General Plan for the area is: Medium/High Density Residential. The Specific Plan guidelines are intended for Medium Density Residential. Global Development, LLC. owns 2.34 acres and the City of La Quinta owns 0.88 acres, Global Development is in contract with the City of La Quinta to buy their land. The land the City of La Quinta owns included nine developed lots purchased using redevelopment funds in order to widen Jefferson Street; the homes on those lots were subsequently demolished and new right-of-way was established, with the remainder of the lots being retained by the City. The 2.34 acres Global Development owns was an old golf course fairway that was redesigned and left out of its original plan. 2. Specific Plan Land Use: Introduction. The 2035 La Quinta General Plan designates the site land use as Medium/High Density Residential. The site is currently zoned for Golf Course and Low Density Residential, and requires a zone change to be consistent with the City General Plan Land Use. As such, a zoning designation of Medium Density Residential has been proposed. The majority of the land in the Specific Plan is undeveloped requiring new infrastructure including street, drainage, utility systems, grading of the topography and other infrastructure. The land in the Specific Plan is located on the eastern edge of the City of La Quinta, with several utility districts governing various aspects of public utility infrastructure. a. Residential Density. The Specific Plan and associated tract map propose a 16- lot development on 3.22 acres, establishing a residentyial density of 4.97 units/acre. The project was revised from 15 lots in December 2015 based on an allowance from CVWD to discharge project drainage into the Whitewater Channel, which allowed adding 1 lot to replace the original retention basin. b. Conceptual Development Illustrations. The residential project area site, landscaping and unit plans are provided for reference in this document, as noted in the List of Illustrations on Page 4. These plans are generally intended to be representative of the project layout, density and design concept, but are not intended to establish specific detailed plans for construction. Detailed design components of the project will vary as the development process continues. 5 3. Siting Standards: a. Single Family Lot Standards. Each lot size varies due to irregularly shaped lots. The ninimum lot size shall be 6000 sq. ft. b. Single Family Siting Standards. The Standards listed below are minimum, except when they refer to a maximum allowed item. The architectural theme should be compatible and related to the Single Family Themes. Maximum Height: 17 feet/One story Front yard setback: 15 feet Side yard setback: 5 feet Rear yard setback: 10 feet Architectural projection: 2 feet into front or rear setback A/C setbacks: 3.5 feet from any property line 4. Architectural Design Guidelines: a. Roofing. All plans will have two elevations, an A elevation and a B elevation. All A elevations will have S concrete tile roofs; All B elevations will have flat concrete tile roofs. All roofing colors will be show on the color chart. b. Window Trim. All elevations will have window trim around the windows on front elevations. c. Rock Veneer. All A elevations will have rock veneer on front elevation. d. Painted Pop Outs. All B elevations will have paint areas on the front elevation. e. Wood Grain Metal Garage Doors. All plans will have wood grain metal doors. f. Courtyard. All plan 3's will have courtyards. g. Drive Ways & Walkways. All driveway & walkways are to be gray concrete. h. Block Walls. All courtyard walls are to be plastered to match home, all other walls to be tan precision block. i. Wrought Iron Fencing. Wrought iron fencing to be used around retention area will be relocated from Jefferson side of project after removal for the new block wall. 0 5. Engineering & Improvements: Introduction. The majority of the area within the Specific Plan is undeveloped requiring new infrastructure including a private street, underground utility systems, grading of the topography and other infrastructure. The Specific Plan is located on the easterly edge of the City of La Quinta, with several utility districts governing various aspects of public utility infrastructure. The planned area is bounded by Jefferson St., Palm Circle Dr., Westward Isle Homes and the wash. The overall capacity and existing condition of this public infrastructure is adequate to serve the planned uses, however, some improvements and upgrading of existing utilities are necessary. This section establishes standards and policies for the design and installation of the new -engineered infrastructure for the complete build -out of the plan and establishes the proper framework necessary for future development. a. Street Design Standards. The residential street within the Specific Plan is designed to be private and maintained by its own Home Owners Association. This street will be designed in accordance with the street sections provided in the plan. Any deviations from these standards will require review and approval by the city of La Quinta. b. Topography & Grading. The area covered by the Specific Plan contains various topographic and drainage features that require specific guidelines in order to ensure conformance with local agency requirements as minimal impact to natural topography. The finished elevations within the plan range from approximately 60-64 feet above mean sea level. Flood Elevation Requirements. Development within the Specific Plan is required to comply with the City of La Quinta flood elevation standards. The building pads of all occupied structures will be elevated to a minimum of 60 feet above mean sea level with the finished floor being a minimum of 6 inches above the building pad. Grading & Drainage. The drainage systems within the plan area are similar to most new developments. Lots, streets, and landscaped areas will be graded to convey runoff to new inlets within the development, which will then transport the storm water through underground piping to the retention basin. Storm Water Treatment. The development within the Specific Plan is required to prepare and summit project -specific Storm water Management Plans (SWMP) to determine and implement storm water runoff treatment measures to reduce potential impacts from sediment -laden runoff and other pollutants. 7 c. Infrastructure & Utilities. The Specific Plan requires new public and privately maintained utility infrastructure to serve the uses. The existing site is primarily undeveloped land; therefore, almost no existing infrastructure resides with in the development envelope. Sanitary Sewer. Sanitary sewerage in the area is operated by CVWD. Conventional underground sewer system within the public street that will connect to the existing system within Jefferson St. The developer will leave a sewer stub out for future use of Westward Isle H.O.A. Water Supply & Service. Water service for the new development is serviced by CVWD. The development has gone through a CVWD review and CVWD has concluded that there is adequate water supply. Energy. So. Cal Gas & IID provides energy and natural gas service to the Specific Plan area. Existing natural gas and electric infrastructure exist within the surrounding public streets. 6. Landscape Architectural Guidelines: a. Introduction and Landscape Concept. The Landscape must respond to the significant site climate issues including extreme drought, high winds and hot desert climates. The majority of the plant material must be low water use, drought tolerant or native to the desert. We will not be installing any grass due to the issues the state of California is currently experiencing. Every home and the surrounding areas will consist of desert landscape. The irrigation system on site will be automatic, underground, and state of the art systems using the latest water conservation available. Drip irrigation will be used to minimize any drought concerning issues. 7. Standards for the Conservation, Development, and Utilization of Natural Resources: a. Existing Natural Resources. There are no Natural Resources on this land, originally there were homes on 1/3 of the land and then golf course on 2/3's of the remaining land. All the land has been disturbed from its original state. b. Development. The development of this Specific Plan will be built by private funds and will not require any city financing. c. Conservation. Due to the issues the state of California is currently experiencing the irrigation system on site will be automatic, underground, and state of the art systems using the latest water conservation technologies available, The majority of the plant material must be low water use, drought tolerant or native to the desert. Drip irrigation will be used to minimize any drought concerning issues. 8. Implementation Programs & Measures: a. Development Phasing. The development will have three phases, Phase 1 (all off sites & lots 12-15), Phase 2 (lotsl-4) & Phase 3 (lots 5-11). b. Review and Approval Process. The specific Plan, zone Change, Tentative Map and Site Development Permit applications will be reviewed conjunctively, with Planning Commission review and a recommendation to the City Council for their decision. After approval, the Community Development Director will have the authority to approve any minor changes to the Specific Plan within the context and guidelines contained within this document and the City's guiding General Plan policies. 9. Relationship to the General Plan: a. Land Use and Zoning Consistency. The General Plan land use designation of the property is Medium/High Density Residential, which allows single and multi -family residential up to a maximum density of 16 dwelling units per acre. The zoning designation of the property is Low Density Residential (RL) and Golf Course (GC). The proposed project is inconsistent with the current zoning for golf course use, as well as the proposed lot size and density. Based on initial review, it would appear the project is consistent with the medium Density (RM) zoning district, which allows a density range between 4 and 8 dwelling units per acre. This district would accommodate the proposed minimum lot size 6,000 square feet, at the proposed density of 4.97 units/acre. b. Development: House Plans: Plan 1- 1,815 sq. Plan 2- 1,930 sq. Plan 3-2,305 sq. 2 different Elevations each plan C Specific Plan Consistency With La Quinta General Plan Global Development would like to develop a well -planned and desirable neighborhood that meets the communities' vision in the highest quality for which they are known. The following shows the relationship between our Specific Plan and project to the City of La Quinta's General Plan. Goals, Policies, and Programs: Community Development Land Use Goal LU-1 Policy LU-1.1a We are consistent with all Land Maps and Zoning Maps, consistent with the Zoning Designation Consistency Matrix. Policy LU-1.2 All land use decisions are consistent with the applicable General Plan policies. We have hosted three meetings with the homeowners in the surrounding areas and the majority of them support and approve the project. Livable Communities Goal SC-1 Policy SC-1.2a Conservation of Natural Resources This project has implemented the conservation programs including CVWD Urban Management Plan, City of La Quinta's Landscape Ordinance, Cal Green codes, and Federal Water Saving programs. Policy SC-1.3 Storm Water Runoff and Water Quality Protection We have submitted a storm water run off and water quality protection plan that covers all necessary requirements. Policy SC-1.4 Air Quality We have two certified officers within the company that have received Certificates of Completion for the Coachella Valley Fugitive Dust Control class supplied by the South Coast Air Quality Management District. They will be 10 monitoring the site at all times to make sure we are in complete compliance to their requirements. Lic. # CV1406-000763-836 Lic. # CV1406-000788-861 Policy SC-1.5a Energy Resource This project is in compliance with the California Efficiency Standards. (Title 24 in Building Codes) Policy SC-1.5c Pedestrian Connections We are going to be providing a gate connecting the community to the new CV Link that will be developed in the near future so that our homeowners can access the trail. Policy SC-1.6b We are going to be providing a gate connecting the community to the new CV Link that will be developed in the near future so that our homeowners can access the trail. Policy SC-1.6c We are going to be providing a gate connecting the community to the new CV Link that will be developed in the near future so that our homeowners can access the trail. Policy SC-1.7a This land is part of a Redevelopment Project that the City did to widen Jefferson St. We believe and have been told that the residential development fits the zoning ordinance. Policy SC-1.8b We are going to be providing a gate that will connect the community to the new CV Link being developed in the near future so that our homeowners can access the trail. Economic Development Goal ED-1 Policy ED-1.1a This project maintains a balance of land use designations to address economic needs. It utilizes a vacant and underutilized area of land to increase the new home inventory that will address market needs. 11 Policy ED-1.3a This project is pedestrian -friendly. It will interconnect with the CV Link and is within walking distance of golf, restaurants, Home Depot, Costco, and many other retail stores. Policy ED-1.6 This project will bring revenue to the City of La Quinta by the purchasing of said land from the city. We have established a comprehensive program to enforce all payments of taxes and dues. Parks. Recreation and Trails Goal PR-1 Policy PR-1.3 This project will bring revenue to the City of La Quinta by the purchasing of said land from the city. We have established a comprehensive program to enforce all payments of taxes and dues. Policy PR-1.5a We are going to be providing a gate that will connect the community to the new CV Link being developed in the near future so that our homeowners can access the trail. Policy PR-1.5c We are going to be providing a gate connecting the community to the new CV Link that will be developed in the near future so that our homeowners can access the trail. Policy PR-1.8 We are going to be providing a gate that will connect the community to the new CV Link being developed in the near future so that our homeowners can access the trail. Policy PR-1.8a This project is within walking distance from Indian Springs Golf Course and many other fitness facilities such as gyms and wellness centers. Housing Goal H-1 Policy H-1.2a 12 This project will take underutilized, vacant land and increase the capacity for housing. Policy H-1.2b This project consists of smaller lots that create potential for first-time homeowners, small families and seniors to purchase a home. The project is a small infill site that we are asking for flexible development standard allowances specific to small lots that are usually reserved for affordable projects. It will have smaller lots but still be considered single-family detached homes. Policy H-1.4 This project will create new affordable homes in the city of La Quinta. Goal H-2 Policy H-2.1 This Project will increase the moderate housing choices in the city of La Quinta. Policy H-2.3 Program H-2.3j Our company would like to look at this program with the city and see if it can help with the moderate -income households. Program H-6.5d To help with the Landscape Water Management Plan our company plans to use landscape that must respond to the significant site climate issues including extreme drought, high winds and hot desert climates. The majority of the plant material must be low water use, drought tolerant or native to the desert. We will not be installing any grass due to the issues the state of California is currently experiencing. Every home and the surrounding areas will consist of desert landscape. The irrigation system on site will be automatic, underground, and state of the art systems using the latest water conservation available. Drip irrigation will be used to minimize any drought concerning issues. Natural Resources Air Quality Policy AQ-1.1 We have two certified officers here in the company that have received Certificates of Completion for the Coachella Valley Fugitive Dust Control class supplied by the South Coast Air Quality Management District. They will be 13 monitoring at all times to make sure we are in complete compliance to their requirements. Lic. # CV1406-000763-836 and Lic. # CV1406-000788-861 Policy AQ-1.1a Our project will be monitored, managed and all SCAQMD rules will be enforced. Policy AQ-1.3 This project is pedestrian -friendly. It will interconnect with the CV Link and is within walking distance of golf, restaurants, Home Depot, Costco, and many other retail stores. Policy AQ-1.3e We are going to be providing a gate connecting the community to the new CV Link that will be developed in the near future so that our homeowners can access the trail. Policy AQ-1.3g This development is within walking distance from public parks, schools, golf courses, and commercial businesses. Policy AQ-1.5a Our project will be monitored, managed and all SCAQMD rules will be enforced. Policy AQ-1.5b PM10 Plan was submitted to the city of La Quinta. Policy AQ-1.6 PM10 Plan was submitted to the city of La Quinta. Energy and Mineral Resources Goal EM-1 Policy EM-1.1 This project consists of homes that have a Title 24 Report that mandates conservations of energy resources. Biological Resources Goal 13I0-1 Policy 13I0-1.1 14 This project will pay the MSHCP Local Development Mitigation fee when appropriate before building permits are paid. Policy 13I0-1.2a Program BIO-1.2a This program has had a qualified biologist on the property to do a biological resource survey. Cultural Resources Goal CUL-1 Policy CUL-1.1 This project has had a qualified archeologist on site to study and report any archaeological, historic, and paleontological resources found. Policy CUL-1.4b A geotechnical analysis has been completed including soil borings. Water Resources Goal WR-1 Policy WR-1.1 Our projects landscape will respond to the significant site climate issues including extreme drought, high winds and hot desert climates. The majority of the plant material must be low water use, drought tolerant or native to the desert. We will not be installing any grass due to the issues the state of California is currently experiencing. Every home and the surrounding areas will consist of desert landscape. The irrigation system on site will be automatic, underground, and state of the art systems using the latest water conservation available. Drip irrigation will be used to minimize any drought concerning issues. Policy WR-1.2 Our company will pay, when necessary, the appropriate recharge aquifer fee to CVWD. Policy WR-1.4 Our project has a set Water Quality Management Plan (WQMP) for storm water pollution. Policy WR-1.4c This project has an onsite retention basin to provide added recharge to the aquifer. 15 Open Space and Conservation Goals OS-1 Policy OS-1.2c We are going to be providing a gate that will connect the community to the new CV Link being developed in the near future so that our homeowners can access the trail. Environmental Hazards: Noise Goals N-1 Policy N-1.2 This project has submitted a noise study in conjunction with the first Planning Department Application. Policy N-1.5 This project has submitted a noise study in conjunction with the first Planning Department Application. Soils and Geology Goals GEO-1 Policy GEO-1.2 This project has submitted a Geotechnical Report. Flooding and Hydrology Goals FH-1 Policy FH-1.3a This project has an onsite Retention/Detention Basin that is capable of managing 100-year storm water flows. Hazardous Materials Goals HAZ-1 Policy HAZ-1.1 16 This project will have no hazardous materials onsite. Public Infrastructures and Services: Emergency Services Goals ES-1 Policy ES-1.1a This project will pay Development Impact Fees that will help develop future Fire Stations and facilities. Policy ES-1.2 We will be submitting a Fire Sprinkler Plan to the Fire Department for this project. We will be submitting street plans to the Fire Department to assure that the projects access and design provides maximum fire and life safety. Policy ES-1-6 This project will be routed to the Police Department to assure that the project access and design provide for defensible space and maximum crime prevention while maintaining City design standards and codes. Water, Sewer and other Utilities Goals UTL 1.1 Policy UTL 1.1 This project has submitted plans to CVWD for available water. The water is available in the street next to the project. Policy UTL 1.1b The Landscape must respond to the significant site climate issues including extreme drought, high winds and hot desert climates. The majority of the plant material must be low water use, drought tolerant or native to the desert. We will not be installing any grass due to the issues the state of California is currently experiencing. Every home and the surrounding areas will consist of desert landscape. The irrigation system on site will be automatic, underground, and state of the art systems using the latest water conservation available. Drip irrigation will be used to minimize any drought concerning issues. Policy UTL 1.1b 2 This project has coordinated a plan between the Fire Department and CVWD to ensure adequate water supplies for fire suppression. 17 Policy UTL 1.2b The Landscape must respond to the significant site climate issues including extreme drought, high winds and hot desert climates. The majority of the plant material must be low water use, drought tolerant or native to the desert. We will not be installing any grass due to the issues the state of California is currently experiencing. Every home and the surrounding areas will consist of desert landscape. The irrigation system on site will be automatic, underground, and state of the art systems using the latest water conservation available. Drip irrigation will be used to minimize any drought concerning issues. Policy UTL 2.1 This project is going to bring sewer to the site and connect to the sanitary sewer service. The sewer is across Jefferson St. and will be a great expense to get it to the project. Our project will allow the existing project without sewer to hook in at no cost to them. This should encourage the elimination of the pre existing projects septic system. Public Facilities Goals PF-1 Policy PF 1.3a This project will be paying all required Development Impact Fees. Policy PF 1.6b This project will be paying all required School Impact Fees. V6 IMP% IV lit t .4 PECIFIC PLAN D 19 PA ja* a .0ph Aie JIM 0.88 ACRES MR intw r hi iaqram 20 Ac <- t A ON 5wnersh,ip- i "ram 21 PALM CIRCLE DR. c— m m In m z Gn 71 pp-j 22 TENTATIVE TRACT MAP NO. 36875 FOR THE VILLAS AT INDIAN SPRINGS RENGAPORTiDNIOFTHE RINif4GFTHE NINWOFSECTIONM@ TSSS,RM.&@.NL AND LOTS 1 TI4RMJGN$CFTPAJCT21GO APRIL, 2014 1A� r f —l1 t 4 ; I I I I 1 I 1 I 1 I � I I 1 I i I I Y�' I r 1 I , 1 I 1 I 1 I � I I I I I I I I I I I I I .I I I I I I 4 I I 4 I I I I I I t I I I I I I =TESTA I I I I I x{r I I I I I � I I � Y I II e= 23 THE VILLAS AT lYDlAYSP9lY6S AUGUSTA FLOOR PLAN LWWQAKA: ijlSvqA "RACE 604 9%tl. •Wfilkt O"tkMS AN; BUILt DEVELOPMENT 24 THE IIILLAS A T I v DIA NSPRINGt PEBBLE BEACH FLOOR PLAN LMNQ AREA' 1.990a9 H. GARAOE;. 45ui411- -WHEKE DAEAM5 AAE ILIL1' r bFVRL0PMftNT 25 THE IIIL LAS A T IYDIAN SPRINGS ST. ANDREWS FLOOR PLAN 4.1WHO An CA: 2.305 .,n OARAME; iib.4h wviiiu DmtAPAi A9F M%IlIT' DEVELOPMENT 26 •I I LM#,i111G. LIGMO FILM �IK-LEA • '• ..�01 PRELIMINARY YLIASTA�INu�NPIINGS P 1 PLANTING PLAN 27 I ILCI WORK r - . -- - - 11 ® 1i ■© 0 i min mETEwni)N BASIN KEY MAP PRELIMINARY wl �� P-2 PLANTING PLAN cm a. u oNNrn . chsNl COMMON dH08 NtnNnoN X0.61Nh ME LIMROF WORK UM9T Of WORK 18 1 3 B-r V. 1 Po �� ■ "ems - 1N: Llc�flc LECENP � � �'� 0 B GRRPHIC SGSLE N ELIMINARY PLANTING PLAN r�� � �.�� WILLAS AT IN6IAN SPxfNLS MI w.°�"-"'� orrr o- u au�wrw iNkiLL �POM7 YFflRS 29 IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA ATTACHMENT 5 V VICINITY MAP N.T.S. THOMAS BROTHERS 2007 PG. 5470, A-2 PROP CURB & GUTTER EX STREET LIGHT im ILIA PROP R/W EASEMENTS 0 60' EASEMENT FOR PUBLIC HIGHWAYS RECORDED APRIL 17, 1959, AS INSTRUMENT NO. 32692, O.R. 0 EASEMENT IN FAVOR OF THE COACHELLA VALLEY WATER DISTRICT RECORDED JUNE 23, 1960, AS INSTRUMENT NO. 55839, O.R. 0 EASEMENT TO INDIAN SPRINGS GOLF CLUB, LLL RECORDED JULY 18, 2008, AS INSTRUMENT NO. 2008-0395663, O.R. ® EASEMENT IN FAVOR OF THE COACHELLA VALLEY WATER DISTRICT RECORDED OCTOBER 20, 2008, AS INSTRUMENT NO. 2008-0562174, O.R. PROP C/L R/W 16.5' 1 � % 2% I f— —� PROP AC PAVEMENT PROP CURB &GUTTER TYPICAL SECTION L PRIVATE STREET) NOTE: NTS PARKING ON ONE SIDE OF STREET ONLY — — — — — f EX R/W EX C&G PROP 8" SEWER MAIN 1i r I / PALM CIRCLE Fl _ X 60.30 (PRIVATE STREET) — C/L co (V EX C&G\ PROP CURB STOP SIGN H102&QpjH2) J 1 X63.30 UNDERGROUND SERVICE ALERT CALL TOLL FREE ORE y° 1-800- 227- 2600 2 WORKING DAYS BEFORE YOU DIG 33' LOT "A" ACCESS SCALE: 1 "=20' 1 EX R/W 16 TENTATIVE TRACT MAP NO. 36875 FOR THE VILLAS AT INDIAN SPRINGS BEING A PORTION OF THE NW 1/4 OF THE NW 1/4 OF SECTION 28, T5S, R7E, S.B.M. AND LOTS 1 THROUGH 9 OF TRACT 2190 APRIL, 2015 0 00 a 660 ' •� a, I I � � �� ��»�� o __ 52� 70J .' ,�5�.Sd' o �-�..'� �✓^ f' N'. ❑ ° �' w o' IT•f� I I o 46,50 45.30 •44.40 62s0 62.70 � i FIESTA DRIVE DIRT QUANTITY ESTIMATE: CUT 3,000 C.Y. FILL 3,000 C.Y. NOTE: CONTRACTOR IS RESPONSIBLE FOR HIS OWN ESTIMATE OF QUANTITIES. I I ° ° I II I 56.70 SS / 6 I - + 0.30-------- I ,63.10 �V---� +F 57.70 ` o o 0 0 ° o o ° .49,30 .62.40 l `V 40 0 0 ° ap I _PALM CIRCLE --- \;1,7 � 1 �`-------__ — I ,` 51,90 I .\ .59I .63.31 16 o I v' .59 V63,30 --- i 2 I w L, ,58 / w 15 " I N I I Q / 5 �I +\ 3 .57, 14 s \ \\ r 57.6( o-, r— �759.$d m J II 591 I I O 4 6 96 HE LI 910°CS � 13 I I ,59. _ 'L .i ..� � .5: Ib W �.I � I - 1 I ti I _ � I ,59I150 I \ .57.80 5 C o + \ 155 40 O _ .3 \ U LL 6 i 58.7 \ ILLLU I ° I I I I I I I —I I I ,32.80 ,63. 0 60 . 3. 0 .31.50 .31.70 INDEX MA 0 80 120 160 SCALE: 1" = 80' ( IN FEET) ASSESSOR'S PARCEL NOS. 600-080-041, 600-080-042, AND 600-080-001 THROUGH 600-080-009 LEGAL DESCRIPTION THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: THAT PORTION OF THE WEST ONE—HALF OF THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, AS SHOWN BY UNITED STATES GOVERNMENT SURVEY, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION 28; THENCE NORTH 89°55'21" EAST, ALONG THE NORTHERLY LINE OF SAID SECTION 28, A DISTANCE OF 1322.61 FEET TO THE NORTHWESTERLY CORNER OF THAT CERTAIN PARCEL OF LAND CONVEYED TO COACHELLA VALLEY STORM WATER DISTRICT, BY DEED RECORDED APRIL 12, 1921 IN BOOK 545, PAGE 53 OF DEEDS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA; THENCE SOUTH 37'11'18" WEST, ALONG THE NORTHWESTERLY LINE OF SAID PARCEL, 1208.95 FEET TO A POINT HAVING A RADIAL BEARING OF NORTH 50°31'15" WEST; THENCE CONTINUING SOUTHWESTERLY ALONG SAID NORTHWESTERLY LINE ON A CURVE CONCAVE TO THE NORTHWEST DESCRIBED AS HAVING A CENTRAL ANGEL OF 38°54'00", A RADIUS OF 946.28 FEET, AN ARC DISTANCE OF 642.46 FEET; THENCE CONTINUING ALONG SAID NORTHWESTERLY LINE, ALONG A TANGENT LINE, SOUTH 78°22'45" WEST, A DISTANCE OF 51.37 FEET TO THE WESTERLY LINE OF SAID NORTHWEST QUARTER; THENCE NORTHERLY ALONG THE SAID WESTERLY LINE, NORTH 0°04'39" WEST, A DISTANCE OF 1297.01 FEET TO THE TRUE POINT OF BEGINNING. EXCEPTING THEREFROM ANY PORTION THEREOF INCLUDED IN TRACT 4518 AS SHOWN BY MAP ON FILE IN BOOK 75, PAGES 20 AND 21 OF MAPS, RIVERSIDE COUNTY RECORDS. EXCEPT ANY PORTION LYING NORTH OF THE NORTH LINE OF TRACT 4518 AS SHOWN BY MAP ON FILE IN BOOK 75, PAGES 20 AND 21 OF MAPS, RIVERSIDE COUNTY RECORDS. ALSO EXCEPTING THEREFROM ANY PORTION THEREOF INCLUDED IN TRACT NO. 2190, AS SHOWN BY MAP ON FILE IN BOOK 41, PAGES 55 THROUGH 57, INCLUSIVE OF MAPS, RIVERSIDE COUNTY RECORDS. ALSO EXCEPTING THAT PORTION OF SAID LAND INCLUDED IN FINAL ORDER OF CONDEMNATION IN FAVOR OF THE CITY OF LA QUINTA RECORDED JUNE 28, 2006 AS INSTRUMENT NO. 2006-0467379 OF OFFICIAL RECORDS. LOTS 1 THROUGH 9, TR 2190. EXISTING GP MHDR (MEDIUM/HIGH DENSITY RESIDENTIAL), G (RECREATION), FP (FLOOD PLAIN) PROPOSED GP MHDR (MEDIUM/HIGH DENSITY RESIDENTIAL), FP (FLOOD PLAIN) EXISTING ZONE RL (LOW DENSITY RESIDENTIAL), GC (GOLF COURSE), FP (FLOOD PLAIN) PROPOSED ZONE MR (MEDIUM DENSITY RESIDENTIAL), FP (FLOOD PLAIN) EXISTING LAND USE VACANT, JEFFERSON ST. LANDSCAPING, STORMWATER CHANNEL GROSS AREA 233,003 SQ. FT. (5.35 AC.) NET AREA TOTAL AREA: 5.35 AC. REMAINDER: —1.31 AC. LOT "B": —0.82 AC. NET PROJECT AREA: 3.22 AC. SHEET INDEX INDEX SHEET: SHEET 1 TENTATIVE MAP SHEET: SHEET 2 UTILITY AGENCIES WATER COACHELLA VALLEY WATER DISTRICT (760) 398-2651 SEWER COACHELLA VALLEY WATER DISTRICT (760) 398-2651 ELECTRIC IMPERIAL IRRIGATION DISTRICT (760) 398-5854 TELEPHONE VERIZON TELEPHONE COMPANY (760) 864-1720 GAS SOUTHERN CALIFORNIA GAS COMPANY (760) 341-2345 TV TIME WARNER CABLE (888) 200-4388 SCHOOL DISTRICT DESERT SANDS UNIFIED (760) 777-4200 OWNER/APPLICANT 240 400 DESERT LAND HOLDINGS, LLC. CITY OF LA QUINTA 77-165 DELGADO DRIVE 78-495 CALLE TAMPICO INDIAN WELLS, CA 92210 LA QUINTA, CA 92253 CONTACT: JIM SNELLENBERGER PHONE: (760) 777-7000 PHONE: (760) 834-8278 LOTS 1 THROUGH 9, TR 2190 APN'S: 600-080-041 & 600-080-042 APN'S: 600-080-001 THROUGH 600-080-009 I NO. I REVISIONS 1 APPROVED 1 DATE NOTE: UNDERGROUND UTILITIES PRIVATE ENGINEERING NOTE SEAL — CITY APPROVED BY THE CITY OF LA QUINTA SEAL — ENGINEER BENCHMARK: IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SHEET NO: WORK CONTAINED WITHIN THESE PLANS SHALL NOT COMMENCE UNTIL AN ENCROACHMENT ALL UNDERGROUND UTILITIES OR STRUCTURES REPORTED BY THE OWNER OR OTHERS AND THOSE SHOWN ON THE RECORDS ALL UNDERGROUND UTILITIES OR STRUCTURES REPORTED BY THE OWNER OR OTHERS AND THOSE TENTATIVE TRACT MAP PERMIT AND/OR A GRADING PERMIT HAS BEEN EXAMINED ARE INDICATED WITH THEIR APPROXIMATE LOCATION SHOWN ON THE RECORDS EXAMINED ARE INDICATED pFESS /Oti p 4 O ° WITH THEIR APPROXIMATE LOCATION AND EXTENT. PR ISSUED. AND EXTENT. THE OWNER, BY ACCEPTING THESE PLANS ORO PROCEEDING WITH IMPROVEMENTS PURSUANT THERETO, THE OWNER, BY ACCEPTING THESE PLANS OR PROCEEDING WITH IMPROVEMENTS PURSUANTCIVIL \j\1. IN �! NO. 36875 1 THE PRIVATE ENGINEER SIGNING THESE PLANS AGREES TO ASSUME LIABILITY AND TO HOLD UNDERSIGNED THERETO, AGREES TO ASSUME LIABILITY AND TO HOLD 2n, ENGINEERING • LAND PLANNING ENGINEERING FOR UNDERSIGNED HARMLESS FOR ANY DAMAGES /� O O �ION0 STREET IS RESPONSIBLE FOR ASSURING THE HARMLESS FOR ANY DAMAGES RESULTING FROM EXISTENCE OF RESULTING FROM EXISTENCE OF UNDERGROUND -_j Z z INDIO, CA 92201 THE VILLAS AT INDIAN SPRINGS ACCURACY AND ACCEPTABILITY OF THE DESIGN UNDERGROUND UTILITIES OR STRUCTURES NOT REPORTED TO UTILITIES OR STRUCTURES NOT REPORTED TO THE m PH: (760) 275-1553 HEREON. IN THE EVENT OF DISCREPANCIES THE UNDERSIGNED, NOT INDICATED OR SHOWN ON THE RECORDS UNDERSIGNED, NOT INDICATED OR SHOWN ON THE w No26662 m z ARISING AFTER COUNTY APPROVAL OR DURING EXAMINED. THE CONTRACTOR IS REQUIRED TO TAKE DUE RECORDS EXAMINED. THE CONTRACTOR IS REQUIRED . EXP. 3-31-16 CONSTRUCTION THE PRIVATE ENGINEER SHALL PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR TO TAKE DUE PRECAUTIONARY MEASURES TO TIMOTHY R. JONASSON, P.E. RCE NO. 45843 APRIL, 2015 BE RESPONSIBLE FOR THE DETERMINING AN STRUCTURES SHOWN AND ANY OTHER UTILITIES OR STRUCTURES FOUND AT THE SITE. IT SHALL BE THE CONTRACTOR'S PROTECT THE UTILITIES OR STRUCTURES SHOWN AND ANY OTHER UTILITIES OR STRUCTURES FOUND AT THE PUBLIC WORKS DIRECTOR/ CITY ENGINEER �9 C1Vl\�P PREPARED BY: LLOYD W. WATSON R.C.E. NO. 26662 IN THE NW 1/4 OF THE NW 1/4 OF SECTION 28, T5S, R7E, S.B.M. OF 2 SHTS. ACCEPTABLE SOLUTION AND REVISING THE RESPONSIBILITY TO NOTIFY THE OWNERS OF THE UTILITIES OR SITE. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY MARK BY DATE REVISIONS APPR DATE DATE: OF CALF SCALE: FOR: W.O. PLANS FOR APPROVAL BY THE COUNTY. STRUCTURES CONCERNED BEFORE STARTING WORK. TO NOTIFY UTIEFORE LITIESORING WORK. CONCERNED THE CTURETHE ENGINEER EXP. DATE 12/31/14 DATE: SCALE AS SHOWN FILE NO: 0 40 60 80 120 200 EASEMENTS 0 60' EASEMENT FOR PUBLIC HIGHWAYS RECORDED APRIL 17, 1959, AS INSTRUMENT NO. 32692, O.R. 0 EASEMENT IN FAVOR OF THE COACHELLA VALLEY WATER DISTRICT RECORDED JUNE 23, 1960, AS INSTRUMENT NO. 55839, O.R. 0 EASEMENT TO INDIAN SPRINGS GOLF CLUB, LLL RECORDED JULY 18, 2008, AS INSTRUMENT NO. 2008-0395663, O.R. ® EASEMENT IN FAVOR OF THE COACHELLA VALLEY WATER DISTRICT RECORDED OCTOBER 20, 2008, AS INSTRUMENT NO. 2008-0562174, O.R. O SCALE: 1" = 40' 10 ( IN FEET) O�v% O @ r° i �/ A o /�' ���' \ `�' 3 `�i` `� o CN y �; CD \ co \ V O 4�1 Q O /LqI LOX I o I i x /" Imo,.-; \ , - Q ; �' ' �� \`\ `� I ° , \ �x t' \ O ° \ HE 0 \ I <� \ I cal Lq> \ \o i �/ cn - O A �F 0 1 _ / o� J l o ram._ <> \ X , > 1 / ° o ��-/ 1-`n Lox 1 00 Ln LO Mow x 00 �° I ~�v III ��- >` \ Ate, ��- I SI IA o k' O I \ o j i Lnx x , RETENTION PE 61.00± °� \ I t \ PE 61.50±_ \ =' \ LOT "C" PE 61.50± RETENTION \ � `�.ti ri MAXWELL DRYWELL 48.00 \ _ _ - \_ \ i - - / � -I� < TOG 54.50 x / ?� & BLOCK WALL /` N 01°03'02" E 140.70' < _ 11.28 FS 59.50 Q1o=4.30 CFS\ 4 �/ o o! p / / _� �T < 80.12' 73.63' 67.07' �� ' LI - - - - -� / ;1� '� •' N 03° 14'05"W 407.33' 80.12' iQ100=9.35 CFS \ x �� Ln / �n�'� 80.12' r�i ����� �' �.�c�' Q1o=1.36 CFS � FS 59.50 , W 110.05' -' _8C. 2'_ rn N 05°32'36' 9.59' 75.56' �, � _ � M Q1oo=2.39 CFS w TOG 57.00 � \ 100.46' co 00 I N 54.00 \ ` CO _ co x _ CV 00 10 LO co � co o w w PE 61.00 LO 8AI 16 co � co w 12 11 N m �¢" \ �O a 50' PE 62.60 " �� w 13 w w c 14 "' PE 61.80 PE 61.40 I FL 58.16 �, O� 25' 25' � Q1o=0.60 CFS 04 C, PE 62.20 L°un rn z n 6 p ° LP X Q100-1.05 CFS v 15 �, c PE 62.60 LO m 00 3 p0 Q1o=2.94 CFS TC co LO LO 0 00 z 6 6p TP 59.29Qloo-6.96 CFS \ _ 60.78 M w TC 60.25 �' PE 62.64 Ln 00 z FS 59.50 �\ / o ST P SIGN GB coTC 62.04 z PROP 12" STORM DRAIN TC 59.85 �056' TC 59.21 (.0 ^ \ / O N rn ao z w TC 59.12 ` 06 TC 52 PROP 12" STORM z 0 W o FL 96 DRAIN z FL 61.48 TC 60.50 25.50' R=108.50 6g3 0 0 !i 2 i i x of x I N PROP WEDGE C&G TC 61.70 TC 61.30 TC 60.90 80.06' ��8 o \" x 00 t p< w J 00 .63 95.40' TC 61.70 85.00' 80.00' 17.69' 37.65' 24.69 80.06' _ �g1 g3 N �o Z� }�' \ w �` V N 02°15'54" W 210.30'- 0.50% TC 60.10 Ft� 0o cb 0 1 i J> o> x `�- �' L�39.0011 ' TC 60.13 "' N 00'04'18" W 277.59' 0.50% �. n - ti -, i \ \ cv N 02°15'S4" W 326.49' - TP 59.63 Z pip°I° �' J I� \ x0 x (� FL 59.57 1.904% CO _ LOT A (PRIVATE STREET) R=1000.00' - - - 4' �' �- �- / o _ N 00'04'18" W 314.69' _ _ 1.105% TP 60.08 M PROP 8" SEWER MAIN L-38.28' PROP R MAIN . � -� TC 60.25 M ;n TP 61.87 - -_. -�` 0.50°_/0 N 02°15'54" W 326.49' x / I' FL 59.69 HP N 00°04'18" W 277.5T 0.50% 80.06' C/L 82.45' TC 59.38 TP 60.71 1 TC 59.80 TC 59.37 80.06' TC 60.20 TC 6 .31 74.45' 77.46' 80.00' 37.23' 38.91' 80.06" c o TC 60.60 2.62' .0 TC 0�7 TC 61.47 TC 62.04TC 61.80 TC 61.40 3.87' FL 59. 5 r-� a FL 61.48 (1, TC 61.00 L m �� `o, `� ��a' < \ \14.36' Q1o=0.76 CFS _ PROP WEDGE C&G __ I a, o °' ��R=25.00'Q1oo=1.34 CFS Lq co ' o M - o c oI 1� I CC) i o w L=39.2T o ao\ 1 M C> _ TC 60.51 w _;� "�. �. r�I w r w w \ ra0 \ _ o FL 59.95 N w w w x ~ J`�" i" \ fox i" 9� , x °QN " LO 1 2 N 3 \ --�`.. 4 C4 5 v 6 7 LO 8 LO 9 - \ I- �rn o `�° PE 62.56 PE 62.70 LO PE 62.70 l_ LO Lr)o PE 62.30 PE 61.90 ��Lo PE 61.50 �" PE 61.10 �, PE 61.10 PE 61.30 6' BLOCK WALL/ \ I� QG3a�MC� d04 > = wC� 1 z °� 6, m 0) 00 00 0000 000 00 0O RETAINING WALL \ J Qo 1 23± I G_ z z> z ox Z colz IZ z z u \ \ o Ofw= _ I x a \ co � Q e1 12.89' n 1 L ��n lLc') \/ o w w X > z 78.74' 77.46' x 80.00' 80.00' 80.00' ° 80.00, 80.00' 85.00' o n 112.16' I- w b -- O X w U M N 00 07'07'W 739.78 S� Cox X w r?g EX FENCE �� I �� PROP R/W _� L a 6 BLOCK WALL I I r \\ L coo x wau) M l�p'u� G00 0£30°0m r ,I- 9p-�1-�00�0g&w - I _ �p�7 C�00°OB0�00 3 i- -L^�pl (�00�0 3Q°004 I'" GpG� �0030�00� 1 I �00 ©BO°OOC� �' l 000�030°00� �'� t { 0@R0 0°00£3: - _ 0M G00°0 30 00° Q o )// \"� \ \ I� W ( !'', /. - - L-r-J�J� �0 LOT ����Y 'I LO �N�� VVV , - -r,'00- � T - coo - - - - I' EX:.FI�--- 0 �-`",I EX C&G :�' ` 7 a ° �j - - _ �� "�, ,-� _ -x C o_j �NO� �� C 10-1__,=r'I� �,_ EX CATCH BASIN EX SIDEWALK EX DRAT _ L-17 5 _ N 00 0439 W 77.64 Q Q�c� c� L ,� , 3000 00' � \ O . _.- CVWD DWG STORM N - - - - - - - - - . J - 6' ----_ 1�.��p-------- _ ---- - - - o �7 ' o N 00°04'39"W 764.15' EX SD MH I EXR/W ----- - tEXSDMH T----------- I -EXSDMH----1-------------------------- --- -----_ _ _------- --- ----- ------------- ----- ----- ---------------- ------------ -- ---- --- ----- ----- ----- _---- --_ ---------------- - -- ---------------------- ------------- ------------------- -- ---- /---DETAIL "A" I �I v EX 12" WATER MAIN EX MEDIAN EX 24 WATER MAIN SEE ABOVE I I I JEFFERSON STREET I I CVWD DWG 9327 I I CVWD DWG 30548 I 1 I - - _ - _ _ - PHONE' 760 834-8278 LOTS 1 THROUGH 9, TR 2190 c ti - _ _ s o �' -o EX SWR M� APN'S: 600-080-041 & 600-080-042 APN'S: 600-080-001 THROUGH 600-080-009 ce*��'-�' e�.T-= �_r EX 8" SEWER MAIN �W-� S� / / �� CVWD DWG 26220 o o rn ' I `� -�� NO. REVISIONS APPROVED DATE EX SWRMH --- cr --- ,n _______ ____________ ---EX SWRMH----_ ------ x-- _ tD --- - ---- ----- ------�--------Z-EXS�CVBJVI}i-------�-- ----------------- -- EXR/W - --- -- --a- -- W � --- -� ASSESSOR'S PARCEL NOS. 600-080-041, 600-080-042, AND 600-080-001 THROUGH 600-080-009 LEGAL DESCRIPTION THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: THAT PORTION OF THE WEST ONE-HALF OF THE NORTHWEST QUARTER OF SECTION 28, TOWNSHIP 5 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN, AS SHOWN BY UNITED STATES GOVERNMENT SURVEY, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHWEST CORNER OF SAID SECTION 28; THENCE NORTH 89°55'21" EAST, ALONG THE NORTHERLY LINE OF SAID SECTION 28, A DISTANCE OF 1322.61 FEET TO THE NORTHWESTERLY CORNER OF THAT CERTAIN PARCEL OF LAND CONVEYED TO COACHELLA VALLEY STORM WATER DISTRICT, BY DEED RECORDED APRIL 12, 1921 IN BOOK 545, PAGE 53 OF DEEDS, RECORDS OF RIVERSIDE COUNTY, CALIFORNIA; THENCE SOUTH 37'11'18" WEST, ALONG THE NORTHWESTERLY LINE OF SAID PARCEL, 1208.95 FEET TO A POINT HAVING A RADIAL BEARING OF NORTH 50°31'15" WEST; THENCE CONTINUING SOUTHWESTERLY ALONG SAID NORTHWESTERLY LINE ON A CURVE CONCAVE TO THE NORTHWEST DESCRIBED AS HAVING A CENTRAL ANGEL OF 38°54'00", A RADIUS OF 946.28 FEET, AN ARC DISTANCE OF 642.46 FEET; THENCE CONTINUING ALONG SAID NORTHWESTERLY LINE, ALONG A TANGENT LINE, SOUTH 78°22'45" WEST, A DISTANCE OF 51.37 FEET TO THE WESTERLY LINE OF SAID NORTHWEST QUARTER; THENCE NORTHERLY ALONG THE SAID WESTERLY LINE, NORTH 0°04'39" WEST, A DISTANCE OF 1297.01 FEET TO THE TRUE POINT OF BEGINNING. EXCEPTING THEREFROM ANY PORTION THEREOF INCLUDED IN TRACT 4518 AS SHOWN BY MAP ON FILE IN BOOK 75, PAGES 20 AND 21 OF MAPS, RIVERSIDE COUNTY RECORDS. EXCEPT ANY PORTION LYING NORTH OF THE NORTH LINE OF TRACT 4518 AS SHOWN BY MAP ON FILE IN BOOK 75, PAGES 20 AND 21 OF MAPS, RIVERSIDE COUNTY RECORDS. ALSO EXCEPTING THEREFROM ANY PORTION THEREOF INCLUDED IN TRACT NO. 2190, AS SHOWN BY MAP ON FILE IN BOOK 41, PAGES 55 THROUGH 57, INCLUSIVE OF MAPS, RIVERSIDE COUNTY RECORDS. ALSO EXCEPTING THAT PORTION OF SAID LAND INCLUDED IN FINAL ORDER OF CONDEMNATION IN FAVOR OF THE CITY OF LA QUINTA RECORDED JUNE 28, 2006 AS INSTRUMENT NO. 2006-0467379 OF OFFICIAL RECORDS. LOTS 1 THROUGH 9, TR 2190. EXISTING GP MHDR (MEDIUM/HIGH DENSITY RESIDENTIAL), G (RECREATION), FP (FLOOD PLAIN) PROPOSED GP MHDR (MEDIUM/HIGH DENSITY RESIDENTIAL), FP (FLOOD PLAIN) EXISTING ZONE RL (LOW DENSITY RESIDENTIAL), GC (GOLF COURSE), FP (FLOOD PLAIN) PROPOSED ZONE MR (MEDIUM DENSITY RESIDENTIAL), FP (FLOOD PLAIN) EXISTING LAND USE VACANT, JEFFERSON ST. LANDSCAPING, STORMWATER CHANNEL GROSS AREA 5.35 AC. NET AREA 3.22 AC. BUILDABLE LOTS 15 LOTS AVERAGE BUILDABLE LOT SIZE 6,810 SQ. FT. MINIMUM BUILDABLE LOT SIZE 6,000 SQ. FT. STREETLOTS LOT "A" OPEN SPACE LOTS LOT "B" COMMON AREA LOTS LOT "C" RESIDENTIAL LOTS LOTS 1-16 UTILITY AGENCIES WATER COACHELLA VALLEY WATER DISTRICT (760) 398-2651 SEWER COACHELLA VALLEY WATER DISTRICT (760) 398-2651 ELECTRIC IMPERIAL IRRIGATION DISTRICT (760) 398-5854 TELEPHONE VERIZON TELEPHONE COMPANY (760) 864-1720 GAS SOUTHERN CALIFORNIA GAS COMPANY (760) 341-2345 TV TIME WARNER CABLE (888) 200-4388 SCHOOL DISTRICT DESERT SANDS UNIFIED (760) 777-4200 OWNER/APPLICANT DESERT LAND HOLDINGS, LLC. CITY OF LA QUINTA 77-165 DELGADO DRIVE 78-495 CALLE TAMPICO INDIAN WELLS, CA 92210 LA QUINTA, CA 92253 CONTACT' JIM SNELLENBERGER PHONE' (760) 777-7000 NOTE: UNDERGROUND UTILITIES PRIVATE ENGINEERING NOTE SEAL - CITY APPROVED BY THE CITY OF LA QUINTA SEAL - ENGINEER BENCHMARK: IN THE CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA SHEET NO: WORK CONTAINED WITHIN THESE PLANS SHALL NOT COMMENCE UNTIL AN ENCROACHMENT ALL UNDERGROUND UTILITIES OR STRUCTURES REPORTED BY THE OWNER OR OTHERS AND THOSE SHOWN ON THE RECORDS ALL UNDERGROUND UTILITIES OR STRUCTURES REPORTED BY THE OWNER OR OTHERS AND THOSE TENTATIVE TRACT MAP PERMIT AND/OR A GRADING PERMIT HAS BEEN EXAMINED ARE INDICATED WITH THEIR APPROXIMATE LOCATION SHOWN ON THE RECORDS EXAMINED ARE INDICATED OFESS /ON p 4 O °� WITH THEIR APPROXIMATE LOCATION AND EXTENT. PR ISSUED. AND EXTENT. THE OWNER, BY ACCEPTING THESE PLANS OR PROCEEDING WITH IMPROVEMENTS PURSUANT THERETO, THE OWNER, BY ACCEPTING THESE PLANS OR PROCEEDING WITH IMPROVEMENTS PURSUANT O nj�l . VV �<' qT N O 36875 2 THE PRIVATE ENGINEER SIGNING THESE PLANS AGREES TO ASSUME LIABILITY AND TO HOLD UNDERSIGNED THERETO, AGREES TO ASSUME LIABILITY AND TO HOLD �� �O �` C 2n, ENGINEERING CIVIL ENGINEERING • LAND PLANNING FOR UNDERSIGNED HARMLESS FOR ANY DAMAGES /� O I�ON0 STREET IS RESPONSIBLE FOR ASSURING THE HARMLESS FOR ANY DAMAGES RESULTING FROM EXISTENCE OF RESULTING FROM EXISTENCE OF UNDERGROUND _ 2 z INDIO, CA 92201 THE VILLAS AT INDIAN SPRINGS ACCURACY AND ACCEPTABILITY OF THE DESIGN UNDERGROUND UTILITIES OR STRUCTURES NOT REPORTED TO UTILITIES OR STRUCTURES NOT REPORTED TO THE m PH: (760) 275-1553 HEREON. IN THE EVENT OF DISCREPANCIES THE UNDERSIGNED, NOT INDICATED OR SHOWN ON THE RECORDS UNDERSIGNED, NOT INDICATED OR SHOWN ON THE No. 26662 w m z ARISING AFTER COUNTY APPROVAL OR DURING EXAMINED. THE CONTRACTOR IS REQUIRED TO TAKE DUE RECORDS EXAMINED. THE CONTRACTOR IS REQUIRED EXP. 3-31-16 CONSTRUCTION THE PRIVATE ENGINEER SHALL PRECAUTIONARY MEASURES TO PROTECT THE UTILITIES OR TO TAKE DUE PRECAUTIONARY MEASURES TO TIMOTHY R. JONASSON, P.E. RCE NO. 45843 APRIL, 2015 BE RESPONSIBLE FOR THE DETERMINING AN STRUCTURES SHOWN AND ANY OTHER UTILITIES OR STRUCTURES FOUND AT THE SITE. IT SHALL BE THE CONTRACTOR'S PROTECT THE UTILITIES OR STRUCTURES SHOWN AND ANY OTHER UTILITIES OR STRUCTURES FOUND AT THE PUBLIC WORKS DIRECTOR/ CITY ENGINEER s� CIV1� �� y� PREPARED BY: LLOYD W. WATSON R.C.E. NO. 26662 IN THE NW 1/4 OF THE NW 1/4 OF SECTION 28, T5S, R7E, S.B.M. OF 2 SHTS. ACCEPTABLE SOLUTION AND REVISING THE RESPONSIBILITY TO NOTIFY THE OWNERS OF THE UTILITIES OR SITE. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY MARK BY DATE REVISIONS APPR DATE DATE: F O �Q F CALF SCALE: FOR: W.O. PLANS FOR APPROVAL BY THE COUNTY. STRUCTURES CONCERNED BEFORE STARTING WORK. TO STTRUOCTURES CONCERNED BEFORE ISTARTNG WORK. ENGINEER EXP. DATE 12/31/14 DATE: SCALE AS SHOWN FILE NO: ATTACHMENT 6 ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES WEDNESDAY. OCTOBER 7. 2015 CALL TO ORDER A regular meeting of the La Quinta Architectural and Landscaping Review Board was called to order at 10:03 a.m. by Planning Manager Perez. PRESENT: Board Members Richard Gray, Kevin McCune, and Ray Rooker ABSENT: None STAFF PRESENT: Planning Manager Gabriel Perez, Principal Planner Jay Wuu, Principal Planner Wally Nesbit, Principal Engineer Bryan McKinney, Executive Assistant Monika Radeva, and Administrative Technician Dianne Hansen Planning Manager Gabriel Perez led the Board into the Pledge of Allegiance. PUBLIC COMMENT - None CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made and seconded by Board Members McCune/Gray to approve the Architectural and Landscaping Review Board Minutes of September 2, 2015 as submitted. AYES: Board Members Gray and McCune. NOES: None. ABSENT: None. ABSTAIN: Board Member Rooker. Motion passed. BUSINESS SESSION 1. Site Development Permit 2015-0002 submitted by Desert Land Holdings, LLC, proposing the development of 15 lot single family residential tract on 3.22 acres. Project: Villas at Indian Springs. Location: southeast corner of Jefferson Street and Palm Circle Drive. Principal Planner Nesbit presented the information contained in the staff report, a copy of which is on file in the Community Development Department. ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES 1 OCTOBER 7, 2015 Mr. Jim Snellenberger, Applicant and President of Global Development, Palm Desert, CA - introduced himself and answered the Board's questions with regards to individual lots' perimeter block wall fencing; the proximity of the proposed retention basin to the wash, general drainage path for the site and retention basin capacity; the front and back setback adjustments due to the project size; site perimeter landscaping; incorporating paving stones in the driveways and pathways; common areas and maintenance; proposed landscape lighting and suggestions on additional exterior security lighting; sidewalk requirements; homeowners' ability for possible future pool installations; garage man doors; extending the front door walkway out to the street and the use of paver stones for driveway connectivity; individual lots' landscaping palette, additional design elements such as river rock, boulders, and decomposed granite, and color scheme; and incorporating additional architectural design elements. Public Speaker: Mrs. Marion Ellson, La Quinta resident, CA - introduced herself and said that due to the severe rain storm last year several trees along Jefferson Street were swept away and had not been replaced and she would like to see them replaced as part of this project's landscaping design. She inquired if the site provided adequate parking and staff confirmed. Mr. Charles D. Garland, Architect with GLS Architecture Group, Inc., Palm Desert, CA - introduced himself and answered the Board's questions with regards to the project's architectural style and design elements. Motion - A motion was made and seconded by Board Members McCune/Gray recommending to the Planning Commission approval of Site Development Permit 2015-0002 for the Villas at Indian Springs project in accordance with the staff recommendations and the addition of the following: 1) Exterior building lighting shall be photocell activated. 2) Applicant shall incorporate a pedestrian pathway that provides direct access from the street and garage, to the front door areas for each of the homes. Motion passed unanimously. CORRESPONDENCE AND WRITTEN MATERIAL - None REPORTS AND INFORMATIONAL ITEMS 1. Planning Manager Perez announced the Development Code Tune Up Stakeholders community outreach meeting is scheduled to be held on October 13 at 10:00 a.m. at City Hall and encouraged the Board Members' attendance. ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES 2 OCTOBER 7, 2015 BOARD MEMBER ITEMS - None ADJOURNMENT There being no further business, a motion was made and seconded by Board Members Gray/Rooker to adjourn this meeting at 10:52 a.m. Motion passed unanimously. Respectfully submitted, --Cft016 MONIKA RADEVA, Executive Assistant City of La Quinta, California ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES 3 OCTOBER 7, 2015