SP 1999-037 Aventine Apartments (1999)r
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AVENTINE
A SPECIFIC PLAN FOR THE CITY OF LA QUINTA
APPROVED BY CITY COUNCIL.
ON
BY DATE 9- -
RESO# ?9--16'� 3 P
CASE NO. sZ 99 313 V
Proposed by c� 9- 3 S7 5 -
THE SPANOS CORPORATION
5029 La Mart Drive, Suite A2
Riverside, California 92507
Prepared by
MAINIERO, SMITH AND ASSOCIATES, INC.
Planning/ Civil Engineering/Land Surveying
Palm Springs, California _
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p�pNy'CNG C0MM 1SS'0N June 1999
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SPANOS SPECIFIC PLAN
Table of Contents
Section I. Summary
1.10 Purpose
1.20 Executive Summary
1.20.1 The Land
p• 2
1.20.1 a The Ownership
p• 2
1.20.2 The Project
p• 3
1.20.3 The Process
p• 7
1.20.3.1 Relationship to General Plan
p. 7
1.20.3.2 Relationship to Zoning &
p. 13
Development Processes
p. 7
1.20.3.3 Requested Deviation from City Standards p. 7
1.20.3.4 Relationship to Other Agencies
p. 8
Section II. Specific Plan
2.10 Project Description
2.10.1
The Site
p. 13
2.10.2
Site Plan
p. 13
2.10.3
Landscape Plan
p. 13
2.10.4
Art in Public Places
p. 13
2.10.5
Utilities
p. 13
2.10.6
Noise
p. 13
2.20 Phasing
2.20.1 Phasing Description p. 14
2.20.2 Infrastructure Phasing p. 14
2.30 Grading
2.30.1 Grading Plan p. 14
2.30.2 Erosion Control p. 14
2.30.3 SWPPP/NPDES/PM10 p. 15
2.40 Drainage/Flood Control
2.40.1 Hydrology p.17
2.40.2 Flood Control Master Plan p. 17
2.40.3 On -Site Storm Water Retention p. 17
2.50 Utilities
2.50.1 Sewer Plan p. 18
2.50.2 Water Plan p. 18
2.50.3 Electrical Plan p. 18
2.50.4 Other. Utilities p. 21
2.60 Land Use
2.60.1 Land Use Plan p. 22
2.60.2 Development Standards p. 22
2.70 Circulation
2.70.1 Off-site Circulation System p. 23
2.80 Design Guidelines
2.80.1 Architectural Theme p. 25
2.80.2 Fencing and Walls p. 25
2.80.3 Site Lighting p. 25
2.90 Landscape Concepts
2.90.1 Landscape Palette p. 26
2.90.2 Landscape Maintenance p. 27
Aventine Specific Plan City,of La Quinta
LIST OF EXHIBITS
Exhibit
1
Assessor's Map
p. 5
Exhibit
2
Aerial Photograph of Site
p. 6
Exhibit
3
General Plan Land Use Map
P. 9
Exhibit
4
Zoning Land Use Map
P. 10
Exhibit
5
Site Plan
P. 11
Exhibit
6
Parcel Configuration
p. 12
Exhibit
7
Sewer Service Plan
p. 16
Exhibit
8
Water Service Plan
p. 18
Exhibit
9
Preliminary Grading Plan
p. 20
Exhibit
10
Street Cross Sections
p. 24
LIST OF APPENDICES & SPECIAL STUDIES
Appendix One General Plan Policies p. 28
Geotechncial Report
(provided under separate cover)
Traffic Analysis
(provided under separate cover)
Noise Analysis
(provided under separate cover)
Parking Analysis
(provided under separate cover)
Aventine Specific Plan Cit of La Quinta
SECTION 1 SUMMARY
1.10 PURPOSE
The purpose of this Specific Plan is to set forth the detailed development principles,
guidelines, and programs to facilitate the development of a 14.11 acre site located
on the east side of Adams Street north of Avenue 48. The project is a multi -family
residential project known as Aventine.
This Specific Plan is intended to meet the requirements for a Specific Plan as set
forth in State law. The State authorizes cities and counties to adopt Specific Plans
as an appropriate tool in implementing their General Plans. Such a plan is to include
the detailed regulations, conditions, programs, and any proposed legislation that is
necessary for the systematic implementation of the General Plan. The Specific Plan
provides the linkage between the General Plan, the general goals and policies of the
City, and the detailed implementation of that plan with tools such as zoning
ordinances, subdivision ordinances, and the like. The Government Code (Section
65451) sets forth the minimum requirements of a Specific Plan and states:
"A Specific Plan shall include a text and diagram or diagrams which specify all
of the following in detail:
1). The distribution, location, and extent of the uses of land, including
open space, within the area covered by the plan.
2). The proposed distribution, location and extent and intensity of major
components of public and private transportation, sewage, water, drainage, solid
waste disposal, energy, and other essential facilities proposed to be located within
the area covered by the plan and needed to support the land uses described by the
plan.
3). Standards and criteria by which development will proceed, and
standards for the conservation, development, and utilization of natural resources,
where applicable.
4). A program of implementation measures including regulations,
programs, public works projects, and financing measures necessary to carry out
paragraphs (1), (2), and (3)."
The Specific Plan shall include a statement of the relationship of the specific plan to
the General Plan. The establishment of specific performance, design, and
development standards is set forth to guide the development of the subject property
in such a way as to implement the General Plan while maintaining some flexibility to
respond to changing conditions which may be a factor in any long term development
program. The document also acts to augment the City's Zoning Ordinance by
providing particular design guidelines, a tailored list of allowable, conditionally
allowable, and prohibited uses for the site, and unique development standards.
E
Aventine Specific Pian. City of La Quinta
1.20 EXECUTIVE SUMMARY
1.20.1 THE LAND
Aventine is a proposed multi -family residential project of 200 units on 14.11 acres of
property located at the northeast corner of Adams Street within the City of La Quinta.
The property is delineated by the City's General Plan as Mixed Use Regional
Commercial (M/RC) and is zoned Regional Commercial (CR). This zoning
designation permits the development of residential uses subject to the approval of a
Specific Plan. The site is vacant and exhibits characteristics of the stabilized sand
dune formations found in this part of the Coachella Valley. The site experiences an
elevation change across the site in a northwest to southeast direction. The high
point of the site is approximately 19 feet above the grade adjacent to Adams Street.
The site has nearly 600 feet of frontage on Adams Street. Property to the north is
currently vacant, however, the La Quinta Auto Mall Specific Plan (Specific Plan No.
97-034) has been approved on the site. Property to the west is currently developed
with the Lake La Quinta residential development. The property to the south and east
is currently vacant. The project site is shown on the Assessor's Map in Exhibit 1 and
the aerial photograph in Exhibit 2.
The Environmental Conservation Element of the General Plan identifies the subject
property as being potential habitat to the Coachella Valley Fringed Toed Lizard and
within the approved Habitat Fee area. The site is also located in an area designated
with soils subject to erosion and blowsand. Cultural Resource Reports (Phase I & II)
have been prepared for the site.
1.20.1a THE OWNERSHIP
There is one underlying parcel, currently owned by the City of La Quinta. The site of
the complex will be created through a separate instrument in accordance with the
Subdivision Map Act Section 66428 (a) (2). Exhibit 6 indicates the parcel
configuration.
2
Aventine Specific Plan Ci!y of La Quinta
1.20.2 THE PROJECT
The project is a multi -family residential complex to be constructed in a single phase.
The property location is one of prominence for the City of La Quinta and as such the
development scheme and standards will complement the City's image as well as
meet housing goals. The two story structures are clustered around a central open
area. Parking and landscaping surround the perimeter. Recreation amenities will
include open space and play areas, a recreation building, office administration
building and common pool area.
The proposed mixture of units and amenities is as follows:
Unit Mix
A 72 -1 bedroom units @ 792 square feet
Q0- A T iti—Arec.m�ffli
B 64 -2 bedroom units @ 960 square feet
C 64 -2 bedroom units @ 1,121 square feet
Parking
Open 106 spaces
Carports 204 spaces
Garages 96 spaces
Handicap 10 spaces (included in total parking provided)
Open Area (30% of the site required)
Required 184,433 square feet (4.23 acres)
Provided (43%) 269,097 square feet (6.18 acres)
Active Open Area (30% of the required open area)
Required 55,330 square feet (1.27 acres)
Provided (31 %) 57,923 square feet (1.33 acres)
Lot Coverage
Living Units
Garages
Carports
Recreation Building
Total Lot Coverage (29%)
120,713 square feet (2.77 acres)
21,584 square feet ( .50 acres)
33,048 square feet ( .76 acres)
3,269 square feet ( .08 acres)
178, 614 square feet (4.10 acres)
Exhibit 5 depicts the site plan for the proposed development. The main access
points to the interior of the site will be on Adams Street via two driveways. A
separate vehicular access will be provided from Adams Street to the recreation
building. The main project entries will be gated, with key card operations. An
internal loop road will provide access to the units and the respective parking areas.
3
Aventine Specific Plan City of La Quinta
The recreation building will be centrally located along the Adams Street frontage and
will feature sign identification, a parking areas for prospective tenants and
employees, landscaping and a water feature.
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Aventine Specific Plan City of_La_Quinta
1.20.3 THE PROCESS
1.20.3.1 RELATIONSHIP TO THE GENERAL PLAN
Implementation of the Specific Plan is intended to carry out the goals and policies
contained in the General Plan of the City of La Quinta in a planned and orderly
fashion. The Land Use Map of the General Plan for the site is shown in Exhibit 3.
A detailed description of the project relationship to General Plan policies and
objectives is located in Appendix One.
1.20.3.2 RELATIONSHIP TO ZONING AND DEVELOPMENT PROCESSES
The property is already properly planned and zoned for the use proposed. Exhibit 4
depicts the zoning on the site and the surrounding parcels. The City of La Quinta
requires a Specific Plan to establish an overall master development plan in the
circumstance of the CR zoning classification. In addition to the Specific Plan, a Site
Development Permit will also be processed to implement the project. As a guide to
the development of the site, the Plan uses the RH, High Density Residential
development standards as a guide.
1.2.3.3 REQUESTED DEVIATION FROM CITY STANDARDS
The Plan does not contain any deviations from the development standards of the CR
zoning designation, however, using the RH as a guide there are areas of minor
modifications.
• Setbacks - The plan proposes a reduction of five (5) feet in the side yard setback
for the three (3) garage structures located adjacent to the northerly property line.
In order to provide as many covered parking spaces as possible and the
opportunity for renters to have storage space, garages are being proposed as an
added amenity. In order to meet the minimum depth requirements of the zoning
regulations a modification is necessary.
• Designated Guest Parking — p"""" for each
ef fifteen . The Zoning Code requires 442 spaces, 406
spaces are provided. The plan provides two (2) parking spaces for each living
unit, which includes at least one (1) covered space for each unit. The Plan
proposes to use the City's allowed method for alternative parking standards as
found in Section 9.150.070. Not all tenants will require the two spaces allocated
and the designation of guest spaces could result in an inconvenience, by
directing guests to designated areas that are actually further from their intended
destination. The Plan proposes open parking for guests (non -designated)
allowing the maximum use of the parking by the tenants and guests alike. The
maximum distance from any building to available parking is 135 feet.
• Parking Bays — The parking bays have been arranged in a manner so that there
are no open unassigned spaces further than ten (10) spaces from the main drive
aisle. The purpose of this zoning regulation is to eliminate long runs of parking
7
Aventine Specific Plan City of La Quinta
1.20.3.4 RELATIONSHIP TO OTHER AGENCIES
In addition to City approvals, permits will be required by the Coachella Valley Water
District (CVWD) for moderate extensions to water and sewer lines as well as other
infrastructure extensions by Imperial Irrigation District (electrical power), General
Telephone Company (GTE) for telephone service and MediaOne for cable TV
service.
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LAND USE POLICY DIAGRAM
RESIDENTIAL LAND USES
VULD R VERY LOW DENSITY RESIDENTIAL (0-2 DU/AC)
LDR LOW DENSITY RESIDENTIAL (2-4 DU/AC)
EWDR 7 MEDIUM DENSITY RESIDENTIAL (4-6 DU/AC)
qq MEDIUM HIGH DENSITY RESIDENTIAL (6-12 DUiAC)
FDR, HIGH DENSITY RESIDENTIAL (12-16 DU/AC)
® RURAL RESIDENTIAL OVERLAY
COMMERCIAL LAND USES
O&Nj MIXED/REGIONAL COMMERCIAL
CC COMMUNITY COMMERCIAL
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Aventine Specific Man City of La Quinta
SECTION 11 SPECIFIC PLAN
2.10 PROJECT DESCRIPTION
2.10.1 The Site
The existing site is a total of 50+/- gross acres, of which a 14.11 acre parcel will be
conveyed to Spanos Corporation. The site is vacant, there are no significant
landscape, landforms or scenic features on the site.
2.10.2 Site Plan
The site plan will provide a cluster of residential units located around a landscaped
open area. The plan will also provide perimeter landscape buffers. These buffers
and the significant building setbacks are in concert with the City's planning efforts.
The Plan will integrate architecture and landscape architecture into a pleasant
residential setting.
2.10.3 Landscape Plan
The landscape concept follows a "desert oasis" theme emphasizing water efficient
materials. Any incremental increase in storm water will be retained on the property.
The landscape pattern will also incorporate pedestrian friendly access to encourage
movement to the different areas of the site.
2.10.4 Art in Public Places
The requirement for Art in Public Places will be satisfied in accordance with Chapter
2.65 of the La Quinta Municipal Code.
2.10.5 Utilities
Utility extensions will be moderate with most utilities existing at the perimeter of the
site.
2.10.6 Noise
The residential nature of the project will not generate noise that is inconsistent with
the existing development in the area. An analysis of the noise impacts was
prepared by Mestre-Greve. The conclusions of the Report indicate that there is no
mitigation necessary for outdoor living areas and all units will meet the 45 CNEL
noise standard. The lower level units along Adams Street will require mechanical
ventilation in order to meet fresh air requirements. Additional information is
contained in the Report. The Plan will comply with the noise levels and standards
adopted by the City of La Quinta.
13
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Aventine Specific Plan City of La Quinta
2.20 PHASING
2.20.1 Phasinq Description
As currently scheduled, the project will be constructed -in a single phase. Major
portions of the off-site improvements exist. Additional improvements on the frontage
of Adams Street will include participation in the landscaped median, landscaped
parkway and minor infrastructure extensions. There will be a pavement transition
from this site (a@ Station 20.86) to the existing road improvements adjacent to the
Auto Mall Specific Plan until such time as the Auto Mall completes its portion of the
Adams Street improvements.
2.20.2 Infrastructure Phasin
Exhibits 7, 8, and 10 depict the location and scope of infrastructure improvements.
Improvements will commence upon issuance of a grading permit and will be
completed prior to final building inspection.
2.30 Gradin
2.30.1 Grading Plan
The site will be graded in a single phase. It is estimated that the grading operation
will move approximately 123,000 cubic yards (raw cut) and 25,000 cubic yards (raw
fill). There will be an export of soil (approximately 83,000 cubic yards) placed in
designated locations on the adjacent City of La Quinta owned property. Exhibit 9
depicts the rough grading and drainage concept for the property.
2.30.2 Erosion Control
The project will comply with the City's erosion control ordinance. The, grading
operations shall include adequate provisions for wind and water erosion control
during as well as after grading operations have ceased. The details of erosion
control shall be included in the project's Storm Water Pollution Prevention Plan
(SWPPP) and PM 10 Plan.
Pre Grading --The portions of the site to be graded shall be prewatered to a
depth designated by the soils engineer prior to the onset of grading operations.
During Grading -- Once grading has commenced, and until grading has been
completed, watering of the site and/or other treatment(s) determined to be
appropriate shall be ongoing.
Post Grading -- All disturbed areas shall be treated to prevent erosion for the
term that the area will remain undeveloped. Wherever feasible, final landscape
and irrigation shall be installed.
14
Aventine Specific Plan City of La QUinta
2.30.3 SWPPPJNPDES/PM 10
Since the Coachella Valley experiences periods of moderate to heavy wind
conditions, wind-blown dust and sand is a concern with mass grading operations,
especially for those sites in excess of five acres. Because of health concerns, the
Environmental Protection Agency has instituted a plan in the valley to curb excess
PM 10 (small particle dust). The City also participates in the National Pollutant
Discharge Elimination System program. The grading concept for the project will
involve mass and fine grading of the entire site in a single phase. The City of La
Quinta requires SWPPP, NPDES and PM 10 plans to control the wind and water
born erosion associated with such grading operations. The project will comply with
the City's requirements relative to these programs.
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Aventine Specific Plan City of La Quinta
2.40 DRAINAGE/FLOOD CONTROL
2.40.1 Hydrology
The site lies in flood Zone C according to Flood Insurance Rate Map 060709 0005A,
effective date June 19, 1985. This zone represents areas of minimal flooding. Off-
site flows tributary to the site are small and considered insignificant.
2.40.2 Flood Control Master Plan
The stormwater drainage system in the City of La Quinta is administered by CVWD.
Generally speaking, the system consists of improvements to the natural drainage
channels that run through the City. The development of property will include
provisions to conduct storm water into these channels. The City or CVWD requires
no drainage fees, however, as stated above improvements will be required to line
the adjacent flood channel.
2.40.3 On-site Storm Water Retention
The City of La Quinta in conjunction with CVWD requires each development to
include provisions for the retention of all storm water attributed to the site. The
design storm, which generates the maximum runoff, is the 100 year 24-hour storm.
The project proposes to use the landscape areas for retention. The majority of the
project will drain to a common retention area located near the center of the project.
Runoff volume will be approximately 0.19 -acre feet. The northerly and southerly
streets in conjunction with the westerly portion of the project will drain to two
retention areas located near Adams Street. This run-off volume will be
approximately 0.55 -acre feet. The total run-off will be approximately 0.74 -acre feet.
Water falling on Adams Street adjacent to the project will be conveyed to the
southerly retention basin. The overall grading and drainage plan is shown in Exhibit
10. The nuisance water attributed to the project will be collected and directed to the
retention areas. A series of dry wells will be installed to percolate this water. The
amount of nuisance water is expected to be reduced due to the use of water efficient
landscape materials and irrigation systems.
17
Aventine Specific Plan City of La Quinta
2.50 UTILITIES
2.50.1 Sewer Plan
Sanitary sewer facilities for La Quinta are provided by CVWD. The nearest main is
an existing 18" VCP sewer located westerly of the site in Adams Street. To the
extent feasible, the flows from the site will gravity flow to the main in Adams Street.
No upsizing of this facility will be required. Exhibit 7 shows the schematic design for
sewer facilities.
2.50.2 Water Plan
Water service for La Quinta is provided by CVWD. Existing water service is
provided via an 18" ductile iron main located in Adams Street. Exhibit 8 shows the
schematic design for water service.
2.50.3 Electrical Plan
The Imperial Irrigation District provides electric facilities in La Quinta. The nearest
service will be in Adams Street, adjacent to the Project, after the proposed CVWD
well site has been constructed. The well site is located just north of the Project. The
District indicates that the design of the electrical service will depend on final load
calculations for the overall project. The District will require the installation of
underground facilities.
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2.50.4 Other Utilities
The Gas Company provides natural gas services. The nearest service is a 4" main
in Adams Street, 18' east of the centerline. This line will be used to provide service
to the site.
Television cable service is provided by Media One. Service is available in the
surrounding developments and will be extended to the site.
General Telephone Company will provide telephone service. GTE has a conduit
system on the East Side of Adams Street. GTE expects to serve the project from
this location.
Palm Desert Waste Management provides waste disposal service. Plans for
incorporating recycling facilities shall be considered with the development.
Community Development Staff shall review facilities for compliance with All City
ordinances .
21
Aventine Specific Plan City of La Quinta
2.60 LAND USE
2.60.1 Land Use Plan
The CR zoning development standards do not contain development standards for
residential development: Therefore, as a guide the Plan has used the standards of
the RH zone. The development of the site is intended to be consistent with the La
Quinta General Plan goals, policies, and objectives. Key General Plan provisions
are reiterated in Appendix One.
The proposed plan anticipates a mixture of apartment options within a single-family
residential setting. Additional amenities will include a recreation building, recreation
areas and a common pool. (See Exhibit 5)
2.60.1.2 Development Standards
The uses and development standards within Aventine shall be generally in
accordance with the provisions of the La Quinta Zoning and General Plan
regulations. Should conflict occur between the regulations and the Plan, the
provisions of the Plan and supporting text shall prevail.
The project provides for a higher level of parking amenities than customarily found in
a rental project. Garages, carports and open parking will be provided. The
dimensions within the covered areas and the maneuvering areas will meet the City
minimum standards. A ratio of 2.03 parking spaces per dwelling unit has been
provided.
5
SUMMARY OF STANDARDS
i
STANDARD _
Allowable/Proposed buildinghht
Height Limitation—Secondary Image
Corridor
Allowable Setback -Interior Property
Line
Allowable Lot Coverage/Proposed
Lot Coverage __
Parking Required/Provided
PROJECT
40 feet/31 feet
22' limitation within 150 feet from right of way
line allowable and proposed
10 feet proposed, except for garage locations
which are five (5) feet
60 percent to lot area / 29 percent of lot area
39�aee-s 442 spaces / 406 spaces
22
Argentine Specific Plan City of La Quinta
2.70 CIRCULATION
The Plan will utilize the adjacent street system in a manner consistent with the City
of La Quinta General Plan Circulation Plan. The property is located on Adams
Street, designated by the City's General Plan as a Primary Arterial requiring a half -
street width of fifty-five (55) feet. Adams Street is also designated a Secondary
Image Corridor in the City's General Plan. The landscape design along the project
frontage shall be complimentary to the landscaping in the area.
There are three entry points to the site from Adams Street including two project
entries and an entry to visitor/prospective tenant parking area. This parking area is
set aside for prospective tenants, employee parking and is not intended to access
the complex proper. A break in the median at the southerly most entry is anticipated
to permit southbound left turn movements into the site. Additional information on
circulation and traffic impacts can be found in the traffic analysis prepared by Endo
Engineering.
The plan has been discussed with the City Engineering Department and the multiple
driveway concept does not conflict with city policies or regulations because it serves
a single land use and landowner.
2.70.1 Off -Site Circulation System
The existing conditions around the site include partial improvements on both
abutting public streets. The General Plan standard for road improvements that will
be required in conjunction with this project are consistent with other recent road
improvements in the vicinity. The construction of the required improvements will
continue the process of implementing the adopted General Plan Circulation Plan.
The Plan indicates the ultimate condition of Adams Street with a fully improved
median. It is the intent of this Plan to contribute its fair share toward the ultimate
improvement. Exhibit 10 shows the proposed cross sections for the streets affecting
the project.
23
R/W
2:1
EX. 6' MEANDERING
SIDEWALK
SECTION A—A
TYPICAL DRIVEWAY CROSS—SECTION
N.T.S.
110'
86'
R/W
12' 8' 12' 14' 9' l 9' 14' 12' 8' 12' 20'
1/4"
PER
FOOT
SLOPE
- AR, rma
fl-i"i"
.C PAVEMENT MEDIAN
BASE EX. A.C.
CURB & GUTTER EX. BASE
SECTION B—B EX. CURB &
ADAMS STREET
N.T.S.
MEANDERING
SIDEWALK
r
Z
I"
LANDSCAPE
EASEMENT
1PE IIRj
PROPOSED
/-BARRIER
FOOT
CURB
SLOPE I
2%
- . .. ... . 2:1
- AR, rma
fl-i"i"
.C PAVEMENT MEDIAN
BASE EX. A.C.
CURB & GUTTER EX. BASE
SECTION B—B EX. CURB &
ADAMS STREET
N.T.S.
MEANDERING
SIDEWALK
r
Z
I"
Aventine Specific Plan City of La Quinta
2.80 DESIGN GUIDELINES
2.80.1 General Architectural Theme
The architectural style of the project is contemporary desert based on early
California Mission and Spanish inspired themes found in La Quinta. The exterior
finish will be a rough finish stucco, with flat concrete the roofs. The building forms,
where possible, shall exhibit some stepping both in plan and elevation, including the
use of covered pedestrian areas and patios. The roof mounted mechanical
equipment, ductwork and vents shall be screened from view by an architectural
elements consistent with the building design.
2.80.2 Fencing and Walls
The project will include perimeter fencing with masonry walls of complementary
materials to the buildings. The frontage along Adams Street will contain a
combination wall treatment that incorporates masonry and wrought iron. The wall
will connect with the main entry feature and project identification sign.
2.80.3 Site Lighting
All lighting shall be designed and located so as to confine direct light within the
project boundaries (including landscape buffer areas located along the street
frontages). Since the City of La Quinta has generally maintained low lighting levels,
this lighting for this project shall be consistent with lower lighting levels wherever
practical.
General:
• All lighting will comply with the City's "Dark Sky" ordinance.
• The lighting systems shall be designed and installed so fixtures are mounted
perfectly horizontal with no tilt to the mounting.
• All poles used shall be of a decorative or non -glossy finish, such as paint powder
coating or an anodized surface. No shiny metal poles or fixtures shall be
permitted.
Parking Areas
• Lighting for parking lot lighting shall be metal halide fixtures mounted on square
tubular steel poles, finished as stated above.
• The maximum height for any light source shall be of 24 feet or less above finish
grade.
• All lenses shall be of a flush design.
• Lighting levels shall be an average of one -foot candle with a ratio of average light
to minimum light of three to one (3:1).
W1
Aventine Specific Plan City,of La Quinta
2.90 LANDSCAPE CONCEPTS
The landscape concept follows a "desert oasis" theme emphasizing water efficient
materials exhibiting color and form. Open parking areas will feature canopy tree
forms. The trees used throughout the site shall be six (6) to ten (10) feet in height
with a minimum container size of 24" box and a minimum trunk size of 1.5 -inch
caliper. Shrubs shall be a minimum of five (5) gallons in size, unless specifically
approved otherwise.
2.90.1 Landscape Palette
Landscape materials selected for detailed landscape plans shall be chosen from the
following materials.
MASTER PLANT LIST
TREES
RHUS LANCEA AFRICAN SUMAC
SCHINUS MOLLE CALIFORNIA PEPPER
THORNLESS PROSOPIS CHILENSIS CHILEAN MESQUITE
PALMS
ARECASTRUM ROMAZOFFIANUM QUEEN PALM
BEAUCARNEA RECURVATA BOTTLE PALM
CHAMAEROPS HUMILIS MEDITERRANEAN FAN PALM
PHOENIX ROBELLINI PIGMY DATE PALM
PHOENIX DACTYLIFERA DATE PALM
SHRUBS
BOUGAINVILLEA
BUSH BOUGAINVILLEA
BOUGAINVILLEA 'ROSENKA'
BOUGAINVILLEA
DIETES VEGETA
FORTNIGHT LILY
HIBISCUS S. 'BUTTERBALL'
HIBISCUS
HIBISCUS S. 'WHITE WINGS'
HIBISCUS
LANTANA'CONFETTI'
DWARF LANTANA
LANTANA' RADIATION'
LANTANA
NANDINA D. 'COMPACTA'
DWARF HEAVENLY BAMBOO
PHOTINIA FRASERI
RED LEAF PHOTINIA
THEVETIA PERUVIANA
YELLOW OLEANDER
XYLOSMA CONGESTUM 'COMPACTA'
DWARF XYLOSMA
VINES/ESPALIERS
BOUGAINVILLEA'BARBARA KARST' BOUGAINVILLEA
BOUGAINVILLEA' TEXAS DAWN' BOUGAINVILLEA
CALLINADRA INAEQUILATERA PINK POWDER PUFF
GELSEMIUM SEMPERVIRENS CAROLINA JESSAMINE
PYROSTEGIA VENUSTA FLAME VINE
(•41
Aventine Specific Plan City of La Quinta
GROUNDCOVER
ANNUAL COLOR
CARISSA G. 'PROSTRATA'
LANTANA MONTEVEDENSIS
LANTANA 'NEW GOLD'
SOD — LAWN 'TIFWAY GREEN'
CRUSHED STONE
2.90.2 Landscape Maintenance
SEASONAL FLOWERS
PROSTATE NATAL PLUM
PURPLE PROSTRATE LANTANA
SPREADING YELLOW LANTANA
HYBRID BERMUDA
PALM SPRINGS GOLD FINES
The interior landscape shall be under a single maintenance contract managed by the
center. The landscaped setback adjacent to Adams Street as well as any future
median improvements shall be annexed into the existing landscape, lighting and
maintenance district for the area.
27
Aventine Specific Plan City of La Quinta
APPENDIX ONE
GENERAL PLAN POLICIES
4.11
Aventine Specific Plan City of La Quinta
APPLICABLE GENERAL PLAN POLICIES
The General Plan of the City of La Quinta was adopted in 1992 and includes Goals,
Objectives and Policies that were deemed by the City necessary to properly
implement the plan. The key policies that affect the development of the subject
property are as follows:
LAND USE ELEMENT
Policy 2-3.1.7 "HDR and MHDR uses shall be allowed to be located in M/RC
areas, subject to strict design and development standards and a high ratio of
affordability."
The proposed complex is being prepared under the provisions of a
Specific Plan to ensure high standards.
Policy 2-3.1.8 "The M/RC category shall be applied to land holdings which are
generally larger than 20 acres in size. Properties smaller than 20 acres within the
Non -Residential Overlay area shall be limited to commercial uses. Properties
smaller than 20 acres outside of the Non -Residential Overlay shall be single -use,
either commercial or residential."
• The Plan complies with this policy, by containing a single land use, multi-
family residential.
Policy 2-3.1.9 "A specific plan must be approved prior to any land division or
other development approval action of projects in the M/RC areas."
• The Plan being proposed is likely to be approved by the City.
Policy 2-3.1.11 "Design of projects in M/RC areas shall include appropriate
standards to establish adequate buffers and land use compatibility between
commercial and residential uses both within the mixed use project and with
surrounding property."
® The project will provide landscape buffers around the perimeter of the site
and utilize large setbacks adjacent to Adams Street to provide additional
visual buffers.
29
Aventine Specific Plan City of La Quinta
CIRCULATION ELEMENT
Policy 3-2.1.3 "Establish intersection Level of Service "D" as the minimum
acceptable Level of Service. No development project shall be approved which will
increase the traffic on City intersections to a level worse than a Level of Service "D"
during the A.M. or P.M. peak hour without adequate mitigation. The City may
approve alternatives to this policy based upon detailed review and consideration of
other factors including, but not limited to, significant social and economic benefits to
the public as a whole, impending, street improvements, and locations of street
segment. The methodology used to determine the traffic impacts of new
development shall be generally consistent with those described in Model Traffic
Analysis Guidelines of the Riverside County Congestion Management Plan (CMP)."
• A traffic study has been completed for the Plan and the improvements
proposed will preclude the Level of Service from being below level "D".
Policy 3-2.1.5 "The City shall adopt design standards for all streets in
accordance with their functional classifications and recognized design guidelines.
All streets within the city of La Quinta shall be designed in accordance with the
standards present in Table CIR-2, City of La Quinta Roadway design Standards.
Typical sections by roadway classification as shown in Figure CIR-4, Roadway
Cross Sections.
• The public road sections will comply with the City adopted road sections.
Policy 3-2.1.9 "Installation of all new traffic control devices shall be based
upon established warrants and professional analysis in order to assure traffic safety
and reduce potential public liability."
• A traffic study has been completed for the Plan, surrounding and adjacent
developments. The warranted traffic signals are ether installed �or have
been planned for by surrounding developments.
Policy 3-3.1.1 "Access to all Major and Primary Arterials shall be restricted to
intersection locations and other approved points of ingress and egress."
A traffic study has been completed for the Plan. Studies have also been
completed on the impacts of the surrounding and adjacent developments.
Due to the limited frontage of the site and existing development access
points will not fully comply with City standards but will to the extent
possible be located in the best possible manner and comply with best
practice methods.
30
Aventine Specific Flan Ci!y of La Quinta
Policy 3-3.1.3 "The City shall institute street access guidelines consistent with
the functional roadway classifications. These shall be applied, where feasible, to all
new developments. The following guidelines shall be sued to define appropriate
access:
a). The City shall restrict individual driveway access to Major and
Primary Arterials wherever possible.
b). Access to Major and Primary Arterials shall be limited through the
use of medians and access controls to maintain street capacity.
c). When permitted, access along arterial and collector streets shall be
located a minimum of 250 feet from the ends of the curb returns."
• The plan complies with these provisions to the extent possible by
minimizing the amount of individual driveways and the use of medians.
Policy 3-4.1.1 "Special roadway image corridors and City gateways which
evoke a unique identity and character throughout the City shall be designated on
Figure CIR-5, Streetscape Image Policy Diagram."
• The landscape concept will follow the landscape pattern set by existing
and approved developments adjacent to the site along Adams Street.
Policy 3-4.1.4 "Secondary image corridors shall be defined as streets in the
roadway network which are the secondary urban design statements of the City.
Secondary image corridors shall consist of streets with raised, landscaped medians
and landscaped areas within and contiguous to the street right-of-way. Secondary
image corridors shall be consistent with primary image corridors relative to similar
landscape materials, street traffic signals, and street lighting systems, street
furniture, bus shelters and street name signs. However, secondary image corridors
shall emphasize the use of lower profile indigenous canopy trees, accentuated with
the use of citrus trees in various nodes. The use of taller, vertical landscape
elements shall be de-emphasized and shall occur in nodes, primarily at street
intersections."
• The landscape concept will follow the landscape pattern set by existing
and approved developments adjacent to the site along Adams Street.
Policy 3-4.1.5 "Secondary image corridors shall include the following
roadways: Adams Street and Dune Palms Road (south of the Coachella Valley
Stormwater Channel)"
B The Plan will comply with adopted design concepts and standards.
31
Aventine Specific Pian
GIN of La Quinta
Policy 3-4.1.10 "Along primary, secondary, and agrarian image corridors the
City shall establish appropriate building height limits to ensure a low density
character and appearance."
The maximum building height within the 150 setback'limitation is limited to
twenty-two (22) feet . The remainder of the buildings will not exceed thirty-two
(32) feet.
Policy 3-4.1.11 "Landscaped setbacks are necessary to ensure a high quality
and attractive appearance on major streets. Setbacks for walls, buildings and
parking areas may vary, if properly designed, but shall generally be as follows:
Highway 111 — 50 feet
Primary Arterial — 20 feet
Landscaping within these setback areas shall be consistent with the
appropriate image corridor designation, if applicable."
® The plan complies with this policy.
Policy 3-4.1.17 "The City's streetscape quality shall be improved by
undergrounding of utilities wherever possible."
The utilities to the site and within the site will be located underground.
Policy 3-5.1.1 "The City shall coordinate with Sunline Transit to establish
transit stops adjacent to medical facilities, senior citizen facilities, major areas of
employment, shopping centers and parks."
The plan will cooperate with the Sunline Transit for the appropriate siting
of transit stops.
Policy 3-6.2.1 "Bicycling as an alternative form of transportation shall be
encouraged to reduce fuel consumption, traffic congestion and air pollution."
« The street improvements along Adams Street have been completed by the
City and will provide for a bicycle corridor n accordance with the
Comprehensive Trails System Master 'Plan and the Bikeway Corridor
Policy Diagram of the General Plan.
PARK AND RECREATION ELEMENT
Policy 5-2.1.1 "The City shall require the dedication of land and/or the payment
of fees to provide 3.0 acres of park land per 1,000 residents, based on the
residential density of the project and the persons per occupied household (based on
the 1990 U.S. Census for La Quinta).
32
Aveti ine Specific Plan City of La Quinta
• The project will contribute fees in accordance with City fee schedule.
ENVIRONMENTAL CONSERVATION ELEMENT
Policy 6-1.1.2 "The City shall utilize street corridors to provide scenic vistas of
the Coral Reef and Santa Rosa Mountains. Landscaped setbacks along streets
shall be required pursuant to Policy 3-4.1.11 in the Circulation Element of the
General Plan. The setbacks are as follows: Highway 111 — 50 feet; Other Primary
Arterials — 20 feet.
• The plan complies with this policy.
Policy 6-2.1.2 "The City shall require development applications to be reviewed
by a qualified archaeologist and/or historian, as appropriate, prior to final approval to
identify any project -related impacts to historical and/or archaeological resources."
• A cultural resources report has been prepared and reviewed by the City.
Policy 6-2.1.3 "Appropriate measures to protect historic and archaeological
resources shall be required where necessary. Where appropriate, portions of
proposed projects shall be designated Open Space and delineated as such on the
Conservation Policy Diagram and Open Space Policy Diagram in the Open Space
Element."
• The plan will comply with the mitigation measures proposed in the cultural
report.
Policy 6-2.2.1 "The City shall continue to utilize the "La Quinta Art in Public
Places program to provide public art in the City."
• The Plan will contribute to the public arts program by donating funds
commensurate with the City regulations.
Policy 6-2.1.2 "The City shall require, when appropriate, development
applications to be reviewed by a qualified wildlife biologist and horticulturist to
identify project related impacts to the habitat areas of rare, threatened and
endangered flora and fauna and to recommend appropriate mitigation measures."
• Payment of mitigation fees for the Coachella Valley Fringe Toed Lizard
shall be paid in accordance with city regulations.
Policy 6-4.1.3 "The City shall ensure that plumbing fixtures, including toilets,
urinals, showerheads, lavatory faucets, sink faucets and tub spout diverters, in all
new development conforms to applicable California state statues and codes."
33
Aventine Specific Plan City of La Quinta
• The project will comply with currently adopted and applicable building and
plumbing codes.
INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
Policy 7-1.3.5 "The City shall require that new development provide adequate
on and offsite stormwater collection and detention/retention facilities to contain and
convey stormwater to the La Quinta Evacuation Channel and the Coachella Valley
Stormwater Channel."
• The project will provide on-site retention for 100% of the 100 year event.
Policy 7-1.5.3 "The City shall coordinate with Riverside County Waste
Management Department and Coachella Valley Association of Governments
(CVAG) and the waste hauler to achieve the goals and programs in the Source
Reduction and Recycling Element and Household Hazardous water Element to
maximize the extend use of existing landfills serving the City."
® The project will provide separated bins for recycling of glass aluminum
and paper materials.
ENVIRONMENTAL HAZARDS ELEMENT
Policy 8-1.1.3 "The City shall continue to require that all structures and
foundations be designed and constructed to resist seismic forces in accordance with
the criteria of the Uniform Building Code (UBC).
• The construction plans will comply with the currently adopted and
applicable provisions of the UBC.
Policy 8-1.1.6 "The City shall require the soil on newly graded slopes to be
protected (i.e. irrigation and water trucks) to limit erosion by wind and water.
• The project will incorporate mitigation measures during construction to
minimize the potential for airborne irritants and after construction through
landscape treatments.
Policy 8-5.2.8 "The City shall utilize the standards presented on Table EH -1,
Noise standards for land use Compatibility, as a guide regarding permissible interior
and exterior noise levels, as well as treatment provisions in areas exceeding 60 db
CNEL."
• A noise study has been completed and the mitigation measures
recommended will be incorporated in to the project.
34
Aventine Specific Plan CitV of La Quinta
Policy 9-2.1.1 "In accordance with California Environmental Quality Act
(CEQA), the City shall require all proposed developments to evaluate air quality
impacts of the proposed use. the applicant shall submit an air quality analysis if the
proposed project meets one of the following threshold criteria of significance for air
quality or threshold levels for land uses identified in the most recent version of the
South Coast Air Quality Management District's Air Quality Handbook for Preparing
Environmental Impact Reports.
Air quality reports for new development shall locate sensitive receptors near the
project and assess probable exposure to the project's emissions. If the project will
have a singinficant impact on air quality, the analysis must propose suitable
mitigation measures as identified in the South Coast Air Quality Management
District's Air Quality Handbook for Preparing Environmental Impact Reports."
• The project has completed an air quality analysis and will comply with the
mitigation measures.
Policy 9-2.2.3 "The City shall require watering of the construction sites,
construction vehicle wheel washing, application of soil stabilizers, and other normal
wetting procedures or dust palliative measures shall be followed during site
preparation to reduce fugitive dust emissions.
• The project will comply with the mitigation of the PM -10 permit.
AIR QUALITY ELEMENT
"In accordance with the California Environmental Quality Act (CEQA), the City shall
require all proposed developments to evaluate the air quality impacts of the
proposed use. The applicant shall submit an air quality analysis if the project meets
one of the following threshold criteria of significance for air quality or threshold levels
for land uses identified in the most recent version of the South Coast Air Quality
Management District's Air Quality Handbook for preparing Environmental Impact
Reports.
35
Aventine Specific Plan Cit of !a QUinta
Air quality analyses for new development shall locate sensitive receptors near the
project and assess probable exposure to the project's emissions. If the project will
have a significant impact on air quality, the analysis must propose suitable mitigation
measures as identified in the South Coast Air Quality Management District's Air
Quality Handbook for preparing Environmental Impact Reports."
• An air quality report has been submitted and the mitigation measures will
be incorporated into the plan.
"The City shall administer the provisions of the existing Outdoor Illumination
Ordinance (Dark Sky Ordinance) to help limit night time energy consumption from
lighting."
• The plan proposes low level landscape lighting and down focused
lighting within the parking areas.
HOUSING ELEMENT
Policy 1.1.1 "Focus growth within existing City boundaries until it is necessary to
pursue annexation of areas within the Sphere of Influence to provide necessary land
to accommodate housing needs."
The site is contained within the current boundaries of the City.
Policy 1.2.1 "Prepare an implementing mechanism as part of the Zoning Code
review and update for the Mixed/Regional Commercial designation which
establishes density standards for residential development at varying densities not to
16 dwelling units per acre for areas not subject to the Non -Residential Overlay, in
accord with provisions established in Land Use Element Policies2-3.1.6, 2-3.1.7 and
2-3.1.8. Establish targets for the percentage of the total site area not subject to the
Non-residential Overlay to be devoted to residential use."
• While there is no program in place the Plan does provide for
affordable and market rate housing opportunities within the
Mixed/regional Commercial designation with less density than 16
dwelling units per acre.
Policy 1.3.5 "Direct new housing development to viable areas where essential
public facilities can be provided and employment opportunities, educational facilities
and commercial support are available. "
• The site is located within the developed area of the City with street
improvements and public utilities available to serve the site.
36
Aventine Specific Plan --City of La Quinta
Policy 2.2.2 "The City will "fast track" the review of all affordable housing projects.
The fast track process ensures all applicants of affordable housing that the City will
have completed all reviews within six months.
The City has agreed to "fast track" the review of the Specific Plan.
37
RESOLUTION 99-106
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, CERTIFYING AN INITIAL STUDY/EIR
ADDENDUM FOR ENVIRONMENTAL ASSESSMENT 99-385
PREPARED FOR SPECIFIC PLAN 99-037 AND SITE
DEVELOPMENT PERMIT 99-654
ENVIRONMENTAL ASSESSMENT 99-385
A. G. SPANOS CORPORATION/LA QUINTA REDEVELOPMENT AGENCY
U
WHEREAS, the City Council of the City of La Quinta, California, did, on
I I the 3" day of August, 1999, and 7' day of September, 1999, hold duly -noticed
lJ Public Hearings to consider Environmental Assessment 99-385 prepared for Specific
Plan 99-037 and Site Development Permit 99-654; and
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 27' day of July, 1999, hold a duly -noticed Public Hearing to consider
Environmental Assessment 99-385 prepared for Specific Plan 99-037 and Site
Development Permit 99-654, and on a 5-0 vote adopted Resolution 99-058
recommending certification to the City Council; and
WHEREAS, the applications complied with the requirements of "The
Rules to implement the California Environmental Quality Act of 1970" (as amended;
Resolution 83-68 adopted by the La Quinta City Council) in that the Community
Development Department has prepared an Initial Study (EA 99-385); and
WHEREAS, it is the determination of the Community Development
Director that the proposed applications implement the La Quinta Redevelopment Plan
for Project Area #2, for which an EIR was certified by the City Council (State
Clearinghouse No. 88041 1 1 1) on May 16, 1989, and that pursuant to Public
Resources Code 21090, actions taken to implement a redevelopment plan are deemed
a single project, and no further environmental review is necessary beyond analysis
of project -specific impacts. The Community Development Department has prepared
Environmental Assessment 99-385 as an addendum to the EIR. No changed
circumstances or conditions exist which require preparation of a subsequent EIR,
pursuant to Public Resources Code 21166; and
WHEREAS, the City Council has considered the EIR for Redevelopment
Project Area #2 and Addendum thereto; and
WHEREAS, upon hearing and considering all testimony and arguments,
if any, of all interested persons desiring to be heard, said City Council did find the
following facts, findings, and reasons to justify certification of said Environmental
Assessment:
L
L
Resolution 99-106
EA 99-385 for SP 99-037/SDP 99-654
Adopted: September 7, 1999
® Page 2
1 . The proposed Specific Plan 99-037 and Site Development Permit 99-654 will
*" not be detrimental to the health, safety, or general welfare of the community,
either indirectly, or directly, in that no significant unmitigable impacts were
identified by Environmental Assessment 99-385.
2. The proposed Specific Plan 99-037 and Site Development Permit 99-654 will
not have the potential to degrade the quality of the environment, as the project
in question is consistent with General Plan goals, policies and objectives and
other current City standards. The project does not have the potential to
eliminate an important example of California prehistory, as extensive
archaeological investigation of the site has been conducted and mitigation
measures recommended. The applicant has agreed to implement the necessary
mitigation measures during site development, and concurs with project
conditions of approval relating to this matter.
L. 3. The proposed Specific Plan 99-037 and Site Development Permit 99-654 do
not have the potential to achieve short-term environmental goals, to the
disadvantage of long-term environmental goals, as the project will help to
implement the La Quinta Redevelopment Plan for Project Area #2.
L 4. The proposed Specific Plan 99-037 and Site Development Permit 99-654 will
not result in impacts which are individually limited but cumulatively
considerable when considering planned or proposed development in the
immediate vicinity, as the proposed project is being undertaken pursuant to a
redevelopment plan for which a final EIR has been certified, and no changes in
conditions or circumstances, as outlined in Public Resources Code Section
21166 have occurred.
5. The proposed Specific Plan 99-037 and Site Development Permit 99-654 will
not have environmental effects that will adversely affect the human population,
either directly or indirectly, as the proposed project will develop residential land
uses which have lower impacts than the commercial land uses contemplated
I in the General Plan and analyzed in the certified General Plan EIR.
6. There is no evidence to show that State mandated school fees will not be
L adequate to address impacts to school facilities, in that the Specific Plan and
Site Development Permit, as proposed, do not affect the current land use as
it would be assessed at time of development, whether or not the project was
Limplemented.
Resolution No. 99-106
EA 99-385 for SP 99-037/SDP 99-654
Adopted: September 7, 1999
Page 3
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of
La Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the City Council for this Environmental Assessment.
2. That it does hereby certify Environmental Assessment 99-385 for the reasons
set forth in the Resolution and as stated in the Environmental Assessment
Checklist and Addendum on file in the Community Development Department.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta City Council held on this 7' day of September, 1999, by the following vote,
to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
JOHN*PE , a or
City of La Quinta, California
ATTEST:
AUNDRA L. UHOLA, City Clerk
City of La Quinta, California
L
L
L
Resolution No. 99-106
EA 99-385 for SP 99-037/SDP 99-654
Adopted: September 7. 1999
Page 4
i
APPROVED AS TO FORM:
DAWN C. HONEYWELL, City Attorney
City of La Quinta, California
Initial Study and EIR Addendum
State Clearinghouse #88041111
for
Environmental Assessment 99-385
Prepared for
Aventine Apartments
The Spanos Corporation
and the
La Quinta Redevelopment Agency
Applications under Review:
Affordable Housing Agreement
Specific Plan 99-037
Site Development Permit 99-654
Prepared by:
L Community Development Department
City of La Quinta
78495 Calle Tampico
La Quinta, CA 92253
2
July 11999 ,
L
PAEA 99-385, EIR Addendum, Aventine Specific Plan
L
Environmental Checklist Form
1. Project Title: Aventine Apartments
Specific Plan 99-037
Site Development Permit 99-654
Affordable Housing Agreement
2. Lead Agency Name and Address: City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
3. Contact Person and Phone Number: Christine di lorio
.� 760-777-7125
4. Project Location: East side of Adams Street, approximately 507 feet north of Avenue
J 48.
5. Project Sponsor's Name and Address: A.G. Spanos Corp.
5029 La Mart Drive, Suite A2
Riverside, CA 92507
6. General Plan Designation: Mixed/Regional Commercial
I
J 7. Zoning: Regional Commercial
8. Description of Project: (Describe the whole action involved, including but not limited to later phases
of the project, and any secondary, support, or off-site features necessary for its implementation. Attach
additional sheets if necessary.)
The project will consist of 200 multi -family dwelling units in two story structures, with a
central common recreational area to include a recreation building, putting course,
volleyball and basketball courts, and a pool and spa. Carports and garages are generally to
be located along the perimeter of the project.
Five percent (10 units) of the proposed apartments will be restricted to low income
households, and an additional five percent (10 units) will be restricted to moderate
income households for a total of 20 units. The project occurs within the boundaries of
Redevelopment Area #2.
9. Surrounding Land Uses and Setting: Briefly describe the project's surroundings.
Adjacent land to the north has been approved for an Auto Mall which is currently under
construction. Land to the south and east are currently vacant. Lands to the west, across
Adams Street, is the partially developed low density residential (Lake La Quinta).
10. Other agencies whose approval is required (e.g., permits, financing approval, or participation
agreement.) -.Coachella Valley Water District, Imperial Irrigation District, etc.
P:\EA 99-385. EIR Addendum, Aventine Specific Plan
_ Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this project, involving
L. at least one impact that is a "Potentially Significant Impact„ as indicated by the checklist on the
following pages.
L
Land Use and Planning
Population and Housing
X
Transportation/Circulation
Biological Resources
Public Services
Utilities and Service System
X Geological Problems
L
Energy and Mineral Resources
Aesthetics
X Water
Hazards X
Cultural Resources
Au Quality
Noise N
Recreation
Mandatory Finds of 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 I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect in this case because the mitigation measures described on
an attached sheet have been added to the project. A NEGATIVE DECLARATION will be
prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
{ ENVIRONMENTAL IMPACT REPORT is required.
L I find that the proposed project MAY have a significant effect(s) on the environment, but at
least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable
I-. legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis
as described on attached sheets, if the effect is a potentially significant impact or potentially
significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but
it must analyze only the effects that remain to be addressed.
LX I find that although the proposed project could have a significant effect on the environment,
there WILL NOT be a significant effect in this case because all potentially significant effects
(a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b)
Lhave been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation
measures that are imposed upon the proposed project.
L
Siimature Date
L
LPrinted Name Department
LP:1EA 99-385, EIR Addendum, Aventine Specific Plan
I
Evaluation of Environmental Impacts:
�J 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 reference 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 account of 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) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4) "Potentially Significant Unless Mitigated 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). Earlier analyses are discussed in Section XVII at the end of the checklist.
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. See the sample question below. A source list should be attached,
and other sources used or individuals contacted should be cited in the discussion.
7) This is only a suggested form, and lead agencies are free to use different ones.
PASA 99-385. EIR Addendum, Aventine Specific Plan
.&I
E.
IPE
r.E
ism
Sample question:
Issues (and Supporting Information Sources):
Would the proposal result in potential impacts involving:
Landslides or mudslides? (1,6)
(Attached source list explains that 1 is the general plan, and 6 is a USGS
topo map. This answer would probably not need further explanation.)
I. LAND USE AND PLANNING. Would the proposal:
a) Conflict with general plan designation or zoning? (1 )
Potentially
Potentially Significant Less iban
Significant Unless Significant No
Impact Mitigated Impact Impact
b) Conflict with applicable environmental�lans or policies adopted by X
agencies with jurts ction over the project. ( 1, 2, 3 ) I � J
c) Be incompatible with existing land use in the vicinity? ( 4 ) X
a>fi
d) Affect agricultural resources or operations (e.g., impacts to soils or
farmlands, or impacts from incompatible land uses)? (4, 5)
e) Disrupt or divide the physical arrangement of an established X
community (including a low-income or minority community)? (4 )
II. POPULATION AND HOUSING. Would the proposal:
NOW
Ja) Cumulatively exceed official regional or local population projections? X
(1)
II
E11
i
J
J
I�
J
b) Induce substantial growth in an area either directly or indirectly (e.g., X
through projects in an undeveloped area or extension or major
infrastructure)? (1)
c) Displace existing housing, especially affordable housing? (4)
GEOLOGIC PROBLEMS. Would the proposal result in or expose
people to potential impacts involving:
a) Fault rupture? (5)
IP:\EA 99-385. EIR Addendum, Aventine Specific Plan
M __
LIssues (and Supporting Information Sources):
C
b) Seismic ground shaking? ( 5, 6)
c) Seismic ground failure, including liquefaction., ( 5 )
L
d) Seiche, tsunami, or volcanic hazard? ( 5)
e) Landslides or mudflows? (5)
f) Erosion, changes in topography or unstable soil conditions from
excavation, grading, or fill? ( 6 )
g) Subsidence of the land? (6)
Potentially
Poteatially Sigalfinnt BA=s T'him _
Signifinnt UOlass Significant Pio
Impact Mitigated Impact Impact
I h) Expansive soils? ( 6) X
Li) Unique geologic or physical features? X
WATER. Would the proposal result in:
L a) Changes in absorption rates, drainage patterns or the rate and amount X
of surface runoff? ( 7)
b) Exposure of people or property to water related hazards such as X
flooding? ( 5,6,7 )
c) Discharge into surface waters or other alteration of surface water X
Lquality (e.g. temperature, dissolved oxygen or turbidity)? ( 7)
d) Changes in the amount of surface water in any water body? ( 7) 7�
e) Changes in currents, or the course or direction of water movements? X
(5,7)
I
L
P:\EA 99-385, E1R Addendum Aventine Specific Plan
-I
FIssues (and Supporting Information Sources):
L
potentially
potentiatty Significant Leositia■
Significant unlen Significant No
Impact Mitigated Impact Impact
f) Change in the quantity of ground waters, either through direct X
additions or withdrawals, or through interception of an aquifer by cuts
or excavations, or through substantial loss of groundwater recharge
capability? (5,6,7)
g) Altered direction or rate of flow of groundwater? ( 5, 7)
h) Impacts to groundwater quality? (7)
i) Substantial reduction in the amount of groundwater otherwise
available for public water supplies? (5)
V. AIR QUALITY Would the proposal:
a) Violate any air quality standard or contribute to an existing or
projected air quality violation? ( 5)
b) Expose sensitive receptors to pollutants? (5 )
c) Alter air movement, moisture, or temperature, or cause any change in X
climate? ( 7 )
d) Create objectionable odors? (7)
VI. TRANSPORTATION/CIRCULATION.
Would the proposal result in:
a) Increased vehicle trips or traffic congestion? (8)
1��
b) Hazards to safety from design features (e.g., sharp curves or danger- X
ous intersections) or incompatible uses (e.g., farm equipment)? (8)
c) Inadequate emergency access or access to nearby uses? ( 7 )
d) Insufficient parking capacity on-site or off-site? (7 ) X
P:\EA 99-385, EIR Addendurn, Aventine Specific Plan
Issues (and Supporting Information Sources):
e) Hazards or barriers for pedestrians or bicyclists? (7 )
potentially
potentially s4alfinot Lm Than
SeplGcaot Unless Significant No
Impact Mitipted Impact Impact
f) Conflicts with adopted policies supporting alternative transportation L
(e.g., bus turnouts, bicycle racks)? ( 7 )
g) Rail, waterborne or air traffic impacts? (5) x
_j
VII. BIOLOGICAL RESOURCES.
Would the proposal result in impacts to:
a) Endangered, threatened, or rare species or their habitats (including x
but not limited to plants, fish, insects, animals, and birds)? ( 5 )
b) Locally designated species (e.g., heritage trees)? (5 )
c) Locally designated natural communities (e.g., oak forest, coastal
habitat. etc.)? ( 5)
d) Wetland habitat (e.g., marsh, riparian, and vernal pool)? (5)
e) wildlife dispersal or migration corridors? (5)
VIII. ENERGY AND MINERAL RESOURCES.
Would the proposal:
�I
a) Conflict with adopted energy conservation plans? (1, 3, 5) x
L
b) Use non-renewable resources in a wasteful and inefficient manner? x
(5.7)
c) Result in the loss of availability of a known mineral resource that x
would be of future value to the region and the residents of the State?,
(1,5)
L
PAEA 99-385, EIR Addendum, Aventine Specific Plan
10
X.
Issues (and Supporting Information Sources):
�7 eRDS. Would the proposal involve:
Potentially
Potentialty Significant LA= TbAa
significant Unless Significant No
Impact Mitigated impact impact
a) A risk of accidental explosion or release of hazardous substances X
(including, but not limited to: oil, pesticides, chemicals, or radiation)?
(1,7)
b) Possible interference with an emergency response plan or emergency X
evacuation plan? ( 1, 7 )
c) The creation of any health hazard or potential health hazard? (7) 1 I I X
�j
d) Exposure of people to existing sources of potential health hazards? X
(l)
e) Increased fire hazard in areas with flammable brush, grass, or trees? X
(5)
NOISE. Would the proposal result in:
a) Increases in existing noise levels? (5,9) X
b) Exposure of people to severe noise levels? ( 9)
XI. PUBLIC SERVICES. Would the proposal have an effect upon, or
result in a need for new or altered government services in any of the
following areas:
a) Fire protection? (5)
b) Police protection? (5)
c) Schools? (5)
d) Maintenance of public facilities, including roads? (5)
e) Other governmental services? (5)
P:\EA 99-385, ElR Addendum, Aventine Specific Plan
to the standards required of Secondary Image Corridors, thereby creating an appealing
vista along the streetscape.
The project will create additional light in the area. The City has implemented standards
for outdoor lighting, which the project will be required to meet or exceed. These
` provisions include requirements for shielding, limits on light pole heights, and types of
lighting allowed. These standards and requirements will reduce the potential impacts
from light or glare to a less than significant level.
Cultural Resources
XIV. a,b,c&d)
Environmental Setting
The City of La Quinta falls within the territory of the ancient Lake Cahuilla, and has
proven to be a rich repository of archaeological and historic resources. The area in
which the proposed project occurs is generally a Creosote Scrub community, typical of
the desert floor. Sand deposition caused by the prevailing winds have formed sand
dunes throughout the area. The project area's proximity to ancient Lake Cahuilla's
shore increases the possibility for the occurrence of cultural resources in the area.
L Project Impacts and Mitigation
A cultural resource analysis was conducted for the project site and land immediately
L adjacent". The study found four recorded sites within the 50 acre City -owned parcel,
and a number of additional sites within one mile. On-site investigation discovered no
new sites, but did extensively study the previously recorded sites. The study found that
L the previously identified sites do not qualify as significant under either CEQA or
Section 106 of the National Historic Preservation Act. Although the testing program
undertaken was extensive, the potential for additional buried resources is not precluded.
LThe following mitigation measure shall therefore be implemented to reduce impacts to
a less than significant level:
L1. A qualified archaeological monitor shall be on-site during all grading and
trenching activities on the site. The monitor shall prepare a report detailing
monitoring activities and professional conclusions and submit same to the
LCommunity Development Department for review.
11
L
"Phase H Test Excavation for APN 649-036-030, Northeast Corner of Avenue 48 and Adams Street, City
of La Quinta, California." Archaeological Advisory Group, June 1999.
PAEA 99-385. EIR Addendum, Aventine Specific Plan
EARLIER ANALYSES.
a) Earlier analyses used. The following documents were used in the preparation of the
Checklist. The number used below corresponds to the Source number used in the Checklist.
1. La Quinta General Plan, October 1992
2. La Quinta Redevelopment Project Area #2 EIR, July 1988
3. La Quinta General Plan EIR, October 1992
4. Aerial Photograph, Exhibit 2 of Specific Plan 99-037
5. La Qtiinta Master Environmental Assessment, October 1992
6. "Geotechnical Engineering Report, Proposed 200 Unit Apartment Complex, Adams Street,
North of Avenue 48, La Quinta, California." Earth Systems Consultants, June 1999
7. "Aventine, A Specific Plan for the City of La Quinta." Mainiero, Smith & Associates, June
1999
8. "La Quinta Apartments Traffic Impact Analysis." Endo Engineering, June 1999
9. "Indoor and Outdoor Noise Analysis for Aventine Apartments." Mestre Greve Associates,
June 1999
10. "Phase H Test Excavation for APN 649-036-030, Northeast corner of Avenue 48 and Adams
Street, City of La Quinta, California." Archaeological Advisory Group, June 1999
b) Impacts adequately addressed.
j' The Environmental Impact Report certified for Redevelopment Area #2 addressed buildout of the
entire area, and proposed mitigation measures adequate to reduce potential impacts. The
mitigation measures contained in this Addendum adequately mitigate the project -specific
impacts associated with this development. The proposed project is within the scope of the
L original EIR, and implements its goals and objectives. Potentially significant impacts addressed
in this document include impacts associated with geologic problems, water resources, noise and
f cultural resources are addressed in this document.
L
C) Mitigation measures. The mitigation measures contained herein, combined with the
conditions of approval proposed for the proposed project, address potentially significant impacts
and lower these impacts to a less than significant level.
P:\EA 99-385. EIR Addendum, Aventine Specific Plan
�^ vicinity as likely habitat for other species of concern.
Project Impacts and Mitigation
The proposed project occurs within the habitat boundaries of the Coachella Valley
fringe -toed lizard, an endangered species. The Habitat Conservation Plan requires the
f payment of a fee by the project proponent. This payment will provide sufficient
l mitigation to reduce the impacts to the fringe -toed lizard to a less than significant level.
No other species of concern are expected to occur on the project site.
Noise
X.a&b)
Environmental Setting
The City's primary noise.generator is vehicular transportation. The General Plan Master
Environmental Assessment estimates that current noise levels in the project vicinity are
50 to 60 dBA CNEL. The City has adopted standards for exterior and interior noise
levels for all land uses. The standard for residential land uses is 60 dBA CNEL or less
exterior, and 45 dBA CNEL or less for interior noise levels.
l Project Impacts and Mitigation
A noise impact analysis was prepared for the proposed project'. The study found that the
I project site will be impacted by noise on Adams Street, but that with the
I-- implementation of planned project perimeter walls, the units closest to Adams Street
will experience a noise level of 58.8 dBA CNEL. This noise level is within the City's
standard, which requires that all exterior residential noise levels be 60 dBA CNEL or
less. The study further found that the interior standard of 45 dBA CNEL will be
achieved through standard construction practices, with the exception of the westernmost
units facing Adams Street, which will experience a higher noise level with windows
open. Those units will require mechanical ventilation to City standard. The following
mitigation measure is therefore incorporated into the project:
The first row of units facing Adams Street shall be provided with mechanical
ventilation which supplies two air changes per hour for each habitable room,
including 20% fresh air obtained directly from the outside. The fresh air inlet
duct shall be of sound attenuating construction and shall consist of a minimum of
ten feet of straight or curved duct, or six feet plus one sharp 90 degree bend.
This mitigation measure will reduce potential impacts to a less than significant level.
Public Services
XI. a through g)
Environmental Setting
Fire protection is provided to the City by contract with the Riverside County Fire
"Indoor and Outdoor Noise Analysis for Aventine Apartments, City of La Quinta." Mestre Greve
Associates, June 1999.
I_ P:\EA 99-385. El Addendum, Aventine Specific Plan
Department Police protection is contracted through the Riverside County Sheriff's
Department. The project is within the boundary of the Desert Sands Unified School
District. Roads and other governmental services are the responsibility of the City of La
Quints.
Project Impacts and Mitigation
The project will have an impact on all public service providers, but does not
significantly impact any level of service established by the City. The Desert Sands
Unified School District will be impacted by additional students who are likely to reside
within the project. The California Legislature has established a School Mitigation Fee,
payable at the issuance of building permits, to mitigate the impacts of new construction
to the school system. The project proponent will be require to contribute the fee in
effect at the time of building permit issuance.
Utilities and Service Systems
XII. a through g)
Environmental Setting
A number of providers are responsible for the provision of utilities to the City of La
Quinta. They include: The Gas Company for natural gas, General Telephone Company
for telephone service, the Coachella Valley Water District for domestic water service
and sewage treatment, the City of La Quinta for local drainage, the Coachella Valley
Water District for regional drainage, Waste Management of the Desert for solid waste
disposal, MediaOne for cable TV, and the Imperial Irrigation District for electric
service.
Project Impacts and Mitigation
The proposed project will have an impact on all utility providers, but is well within their
ability to service the area. The project will be required to demonstrate the ability of all
these providers to service the site prior to the issuance of building permits. The project
proponent will work with all the utilities to provide extensions or improvements
required to the project site. By meeting the City Engineer's requirement for on-site
retention, the applicant will reduce impacts to the local and regional drainage system.
The impact to utility providers is expected to be less than significant.
Aesthetics
XIII. a & c)
Environmental Setting
The project area is designated a Secondary Image Corridor in the General Plan. Vistas in
the City include the Santa Rosa Mountains to the west, and the Coral Reef Mountains
to the south. The project area is not within a. Visual Focal point, as defined by the
Master Environmental Assessment. Lands in the project vicinity are generally vacant,
with the exception of low density residential to the west.
LProject Impacts and Mitigation
The construction of the proposed project will not have a significant impact on visual
resources in the City. The improvement of Adams Street along the project boundary
l will further the goals and policies of the General Plan by improving the street frontage
I
P:\EA 99-385. El Addendum, Aventine Specific Plan
tm IV. h) Environmental Setting
The covering of ground with impermeable surfaces can concentrate pollutants generated
by urbanized areas, including solvents, oils and chemicals. These pollutants are carried
through streets to storm water facilities. If untreated, these pollutants can eventually
affect the groundwater supply.
Project Impacts and Mitigation
Impermeable surfaces within the proposed project can increase the potential for
pollutants to occur and eventually contaminate groundwater. The site will drain to
retention basins along Adams Street. The retention basins are required, in order to meet
City standards, to include filtration devices or other methods to ensure that water being
absorbed into the ground does not contain pollutants or other foreign materials. The
drainage system shall be required to meet the standards established by the National
Pollution Discharge Elir-enation System (NPDES), as implemented by the City. The
implementation of this program will reduce impacts to a level of insignificance.
Air Quality
V.a&b)
Environmental Setting
The City of La Quinta and Coachella Valley are under the jurisdiction of the South
Coast Air Quality Management District, which is responsible for maintaining federal
and state air quality standards. The Coachella Valley does not meet these standards,
particularly as regards dust generation (PM10). It is expected, however, that
improvements in the management of dust in the Valley have improved the air basin's
air quality, and that PM10 management has been effective in lowering the potential
impacts. The primary source of air pollution in the City is vehicle traffic.
Project Impacts and Mitigation
Residential land uses are considered sensitive receptors to air quality. The proposed
project site's air quality was analyzed as part of both the Redevelopment Plan EIR and
the General Plan EIR, with the assumption that development on the site would be
commercial in nature.
The vehicle traffic generated by a commercial development on 14 acres can be expected
to be higher than that generated by residential development on the same site. The
impacts to air quality at and around the site can therefore be expected to be lower than
those previously analyzed.
The City and Coachella Valley's air quality is substantially impacted by PM10. In order
to mitigate the impacts of PM10 on and near the site, the project proponent will be
required to submit, for review and approval by the City Engineer, a PM10 dust control
plan. The PM10 plan will help to reduce the potential impacts on and near the site
during grading.
Long term impacts to residents of the project site will also be reduced by project design,
which proposes setbacks from the primary potential generator, Adams Street, by the use
of retention basins along the frontage.
P:\EA 99-385. EIR Addendum. Aventine Specific Plan
Transportation/Circulation
VI. a&b)
Environmental Setting
The project area is located on Adams Street, a Primary Arterial on the City's General
Plan Circulation Map. Current traffic volumes on Adams Street and surrounding
roadways are generally within acceptable levels of service.'Adams Street is not
currently improved to its full cross section as a Primary Arterial. Sunline Transit is
responsible for the provision of public transit in the City. It currently does not provide
service to the project area -
Project Impacts and Mitigation
A traffic impact analysis was prepared for the proposed project'. The study found that
the proposed project will generate 1,330 daily trips, and that the circulation system at or
rw, near the site will operate within the City's standards at project buildout. The study
assumes that the project proponent shall improve Adams Street along the frontage of
the property to its General Plan configuration. The study recommends several
mitigation measures to ensure that safe traffic operations occur after project buildout:
Left turns from the project site to Adams Street shall be prohibited. All traffic
leaving the site shall be restricted to right turns only.
2. A left turn lane on southbound Adams Street at the southern entry drive will be
required to allow left turns from Adams Street into the site.
3. Stop signs shall be required at all site egress points.
4. The lane geometrics shown in Figure VI -2 of the above -referenced traffic study
shall be implemented at all site access locations.
The applicant shall work with Sunline Transit Agency to locate a bus stop
adjacent to the project site on Adams Street. The bus stop will include such
amenities as a covered shelter, bench and trash receptacle.
The implementation of these mitigation measures will reduce the potential traffic
impacts to a less than significant level.
Biological Resources
VII. a,c&e)
Environmental Setting
The project area can be characterized as Creosote Scrub community, found throughout
- the Coachella Valley on the Valley floor. The project area is designated as potential
habitat for the Coachella Valley fringe -toed lizard. The City, in conjunction with other
cities in the Coachella Valley, has adopted and implemented a Habitat Conservation
Plan for this endangered species. The General Plan does not designate the project
"La Quinta Apartments Traffic Impact Analysis." Endo Engineering, June 1999.
P:\EA 99-385, EIR Addendum, Aventine Specific Plan
The proposed project lies adjacent or new existing or approved commercial
development along the Highway 111 corridor. These projects have or will create a need
for residential development insofar as they have or will need to house their employees.
The proposed project will provide residential support to these projects, and can be
expected to represent a beneficial impact to the area.
Geologic Problems
III. a, b,&c)
`Environmental Setting
The proposed project occurs in a Zone IV groundshaking zone. The project site can
expect to experience significant groundshaking in the event of a major earthquake in the
Coachella Valley. The project does not occur in an area prone to liquefaction, and its
distance from an active fault makes ground rupture unlikely.
Project Impacts and Mitigation
In order to mitigate the potential impacts of groundshaking on buildings throughout the
City, the Building Department has implemented the Uniform Building Code, as
amended, which requires reinforced construction in groundshaking zones. The project
will be required to meet or exceed the City's building standards, thereby reducing the
potential impact from groundshaking hazards to a level of insignificance.
IIII. f,g&h)
Environmental Setting
Portions of the City are subject to wind erosion, as well as erosion under flooding
conditions. The area of the project site slopes slightly, and is typical of the stabilized
sand dune environment found in much of the northern portion of the City. The
Coachella Valley is a non -attainment area for PM10, particles of dust of 10 microns or
less. The City participates in the regional mitigation of PM 10 through the
implementation of dust control plans for all construction projects.
Project Impacts and Mitigation
A geotechnical investigation was undertaken for the proposed project'. The project site
does not occur within a blowsand hazard area. The site does, however, have a potential
for erosion from both wind and flooding. The geotechnical engineer found the upper
soils on the site to be "relatively loose." Mitigation measures are recommended as
follows:
Grading plans for the proposed project shall include over excavation and
recompaction to the satisfaction of the City Engineer. All grading plans shall be
accompanied by soils engineering data which demonstrates that the techniques used
in grading will improve soil bearing capacity and reduce the potential for settlement
from static loading.
"Geotechnical Engineering Report, Proposed 200 Unit Apartment Complex, Adams Street, North of
Avenue 48, La Quinta, California." Earth Systems Consultants. June 1999.
P:\EA 99-385. EIR Addendum, Aventine Specific Plan
2. Soil testing by a qualified professional shall occur during site grading, to the
satisfaction of the City Engineer, to demonstrate that recompaction meets the
required standards.
3. Any area of the site which is graded but not immediately constructed shall be
stabilized using chemical stabilizers or revegetation.
4. In conformance with the Municipal Code, a dust control plan shall be approved by
the City Engineer prior to any ground disturbing activity on the site.
The implementation of these mitigation measures should reduce the impacts to a less
than significant level.
Water
IV. a&b)
Environmental Setting
�- The construction of any project on vacant land reduces the potential land available for
the absorption of surface water, and changes surface water runoff patterns. Federal and
local standards require that all projects contain the 100 year 24-hour storm on-site, to
`- reduce potential impacts to down -stream properties. Flood control within the City is
managed through the City Engineer's office, which has responsibility for the review of
Lstorm water retention and detention plans.
Project Impacts and Mitigation
The proposed project includes, in conformance with the City Engineer's requirements
`w for the retention of the 100 year storm event on site, the construction of retention basins
along the site frontage on Adams Street, as well as a central retention basin to also be
L used as a golf putting course. The retention basins shall be designed to meet the City's
standards for such structures, and shall be incorporated into the landscaping concept for
the proposed project. The retention basins will provide for the absorption of water, and
Lreduce this potential impact. The basins will also control the flow of storm water
generated on the site, and will reduce the potential impacts to an insignificant level.
Controlling runoff through the site will also reduce the hazard to people and property to
a level of insignificance.
LIV. f) Environmental Setting
The City's water supply comes from groundwater extracted by the Coachella Valley
L Water District through a system of wells. The aquifer and groundwater basins are
recharged through natural percolation, augmented by surface water from the Colorado
River. The Coachella Valley Water District participates in regional recharge through
Lpercolation ponds located in the north end of the Coachella Valley.
Project Impacts and Mitigation
L The construction of the proposed project will result in an increased demand for domestic
water. The Valley's water supplies are recharged through contractual agreement with
the Metropolitan Water District, utilizing California Water Project resources. Although
Lthe regional groundwater basin is in an overdraft condition, the efforts of the Coachella
Valley Water District, the City's water conservation requirements, and other outside
agency efforts are mitigating the regional draw -down of groundwater.
LP:\EA 99-385. EiR Addendum. Aventine Specific Plan
ENVIRONMENTAL- ANALYSIS
Introduction
This section of the EIR Addendum addresses the issues found to have a potential impact in the
Initial Study. Those issues identified as "No Impact" require no further discussion, and are not
included in the discussion below.
This discussion tiers off the Final Environmental Impact Report prepared and certified for La
Quinta'g Redevelopment Area #2 (State Clearinghouse No. 88041111). The Public Resources
Code defines all implementation projects of the Redevelopment Plan as 'one project, analyzed in
the Redevelopment Area #2 EIR, and requiring no further analysis. Issues discussed in this
Addendum pertain directly to the proposed project's site-specific impacts, as required by Public
Resources Code 21090.
Project Description
Three applications are under review as part of this Addendum: Specific Plan 99-037, Site
L
Development Permit 99-654, and an Affordable Housing Agreement. These applications would
allow the construction of 200 multi -family dwelling units on 14.1± acres on the east side of
Adams Street, approximately 507 feet north of Avenue 48.
The Affordable Housing Agreement being considered as part of this proposal will require the
dedication of 5% of the units to low income households (10 units), and 5% of units to moderate
income households (10 units).
The project site is currently. vacant stabilized sand dunes, and slopes from the northwest to the
southeast. Lands occurring to the north, south and east of the site are currently vacant. The
approved La Quints Auto Mall Specific Plan is currently under construction will occur on the
lands to the north of the site. Lands to the west across Adams Street are partially developed
within the Lake La Quinta project.
LThe two story buildings proposed for this project will contain clusters of 8 and 16 apartments
units. Three floor plans are proposed, ranging in size from 792 square feet to 1,121 square feet.
The proposal calls for 72 one -bedroom units and 128 two-bedroom units. All buildings will be
sited around a central recreation area, which will include a recreation building, pool and spa,
basketball court, putting course, volleyball and horse shoe courts.
Access to the project will be provided along a loop road. The Specific Plan calls for 106
uncovered parking spaces, 204 carport spaces, and 96 garages, clustered adjacent to the
apartment buildings they serve.
Two retention basins occur at the western property boundary, and provide considerable setback
for the buildings themselves. The retention basins are proposed to also be used as park areas, and
are sited behind the project fence.
INITIAL STUDY DISCUSSION
The following discussion is based on the numbered source in the Initial Study Checklist, and
addresses those issues identified therein as having a potential impact.
P:\EA 99-385, EIR Addendum, Aventine Specific Plan
L
L
Land Use and Planning
I. a)
Environmental Setting
The City of La Quinta General Plan Land Use Map designates the subject property as
Mixed/Regional Commercial (M/RC) Overlay District. The property's Zoning
designation is Regional Commercial. The proposed project is proposed to be entirely
residential in nature. The proposed site is part of a larger parcel, also designated
Mixed/Regional Commercial totaling approximately 50 acres.
Project Impacts and Mitigation
The General Plan supports the development of high density residential land uses in the
M/RC designation, particularly outside the Highway 111 corridor. Policy 2-3.1.7
requires "strict design and development standards and a high ratio of affordability,"
Policy 2-3.1.9 states "a specific planmust be approved prior to any land division or
other development approval...." The proposed project will provide 10% of its units for
low and moderate income families, addressing the requirements of policy 2-3.1.7, and
the submittal of Specific Plan 99-037 will satisfy the requirements of policy 2-3.1.9.
The Land Use Element further states (Policy 2-1.1.8) "Appropriate locations for HDR
areas include areas where planned community facilities, major vehicular transportation
system access, appropriately sized utilities, commercial services and employment uses
are easily available..." Under Section 9.80.030 of the Zoning Ordinance, a minimum of
15% of the proposed dwelling units shall be set aside for low- and/or very -low income
households. The proposed project will be located on a Primary Arterial roadway, less
than a half mile from Highway 111, and adjacent to the planned La Quinta Auto Mall
project. Residents at the site will be within easy reach of shopping and employment
opportunities, and public transportation. The project location is also supported in the
City's Housing Element, by providing affordable housing near employment and
transportation systems.
The size of the parcel, 14.1± acres does not represent a substantial loss in commercial
lands (1% of total commercial acreage), and will provide a buffer to low density land'
uses located to the west. Implementation of the proposed project therefore represents a
less than significant impact.
Population and Housing
II. a & b)
Environmental Setting
The project site, designated for Regional Commercial, was not anticipated to contribute
directly to the City's population base. The General Plan, however, does support the
availability of affordable housing adjacent to employment centers. The City's buildout
population is projected to total 59,392, in 31,243 dwelling units.
Project Impacts and Mitigation
The proposed project has the potential to generate a population of 646 persons, based on
current household size in the City (Department of Finance household size of 3.228
persons). The increase represents only 1% of the City's buildout population, and does
not represent a significant impact to population projections.
P:\EA 99-385. E1R Addendum, Aventine Specific Pian
NM
ivo
L
L
L
roteotiatty
Potentially Significant Lem iia*
significant Ualen Significant No
Issues (and Supporting Information Sources): Impact Mitigated Impact Impact
XII. UTELr TES AND SERVICE SYSTEMS. Would the proposal result
in a need for new systems or supplies, or substantial alterations to the
following utilities:
a) Power or natural gas? (5, 7) x
b) Communications systems? (5, 7) x
c) Local or regional water treatment o: distribution facilities? ( 5, 7) X
d) Sewer or septic tanks? ( 5, 7) x
e) Storm water drainage? (5, 7) Lx
f) Solid waste disposal? ( 5,7) x
g) Local or regional water supplies? (5, 7) x
XIII. AESTHETICS. Would the proposal:
a) Affect a scenic vista or scenic highway? (5, 7) 1 1 X
b) Have a demonstrable negative aesthetic effect? (7) x
c) Create light or glare? (7) x
XIV. CULTURAL RESOURCES. Would the proposal:
a) Disturb paleontological resources? (10) X
b) Disturb archaeological resources? (10) x
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigated Impact Impact
Issues (and Supporting Information Sources):
P:\EA 99-385, EIR Addendum, Aventine Specific Plan
XV.
XVI.
c) Affect historical resources? (10)
d) Have the potential to cause a physical change which would affect
unique ethnic cultural values? (10)
e) Restrict existing religious or sacred uses within the potential impact X
area? (10)
RECREATION. Would the proposal:
a) Increase the demand for neighborhood or regional parks or other
recreational facilities? (7)
b) Affect existing recreational opportunities? (5, 7)
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 animal community, reduce the
number or restrict the range of a rare to 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?
mmm
X
c) Does the project have impacts that are individually limited, but X
cumulatively considerable? ("Cumulatively considerable" means that
the incremental effects of a project are considerable when 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 X
substantial adverse effects on human beings, either direct or
f indirectly?
P:\EA 99-385, EIR Addendum, Aventine Specific Plan
RESOLUTION NO. 99-107
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING
SPECIFIC PLAN DEVELOPMENT PRINCIPALS AND
GUIDELINES FOR A 200 UNIT APARTMENT
COMPLEX
CASE NO.: SPECIFIC PLAN 99-037
A. G. SPANOS CORPORATION
WHEREAS, the City Council of the City of La Quinta did on the 3" day
of August, 1999, and 71' day of September, 1999, hold duly noticed public hearings
to consider the request of A. G. Spanos Corporation to approve the development
principals and guidelines for a 200 unit apartment complex located on the east side
of Adams Street, approximately 507 feet north of Avenue 48;
WHEREAS, the Planning Commission of the City of La Quinta did on the
271�1 day of July, 1999, hold a duly noticed public hearing to consider the request of
A. G. Spanos Corporation to approve the development principals and guidelines for
a 200 unit apartment complex. The Planning Commission by adoption of Resolution
99-059 recommended approval of Specific Plan 99-037 to the City Council on a 5-0
�— vote. The site is described as:
Portion of Assessor's Parcel No. 649-030-036; Portions of S'/Z of
Section 29, T5S, R7E, SBBM
WHEREAS, the proposed Specific Plan is an implementation action under
the La Quinta Redevelopment Plan for Project Area #2. An Environmental Impact
Report was certified for this Plan by the City Council (State Clearinghouse
#88041111). Pursuant to Public Resources Code 21090, all actions taken to
implement a Redevelopment Placa are deemed a single project and no further
environmental review is necessary beyond analysis of project -specific impacts.
Therefore, an Environmental Assessment (EA 99-385) as an Addendum to the EIR
was prepared to determine whether the conditions referenced in Public Resources
Code Section 21166 are present; and
WHEREAS, the City Council has considered the EIR for Redevelopment
Area #2 and Addendum thereto; and
WHEREAS, at said public hearing upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
City Council did find the following facts and reasons to justify approval of the Specific
Plan:
Resolution 99-107
Specific Plan 99-037, A. a. Spanos
September 7, 1999
Page 2
1 . The Specific Plan, as proposed, is consistent with the goals and policies of the
La Quinta General Plan in that the property is designated for either commercial
uses or medium and high density residential uses under the Mixed/Regional
Commercial category (Policy 2-3.1.7). The proposed density will be 14 units
per acre where 16 units per acre is allowed. Additionally, the applicant is
providing 20 of the 200 units as affordable (low and moderate income) in
compliance with criteria for residential uses.
2. The Specific Plan document outlines development principles and design
guidelines that ensure the apartment complex will not be detrimental to public
health, safety and general.
3. The Specific Plan document allows for a 200 unit apartment complex. Low
density residential units exist across Adams Street. To the east and south the
property is owned by the City's Redevelopment Agency and intended for
residential development, thereby providing land use compatibility.
4. The Specific Plan property is suitable and appropriate in that it is accessible
from Adams Street, and provides a transitional buffer between adjacent future
land uses.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of
La Quinta, California as follows:
1 . That the above recitations are true and correct and constitute the findings of
the City Council in this case.
2. That it does hereby recommend that the EIR Addendum of Environmental
Impact be certified for this project.
3. That it does hereby approve the Specific Plan for the reasons set forth in this
Resolution, subject to the attached conditions.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta City Council held on this 7' day of September, 1999, by the following vote,
to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
Resolution 99.107
Specific Plan 99-037, A. G. Spenos
September 7, 1999
Page 3
JOHN J. FVKIA, MNyor
City of La Quinta, California
ATTEST:
MUNDRA L. JUHOI.X, City Clerk
City of La Quinta, California
APPROVED AS TO FORM:
( �? 1 d
DAWN C. HONEYWEL , City Attorney
City of La Quinta, California
RESOLUTION 99-107
CONDITIONS OF APPROVAL - FINAL
SPECIFIC PLAN 99-037, A. G. SPANOS CORP.
SEPTEMBER 7, 1999
GENERAL
The development shall comply with Exhibit "A" of Specific Plan 99-037, unless
otherwise amended herein.
2. Developer/applicant agrees to indemnify, defend and hold harmless the City of
La Quinta in the event of any legal claim or litigation arising out of the City's
approval of this project. The City of La Quinta shall have the right to select its
defense counsel in its sole discretion.
3. The Conditions of Approval for Site Development Permit 99-654 are binding for
this Specific Plan.
ENVIRONMENTAL
4. The developer shall comply with any provisions outlined in Environmental
Assessment 99-385.
FIRE DEPARTMENT
Final fire protection requirements will be determined when specific project plans are
submitted. The Fire Department recommends the following fire protection measures
be provided in accordance with the La Quinta Municipal Code and/or Riverside County
Fire Department protection standards.
5. All water mains and fire hydrants providing required fire flows shall be
constructed in accordance with the appropriate sections of CVWD Standard W-
33, subject to the approval by the Riverside County Fire Department.
6. All roads need to be a minimum of 20 feet unobstructed width, subject to the
approval of the Fire Department.
7. Specific access plans shall be submitted.
TEXT AMENDMENTC—HANGES
The Specific Plan document shall be revised as follows:
Conditions or Approval
Specific Plan 99-037 - AG Spanos
September T, 1999
Page 2
Exhibits 5 & 9 land any other applicable location in the document) - Remove "6' high
masonry wall" notation from north property line. The grade difference with the
approved grading plan for the property to the north will require a stepped -back
retaining wall approximately 12' in height. If grade differential between properties is
less, the developer shall work with City staff to reduce the height of the retaining wall.
Exhibit 6 (and any other applicable location in the document) - Revise note on the
landscape lot. The 20 -foot landscape setback will remain under private ownership.
The only dedication(s) over this area would be sidewalk easement if the sidewalk
meanders into the setback and any needed utility or bus waiting shelter easements,.
Page 13 (Section 2.10.3) - Eliminate second sentence
Page 17 (Section 2.40.3) - Eliminate third sentence
Page 21 (Section 2.50.4) - Change Palm Desert Waste Management to Waste
Management of the Desert
RESOLUTION NO. 99-108
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING A SITE
' DEVELOPMENT PERMIT ALLOWING A 200 RESIDENTIAL
APARTMENT UNIT PROJECT
CASE NO.: SITE DEVELOPMENT PERMIT 99-654
APPLICANT: A. G. SPANOS CORPORATION
WHEREAS, the City Council of the City of La Quinta, California, did on
the 3`d day of August, 1999, and 711 day o1 September, 1999, hold duly noticed Public
Hearings to consider the request of A. G. Spanos Corporation for approval of a 200
residential apartment unit project in the Regional Commercial Zone, located on the east
side of Adams Street and 507 feet north of Avenue 48;
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 27"' day of July, 1999, hold a duly noticed Public Hearing to consider the
request of A. G. Spanos Corporation for approval of a 200 residential apartment unit
project in the Regional Commercial Zone, located on the east side of Adams Street and
507 -feet north of Avenue 48, more particularly described as:
Portion of Assessor's Parcel No. 649-030-036; SIA of Section 29,
Township 5 South, Range 6 East, SBBM
WHEREAS, the proposed Site Development Permit is an implementation
action under the La Quinta Redevelopment Plan for Project Area #2. An Environmental
Impact Report (EIR) was certified for this Plan by the City Council (State Clearinghouse
#88041111). Pursuant to Public Resources Code 21090, all actions taken to
implement a Redevelopment Plan are deemed a single project and no further
environmental review is necessary beyond analysis of project -specific impacts.
Therefore an Environmental Assessment (Environmental Assessment 99-385) as an
Addendum to the EIR was prepared to determine whether the conditions referenced
in Public Resources Code Section 21166 are present; and
WHEREAS, the City Council has considered the EIR for Redevelopment
Area #2 and Addendum thereto; and
WHEREAS, upon hearing and considering all testimony and arguments,
if any of all interested persons desiring to be heard, said City Council did find the
following facts, findings, and reasons to justify approval of Site Development Permit
99-654:
1. The project is consistent with the General Plan in that residential units of this
type are permitted in the Regional Commercial designation with adoption of a
Specific Plan.
2. This project has been designed to be consistent with the provisions of the
Specific Plan 99-037.
Resolution 99-108
Site Development Permit 99-654 ISpanoO
September 7. 1999
Page 2
3. Processing and approval of this project is in compliance with the requirements
of the California Environmental Quality Act in that an Environmental
Assessment has been prepared and EIR Addendum is recommended.
4. The architectural design of the project is compatible with the surrounding
development in that it is of a compatible architectural design, colors, and
materials.
5. The site design of the project is attractive and well designed and appropriate
for the area. Parking has been kept around the perimeter of the site to
increase the pedestrian aspect of the project and two parking spaces per unit
is provided via a shared parking plan.
6. The landscape design of the project will utilize plants compatible with existing
and future developments. An emphasis on mature landscaping has been
proposed to reinforce the resort community image and character of the area.
Additional planter islands shall be installed within the perimeter loop drive aisic
to provide additional buffering of two story building complexes.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows:
1. That the above recitations are true and correct and constitute the findings of
the City Council in this case;
2. That the City Council does hereby approve Site Development Permit 99-654 for
the reasons set forth in this Resolution, subject to the attached conditions;
3. That it does hereby recommend that the EIR Addendum of Environmental
Impact be certified for this project.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 70' day of September, 1999, by the following vote,
to wit:
AYES: Council Members Adolph, Henderson, Perkins, Sniff, Mayor Pena
NOES: None
ABSENT: None
ABSTAIN: None
JOHN J. PE A, Wyor
City of -La Quinta, California
Revolution 99-108
Site Development Permit 99-6541Spanoal
September 7, 1999
Page 3
LILY OT La UUlntd, 1.,dIIIUIIIId
APPROVED AS TO FORM:
D Wl" C. HONEYWELL, City Attorney
City of La Quinta, California
F11
t ,
RESOLUTION 99-108
CONDITIONS OF APPROVAL - FINAL
SITE DEVELOPMENT PERMIT 99-654, A.G. SPANOS CORP.
SEPTEMBER 7, 1999
GENERAL
The development shall comply with the City's Zoning Code, Specific Plan 99-
037 (on file in the Community Development Department), the approved exhibits
and the following conditions.
2. Applicant agrees to indemnify, defend and hold harmless the City of La Quinta
in the event of any legal claim or litigation arising out of the City's approval of
this project. The City of La Quinta shall have the right to select its defense
counsel in its sole discretion.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
3. The Site Development Permit shall expire on September 7, 2000, unless building
permits are issued pursuant to Section 9.210.010 of the Zoning Ordinance.
Time extensions may be granted pursuant to Section 9.200.080.
4. Prior to issuance of any grading or building permits, or ground disturbance,
mitigation measures as recommended by the Archaeological Assessment for the
site shall be completed at the applicant/developer's expense. This consists of
having an archaeological monitor on site during grading and earth disturbance
operations. A final report shall be submitted for approval prior to issuance of
the Certificate of Occupancy of the first building.
5. Handicap access, facilities and parking shall be provided per State and local
requirements.
6. Prior to any site disturbance being permitted, including construction, preliminary
site work and/or archaeological investigation, the project developer shall submit
and have approved a Fugitive Dust Control Plan (FDCP), in accordance with
Chapter 6.16 of the La Quinta Municipal Code. The plan shall define all areas
proposed for development and shall indicate time lines for phasing of the
project, and shall establish standards for comprehensive control of both
anthropogenic and natural creation of airborne dust due to development
activities on site. Phased projects must prepare a plan that addresses control
measures over the entire build -out of the project (e.g., for disturbed lands
pending future development).
COA CC SDP654 Spanos - 36
Resolution 99-108
Conditions of Approval
Site Development Permit 99-654
September 7, 1999
Page 2
7. Construction shall comply with all local and State building code requirements as
determined by the Building and Safety Director.
8. Prior to the issuance of a grading permit, the applicant shall prepare and submit
a written report to the Community Development Director demonstrating
compliance with those Conditions of Approval and mitigation measures of SP
99-037, and EA 99-385. Prior to the issuance of a building permit, the applicant
shall prepare and submit a written report to the Community Development
Director demonstrating compliance with those Conditions of Approval and
mitigation measures of SP 99-037 and EA 99-385. The Community
Development Director may require inspection or other mitigation monitoring
measures to assure such compliance.
9. Prior to the issuance of any grading, construction or building permit, the
applicant shall obtain permits and/or clearances from the following public
agencies:
• Fire Marshal �-
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District IIID)
• California Water Quality Control Board (CWQCB)
The applicant is responsible for any requirements of the permits or clearances
from those jurisdictions. If the requirements include approval of improvement
plans, applicant shall furnish proof of said approvals prior to obtaining City
approval of the plans.
The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit. For projects requiring project -specific NPDES
construction permits, the applicant shall submit a copy of the CWQCB
acknowledgment of the applicant's Notice of Intent prior to issuance of a
grading or site construction permit. The applicant shall ensure that the required
COA CC SDP654 Spanos - 36
Resolution 99-108
Conditions of Approval
ra Site Development Permit 99-654
September 7, 1999
Page 3
Storm Water Pollution Protection Plan is available for inspection at the project
site.
PaUERTY—MRI-GHTS
10. Prior to approval of a grading permit, the applicant shall acquire or confer
easements and other property rights required of these conditions or otherwise
necessary for construction and proper functioning of the proposed development.
11. The applicant shall grant public and private street right of way and utility
easements in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and as required by the City Engineer.
12. Right of way grants required of this development include:
Adams Street - 55 -foot half of a 110 -foot right of way.
- 13. Grants shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, and other features contained in the approved
construction plans.
14. If the City Engineer determines that access rights to proposed street rights of
way shown on the tentative map are necessary prior to approval of final maps
dedicating the rights of way, the applicant shall grant the right of way within 60
days of written request by the City.
15. The applicant shall create privately -owned and maintained perimeter setbacks
along public rights of way as follows (listed setback depth is the average depth
if meandering wall design is approved):
Adams Street - 20 feet
The setback requirement applies to all frontage including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks,
the applicant shall dedicate blanket easements for those purposes.
COA CC SDP654 Spanos - 36
Resolution 99-108
Conditions of Approval
Site Development Permit 99-654
September 7, 1999
Page 4
16. The applicant shall grant easements necessary for placement of and access to
utility lines and structures, drainage basins, mailbox clusters, park lands, and
common areas.
17. The applicant shall vacate abutter's rights of access to public streets and
properties from all frontage along the streets and properties except access
points shown on the approved site plan.
18. The applicant shall furnish proof of easements or written permission, as
appropriate, from owners of any abutting properties on which grading, retaining
wall construction, permanent slopes, or other encroachments are to occur.
19. If the applicant proposes vacation or abandonment of any existing rights of way
or access easements which will diminish access rights to any properties owned
by others, the applicant shall provide approved alternate rights of way or access
easements to those properties or notarized letters of consent from the property
owners.
[MPR V�EMENT_PLANS
20. 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 landscape architects, as appropriate. Plans shall be
submitted on 24" x 36" media in the categories of "Rough Grading," "Precise
Grading," "Streets & Drainage," and "Landscaping." Precise grading plans shall
have signature blocks for Community Development Director and the Building
Official. All other plans shall have signature blocks for the City Engineer. Plans
are not approved for construction until they are signed.
"Streets and Drainage" plans shall normally include signals, sidewalks, bike
paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally
include irrigation improvements, landscape lighting and entry monuments.
"Precise Grading" plans shall normally include perimeter walls.
Plans for improvements not listed above shall be in formats approved by the City
Engineer.
COA CC SDP654 Spanos - 36
FER
Resolution 99-108
_ Conditions of Approval
Site Development Permit 99-654
September 7, 1999
Page 5
22. The City may maintain standard plans, details and/or construction notes for
elements of construction. For a fee established by City resolution, the applicant
may acquire standard plan and/or detail sheets from the City.
23. When final plans are approved by the City, the applicant shall furnish accurate
AutoCad files of the complete, approved plans on storage media acceptable to
the City Engineer. The files shall utilize standard AutoCad menu items so they
may be fully retrieved into a basic Autocad program. At the completion of
construction and prior to final acceptance of improvements, the applicant shall
update the files to reflect as -constructed conditions.
If the pians were not produced in Autocad or a file format which can be
converted to AutoCad, the City Engineer may accept raster -image files of the
plans.
IMPROMEMENT AGREEMENT
24. Portions of the improvements required herein may be defrayed through
participation in the Development Impact Fee program which becomes effective
August 16, 1999.
25. The subdivider may be required to construct improvements, to reimburse others
who construct improvements that are obligations of this development, to secure
the cost of the improvements for future construction by others, or a combination
of these methods.
In the event that any of the improvements required herein are constructed by
the City prior to construction of this development, the Applicant shall, prior to
issuance of grading or building permits, reimburse the City for the cost of those
improvements.
26. The applicant shall construct improvements and/or satisfy obligations, or furnish
an executed, secured agreement to construct improvements and/or satisfy
obligations required by the City prior to issuance of a grading permit. For
secured agreements, security provided, and the release thereof, shall conform
with Chapter 13, LQMC.
Improvements to be made or agreed to shall include removal of any existing
structures or obstructions which are not part of the proposed improvements.
COA CC SDP654 Spanos - 36
Resolution 99-108
Conditions of Approval
Site Development Permit 99-654
September 7, 1999
Page 6
27. If improvements are secured, the applicant shall provide estimates of
improvement costs for checking and approval by the City Engineer. Estimates
shall comply with the schedule of unit costs adopted by City resolution or
ordinance. For items not listed in the City's schedule, estimates shall meet the
approval of the City Engineer.
Estimates for utilities and other improvements under the jurisdiction of other
agencies shall be approved by those agencies. Security is not required for
telephone, gas, or T.V. cable improvements. However, final acceptance of all
required improvements and release of security will not be scheduled for City
Council approval prior to the applicant meeting all requirements for telephone
service to the units created by this development.
28. If the applicant fails to construct improvements or satisfy obligations in a timely
manner or as specified in an approved phasing plan or in an improvement
agreement, the City shall have the right to halt issuance of building permits or
final building inspections, withhold other approvals related to the development —�
of the project or call upon the surety to complete the improvements.
GRADING
29. This development shall comply with Chapter 8.11 of the LQMC (Flood Hazard
Regulations). If any portion of any proposed building lot in the development is
or may be located within a flood hazard area as identified on the City's Flood
Insurance Rate Maps, the development shall be graded to ensure that all floors
and exterior fill (at the foundation) are above the level of the project (100 -year)
flood and building pads are compacted to 95% Proctor Density as required in
Title 44 of the Code of Federal Regulations, Section 65.5(a) (6). Prior to
issuance of building permits for lots which are so located, the applicant shall
furnish certifications as required by FEMA that the above conditions have been
met.
30. The applicant shall furnish a preliminary geotechnical ("soils") report and a
grading plan prepared by a qualified engineer. The grading plan shall conform
with the recommendations of the soils report and be certified as adequate by a
soils engineer or engineering geologist. The plan must be approved by the City
Engineer prior to issuance of a grading permit. A statement shall appear on final
COA CC SDP654 Spanos - 36
Resolution 99-108
Conditions of Approval
Site Development Permit 99-654
September 7, 1999
Page 7
maps (if any are required of this development) that a soils report has been
prepared pursuant to Section 17953 of the Health and Safety Code.
31. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
32. The applicant shall endeavor to minimize differences in elevation at abutting
properties and between separate tracts and lots within this development.
Building pad elevations on contiguous lots shall not differ by more than three
feet except for lots within a tract or parcel map, but not sharing common street
frontage, where the differential shall not exceed five feet. If compliance with
this requirement is impractical, the City will consider and may approve
alternatives which minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential.
33. Prior to occupation of the project site for construction purposes, the applicant
shall submit and receive approval of a fugitive dust control plan prepared in
accordance with Chapter 6.16, LQMC. The Applicant shall furnish security, in
a form acceptable to the city, in an amount sufficient to guarantee compliance
with the provisions of the permit.
34. The applicant shall maintain graded, undeveloped land to prevent wind and
water erosion of soils. The land shall be planted with interim landscaping or
provided with other erosion control measures approved by the Community
Development and Public Works Departments.
35. Prior to issuance of building permits, the applicant shall provide building pad
certifications stamped and signed by qualified engineers or surveyors. For each
pad, the certification shall list the approved elevation, the actual elevation, the
difference between the two, if any, and pad compaction. The data shall be
organized by lot number and listed cumulatively if submitted at different times.
M•r ,
The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and
the following:
36. Stormwater falling on site during the peak 24-hour period of a 100 -year storm
(the design storm) shall be retained within the development unless otherwise
COA CC SDP654 Spanos - 36
Resolution 99-108
Conditions of Approval
Site Development Permit 99-654
September 7, 1999
Page 8
approved by the City Engineer. The tributary drainage area shall extend to the
centerline of adjacent public streets.
37. Stormwater shall be retained in common retention basins.
38. Storm flow in excess of retention capacity shall be routed through a designated,
unimpeded overflow outlet to the historic drainage relief route.
39. Storm drainage historically received from adjoining property shall be retained on
site or passed through to the overflow outlet.
40. Retention facility design shall be based on site-specific percolation data which
shall be submitted for checking with the retention facility plans. The design
percolation rate shall not exceed two inches per hour.
41. Retention basin slopes shall not exceed 3:1. Maximum retention depth shall be
six feet for common basins and two feet for individual -lot retention.
42. Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leachfield approved by
the City Engineer. The sand filter and leechfield shall be designed to contain
surges of 3 gph/1,000 sq. ft. (of landscape area) and infiltrate 5 gpd/1,000 sq.
ft.
UTILIJIES
43. The applicant shall obtain the approval of the City Engineer for the location of
all utility lines within the right of way and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electrical vaults, water
valves, and telephone stands, to ensure optimum placement for practical and
aesthetic purposes.
44. Existing overhead utility lines and all proposed utilities within or adjacent to the
proposed development shall be installed underground. Power lines exceeding
34.5 kv are exempt from this requirement.
COA CC SDP654 Spancs - 36
Resolution 99-108
Conditions of Approval
Site Development Permit 99-654
September 7, 1999
Page 9
45. 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 trench compaction for approval of the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
46. The applicant shall install the following street improvements to conform with the
General Plan street type noted in parentheses. (Public street improvements shall
conform with the City's General Plan in effect at the time of construction.)
OFF-SITE STREETS
Adams Street - Construct remainder of 86 -foot improvement (travel width,
excluding curbs), six-foot sidewalk. Applicant is responsible for 50% of
the cost of the 18 -foot wide landscape median. The applicant may be
required to construct the full median subject to reimbursement of costs for
all or 50% thereof depending on whether this development is subject to the
Infrastructure Fee or the Development Impact Fee.
ON-SITE ENTRIES AND DRIVEWAY
Twenty-eight foot travel width on driveway with 100% off-street parking,
except as shown on the Preliminary Grading plan received by the City on
June 21, 1999. North and south entry drive shall be 34 feet. Center entry
shall be 36 feet.
Turn knuckles, corner cutbacks, bus turnouts, and other features contained
in the approved construction plans may warrant additional street widths as
determined by the City Engineer.
47. 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.
COA CC SDP654 Spanos - 36
Resolution 99-108
Conditions of Approval
Site Development Permit 99-654
September 7, 1999
Page 10
48. The applicant may be required to extend improvements beyond development
boundaries to ensure they safely integrate with existing improvements (e.g.,
grading; traffic control devices and transitions in alignment, elevation or
dimensions of streets and sidewalks).
49. Improvements shall be designed and constructed in accordance with the LQMC,
adopted standards, supplemental drawings and specifications, and as approved
by the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
50. Culs de sac, knuckle turns and corner cut-backs shall conform with Riverside
County Standard Drawings #800, #801 and #805 respectively unless otherwise
approved by the City Engineer.
51. Streets shall have vertical curbs or other approved curb configurations which
convey water without ponding and provide lateral containment of dust and
residue for street sweeping.
52. General access points and turning movements of traffic are limited to two entry
drives centered approximately 60' and 526' south of the north project boundary.
The southerly entry shall be restricted to left -in and right-in/right-out traffic
movements with an appropriate left -in median opening. The northerly drive shall
be restricted to right-in/right-out movements.
53. The applicant shall design street pavement sections using Caltrans' design
procedure (20 -year life) and site-specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall
be as follows (or approved equivalents for alternate materials):
Residential & Parking Areas 3.0" a.c./4.50" a.b-
Collector 4.0"/5.00"
Secondary Arterial 4.0"/6.00"
Primary Arterial 4.5"/6.00"
Major Arterial 5.511/6.50"
54. 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
COA CC SDP654 Spanos - 36
Resolution 99-108
Conditions of Approval
Site Development Permit 99-654
September 7, 1999
Page 11
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.
55. The City will conduct final inspections of homes and other habitable buildings
only when the buildings have improved access to publicly -maintained streets.
The improvements shall include required traffic control devices and pavement
markings.
56. The applicant shall employ construction quality -assurance measures which meet
the approval of the City Engineer.
57. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
-- construction supervision to be able to furnish and sign accurate record
drawings.
58. The applicant shall arrange and bear the cost of measurement, sampling and
testing procedures not included in the City's inspection program but required by
the City as evidence that construction materials and methods comply with plans,
specifications and applicable regulations.
59. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all public improvement plans which were signed
by the City. Each sheet shall be clearly marked "Record Drawings," "As -Built"
or "As -Constructed" and shall be stamped and signed by the engineer or
surveyor certifying to the accuracy of the drawings. The applicant shall revise
the CAD or raster -image files previously submitted to the City to reflect as -
constructed conditions.
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60. The applicant shall make provisions for continuous, perpetual maintenance of all
on-site improvements, perimeter landscaping, access drives, and sidewalks. The
applicant shall maintain required public improvements until expressly released
from this responsibility by the appropriate public agency.
COA CC SDP654 Spauos - 36
Resolution 99-108
Conditions of Approval
Site Development Permit 99-654
September 7, 1999
Page 12
EEES AND DEPOSIT
61. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the
applicant makes application for plan checking and permits.
62. The applicant shall comply with the terms and requirements of the development
fee program in effect at the time of issuance of building permits. Building
permits issued prior to August 16, 1999 will be subject to the Infrastructure Fee
Program. Beginning August 16, 1999, permits will be subject to the
Development Impact Fee program.
63. Within 24 hours after review by the City Council, the property owner/developer
shall submit to the Community Development Department two checks made out
to the County of Riverside in the amount of $78.00 and $1,250.00 to permit the
filing and posting of the Notice of Determination for EA 99-385.
64. Prior to building permit issuance, the developer shall pay school mitigation fees
to the Desert Sands Unified School District based on the State imposed fee in
effect at that time. The school facilities' fee shall be established by Resolution
(i.e., State of California School Facilities Financing Act).
65. Prior to issuance of any land disturbance permit, the applicant shall pay the
required mitigation fees for the Coachella Valley Fringe -Toed Lizard Habitat
Conservation Program, as adopted by the City, in the amount of $100 per acre
of disturbed land.
LANDSCAPING AND PERIMETER FE 1N
66. Landscape and irrigation plans shall be prepared by a licensed landscape
architect, and approved by the Community Development Department pursuant
to Chapter 8.13 of the Municipal Code. Prior to submission of the plans to the
City, the developer shall obtain approval by the Coachella Valley Water District
and the Riverside County Agricultural Commissioner. The plans are not
approved for construction until they have been approved and signed by each
approval agency.
COA CC SDP654 Spanos - 36
Resolution 99-108
Conditions of Approval
Site Development Permit 99-654
September 7, 1999
Page 13
67. The applicant shall ensure that landscaping plans and utility plans are
coordinated to provide visual screening of aboveground utility structures.
68. Once the trees have been delivered to the site for installation, a field inspection
by the Community Development Department is required before planting to insure
they meet minimum size and caliper requirements noted in approved plans. All
trees shall be double staked or guyed to prevent damage from seasonal winds.
69. Prior to issuance of a Certificate of Occupancy Permit for the first building,
perimeter project walls shall be constructed.
70. landscaping planter island medians shall be added to the loop driveway at the
northeast and southeast corners of the site without impacting required fire lane
access, subject to approval by the Community Development Director.
71. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn shall be minimized with no lawn
or spray irrigation within 18 inches of curbs along public streets.
FIRE MAR JAL
The Fire Department requires the following fire protection measures be provided in
accordance with La Quinta Municipal Code and/or Riverside County Fire Department
protection standards:
72. Provide or show there exists a water system capable of delivering 1,750 g. p.m.
for a 3 hour duration at 20 psi residual operating pressure which must be
available before any combustible material is placed on the job site.
73. The applicant/developer shall be responsible to submit written certification from
the water company noting the location of the existing fire hydrant and that the
existing water system is capable of delivering 1,750 g.p.m. fire flow for a 3 hour
duration at 20 psi residual operating pressure. If a water system currently does
not exist, the applicant/developer shall be responsible to provide written
certification that financial arrangements have been made to provide them.
74. A combination of on-site and off-site Super fire hydrants, on a looped system
(6" x 4" x 2'/2" x 2'/Z") will be located not less than 25' or more than 165' from
any portion of the buildings as measured along approved vehicular travel ways.
COA CC SDP654 Spam - 36
Resolution 99-108
Conditions of Approval
Site Development Permit 99-654
September 7, 1999
Page 14
The required fire flow shall be available from any adjacent hydrants in the
system.
75. Blue retro -reflective pavement markers shall be mounted on private streets,
public streets and driveways to indicate location of fire hydrants. Prior to
installation, placement of markers must be approved by the Riverside County
Fire Department.
76. Prior to the issuance of a building permit, applicant/developer shall furnish one
blue line copy of the water system plans to the Fire Department for review.
Plans shall conform to the fire hydrant types, location and spacing, and the
system shall meet the fire flow requirements. Plans must be signed by a
registered Civil Engineer and the local water company with the following
certification: "/ certify that the design of the water system is in accordance with
the requirements prescribed by the Riverside County Fire Department".
77. The required water system including fire hydrants shall be installed and
operational prior to the start of construction. -�
78. All buildings shall be accessible by an approved all-weather roadway extending
to within 150' of all portions of the exterior wall of the first story or as approved
by the Fire Department. Several buildings shown near the "Putting Course" will
require adjustments to meet standards. Revised plans are required for review
and approval by the Fire Department.
79. Install a complete fire sprinkler system for all structures over 5,000 square feet.
The post indicator valve and fire department connection shall be located to the
front within 50' of a hydrant, and a minimum of 25' from the building.
80. System plans must be submitted to the Fire Department for review, along with
a plan/inspection fee. The approved plans, with Fire Department job card must
be at the job site for all inspections.
81. Prior to final inspection of any building, the applicant shall prepare and submit
to the Fire Department for approval, a site plan designating required fire lanes
with appropriate lane painting and/or signs.
COA CC SDP654 Spanos - 36
Resolution 99-108
Conditions of Approval
Site Development Permit 99-654
September 7, 1999
Page 15
82. The minimum dimensions for fire apparatus access roads entering and exiting
this project shall have an unobstructed width of not less than 20 feet in each
direction and an unobstructed vertical clearance of not less than 13 feet 6
inches, subject to the Fire Department approval. Parking is permitted on one
side of roadways with a minimum width of 28 feet. Parking is permitted on both
sides of roadways with a minimum width of 36 feet.
83. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than
2A10BC in rating. Contact certified extinguisher company for proper placement
of equipment.
84. Gates installed to restrict access shall be power operated and equipped with a
Fire Department override system consisting of Knox Key Operated switches,
series KS -2P with dust cover, mounted per recommended standard of the Knox
Company. Improvement plans for the entry street and gates shall be submitted
to the Fire Department for review/approval prior to installation.
85. Gate openings shall be not less than 16 feet in width. All gates shall be located
at least 40' feet from the roadway and shall open to allow a vehicle to stop
without obstructing traffic on the road. Gates shall have either a secondary
power supply or an approved manual means to release mechanical control of the
gate in the event of loss of primary power.
E•1 -r ,
86. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per
recommended standard of the Knox Company. Plans must be submitted to the
Fire Department for approval of mounting location/position and operating
standards. Special forms are available from this office for the ordering of the
Key Switch, this form must be authorized and signed by this office for the
correctly coded system to be purchased.
87. If the building/facility is protected with a fire alarm system or burglar alarm
system, the lock boxes will require "tamper" monitoring.
88. Conditions subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve (12) months.
COA CC SDP654 Spanos - 36
Resolution 99-108
Conditions of Approval
Site Development Permit 99-654
September 7, 1999
Page 16
89. Final conditions will be addressed when building plans are reviewed. A plan
check fee must be paid to the Fire Department at the time building plans are
submitted.
LIGHTING
90. Lighting plans shall be approved by the Community Development Department
Director prior to issuance of building permits. Interior security lighting for
carport structures (i.e., recessed flourescent tubes) shall be mounted to the
underside of the roof.
MISCELLANEOUS
91. All agency letters received for this case are made part of the case file
documents for plan checking purposes.
92. A centralized mailbox delivery system shall be used for the project pursuant to
any requirements of the U.S. Postal Service.
93. Prior to building permit issuance, trash and recycling areas for the project shall
be approved by the Community Development Department pursuant to Section
9.60.220 of the Zoning Ordinance. The plan will be reviewed for acceptability
by applicable trash company prior to review by the Community Development
Department.
94. Permanent identification signs for the development shall be lit by an indirect
source as required by Chapter 9.160 (Signs) of the Zoning Ordinance.
Temporary and permanent signs for the development shall be approved by the
City prior to installation.
95. Garage parking spaces shall measure minimum 10 -feet wide by 20 -feet deep
inside clear dimension pursuant to Chapter 9.150 of the Zoning Ordinance.
96. Oversized vehicles, recreational vehicles and trailers shall be prohibited in open
or carport spaces. Parking restrictions shall be enforced by the property owner
and/or manager.
97. The developer shall comply with any provisions outlined in Environmental
Assessment 99-385.
98. Vertical support poles for carport structures shall be mounted within the first 6' _
of the front of the stall (including overhang) pursuant to Section 9.150.080 (135)
of the Zoning Code.
COA CC SDP654 Spanos - 36