SP 2006-081 Canyon Ridge (Laing Luxury Home Site) (2007)Canyon Ridge Specific Plan
City of La Quinta
Riverside, CA
Date: July 11th, 2007
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❑ Planning CommisSivn
dCity Council
❑ Planning Dept.
Initials _
Case
Exhibit
❑ With Conditions
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Prepared .For:
LAING LUXURY HOMES
895 Dove Street, Suite 200
Newport Beach, CA 9266o
Prepared By:
MDS Consulting
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LAING LUXURYHOMES .r; ..
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
Table of Contents
1. INTRODUCTION...........................................................1
1.1 Executive Summary............................................................. i
1.2 Purpose and Intent..............................................................1
1.3 Project Regional Setting ...................................................... 2
1.4 Project Local Setting............................................................ 2
1.5 Project History..................................................................... 5
1.6
Enabling Legislation............................................................ 5
1.7
California Environmental Quality Act Compliance ............ 5
2. PIANS, PROGRAMS AND GUIDELINES ........................6
2.3 Zoning
2.4 The Master Plan of Land Use .............................................. 8
2.5 Circulation Plan................................................................... 91
2.5.1 Offsite Improvements ..............................................
2.5.2 Onsite Improvements...............................................11
2.6 The Conservation, Open Space, and Recreation Plan ........12
2.6.1 Conservation.............................................................12
2.6.2 Open Space...............................................................13
2.6.3 Recreation.................................................................14
2.7 Infrastructure......................................................................14
2.7.1 Water........................................................................14
2.7.2 Sanitary Sewage........................................................15
6
2.1
Community
Concept............................................................
6
2.2
Land
Use..............................................................................
2.2.1
Land Use/General Permit Context .......................... 6
2.2.2
General Plan/Land Use ............................................ 7
2.3 Zoning
2.4 The Master Plan of Land Use .............................................. 8
2.5 Circulation Plan................................................................... 91
2.5.1 Offsite Improvements ..............................................
2.5.2 Onsite Improvements...............................................11
2.6 The Conservation, Open Space, and Recreation Plan ........12
2.6.1 Conservation.............................................................12
2.6.2 Open Space...............................................................13
2.6.3 Recreation.................................................................14
2.7 Infrastructure......................................................................14
2.7.1 Water........................................................................14
2.7.2 Sanitary Sewage........................................................15
2.7.3
Public Utilities..........................................................16
....................................18
2.8.1 General Architectural and Siting Guidelines
2.7.4
Refuse Collection
.......................
2.8.3 Residential Design Criteria ......................................
2.7.5
......................................................16
Schools.......................................................
26
2.7.6
Law Enforcement
.............
2.8.6 Landscape Plant Material Palette
2.7.7
.....................................................17
Fire Protection
27
2.7.8
.......................
City Administration
............
2.7.9
..................................................18
Library Facilities
2.7.10
.......................................................
Environmental Hazards and Issues
and
28
.........................18
2.8 The Community Design Guidelines
....................................18
2.8.1 General Architectural and Siting Guidelines
........... 20
2.8.2 Residential Site Planning Guidelines
.......................
2.8.3 Residential Design Criteria ......................................
24
26
2.8.4 Residential Site Planning Criteria ............................
26
2.8.5 Landscape Guidelines
.............
2.8.6 Landscape Plant Material Palette
............................27
27
3. ZONING AND DEVELOPMENT REGULATIONS
............
27
3.1 Specific Plan Overlay District
..............................................
3.1.1 Residential Specific Plan Uses Standards.........
27
and
28
4. GENERAL PLAN CONSISTENCY...................................32
4.1 Land Use Element............................................................... 32
4.2 Circulation Element............................................................ 33
4.3 Open Space Element........................................................... 33
4.4 Park and Recreation Element ............................................. 34
4.5 Natural Resource Conservation Element ............................ 34
4.6 Infrastructure and Public Services Element ....................... 35
4.7 Environmental Hazards Element ........................................ 35
4.8 Cultural Resource Element ................................................. 36
5. SPECIFIC PLAN AMENDMENTS......................................36
5.1 Specific Plan Amendments ................................................. 36
5.1.1 Specific Plan Amendment Procedure ...................... 36
5.2 Environmental Assessment 20o6-579•• ..................... App. A
5.3 Specific Plan Conditions of Approval................................. App. A
5.4 Tentative Tract Conditions of Approval ............................. App. A
5.5 Site Development Permit Conditions of Approval............. App. A
List of Exhibits
1) Regional Vicinity Map
2) Site Vicinity Map
3) Existing Land Use Exhibit
4) Existing Zoning Exhibit
5) Existing General Plan Exhibit
6) Technical Site Plan
7) Proposed Land Use Exhibit
8) Parking Plan Exhibit
9) Circulation Diagram
1o) Street Sections A & B
11) Street Sections C & D
12) Street Sections E & F
13) Technical Street Section Exhibit
14) Open Space Diagram
15) Master Landscape Plan
16) Wall Concept Exhibit
17) Entry Structures Exhibit
18) Hacienda Character Elevation
19) Bungalow Character Elevation
2o) Residential Development Standards Comparison Exhibit
21) Specific Plan Development Standards Exhibit
1 Introduction
1.1 EXECUTIVE SUMMARY
The Canyon Ridge Specific Plan is organized into five sections:
Section i, Introduction: This section provides an overview of the document,
project setting and history, the legislative authority for the Specific Plan and the
method of compliance with the California Environmental Quality Act (CEQA).
Section 2, Plans, Programs and Guidelines: This section provides the
organization and framework of the Land Use Plan and related plan exhibits. This
section of the Specific Plan establishes the land use policy for the Canyon Ridge
Specific Plan area and provides the design guidelines which set design and
development criteria and direction for individual projects within the specific plan
boundary.
Section 3, Zoning and Development Regulations: This section establishes
the zoning applicable to land within the Canyon Ridge Specific Plan area
boundary. Development Regulations are presented for each product type within
the Specific Plan boundary.
Section 4, General Plan Consistency: This section uses the key land use
issues statement of each element of the City of La Quinta General Plan as the
basis for evaluating the consistency of the Canyon Ridge Specific Plan with
the City of La Quinta General Plan.
Section 5, Addenda: This section provides the City Council Resolutions and
Conditions of Approval.
1.2 PURPOSE AND INTENT
The Specific Plan for Laing Luxury is presented as a comprehensive planning and
development document intended to guide future development of lands within the
Canyon Ridge Specific Plan area boundary. This document establishes
development plans, guidelines and development regulations for the project plan
area and specifies development criteria for all future use within the plan. The
Canyon Ridge Specific Plan is intended to insure a development consistent
with the goals, objectives, and policies of the City of La Quinta General Plan and
the goals of Laing Luxury Homes.
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MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
This document guides the character, design and standards of development for the
land within the Canyon Ridge Specific Plan area and also provides flexibility
to allow future development to respond to the changes in the economic
marketplace of the region. The Canyon Ridge Specific Plan establishes and
updates the design and development zoning policies applicable to development
within the project plan area and establishes the regulations and standards which
serve as the zoning and development regulation for the property. In cases where
the zoning and development regulation is nonspecific within the document, the
zoning and development regulation is guided by the City of La Quinta ordinance
in effect at the time.
1.3 PROJECT REGIONAL SETTING
The site of the Canyon Ridge Specific Plan is approximately 120 miles from
the city of Los Angeles and the Pacific Coast and approximately 247 miles from
the Phoenix/Scottsdale metropolitan region. See Regional Vicinity Map Exhibit
#1.
The plan area is located at the base of the Santa Rosa Mountains in the regional
vicinity of Palm Springs and is located within the corporate limits of the city of La
Quinta in Riverside County.
1.4 PROJECT LOCAL SETTING
The specific plan boundary is within the City of La Quinta, a 31 -square mile
municipality located in the southeastern portion of the Coachella Valley. The city
is bounded on the west by the City of Indian Wells, on the east, by the city of
Indio and Riverside County, on the north by Riverside County, and federal and
county lands to the south. The City of La Quinta was incorporated in 1982. The
Canyon Ridge Specific Plan is accessible from Interstate 10 by way of
Jefferson Street and/or Washington Street. See Site Vicinity Map- Exhibit #2.
The project site is bounded by vacant mountain slopes on the west, by the St.
Francis of Assisi Catholic Church on the north, by existing residential land on the
south and existing commercial buildings on the east. See Existing Land Use
Exhibit #3.
The Canyon Ridge Specific Plan continues the implementation of a network
of General Plan roads and infrastructure within the City's master plan for
development.
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Property adjacent to the Canyon Ridge Specific Plan is currently designated
as follows:
Existing Zoning Existing General Plan
NORTH - (RL) Low Density Residential (LDR) Low Density Residential
EAST — (RC) Regional Commercial (M/RC) Mixed, Regional Commercial
SOUTH — (RL) Low Density Residential (LDR) Low Density Residential
WEST — Low Density Residential (LDR) Low Density Residential
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1.5 PROJECT HISTORY
Previous entitlements on the property include the following:
❖ City Council Resolution No. 2004-16o, certification of a mitigated negative
declaration of environmental impact for Tentative Tract No. 32397•
(Environmental Assessment No. 2004-522, December 21, 2004)
❖ City Council Resolution No. 2004-161, approving the subdivision of
approximately ±28.43 acres of land into a 74 -lot residential development.
(Tentative Tract No. 32397, December 21, 2004)
❖ The project was previously entitled and developed as the La Quinta Arts
Foundation in June of 2000.
1.6 ENABLING LEGISLATION
The authority to prepare, adopt, and implement the Canyon Ridge Specific
Plan is granted to the City of La Quinta by California Government Code (Title 7,
Division 1, Chapter 3, Article 8, Sections 65450 through 65457)•
As with General Plans, the Planning Commission must hold a public hearing
before it can recommend to the City Council, the adoption of a specific plan or an
amendment thereto. The City Council of La Quinta may adopt a Specific Plan
and/or an amendment to the Specific Plan by either ordinance or resolution.
The Canyon Ridge Specific Plan is a regulatory document that, once adopted,
will provide flexibility to the existing zoning and development standards and
serve as the Design and Development Guidelines for the Canyon Ridge
Specific Plan area. Upon completion of the Canyon Ridge Specific Plan
adoption process, future development must be consistent with the Specific Plan.
1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT
COMPLIANCE
As a result of environmental issues identified by City Staff, focused
environmental studies have been prepared in conjunction with the specific plan
approval and will be incorporated into the data used by the City of La Quinta for
developing findings for approval. As a result of the findings of these on-site
environmental studies concerning archaeology, biology, hydrology, and
A
LAING LUXURY HOMES -5-
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paleontology, mitigations for environmental compliance will be developed and
administered under the jurisdiction of the City of La Quinta Community
Development Department. Previous Mitigated Negative Declarations for recent
prior entitlements will also be used as a resource for environmental
determinations on the Canyon Ridge Specific Plan.
2 Plans, Programs and Guidelines
2.1 COMMUNITY CONCEPT
The Canyon Ridge Specific Plan is a single-family detached residential
community composed of two housing types (large single-family detached houses
(haciendas) on large lots and clustered single-family detached homes
(bungalows)). The project has internal recreation lots, an internal walk system,
and enhanced retention basins. The internal streets are private with a gated
entrance from Washington Street. A secondary gate for community ingress and
egress and emergency access will be provided through the adjacent St. Francis of
Assisi circulation system.
An internal pedestrian -friendly system of paseos and walkways connects the
various open space features of the project for active recreation.
2.2 LAND USE
2.2.1 Land Use/General Permit Context
The Canyon Ridge Specific Plan implements the City of La Quinta General
Plan by bringing detailed policies and regulations together into a comprehensive
development plan for the Specific Plan Area. The Canyon Ridge Specific Plan
is a regulatory document which, when adopted by the City Council of La Quinta,
governs development standards and design guidelines for the plan area. The
Canyon Ridge Specific Plan land use is LDR (Low Density Residential) and
the zone designation is RL (Residential Low Density).
Site Development Permits will be required for model homes, recreational or open
spaces amenities, entry statements, and similar facilities.
The Canyon Ridge Specific Plan is prepared as a link between the La Quinta
General Plan and subsequent development proposals for development areas
within the plan area. The Land Use Element of the La Quinta General Plan
identifies and establishes the City's policy relative to the planned future pattern,
. > , *\1
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intensity, density and relationships of land uses in the City, as well as in the plan
area addressed herein. The purpose of the Land Use Element within the City's
General Plan is to establish City policy which includes:
❖ Clustering of smaller housing types on property with a designated land use
of Low Density Residential, LDR. Provided such uses encourage open
space and common area amenities.
❖ Implementing a Specific Plan for the clustered land use pattern
❖ Proposing the development of attached or detached housing in a country
club setting or standard subdivisions within properties designated Low
Density Residential
The Canyon Ridge Specific Plan implements the City's General Plan by:
❖ Specifying the land uses in the plan area;
❖ Delineating standards for land use compatibility with the City's goals and
policies (see Section 4, Consistency with General Plan of this document);
❖ Providing the framework for development in an orderly manner
2.2.2 General Plan /Land Use
The specific plan for the project area defines the currently approved land use for
the property.
These Land Use Policies are illustrated in following exhibits and include:
Residential Land Uses
Low Density Residential — 2-4 DU/AC
Circulation Elements
Greenbelt Use
See Technical Site Plan Exhibit #6.
Existing Land Use Designation
The exhibit following illustrates the current Land Use Designations for the
subject property.
See Proposed Land Use Exhibit #7.
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2.3 ZONING
Existing Zoning Designation
The exhibit following illustrates the current Zoning Designations for the subject
property. See Existing Zoning Exhibit #4.
2.4 THE MASTER PLAN OF LAND USE
The Master Plan for the Canyon Ridge Specific Plan reflects the development
goal of providing upscale residential homesites set in a gate -guarded
environment of private streets and connected greenbelt elements.
The Canyon Ridge Specific Plan proposes to have two types of single-family
detached residential uses: large single-family detached homesites (haciendas)
and clustered single-family detached houses (bungalows) on smaller fee lots.
The twenty-five hacienda homesites are
streets). These hacienda lots range in
square feet, averaging 11,350 square feet.
3,700 square feet to 4,100 square feet.
proposed on 6.51 acres (not including
size from 10,320 square feet to 19,057
The proposed homes range in size from
The forty-nine bungalow homesites are proposed on 8.41 acres (not including
streets). These bungalow lots range in size from 6,281 square feet to 9,395 square
feet, averaging 7,498 square feet. The proposed bungalows range in size from
2,392 square feet to 3,207 square feet.
The following Land Use Tabulation details all of the proposed land uses for the
Canyon Ridge Specific Plan:
Hacienda Lots (25 DU) (Lots 1-25)
Bungalow Lots (49 DU) (lots 26-74)
Enhanced Retention Basins (Lots I & J)
Central Passive Park (Lot H)
Entrance Passive Park (Lot D)
Private Street Parkway (and Median)
Private Streets (Paved Section)
Perimeter Landscaped Lots (South, North
A, B, C & G)
Open Space (Lots K & L)
Washington Street Dedication (Lots E & F)
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and West) (Lots
6.51 acres
22.98
8.41 acres
29.69
3.6o acres
12.70
0.47 acres
1.66
o.18 acres
o.64%
2.12 acres
7.48
3.07 acres
1o.84%
2.73 acres
9.64
1.03 acres
3.63
0.21 acres
0.74
Total 28.33
ioo
Acres
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The Canyon Ridge Specific Plan provides for a range of residential housing
types consistent with low Density Residential designation established for the
property. The permitted dwelling types, lot size, height limits and other site
development standards are established in Section 3: Zoning and Development
Standards within this Canyon Ridge Specific Plan document.
2.5 CIRCULATION PLAN
The circulation system for the Canyon Ridge Specific Plan conforms to the
requirements of the City of La Quinta General Plan - Circulation Element by
providing a hierarchy of vehicular traffic -way (including golf cart circulation)
with pedestrian -ways segregated within the plan area. The circulation alignment
is defined by the central east/west entry plaza and park area along with the
north/south detention area walkways.
A distinctive design element in the circulation system for the Canyon Ridge
Specific Plan are the proposed chicanes that occur at the paseo connections
running east/west through the project. A chicane is a bend in an otherwise
straight path and as such they serve a duel purpose in the circulation of the
community. They encourage pedestrian circulation along the Paseos by
providing a visual and physical destination or node along the pedestrian
circulation system. They also encourage traffic calming break up the otherwise
linear street organization improving the visual interest along the street scene.
The chicane street design reduces the availability of on -street parking, a Parking
Plan Exhibit has been included to demonstrate an adequate amount of on -street
parking
See Parking Plan Exhibit #8
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Typical Street Layout with Chicanes
Vehicular circulation begins at the center of the project at the entry plaza. The
project is entered through a left turn in for north bound traffic on Washington
and an existing deceleration lane for southbound traffic. The street access has
been purposefully offset from the street through the plaza to slow traffic at the
guardhouse. Once through the gates, traffic flows in a loop around a central
island of residences. A secondary gate at the eastern side of the project provides
egress and emergency ingress. Located adjacent to the St. Francis of Assisi
Church, this gate will provide circulation to the. Washington Street/ Lake La
Quinta Drive intersection where a new traffic signal is proposed to facilitate
North and South bound traffic movements on Washington Street. Individual and
shared driveways all provide safe ingress and egress from the residences by
utilizing appropriate setbacks from the main entry road. Golf cart circulation will
be accommodated through the community on the existing private streets.
Pedestrian circulation sets the stage for the landscape plan. Paseos run east/west
between the residences in the central island to connect with walkways at
pedestrian portals on the east wall. These paseos facilitate easy connections for
residents on the west side of the project through to the open space in the east
with enhanced street crossings. The central park also facilitates east/west flow
with two promenades on either side of the park.
The open space at the east edge of the project contains several north/south
walkways with four connections to the community paseos. These open space
walkways traverse the enhanced retention basins and extend from the entry plaza
in the center to the project edges. Outside the project walls along the street
frontage, an undulating sidewalk provides pedestrian access to the community
from the entry plaza.
LAING LUXURY HOMES -10-
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
REQUIRED PARKING SPACES
(REaDBEo att or u ➢pNrq
BUNGALOW NOWES
(SWIXE- LY DETACHED PESIOFNRAL)
OOYEREo sPnGEs I—ED)
2 CUiAED SPACES PER UND
OF
CUET SPICES
d6 5PN£ PER UNR
OF
UNIT / OF / OF COVERED
GUEST
TYPE BEDROGNS MM 3PAM SPACES
TOTAE 4F -W
HACIENDA HOMES
(SWGLE{HELY R6pENR4)
COVETED SPACES (GPR�GEO)
ACES PER UNrt
EUESPICES
0.55 SPACE PER UW
UNIT / OF / OF COVENED QUER
lYPE BEDROOMS UNITS 2EM -SPACES
PVN I 9 0 45
PUN 2 i IB 4.0
PUH ] 6
rove 4-
REQUIRED PARKING SPACES SUMMARY
/OF /OF
BUILDING ! OF COVERED GUEST
�E_ JN+lll� 3PAGi3 PARKING
BURGV.OW NOIAFS 49
30 1.
HACIFIYN HOPES 25 123
�/i NUMBER OF C01fliD] SPACES: 105
CUESi PINNING
NOTE
p!-SDEEr WESr PMI(NIG TOrAI N!0 LOGDON SUBIECi TO
CHANCE PRIOR ro FRIIL FNGMEET3NG MPROJNS
2 ON -STREET PNiKWG SPADE SQE 0' x 22'
LEGEND
PROPOSED LOT UNE
PROPOSED HACIENDA HOME
LOT NUMBER
P -ED BuxcAL➢w O
HOME LOT NUMBER
PROPOSED _Eo AA
(GRACE) SPACE
PROPOSED UNOOVFREO o0
(.—AY) SPACE
PROPOSED ON-SEREEE Q
GUEST
PA MG FOR
HACN:NG HOMES
PRDPosED oN-BrR—
BUNNGLLOWA6KHOMEFOR
PROVIDED PARKING SPACES
(PCR swrA aosA sPEaRc rNAII)
BUNGALI W HOPES
(SX YE-FAWLY DET— RESIOEIIIVL L 26-74)
(PVM 1,COVFAED I%,
2 SPACE PFA UNR
FEZ= J)
uNcovEAED
z mACEs PCR umr
s 1. 11
0 (PIANS 1, I%, 2. ]%, J. 4)
1 SPACE PER LYRT IMx.)
or
UNIT / OF / OF COVERED UNDO RED QUEST
TYPE B n� xuGus VIM SPACE i SCAC€5 2P co
PVN I R to
PVN I% 4 IB 10 lfi
PLW 2 4 lT
P W 2N
PWI J J IS 12 10 It
PUN 4 4 10 JO 0 17
ToiI1 22- 1()r �� -6T
HACIENDA HOMES
(SWOIE-FAWLY OETIAIED RE—N-
-FRED SPICES PER UMR
�fuwi�
R
2 UNCOA1tD SPACES PER UNT
C 1 SPICE PER UWr (W1.)
or
UNI / GF / OF COVERED UNCOVERED GUEST
u BEDROOMS UNITS MM MAM SMCE,
REOUIRED PARKING SPACES SUMMARY
OF
BUILDING I OF COV RED OF UNOOOF VERED QUEST
_lYPL 11M SPACES PARKING PARKM
BUIIGIOY' HOPES W 110
HIfi21DA N010=5 25 75 50 52
rorlA � 1i'9S
TOrAI IA111BEH OF CDrBiED. UIICOVBED: 102
A!O CU6r PIEtlIING SPACES
APPLICANT / DEVELOPER
LAING LUXURY HOMES
SBl IED 00r
NR�OE.RT 19 65 °120960
FAX: 949) 265-2509
CONfACD JAAdS
OWNER
JLH REALTY & CONSTRUCTION, INC.
ON BEHALF OF
W.L. CANYON RIDGE ASSOCIATES LLC.
pEYIPORT A
HONE: 40
940
CONTACr:
dA �,• 1T
• drttldx
ETE
•4AWWdR3 R-NdtlNMClI> dYie VdeORs
0
TENTATIVE TRACT No. 35060
PARKING PLAN
Date Prepared. DECEMBER 22, 2006
CITY OF LA QUINTA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
SHEET 1 OF 1
Within the Canyon Ridge Specific Plan area, the circulation system has been
designed to accomplish the following:
❖ Provide for internal private roadways that provide a safe route for project
ingress and egress.
❖ Provide for private streets which allow two access connections to
Washington Street. This will facilitate the internal network of private
roadways to best serve the residential pads and open space amenities.
❖ Provide for internal traffic calming by using chicanes to slow traffic.
See the following exhibits:
➢ Circulation Diagram Exhibit #9
➢ Street Sections Exhibits #10-12
➢ Technical Street Section Exhibit #13
2.5a Offsite Improvements
The offsite public streets surrounding the project are currently developed in
accordance with The City of La Quinta standards in effect and will be constructed
incrementally in accordance with the applicable General Plan designations as
required by the City Engineer. Washington Street will be completed on the west
side fronting the property.
2.5.2 Onsite Improvements
The following measures are proposed to mitigate potential circulation impacts
associated with the project and will be implemented in conjunction with
development of the residential areas within the project boundary.
❖ all roads internal to the project shall be developed as private facilities
which will address the structural standards in effect at the time of tentative
tract or zoning approval area in conjunction with phased implementation
of the Canyon Ridge Specific Plan.
❖ The primary internal roads shall have minimum pavement widths of thirty-
two feet and thirty-six feet. Parking will be allowed on both sides of the
thirty -six-foot wide streets and on one side of the thirty -two -foot wide
streets.
LAING LUXURY HOMES
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
2.6 THE CONSERVATION, OPEN SPACE, AND
RECREATION PLAN
The Canyon Ridge Specific Plan Open Space and Recreation Plan identifies
and establishes the open space and recreation amenities within the project. The
site is currently an unused parking lot with little natural open space. The project
will develop the entire site, including small natural areas along the west
boundary.
2.6.1 Conservation
The Canyon Ridge Specific Plan project area will be developed with the goal
of balancing the conservation and management of open space resources with the
implementation of a high quality residential -based community. Policies and
programs for the conservation, management, and use of natural resources
include:
❖ Prevention of soil erosion using the appropriate design criteria and careful
placement of landscaping.
❖ Maintenance, protection, and replenishment of ground water by using the
retention basin as drainage areas to absorb and percolate project
stormwater runoff.
❖ Re -use of palm trees and palo-verde trees currently on-site from previous
development.
Topography
The Canyon Ridge Specific Plan proposes to remove the existing parking lot
and re -grade the site to allow for the development of the retention basins, lot
pads, and perimeter slopes in conformance with the City's grading ordinances.
Archaeological Resource
A Review of recent cultural resource studies was performed for the Canyon
Ridge Specific Plan area by LSA Associates. The first report was prepared for
the previous Canyon Ridge Project by CRM TECH dated February 18, 2005. This
report concluded that "no known historical resources as defined by CEQA are
currently present within the project area, accordingly recommends to the City of
La Quinta a finding of No Impact regarding cultural resources." It does detail
LAING LUXURY HOMES -12-
MDS
12 -
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
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the records of two sites discovered in the Canyon Ridge Specific Plan area. The
first area CA-RIV-6245 was two prehistoric ceramic shards that were determined
ineligible for the California Register of Historical Resources. The second site
detailed in the report occurred in the area of CA-RIV-2199/4168. It was
determined to qualify as a "historical resource" under CEQA guidelines, but was
removed through testing and mitigation excavations pending development of the
La Quinta Arts Center Site in 1991. The second report details another site
discovered during the development of The La Quinta Art Center per the
mitigation measure for that project. The records indicate that this site, CA-RIV-
6214 was ineligible for listing as a "historical resource"
The report recommends monitoring during grading to determine the presence or
absence of deep archaeological deposits.
Biology Resource Study
A Biological Survey was performed for the previous project by AMEC Earth and
Environmental on February 28, 2005 entitled "Canyon Ridge Biological Survey."
Mitigation measures suggested in this report included the following:
❖ Payment of the Coachella Valley Fringe Toed Lizard fee
❖ Grading activity limitation during certain times of the year to reduce the
possibility of negatively impacting the Big Horn Sheep
❖ Monitoring of nesting bird sites to minimize or eliminate disturbances.
No other biological mitigations were adopted for the previous Canyon Ridge
project
2.6.20pen Space
The Open Space Concept
The Canyon Ridge Specific Plan is designed with the realization that open
space is a valuable resource and adds to the residents' quality of life. As the La
Quinta region becomes further developed, projects that incorporate portions of
their site with open space set a higher standard. Canyon Ridge Specific
Plan's landscaped frontage and detention basins establish a standard for multi -
functioning sites. A pedestrian circulation route traverses the basins through
LAING LUXURY HOMES -13-
MDS
13 -
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
distinctive planting and desert shade trees, creating a physical amenity for the
residents and a visual amenity for the community. A central park provides an
open green through the interior of the project, extending sight lines and
increasing the open feeling of the community. By facilitating easy access to
walkways and parks, the Canyon Ridge Specific Plan ensures a pedestrian -
friendly environment.
See Open Space Diagram- Exhibit #14.
See Conceptual Landscape Diagram- Exhibit #15
2.6.3Recreation
Canyon Ridge Specific Plan is a community that provides for easy access to
walking paths and passive park spaces. The central park is a large open green for
open play and passive recreation. A shaded arbor seating adds to the peaceful
quality of the park. Recreation facilities include:
❖ Extensive paseo system
••• Open space walkways
❖ Central park space for passive recreation
❖ Water feature and shaded arbor seating
2.7 INFRASTRUCTURE
The infrastructure system which serves the project is described below and is
designed to provide a coordinated system of infrastructure and public services to
adequately serve the plan area at full buildout. The infrastructure and utilities
plan identifies standards relative to land use for the plan area and establishes the
community's infrastructure and public services policies.
2.7.1 Water
Potable Water
The potable water system of the City is operated and administered by the
Coachella Valley Water District (CVWD) which extends service based upon
approved designs and improvements constructed by the private developer. The
CVWD assesses new development a per connection fee to tap into the potable
water distribution system. CVWD operates from a system wide master plan that
provides the City with potable water which is pumped from an underground
aquifer through wells located throughout the City.
LAING LUXURY HOMES - 14 -�'�
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
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2. 9 Decomposed gronite knit
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9. Tubular steel view fence atop pony won
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21. Star or seeded aggregate paring at seating area
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23. Parrot Slow connections retro open space
74. Prlvofe yards of open space
25. Open turf area
26. Focal point at park (Raised garden accord
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28. GoNcorf parking
21+ Focal landscape planting of shared gardens
30. Private front yards
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1. 2113' of dwaroosed gmn* to be prcivtded in all planter, areas.
2 M oukwmtk Ration ay oro Shah be designed to efficiently apply
water to all pont hydronsoft overhead imigotion shall be hmiteed to
The following is a list of plant species for the landscape areas described in the Design Guidelines
Landscape Character Statement (2.8.7).
Park/ Interior
Type Botanical Name Common Name Minimum Size Entry* Streets Basin
TREES
Acacia farnesiana
Sweet Acacia
x x
Acacia stenophylla
Shoestring Acacia
x x
Arbutus unedo
Strawberry Tree
24-36" box
x
Beaucamea recurvata
Ponytail Palm
x
Brachychiton populneus
Bottle Tree
24-36" box
x
x
Brahea armata
Mexican Blue Palm
24-36" box
x
x
Butia capitata
Pindo Palm
x
x
Callistemon citrinus
Lemon Bottlebrush
24-36" box
x
Cercidium'Desert Museum'
Desert Museum Palo Verde
x
Chamaerops humilis.
Mediterranean Fan Palm
x
x
Chorisia speciosa
Floss Silk Tree
24-48" box
x
Citrus species
Citrus
24-36" box
x
Eriobotrya japonica
Loquat
36" box
x
Feijoa sellowiana
Pineapple Guava
24-36" box
x
Foquiera splendens
Ocotillo
x x
Geijera parviflora
Australian Willow
24-36" box
x
x
Gleditsia triacanthos
Honey Locust
24-36" box
x
Jacaranda mimosifolia
Jacaranda
24-36" box
x
Lagerstroemia indica
Crepe Myrtle
24-36" box
x
Ligustrum lucidum
Glossy Privet
36" box
x
Melaleuca quinquenervia
Cajeput Tree
24-36" box
x
Olea europaea
Olive
24-48" box
x
Olneya tesota
Desert Ironwood
24-36" box
x x
Pinus elderica
Afghan Pine
x
x
Phoenix dactylifera
Date Palm
x
x
Phoenix roebelenii
Pygmy Date Palm
x
x
Podocarpus gracilior
Fern Pine
24" & 36" box
x
Prosopis 'Phoenix'
Hybrid Mesquite
x x
Prunus caroliniana
Carolina Laurel Cherry
24-36" box
x
Prunus v. 'Krauter'
Purple -leaf Plum
24-36" box
x
Punica granatum
Pomegranate
24-36" box
x
Pyrus calleryana
Ornamental Pear
36" box
x
Quercus virginiana
Southern Live Oak
36-48" box
x
Rhus lancea
African Sumac
24-36" box
x
x
Schinus molle
California Pepper
24" & 36" box
x
x
Washingtonia filifera
California Fan Palm
10' bt
x
x x
Washingtonia robusta hybrid
Mexican Fan Palm
10' bt
x
x x
SHRUBS
Type Botanical Name Common Name Minimum Size Parks/Entries Streets Basin
Acacia redolens
Desert Carpet
5 gal.
x
Agave attenuata
NCN
5 gal.
x
x x
Agave Americana
Century Plant
5 gal.
x
x
Agave vilmoriniana
Octopus Agave
x
x x
Aloe species
Aloe
5 gal.
x
x
Alyogyne huegelii
Blue Hibiscus
15 gal.
x
Anigozanthus flavidus
Kangaroo Paw
5 gal.
x
Arbutus unedo 'Compacta'
Dwarf Strawberry Tree
15 gal.
x
Baccharis x'Centennial'
ncn
5 gal
Bougainvillea sp.
Bougainvillea
5 gal.
x
x x
Buxus m. japonica'Green Beauty'
Japanese Boxwood
5 gal.
x
Caesalpinia pulcharrima
Red Bird of Paradise
5 gal
x x
Carissa macrocarpa 'Boxwood Beauty'
Natal Plum
5 gal.
x
x
Chamaerops humilis
Mediterranean Fan Palm
12' bt
x
x
Cistus species
Rockrose
5 gal,
x
x
Comarostaphylos diversifolia
NCN
5 gal.
x
Cotoneaster species
NCN
5 gal.
x
x
Dasylirion wheeled
Desert Spoon
5 gal.
x
x x
Dietes bicolor
Fortnight Lily
5 gal.
x
Diosma pulchrum
Pink Breath of Heaven
5 gal.
x
Echinocactus grusonii
Golden Barrel Cactus
5 gal.
x
Encelia farinosa
Brittlebush
5 gal.
x x
Escallonia sp.
NCN
5 gal.
x
Euonymus japonica
Evergreen Euonymus
5 gal.
x
Euphorbia rigida
Gopher Plant
5 gal.
x
Euryops sp.
NCN
5 gal.
x
Grevillea spp.
NCN
5 gal.
x
x
Hemerocallis hybrida
Daylily
5 gal.
x
Hesperaloe parviflora
Red Yucca
5 gal.
x
x
Ilex vomitoria 'Stokes'
NCN
5gal.
x
x
Juncus acutus
Spiny Rush
5 gal.
x
Keckelia cordifolia
Heart Leaved Penstemon
5 gal.
x
Kniphofia uvaria
Red Hot Poker
5 gal.
x
Lantana'Gold Mound'
Gold Mound Lantana (yellow)
5 gal.
x
x x
Lantana montevidensis
Lantana
5 gal.
x
x x
Lavandula stoechas
Spanish Lavender
5 gal.
x
Leucophyllum z. 'Cimarron'
Cimarron Dwarf Sage
5 gal.
x x
Ligustrum j. 'Texanum'
Japanese Privet
5 gal.
x
Liriope gigantea
Lily Turf
5 gal.
x
Type Botanical Name Common Name Minimum Size Parks/Entries Streets Fuel Mod. Zone 2a
SHRUBS cont.
Muhlenbergia rigens
Deer Grass
5 gal
x
x
Myrtus communis
Myrtle
5 gal.
x
Blood Red Trumpet Vine
Opuntia
Prickly Pear
5 gal.
Carolina Jessamine
x x
Osmanthus fragrans
Sweet Olive
5 gal.
x
x
Phormium tenax
New Zealand Flax
5 gal.
x
Parthenocissus tricuspidata
Pittosporum tobira
Mock Orange
5 gal.
x
Passion Vine
Prunus caroliniana'Bright & Tight'
Dwarf Carolina Cherry
5 gal.
x
5 gal.
Pyracantha sp.
Firethorn
5 gal.
x
x
Rhaphiolepis sp.
NCN
5 gal
x
Rosa spp.
Rose
5 gal
x
Rosmarinus officianalis'Prostratus'
Prostrate Rosemary
5 gal
x
x
Salvia ssp.
Sage
5 gal
x x
Sedum spectabile
Live Forever
x x
Senna artemisioides'Filifolia'
Gray Desert Senna
x x
Stachys byzantina
Lamb's Ears
5 gal.
x
Tecoma stans
Yellow Bells
5 gal.
x
Tetracoccus dioicus
NCN
5 gal.
x
Trachelospermum jasminoides
Star Jasmine
5 gal.
x
Yucca whipplei
Yucca
5 gal.
x
x
Type Botanical Name Common Name Minimum Size Parks/Entries Streets Fuel Mod. Zone 2a
VINES and ESPALIERS
Calliandra haematocephala
Pink Powder Puff
x x
Citrus sp.
Citrus (espalier)
x
Distictus buccinatoria
Blood Red Trumpet Vine
5 gal.
x x
Gelsemium sempervirens
Carolina Jessamine
5 gal.
x
Jasminum polyanthum
Jasmine
5 gal.
x
Osmanthus fragrans
Sweet Olive (Espalier)
5 gal.
x
Parthenocissus tricuspidata
Boston Ivy
5 gal.
x x
Passiflora alatocaerulea
Passion Vine
5 gal.
x
Podocarpus gracilior
Fern Pine(Espalier)
5 gal.
x x
Pyracantha'Graberi'
Firethorn(Espalier)
5 gal.
x x
Trachelospermum jasminoides
Star Jasmine
5 gal.
x
GROUNDCOVERS
Artemisia caucasica
Carissa macrocarpa
Elymus condensatus
Eriodyctyon trichocalyx
Escholzia californica
Festuca ovina'Glauca'
Festuca rubra 'Molate'
Gazania hybrids
Hedera helix'Hahnii'
Marathon II or Marathon III
Iva hayesiana
Trachelospermum jasminoides
Caucasian Artemisia
5 gal.
'Green Carpet' Natal Plum
5 gal.
Blue Lyme Grass
Seeded
Yerba Santa
5 gal.
California Poppy
Seeded
Blue Fescue
Flats
California Red Fescue
Seeded
South African Daisy
5 gal.
Hahn's Ivy
Flats
Sod
Sodded
Poverty Weed
Flats
Star Jasmine
5 gal.
" Minimum tree size for parks/entries is 24" box
x
x
x
_ __---- WASHINGTON STREET
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CVWD is continuing to take preventative measures to conserve precious water
resources for its existing and future customers. These measures include the use
of a water -efficient plant material approval policy, implemented through a
landscape review committee and a water management specialist on CVWD staff
entrusted to promote the mutual goals of the agency and those of the developer.
Potable water lines are available in Washington Street and can provide service to
the project.
Irrigation Water
Irrigation water will be provided by the CVWD in accordance with their policies.
2.7.2 Sanitary Sewage
The sanitary sewage collection and treatment system for the City is operated and
maintained by the CVWD which extends service based upon approved designs
and improvements constructed by the private developer. The CVWD assesses
new development per each equivalent dwelling unit (EDU) to provide
comprehensive wastewater collection and treatment. The current capacity of the
Mid -Valley Water Reclamation Plant is 4.35 million gallons per day (MGD). This
facility serves numerous Coachella Valley communities including La Quinta. The
CVWD has indicated that the sewage treatment plant can be expanded in the
future to serve additional demand, including the demand of La Quinta
encompassing the project. The sanitary sewer system will be installed in
accordance with District regulations.
Sanitary sewer facilities exist in Washington Street and can provide service to the
project.
Storm Water Drainage
The master grading and drainage concept of the development works within the
character of the existing and proposed topography and landform of the site to
provide an effective system of drainage and storm water management. The
runoff from the developed areas at higher elevations will be directed to lower
areas of the site where the storm water retention basins are proposed. Storm
water runoff from a theoretical loo -year 24-hour storm will be held onsite within
the storm water retention basins in conformance with the City's current drainage
policies. In addition to site flows, tributary flows from Washington Street will
also be retained onsite. Storm Drain design will not incorporate any offsite
drainage to Saint Francis or Laguna De La Paz. A notice of discharge will be filed
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MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
with the NPDES with approved best management practices for interim site
conditions.
2.7.3 Public Utilities
Public utility transmission lines for cable television, electricity and telephone are
available to provide service in Washington Street. Permanent power and
telecommunications distribution lines internal to the project will be placed
underground.
Electricity
Electrical power is provided by the Imperial Irrigation District ("IID") to the site,
as well as surrounding development from the La Quinta Substation. This IID
substation is currently operational west of the intersection of Avenue 48 and
Jefferson Street.
Natural Gas
Southern California Gas provides service adjacent to the site form its service
main along Washington Street just north of the property boundary.
Telephone
Land-based Telephone services for the project area are provided by General
Telephone Company. Regionally, cellular service providers include AT&T
Cellular, Verizon Cellular, Nextel, Sprint, Pacific Bell, and others.
Cable TV
Cable Service is currently provided to adjacent communities by Time Warner
Cable and will provide service to the project.
Internet Service Providers
Internet service is provided via a host of currently available vendors both land
based and cellular.
2.7.4 Refuse and Recycling Collection
Refuse and Recycling collection within the city limits is provided by Burrtec via a
franchise agreement with the City of La Quinta for this purpose. Refuse
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collection occurs in accordance with a schedule established by the franchisee and
the city. It is envisioned that the residential areas of the plan will provide
individual curbside pick-up for all homes served by an extension of the contract
refuse collection services currently in place at the Canyon Ridge Specific
Plan. Prior to regularly scheduled pickup and removal, refuse will be contained
or covered to eliminate any windblown trash.
2.7.5 Schools
The public education needs of the City of La Quinta are provided by two public
school districts which include the Desert Sands Unified School District
("DSUSD") and the Coachella Valley Unified School District ("CVUSD"). The
Coachella Valley also contains several private schools administered by religious
or other private entities that are attended by La Quinta school children.
In conformance with State law in effect at the time of construction, the project
will pay development impact fees to the appropriate school district in accordance
with the established rate at the time of construction.
Based on location of existing schools, the makeup of the population of the project
and their minimal student generation, the project is adequately served through
buildout of the plan area by existing and proposed school facilities in the city.
2.7.6 Law Enforcement
Law enforcement services are provided to the City (and the project) through a
contract with the Riverside County Sheriffs Department. The Sheriff s
Department extends service to the city from existing facilities located in the city
of La Quinta and city of Indio. The existing agreement between the City and
Sheriffs Department provides protection on a 24-hour basis, seven days per
week.
2.7.7 Fire Protection
Fire protection service is provided to the City by the Riverside County Fire
Department. The Fire Department administers two stations in the city. One
facility (Station #32) on Avenue 52, west of Washington Street, and another
facility (Station #70) at the intersection of Madison Street and Avenue 54 within
the PGA WEST project area. The Fire Department also operates four additional
stations in surrounding communities which result in overlapping service areas.
The Department currently exhibits an Insurance Services Office (ISO) public
protection class rating of four, based on a descending scale from one to ten, with
x
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MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
first -in -response times ranging form two to six minutes. The ISO established its
rating system based on the provision of manpower/staffing, communication
facilities, water system for suppression, automatic sprinkler/alarm systems,
response times, and building standards. Given this rating, the project is
adequately served for fire suppression. Paramedic service is provided to the city
of La Quinta and the project area by Springs Ambulance Service. Paramedic staff
is located at Station # 70 in La Quinta.
2.7.8 City Administration
Located in the Civic center Campus, City administration facilities in La Quinta
currently include offices of approximately 31,000 square feet for the City
departments (i.e., Mayor and City Council, City Manager, City Clerk, Finance
Department, Community Development Department, Public Works Department,
Building and Safety, and Community Services). The municipal complex relocated
at the southwest corner of Calle Tampico and Washington Street.
2-7-9 Library and Senior Center Facilities
The City of La Quinta is served by a public library and Senior Center which is
administered by the Riverside County Library System. This facility is located on
the Civic Center Campus.
2.7.1oEnvironmental Hazards and Issues
A noise study was prepared by LSA Associates for the proposed project site
configuration and design. The study concludes that the proposed landscape
barriers reduce noise levels to meet the city standard for exterior noise. The
proposed mitigation measures are recommended to reduce noise from
Washington Street.
2.8 THE COMMUNITY DESIGN GUIDELINES
The concept and character of traditional Spanish architecture will be followed in
the project area and will include a focused range of architectural expressions with
intricate details paying tribute to the rich Spanish influence of La Quinta. The
guidelines are provided for the benefit of the project proponent, their planners
and designers, and City of La Quinta decision-making bodies in the review of
future site development proposals. As such, the design guidelines identify
elements for all residential land use proposals within the Canyon Ridge
Specific Plan area. These guidelines may be incorporated into subsequent site
LAING LUXURY HOMES -18-
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1H -MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
development permits, conditional use permits, and subdivision maps submitted
to the City for approval unless it is demonstrated that certain guidelines are not
applicable, appropriate, or feasible under site specific circumstances.
The architecture will take into account the physical and natural environment with
respect to climate and, therefore, pay careful attention to eaves and overhangs to
provide for the shading of window areas as well as utilizing exterior finish
materials carefully for their long term durability and appearance qualities.
In addition, because of the unique seasonal variations in the climate of this
region, careful attention must be paid to the planning and selection of
landscaping materials so that they work in harmony with the built and natural
environments to enhance to overall quality of the development and use water in a
manner that is both productive and efficient.
The architectural consistency will be maintained in all development site areas
within the Canyon Ridge Specific Plan and will be reviewed by the City of La
Quinta to ensure conformance to the desired architectural parameters of the
time. Per the La Quinta Zoning Code (9.210.olo) and as specified in section 3.3
of this document, site development permits will be required for all applicable
architectural construction efforts within the plan area.
The design guidelines contained in this subsection are intended to establish a
consistent design expression among site planning, engineering, architecture, and
landscape architectural components while allowing reasonable flexibility in
design.
The design guidelines for Canyon Ridge Specific Plan are intended to:
❖ Assist in implementing the design intent of the Specific Plan by
establishing project design compatibility;
❖ Create a framework to implement individual product design vocabulary
while maintaining community identity;
❖ Delineate criteria for enhancing the site features, plant materials and
habitat areas; and
❖ Provide a consistent approach to site planning, building design, street
furniture and signage, wall and fence materials and color, lighting,
landscaping,
community.
LAING LUXURY HOMES
and other design elements that will endure for the life of the
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MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
The guidelines provided herein suggest thematics compatible with the Canyon
Ridge Specific Plan character and are not intended to limit expressions of
varying architectural styles within the entire Specific Plan area that may need
limited flexibility to address market demand over the project buildout. The
Design Guidelines presented herein establish the basis to achieve harmony and
compatibility within the framework of future residential neighborhoods at the
Canyon Ridge project while providing the flexibility to create limited variety in
the architectural expression and interpretation of the design styles envisioned for
the community. Descriptions of the desired design theme illustrated on the
following pages are conceptual and do not depict final designs, nor should they
limit the range of expression among individual builders and their professional
design teams.
The Community Image
The extensive landscape element provided by the enhanced basin and central
common area, together with landscaped perimeter setbacks, is envisioned to
promote an image of privacy and exclusivity for the gated community.
The master landscape plan helps to make residential structures on the interior of
the project unobtrusive and at the same time, enhance the views from these
structures to the surrounding greenbelts about mountain vistas. The use of Data
Palm, Citrus, and other species typically seen throughout the desert provides a
regional context to the plant palette for the project. A full list of plant material
suitable for the landscape theme is provided in the Recommended Plant Material
Palette presented in section 2.8.6 of the specific plan. A signature design element
of the Canyon Ridge Specific Plan is the entry tower, a 28 -foot high structure
which presents an architectural feature that identifies with the strong Spanish
heritage of La Quinta architecture. The tower is a node or focal point along the
pedestrian circulation system through the enhanced retention basin.
See Entry Structures Exhibit #16
2.8.1 General Architectural and Siting Guidelines
The architectural theme is limited to a Traditional Spanish style with specific
architectural expression reviewed and approved by the City of La Quinta in
individual site development permit applications.
LAING LUXURY HOMES -
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Color
The earth tone color palette that will dominate the architectural context of
residential construction and is based on the historic simplicity of whitewashed
stucco over adobe bricks as a staple of desert architecture.
This motif is complemented with a simplistic color scheme and a variety of roof
tones and textures offset by the contrast of the window moldings and associated
architectural detail.
❖ The predominant color of all structures shall be limited to the spectrum of
earth tones. Colors outside of this spectrum shall be used for accents only.
In order to achieve the variety of architectural expression envisioned for
the residential components of the project, a variety of materials and colors
shall be used to create a rich tapestry of design elements.
Materials
The Spanish Architecture is richly reflected in the materials utilized in the
construction of the Canyon Ridge Specific Plan. Ornamental Iron details at the
eaves and windows accent authentic wood clad windows and architectural pre-
cast concrete. Hand Painted Tile Surrounds and Stair Risers compliment brick
and clay tile details in wall caps, openings, and rooflines. Roof materials will be
mudded -clay tiles with tile boosts and a variety of color schemes. Stucco, tile,
wood and wrought iron detailing will vary in color to enhance the diverse feel of
the proposed street scene.
❖ The predominant exterior building material shall be within the vernacular
of the Traditional Spanish theme —stucco finish.
❖ Windows and doors, full round arch shape, square, rectilinear with simple
surround and deeply recessed to show wall thickness. Doors and surrounds
shall be rectangular or arched.
❖ Decorative ironwork, shutters, gable end roof vents, decorative columns
and trim, round arches and pre -cast concrete or stucco profiles.
Walls and Fences
The Canyon Ridge Specific Plan provides for wall forms which will take the
character envisioned to blend into the residential theme. Walls for special
LAING LUXURY HOMES
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
definition or for security enclosure will be of masonry with accents of columns,
ornamental metal, wood, or a combination of those materials. The heights of
walls will relate to the purpose envisioned for them.
❖ Fences and walls shall be used in conjunction with plant materials and
other landscape techniques to reinforce the character of the Canyon
Ridge Specific Plan area.
❖ Fences and walls are to be used in a consistent manner throughout the
community with limited opportunity for deviations to accommodate
individual site driven situations. The material, style, and height of walls
are envisioned to provide an element of continuity throughout the Canyon
Ridge Specific Plan to ensure visual consistency.
❖ As a significant thematic element the details and materials used in walls
and fences will be of a high quality suited to the particular function and
purpose.
❖ Long linear walls may be staggered horizontally or broken to provide
interest and to break or create sight lines.
❖ Fences adjacent to open space areas may be of a predominately open
construction to allow continuation of views or to allow for planted
screening to be enjoyed by both sides of the fence.
❖ View Fences may be constructed with a predominately open construction
(4' of view fence atop 2' of solid material)
❖ Fences are envisioned to be constructed primarily of masonry. Specific
materials and landscape treatments may be reviewed and approved for
each affected area or lot by the developers of the Canyon Ridge Specific
Plan area. Such materials and treatment are envisioned to result in a
consistent visual appearance in the Canyon Ridge Specific Plan.
❖ Walls and fences are not necessarily required between open spaces and
residential sites.
See Wall Concept Plan- Exhibit #17
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CANYON RIDGE SPECIFIC PLAN
Canvon RidLye Wall Concepts
Construction Details
1, Slump Block Wall w/ Painted Sack Finish
2. Decorative Brick Cap
3. Clay Tile Detail
4. Block Wall with Painted Smooth Stucco Finish
5. Clay Tile Cap
6. Foam Detail
7. Iron View Fence
8. Glass View Fence
9. Pilaster
10. Finish Grade
11. Slump Block Cap
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Project identification signs
Community identification signs are allowed within the project area of the
Canyon Ridge Specific Plan.
❖ Primary project identification shall occur at the project entry on
Washington Street.
❖ Minimal signage is proposed at the secondary gate since this will be for
resident access only
Building Massing and Scale
The general character of residential development areas shall reflect a
neighborhood scale in which the building massing does not overwhelm the street
scene. Typically, residences shall be low-rise nature to create a pleasant
neighborhood environment and street scene. The Bungalows development area
will be distinguished from the Haciendas through the use of limited second -story
massing to create visual interest from the interior street scene and the paseos.
The designs of both product types are informally organized around a courtyard
and asymmetrical massing.
❖ Long and rectangular structures, with overall house massing emphasizing
the horizontal plane.
❖ Gable and hip roofs are typical, with low pitches. Gabel ends are tight rakes
and eaves with exposed shaped rafter tails. Clay tile with heavy mud set
and random tile boost.
❖ Single -story plate lines are encouraged on the front and rear elevations by
stepping back the second -story wall plans to effectively break up the
building mass and provides a reduced scale along the street scene.
❖ Side elevations shall provide the same level of articulation and detail as the
font elevations.
❖ Repetitious gable ends along front and rear elevations shall be minimized.
See Hacienda Character Elevation- Exhibit #18
See Bungalow Character Elevation- Exhibit #19
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MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
2.8.2 Residential Site Planning Guidelines
The climate in La Quinta is characterized by sunny
summer, while the winter months feature excellent aii
mild. The design of residences shall incorporate outd
respond to these conditions, such as patios, courtya
paseos. Every dwelling in the project will feature a
which to experience the desert environs. In addition,
shall be used in response to climate conditions.
considerations include the following:
and hot weather in the
clarity and are relatively
for living elements which
-ds, arcades, plazas, and
i expansive courtyard in
extended roof overhangs
Other residential site
❖ The placement of structures should consider prevalent environmental
conditions — sun, wind and view.
❖ Orientation of development edges should maximize view potential and
access to natural open areas and improved recreation areas.
❖ Varying house configurations on corner lots is encouraged to promote
variety in the street scene and enhance the view of drivers at intersections.
❖ Tandem garage parking.
❖ House Configurations include up to one guest suite per unit.
Guest Suites
Guest suites are permitted per these proArisions within the residential areas of the
Canyon Ridge Specific Plan. For the purpose of this section, "guest suite" means
an attached unit with sleeping and sanitary facilities and limited food preparation
facilities (kitchenette/ wet bar service) with access from the outside, and which
will be used primarily for sleeping purposes for members of the family occupying
the main building, their non-paying guests and domestic employees.
Guest Suites are a permitted accessory use on residential lots in the Canyon
Ridge Specific Plan. Guest Suites within the residential lots do not require a
minor use permit, but shall conform to all applicable universal building code
standards, all design and development standards of this Specific Plan, and with
these following standards
❖ A maximum of two guest suites may be established on the two story plans
within the Bungalow Residential Planning Area with the remainder of the
residential planning area permitting one guest suite per lot
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BUNGALOW
CHARACTER ELEVATION
❖ Guest suites shall be architecturally compatible with the main unit
❖ Guest suites shall not include a garage or detached accessory structure, but
may be attached to a garage that services the main house
❖ Full Kitchen facilities are not permitted within the guest suites except with
the approval of a minor use permit:
❖ The provisions shall be included in the CC&Rs for the Homeowners'
Association for the project prohibiting rental of the guest suites
Appropriate site planning guidelines as discussed below shall be used in order to
ensure functional and aesthetic development within the project. Judicious use of
guidelines shall be used in order to achieve a high quality consistency in design
theme within the project area.
Hacienda Siting Standards
❖ Lot width (typical) — 86 feet
❖ Lot depth (typical) — 117 feet
❖ Lot area (minimum) —10,320 square feet
❖ 1o' minimum rear yard setback
❖ 5' sideyard setback
❖ 15' minimum front yard setback
❖ Guest parking is located on the private street to provide easy access to units
❖ Single -story units only with a maximum roof height of 28'
••• All plan types feature one guest suite
❖ Landscape features such as walls, shale structures, outdoor fireplaces, and
water features can be constructed with zero setbacks to property lines as
approved by the City and the Canyon Ridge Homeowner's Association
Bungalow Siting Standards
❖ Lot width (typical) — 65 feet
❖ Lot depth (typical) —103 feet
•'• Lot area (minimum) — 6,290 square feet
❖ 5' minimum unit sideyard setback
❖ 5' minimum rear yard setback
❖ 5' minimum front yard setback
❖ Second -story plans account for 19 of the 49 proposed residential units
❖ Second Story heights are approximately 26' with limited architectural
features up to 28'
LAING LUXURY HOMES -25-
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
❖ Second Story plans allow for two guest suites and single story plans are
designed with one
❖ Windows along paseo will be limited and designed to ensure privacy and
adequate screening
❖ Landscape features such as walls, shale structures, outdoor fireplaces, and
water features can be constructed with zero setbacks to property lines as
approved by the City and the Canyon Ridge Homeowners Association
See Technical Site Plan Exhibit #6.
See Development Standards Comparison Exhibit #20.
2.8.3 Residential Design Criteria
The Haciendas and Bungalows drew their character from the Spanish revival
period in California. The enclave of homes is patterned after the surviving
examples of local Spanish Colonial architecture, and their original European
precedents. The result is a very rhythmic combination of elements such as
intricate wrought iron grilles, predominantly gable roofs, courtyards, precast
trims at openings, use of wood to add color and texture. Majority of the homes
were designed to be of single story mass and introduction of very few two story
elements preserve its low silhouette and takes advantage of the view to the
mountain which anchors the entire site. The utilization of the broad range and
scale of influences from different European sources created an ensemble that
does not compete with each other but rather complement each other was also
achieved in the process.
2.8.4 Residential Site Planning Criteria
Single -Family Detached
The following concept shall be incorporated into the design of Single-family
Detached neighborhoods.
❖ The street layout within residential neighborhoods shall provide view
corridors to the pedestrian pathways, open space, and landscape elements
unifying pedestrian circulation and site landmarks.
❖ The use of parkways or greenbelt gardens connecting the residential courts
is encouraged in the design of neighborhood streetscapes.
❖ Residential dwelling units shall be sited to maximize view opportunities of
the mountains in the La Quinta region.
LAING LUXURY HOMES -26- ; J�V_
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
2.8.5 Landscape Guidelines
The underlying theme of the landscape architecture of Canyon Ridge Specific
Plan is to create an ornamental desert character of visual variety and textural
interest. Use of drought tolerant planting is a primary consideration in the
development of the plant palette to further aid in the conservation of water while
promoting this theme in the interior landscape. The central park will have a
desert character which will continue into the streetscape. More drought tolerant
desert planting will add to the open space character of the basins. The frontage
area consists of transitional desert planting of Palo verdes and Palms to blend the
streetscape with the more native looking basins. The Private front yards and
paseos will be maintained by the proposed project's HOA. This will allow for the
utility easements and front yards to be landscaped in a cohesive fashion,
enhancing the street scene. Easements in favor of the HOA for landscape and
maintenance will be recorded on the bungalow lots in the paseo areas.
See Conceptual Landscape Plan- Exhibit #15
2.8.6 Landscape Plant Material Palette
Species in addition to those listed are available for consideration and will provide
diversity.
3 Zoning and Development Regulations
3.1 SPECIFIC PLAN OVERLAY DISTRICT
A. Purpose. To provide flexible regulations via the specific plan process
thereby allowing the use of land planning and design techniques to create
master -planned developments incorporating coordinated building design,
integrated greenbelts, private recreation facilities, emphasizing a
separation of pedestrian and vehicular traffic, and an overall increase in
residential and recreational amenity.
The proposal regulations presented herein are pursuant to Article 8 -
Authority and Scope of Specific Plans of the state Planning and Zoning Law
of the Government Code, Section 65000 es seq and Zoning Code found in
Chapter 9 of the City of La Quinta Municipal Code.
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27 -
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
The specific plan overlay district allows variations in residential land uses
as provided by Section 9.40.030 (per General Plan Policy 2-1.1.9). Specific
plan densities, development standards and other features must be
consistent with the General Plan.
The Specific Plan area is required to provide 30% open space (per L.Q.M.C.
9.50.030) as part of the overlay district. The net density for the Canyon
Ridge Specific Plan area is approximately 3 units per acre in conformance
with the underlying zoning for the site.
B. Permitted Uses. The Canyon Ridge Specific Plan specifies the
permitted uses within the plan area boundaries defined within one or more
Planning Areas. Uses are tailored to the individual site location within the
plan boundary, the existing topography, and other characteristics, and are
consistent with the General Plan.
C. Zoning Designation. The Canyon Ridge Specific Plan specifies
overlay zoning adopted in conjunction with approval of the Specific Flan
document. The Canyon Ridge Specific Plan is an integral part of the
zoning for the property within the plan boundary and becomes the official
zoning for the City of La Quinta.
D. Site development permits are required for the following:
1. Perimeter wall and landscaping
2. Common area landscaping
3. Prototypical homes (model homes) and landscaping
4. Gate House Entry concept
3-m Residential Specific Plan Uses and Standards
Description of Residential Uses
A Residential Specific Plan (RSP) overlay for the plan area addresses residential
land use within the entire site with development regulations and criteria
presented herein.
The Bungalow residential area is a clustered single family detached design that
requires a plan that adequately addresses common area amenities and open
space. The homes are organized along Paseos and feature 6 different floorplans
and 2 elevations per plan to create visual interest where the structures are
exposed to common areas and open space. Center plans are accessed along
LAING LUXURY HOMES -28-
AMS
28 -MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
Paseos with common driveway parking and others have traditional street access.
The Bungalow residential area is planned for 49 units on 8.41 acres.
The Hacienda residential area is a detached design with traditional street
orientation and access. There are 3 plan types with 2 distinct elevations per plan.
The Hacienda residential area is planned for 25 units on 6.51 acres.
The Canyon Ridge Specific Plan establishes standards and conceptual
housing types for the location and development of housing consistent with the
upscale residential nature of the project and is envisioned to be consistent with
anticipated trends in housing demand in the La Quinta marketplace. Unit type
and site plan features specified for each potential housing type are subject to
market demand fluctuations at the time of development.
RESIDENTIAL SPECIFIC PLAN (RSP) USES AND STANDARDS
The following section establishes the permitted land use and development
standards for property designated as Residential Specific Plan (RSP) on the Land
Use Plan.
A. Purpose. To provide for the development of low density neighborhoods
up to four units per acre with single-family detached dwellings on lots
permitting clustered smaller dwellings, such as one and two-story single-
family detached units.
B. Permitted Uses. Permitted uses for lands designated as Residential
Specific Plan include single-family detached dwellings, including
residential and open space supporting uses. Guest houses and "Granny
Units" shall be allowed in residential sites. Residences may be constructed
as stand-alone units or in attached conditions permitted by a Minor Use
Permit for the project area.
C. Temporary and Interim Uses. Temporary on-site construction
trailers and site guard offices including relocatable buildings are allowed
with approval of T.U.P. subsequent to approval of Specific Plan.
D. Development Standards. The following development standards apply
to property designated as Residential Specific Plan (RSP) on the Land Use
Plan:
LAING LUXURY HOMES -29- NN\ Al�\
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
❖ Architectural Features may encroach up to 18" into any setback
❖ The Total Project area of the Canyon Ridge Specific Plan is 28.33
Acres
❖ The City of La Quinta Defines the Net Project Area as the total project
area less any Rights of Way for Public or Private Streets
❖ The Total area dedicated to Street Right of Ways is 3.28 Acres
❖ The Total Number of units planned is 74 single family homes
❖ Cluster home plans are permitted in RL zoning with adequate common
area open space
❖ The areas dedicated for Common Area Open Space account for 9.1 Acres
or 36% of Net Project Area (excluding perimeter landscape setback
requirement)
❖ The Total Net Density for the Specific Plan area is 2.95 units per acre of
Net Project Area
LAING LUXURY HOMES - 30 - _ k
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
Exhibit #20
Residential Development
Standards Comparison
Development Standard
City Zoning
Canyon Ridge
Canyon Ridge
Code
Specific Plan -
Specific Plan -
RL
Haciendas
Bun alows
Minimum lot size for single-family
7,200 sf
10,320 sf
6,290 sf
dwellings
Minimum lot frontage for single-
60'
86'
family dwellings
65'
Units per residential acre permitted
2-4
3.8
5.8
Maximum structure height
28'
28'
-
Maximum number of stories
2
1
281
2
Minimum front yard setback
20'
15'
51
Minimum garage setback
25'
20'
n/a
Minimum interior/ exterior side yard
51/10'
5'/5'
5'/5'
setback
Minimum rear yard setback
20' for new lots
10'
5'
Maximum lot coverage (% of net lot
50
50
area
60
Minimum livable area excluding
1,400 sf
3,200 sf
2,300 sf
garage
Minimum common open area (% of
n/a
30
30
net developable pr9ject area
Minimum/ average landscape setbacks
10'/20'
10'/20'
10'/20'
❖ Architectural Features may encroach up to 18" into any setback
❖ The Total Project area of the Canyon Ridge Specific Plan is 28.33
Acres
❖ The City of La Quinta Defines the Net Project Area as the total project
area less any Rights of Way for Public or Private Streets
❖ The Total area dedicated to Street Right of Ways is 3.28 Acres
❖ The Total Number of units planned is 74 single family homes
❖ Cluster home plans are permitted in RL zoning with adequate common
area open space
❖ The areas dedicated for Common Area Open Space account for 9.1 Acres
or 36% of Net Project Area (excluding perimeter landscape setback
requirement)
❖ The Total Net Density for the Specific Plan area is 2.95 units per acre of
Net Project Area
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MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
Additional Development Standards Permitted in the Canyon Ridge
Specific Plan are indicated in the following exhibit;
EXHIBIT #21
Development Standards Unique to Canyon Ridge Specific Plan
Overlay District
Development Standard
L.Q.M.C.
Canyon Ridge Specific Plan
Tandem Covered Parking permitted
9.150.080
Permits Tandem Parking in covered
only in mobile home parks
garages
Structures limited to 22' within 150' of
9.50.030
Permits Architectural Tower to be built at
image corridor
a maximum of 28'
One Guest Suites per residential lot
9.60.100
Permits Two Guest Suite through Specific
Plan desi2l Eidelines
Lower50% of Walls to be solid
9.60.030
Permits 30% of total wall height to be
construction
solid construction with a remainder of
view fencing
Landscape Structures not permitted
9.60.045
Permits Structures constructed adjacent to
attached to property line walls
9.60.040
walls as approved by the City and the
Canyon Ridge HOA
Minimum common open area
n/a
30%
Minimum/ average perimeter
10'/20'
10'/20'
landscape setbacks
❖ Tandem Garage Parking
❖ Per the Specific Plan design guidelines one Guest Suite with kitchenette
shall be permitted per lot
❖ View fence material ratio greater than 50% of total wall height
❖ Architectural Features up to 28' in height within the 150' view corridor
setback from Washington Street
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31 -MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
4 General Plan Consistency
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Section
65450-65457) Permits the adoption and administration of specific plans as an
implementation tool for elements contained in the local general plan. Specific
plans must demonstrate consistency in regulations, guidelines and programs
with the goals and policies set forth in the general plan.
The City of La Quinta General Plan contains the following elements: Land Use,
Circulation, Open Space, Parks and Recreation, Environmental Conservation,
Infrastructure and Public Services, Environmental Hazards, Air Quality and
Housing. Each element of the General Plan contains a summary of key issues
which direct and guide that element's goals and policies.
The summary of key issues is used in the Canyon Ridge Specific Plan as the
basis for evaluating the Specific Plan's consistency with the City's General Plan.
Applicable key issues are stated below followed by a statement of how the
Canyon Ridge Specific Plan conforms thereto.
4J LAND USE ELEMENT
The goals of the land use element of the La Quints General Plan are to create high
quality, balanced development through comprehensive land use plan. The
policies of the land use element promote in -fill development around existing
infrastructure. Residential land use policies and programs consistent with the
intent of the Canyon Ridge Specific Plan include the use of creative planning
techniques to encourage in -fill development in existing neighborhoods. The
residential land use policies support the primary goal of assuring the future
housing needs of the City are met. The Canyon Ridge Specific Plan is
consistent with the guidelines and policies established within the land use
element of the General Plan by:
❖ Implementing a creative land use plan that relates an in -fill site to the
surrounding development and environment
❖ Creating a community of high quality homes balanced by the open space
and common area amenities proposed
❖ Providing a Specific Plan for flexibility of development standards in the
planned residential areas
LAING LUXURY HOMES - 32 -�
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
E 4.2 CIRCULATION ELEMENT
The circulation element of the Cities general plan promotes multi -modal
transportation as a general guideline. The circulation policies encourage
alternative circulation systems to relieve traffic congestion along Primary
Arterial Streets. The Golf Cart Transportation Program is one element of
the City's goals to provide an alternate transportation circulation pattern
and will be implemented in the near future. Golf carts will be restricted in
the communities CC&Rs to on site circulation until the city program is
implemented. The policies further state that Pedestrian and bicycle
networks should be developed which link activity centers in order to
facilitate recreational walking and biking and to establish non -automotive
transportation as a viable alternative to driving. The use of traffic calming
devices is also encouraged in the circulation element of the City's General
Plan. The Canyon Ridge Specific Plan is consistent with the circulation
policies by:
Providing alternatives to vehicular access in the Circulation Plan
for the project and accommodated golf cart circulation within the
community
Creating a circulation plan that incorporate traffic calming
"chicanes"
■ Creating pedestrian pathways throughout the community.
4.3 OPEN SPACE ELEMENT
The goals and policies of the City's open space element are to conserve and
expand the natural habitat and ensure the long term viability of open
space. Development policies should enhance or accentuate the scenic;
topographical and cultural resources of the City. The Canyon Ridge
Specific Plan is consistent with the goals establish for open space by:
■ Identifying species, either existing or proposed as a valuable
resource to integrate into the overall master plan of development in
plant material thematics.
Creating Park -like settings are the predominant theme throughout
the project and are integrated into the overall master plan
landscape thematics.
LAING LUXURY HOMES -33-
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33 -MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
■ Using citrus trees and date palm where feasible in the landscape
architecture as a primary imaging theme of the interior and in the
perimeter landscape. Palms may be used as the primary vertical
statement at the entry points to the project as well as within the
boulevard landscape theme.
4.4 PARK AND RECREATION ELEMENT
The goals and policies of the Park and Recreation Element of the City's
General Plan are to provide recreational opportunities to a diverse
community. The policies promote uses be located in proximity to
residential uses to facilitate pedestrian access and should include the
provision of appropriate facilities. An integrated bicycle network and well
as functioning pedestrian path systems connecting the city is a goal of the
cities General Plan element. It is the cities policy to utilize drought tolerant
plant species to reduce the impact on the potable water supply of the City
■ The master plan for development within the project has, as a
primary focus, recreation amenities for passive casual pedestrian
ambling, etc.
■ Bike paths are a passive use of the private roadway system within
the project with connections to the existing established network of
bike paths on adjacent perimeter circulation links.
■ Drought resistant plant material is a staple of the palette within the
plan area.
4.5 NATURAL RESOURCES ELEMENT
The City's General Plan policies promote environmental protection from
the adverse impacts of storm water runoff, including property damage as
well as water quality. The primary goals of quality and quantity of
groundwater are central to this General Plan element in La Quinta. Scenic
corridors, vistas and viewsheds of the Santa Rosa and Coral Reef
Mountains, as well as views toward the San Gorgonio Pass, are promoted
through hillside preservation policies of the City. Air quality standards are
a primary concern in the City's General Plan.
■ Drought tolorant planting material will further the cities efforts in
water conservation
LAING LUXURY HOMES -34- "
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
■ Greenbelt use features the integration of watershed zones with open
space and is designed within the corridors to provide storm water
retention during flooding.
■ The project is designed with retention basins within the corridors to
provide storm water retention during periods of rainfall.
■ The retention basins within the project boundary provide for
storage of runoff and recharging of the groundwater.
■ The stationary and mobile source of air quality impacts associated
with new development will be addressed through air quality
mitigation measures during construction.
■ Energy Efficient Appliances will be utilized when possible to
promote the energy conservation goals of the General Plan
4.6 INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
The City's General Plan promotes a high level of public services in this
element. This section details policies promoting this high level of service
through the community by contributing to the development impact fees.
■ The project contributes to development impact fees to provide for
city infrastructure and services.
■ Utilities for the project will be built underground
4.7 ENVIRONMENTAL HAZARDS ELEMENT
The City's General Plan promotes emergency preparedness under this
element. The Flooding and Hydrology section outlines the importance new
projects accommodating their run-off below the loo year flood plain.
Noise standards are also outlined in this section.
No project areas slated for construction of habitable structures fall
within the loo -year floodplain and structures are built to the
Uniform Building Code standards which implement a strategy of
preserving life.
LAING LUXURY HOMES -35-
MDS
35 -MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
■ The community is designed with emergency access and duel gates
All structures are built to the Uniform Building Code standards
which implement a strategy of seismic safety for habitable
structures.
■ Adequate Setbacks and site design with mounding and sound walls
will be incorporated in order to mitigate environmental impacts to
city standards.
See Noise Impact Analysis Report.
4.8 CULTURAL RESOURCESS ELEMENT
This element of La Quinta's General Plan is focused on the rich historic resources
of the City. The policies outlined reflect an importance of thoroughly
documenting the cultural resources discovered when development occurs.
• Arhaeo/ Paleo Monitoring is proposed during the excavation of the site to
properly document any possible cultural resources.
5 Specific Plan Amendments
5.1.1 Specific Plan Amendment Procedures
Minor modifications to the approved Canyon Ridge Specific Plan are allowed
at the discretion of the Community Development Director or designee.
Modifications to the Specific Plan must be consistent with the purpose and intent
of the (then) current approved specific plan.
A. Changes That Require a Minor Specific Plan Amendment. As
development within the project progresses, it may be demonstrated that
certain detail changes are appropriate in refinement of the Specific Plan,
therefore it is intended that the Specific Plan Document provide flexibility
with respect to the interpretation of the details of the project development
as well as those items discussed in general terms in the Specific Plan. If
LAINGLUXURYHOMES -36-
MDS
36 -MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
and when it is determined that changes or adjustments are necessary or
appropriate, these changes or adjustments shall be made as an
administrative procedure approved by the Community Development
Director or designee. After such administrative change has been approved,
it shall be attached to the Specific Plan as an addendum.
The following changes to the Specific Plan may be made without amending
the Canyon Ridge Specific Plan:
❖ The addition of new information to the Specific Plan maps or text that
do not change the effect on any regulation. The new information may
include more detailed, site-specific information. If this information
demonstrates that Canyon Ridge Specific Plan boundaries are
inaccurately designated, based upon the goals of the Specific Plan, said
boundaries may be adjusted or redesigned to reflect a more accurate
depiction of on-site conditions, without requiring a Specific Plan
Amendment.
❖ Changes to the community infrastructure such as drainage systems,
roads, water and sewer systems, etc., which do not have the effect of
increasing or decreasing capacity in the project area beyond the
specified density range nor increase the backbone infrastructure
construction or maintenance costs.
B. Changes That Require a Major Specific Plan Amendment. If it
has been determined that the proposed change is not in conformance with
the intent of the current Specific Plan approval, the Specific Plan may be
amended in accordance with the procedures set forth in Chapter 9.240 of
the City of La Quinta Zoning Code.
LAING LUXURY HOMES -37- l# -\P
MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
Project Team Members
A.J. Jarvis, Laing Luxury Homes
Josh Welty, Laing Luxury Homes
895 Dove Street, Suite 200
Newport Beach, CA 92660
(949) 265-2405
Travis Ebbert, The Collaborative West
Mark Lenning, The Collaborative West
loo Avenida Miramar
San Clemente, CA 92672
(949) 366-6624
Robert Hidey, Robert Hidey Architects
Davey Ambat, Robert Hidey Architects
Michael Evdokiou, Robert Hidey Architects
7585 Irvine Center Drive, Suite 200
Irvine, CA 92618
(949) 655-1550
Stan Morse, MDS Consulting
Chris Bergh, MDS Consulting
78 -goo Avenue 47, Suite 208
La Quinta, CA 92253
(760) 771-4013
LAING LUXURY HOMES -38-
AIDS
38 -MDS CONSULTING CANYON RIDGE SPECIFIC PLAN
f
RESOLUTION NO. 2007-016
4 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, CERTIFYING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
PREPARED FOR SPECIFIC PLAN 2006-081, TENTATIVE
TRACT MAP 35060 AND SITE DEVELOPMENT PERMIT
+ 2006-873
k
ENVIRONMENTAL ASSESSMENT 2006-579
ATO EMMA HOMES
WHEREAS, the City Council of the City of La Quinta, California, did, on
the 6th day of February, 2007 and continued to the 201h day of February, 2007, hold a
duly noticed Public Hearing to consider Environmental Assessment 2006-579 for EW
Homes, prepared for Specific Plan 2006-081, Tentative Tract Map 35060 And
Site Development Permit 2006-873, located at northwest corner of Washington Street
and Avenue 48 (extended) more particularly described as:
APN 760-240-014
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 23'd day of January, 2007 hold a duly noticed Public Hearing and
recommended certification of a Mitigated Negative Declaration for Environmental
Assessment 2006-579 for Homes, prepared for Specific Plan 2006-081,
Tentative Tract Map 35060 And Site Development Permit 2006-873, located at
northwest corner of Washington Street and Avenue 48 (extended); 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 certifying said Environmental
Assessment:
1. The proposed applications will not be detrimental to the health, safety, or
general welfare of the community, either indirectly, or directly, in that no
significant unmitigated impacts were identified' by Environmental Assessment
2006-579.
2. The proposed project will not have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife population to
drop below self sustaining levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the ran , -e of rare or endangered plants
or animals or eliminate important examples of the major periods of California
f history or prehistory. Potential impacts associated with biological and cultural
resources can be mitigated to a less than significant level. The site does not
contain significant paleontological resources.
3. There is no evidence before the City that the proposed project will have the
potential for an adverse effect on wildlife resources or the habitat on which the
wildlife depends. Mitigation measures are included to assure no impacts to
Peninsular Bighorn Sheep.
4. Theosed
ro
f p p project does not have the potential to achieve short-term
environmental goals, to the disadvantage of long-term environmental goals, as
the proposed project supports the long term goals of the General Plan by
# providing a variety of housing opportunities for City residents. No significant
effects on environmental factors have been identified by the Environmental
Assessment.
5. The proposed project will not result in impacts which are individually limited or
cumulatively considerable when considering planned or proposed development in
the immediate vicinity, as development patterns in the area will not be
significantly affected by the proposed project. The construction of 74 residential
units will not have considerable cumulative impacts. The project is consistent
with the General Plan, and the potential impacts associated with General Plan
build out.
6. The proposed project will not have environmental effects that will adversely
affect the human population, either directly or indirectly. The proposed project
has the potential to adversely affect human beings, due to noise impacts. Noise
impacts have been addressed through construction of perimeter walls, which
will lower the potential for significant impacts to less than significant levels.
7. There is no substantial evidence in light of the entire record that the project may
have a significant effect on the environment.
8. The City Council has considered Environmental Assessment 2006-579 and said
Environmental Assessment reflects the independent judgment of the City.
9. The City has on the basis of substantial evidence, rebutted the presumption of
adverse effect set forth in 14 CAL Code Regulations 753.5(d).
Resolution No. 2007-016
Environmental Assessment 2006-679
Laing Luxury Homes
Adopted: February 20. 2007
Page 2
f history or prehistory. Potential impacts associated with biological and cultural
resources can be mitigated to a less than significant level. The site does not
contain significant paleontological resources.
3. There is no evidence before the City that the proposed project will have the
potential for an adverse effect on wildlife resources or the habitat on which the
wildlife depends. Mitigation measures are included to assure no impacts to
Peninsular Bighorn Sheep.
4. Theosed
ro
f p p project does not have the potential to achieve short-term
environmental goals, to the disadvantage of long-term environmental goals, as
the proposed project supports the long term goals of the General Plan by
# providing a variety of housing opportunities for City residents. No significant
effects on environmental factors have been identified by the Environmental
Assessment.
5. The proposed project will not result in impacts which are individually limited or
cumulatively considerable when considering planned or proposed development in
the immediate vicinity, as development patterns in the area will not be
significantly affected by the proposed project. The construction of 74 residential
units will not have considerable cumulative impacts. The project is consistent
with the General Plan, and the potential impacts associated with General Plan
build out.
6. The proposed project will not have environmental effects that will adversely
affect the human population, either directly or indirectly. The proposed project
has the potential to adversely affect human beings, due to noise impacts. Noise
impacts have been addressed through construction of perimeter walls, which
will lower the potential for significant impacts to less than significant levels.
7. There is no substantial evidence in light of the entire record that the project may
have a significant effect on the environment.
8. The City Council has considered Environmental Assessment 2006-579 and said
Environmental Assessment reflects the independent judgment of the City.
9. The City has on the basis of substantial evidence, rebutted the presumption of
adverse effect set forth in 14 CAL Code Regulations 753.5(d).
Resolution No. 2007-016
Environmental Assessment 2006-579
Laing Luxury Homes
Adopted: February 20, 2007
Page 3
10. The location and custodian of the City's records relating to this project is the
Community Development Department located at 78-495 Calle Tampico, La
Quinta, California.
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 2006-579 for the
reasons set forth in this Resolution and as stated in the Environmental
Assessment Checklist and Mitigation Monitoring Program, attached and on file
in the Community Development Department.
3. That Environmental Assessment 2006-579 reflects the independent judgment of
the City.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 201'' day of February, 2007, by the following vote, to wit:
AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
DON ADOLPH, M or
City of La Quinta, California
Resolution No. 2007-016
Environmental Assessment 2006-579
Laing Luxury Homes
Adopted: February 20, 2007
Page 4
ATTEST:
VERONICA J. M
City of La Quinn
(CITY SEAL)
, California
APPROVED AS TO FORM:
f �
f . K TH RINE JE O , City Attorney
City of La Quinta, CWornia
Environmental Checklist Form
1. Project title: Specific Plan 2006-081, Tentative Tract Map 35060, Site Development Permit
2006-873
2. Lead agency name and address: City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
3. Contact person and phone number: Les Johnson
760-777-7125
4. Project location: Northwest corner of Washington Street and Avenue 48 (extended) APN:
760-240-014
5. Project sponsor's name and address: Laing Luxury Homes
895 Dove Street, Suite 200
Newport Beach, CA 92660
6. General plan designation: Low Density 7. Zoning: Low Density Residential
Residential
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.)
Specific Plan to establish the design standards and guidelines for the development of 74
attached and detached single family homes on 28.33 acres. The Specific Plan also proposes
that each lot be permitted one primary residence and 3 guest suites. The total potential units
allowable in the Specific Plan is 288. The Specific Plan includes architectural and
landscaping design guidelines, as well as infrastructure plans. Two types of housing are
proposed: `Haciendas' will include 25 homes on a minimum of 10,320 square foot lots, and
49 `Bungalows' will have minimum 6,290 square foot lots. The Haciendas are proposed to
be one-story homes along the southern and western property boundaries, and the Bungalows
are proposed to be two stories in the center of the site.
The Tentative Tract Map will allow the subdivision of 28.33 acres into 74 residential lots, as
well as lots for private' streets, retention basins, and open space or recreation lots.
The Site Development Permit will allow the construction of the residential units on the
subdivided lots.
The project will be accessed by a central drive which will be gated. A second access point to
Washington Street is being provided at the northeast comer of the site that will be shared with
St. Francis of Assisi Church.
CEQA analysis was previously conducted for this site under EA -2004-522. The acreage
considered under that environmental assessment is consistent with that currently under
review. The layout and product type, as well as design standards, have changed from the
-1-
previous review.
9. Surrounding land uses and setting: Briefly describe the project's surroundings:
North: Vacant desert lands, parking lot and St. Francis of Assisi Church (Low Density
Residential, )
South: Existing single family residential in Laguna de la Paz (Low Density Residential)
West: Vacant desert lands, hillside (Open Space)
East: Washington Street, Vacant partially improved lands (Community Commercial)
10. Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.)
Coachella Valley Water District
-2-
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics
Biological Resources
Hazards & Hazardous
Materials
Mineral Resources
Public Services
Utilities / Service
Systems
Agriculture Resources
Cultural Resources
Hydrology / Water
Quality
Noise
Recreation
Air Quality
Geology /Soils
Land Use / Planning
Population / Housing
Transportation/Traffic
Mandatory Findings 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 find that although the proposed project could have a significant effect on the
X environment, there will not be a significant effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or
"potentially significant unless mitigated" impact on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable
legal standards, and 2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT
is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable
standards, and (b) kave been avoided or mitigated pursuant to that earlier EIR or
NEGATIVE DE TION, including revisions or mitigation measures that are
imposed upon t proposed project, nothing further is required.
1 1 11,
Date
.3.
EVALUATION OF ENVIRONMENTAL IMPACTS:
1) A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the parentheses following each
question. A "No Impact" answer is adequately supported if the referenced information sources
show .that the impact simply does not apply to projects like the one involved (e.g., the project
falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based
on project -specific factors as well as general standards (e.g., the project will not expose sensitive
receptors to pollutants, based on a project -specific screening analysis).
2) All answers must take 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) Once the lead agency has determined that a particular physical impact may occur, then the
checklist answers must indicate whether the impact is potentially significant, less than significant
with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is
substantial evidence that an effect may be significant. If there are one or more "Potentially
Significant Impact" entries when the determination is made, an EIR is required.
4) 'Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from 'Potentially Significant Impact"
to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and
briefly explain how they reduce the effect to a less than significant level (mitigation measures
from Section XVII, "Earlier Analyses," may be cross-referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case, a brief discussion should identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were
within the scope of and adequately analyzed in an earlier document pursuant to applicable
legal standards, and state whether such effects were addressed by mitigation measures
based on the earlier analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures which were incorporated or refined from
the earlier document and the extent to which they address site-specific conditions for the
project.
6) Lead agencies are encouraged to incorporate into the checklist references to information sources
for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared
or outside document should, where appropriate, include a reference to the page or pages where
the statement is substantiated.
7) Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion.
8) This is only a suggested form, and lead agencies are free to use different formats; however, lead
-4-
agencies should normally address the questions from this checklist that are relevant to a project's
environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance
-5-
L a) -d) Washington Street is designated a Primary Image Corridor in the General Plan. As such,
special landscaping and setback requirements will be applied to the project site. The
proposed project includes retention areas immediately west df the Washington Street right
of way. These retention areas are proposed to be approximately 150 feet in width, and
will provide an open space area along Washington Street.
The proposed project will include two story homes through the core of the site, with 25
single story lots along the south and west boundaries of the site. The site is immediately
east of the foothills of the Santa Rosa mountains, which occur to the west. The two story
units will therefore reduce views of the lower foothills for pedestrians and travelers along
Washington Street. Due to the height of the Santa Rosas, however, the mid-range and
peaks of the mountains will still be visible. Impacts to scenic vistas are therefore expected
to be less than significant.
The site is currently partially developed, with the remains of the Arts Foundation project.
The developed area consists of terraces for exhibits, parking lots and un -maintained
landscaping. A stabilized sand dune is located on the northwest corner of the site. The
proposed project will re -grade the site to eliminate the below -grade parking lot, and will
remove the sand dune. The site, when developed, will be at elevations 4 to 12 feet higher
than the Laguna de la Paz project immediately south. Since the site rises in elevation from
east to west, the greater grade differential will occur in the southwestern portion of the
site. Within Laguna de la Paz at this location, is open space and perimeter roadway. The
closest residential structure is over 100 feet southeasterly. The distance will allow
residents within Laguna de la Paz views of the mid-range of the mountains, and the
mountain tops, but views of the toe of slope will be blocked. However, the residences in
Potentially
Less Than
Less Than
No
Significant
Significant w!
Significant
Impact
Impact
Mitigation
Impact
1. AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a
X
scenic vista? (General Plan Exhibit 3.6)
b) Substantially damage scenic resources,
X
including, but not limited to, trees, rock
outcroppings, and historic buildings
within a state scenic highway? (Aerial
photograph)
c) Substantially degrade the existing
X
visual character or quality of the site and
its surroundings? (Application materials)
d) Create a new source of substantial
X
light or glare which would adversely
affect day or nighttime views in the area?
(Application materials)
L a) -d) Washington Street is designated a Primary Image Corridor in the General Plan. As such,
special landscaping and setback requirements will be applied to the project site. The
proposed project includes retention areas immediately west df the Washington Street right
of way. These retention areas are proposed to be approximately 150 feet in width, and
will provide an open space area along Washington Street.
The proposed project will include two story homes through the core of the site, with 25
single story lots along the south and west boundaries of the site. The site is immediately
east of the foothills of the Santa Rosa mountains, which occur to the west. The two story
units will therefore reduce views of the lower foothills for pedestrians and travelers along
Washington Street. Due to the height of the Santa Rosas, however, the mid-range and
peaks of the mountains will still be visible. Impacts to scenic vistas are therefore expected
to be less than significant.
The site is currently partially developed, with the remains of the Arts Foundation project.
The developed area consists of terraces for exhibits, parking lots and un -maintained
landscaping. A stabilized sand dune is located on the northwest corner of the site. The
proposed project will re -grade the site to eliminate the below -grade parking lot, and will
remove the sand dune. The site, when developed, will be at elevations 4 to 12 feet higher
than the Laguna de la Paz project immediately south. Since the site rises in elevation from
east to west, the greater grade differential will occur in the southwestern portion of the
site. Within Laguna de la Paz at this location, is open space and perimeter roadway. The
closest residential structure is over 100 feet southeasterly. The distance will allow
residents within Laguna de la Paz views of the mid-range of the mountains, and the
mountain tops, but views of the toe of slope will be blocked. However, the residences in
f
f
f this area of Laguna de la Paz have front yards and garages facing west and north, while
f the back yards face east and south. Therefore, these residences' primary views will not be
f impacted by the proposed project. Overall impacts will be less than significant.
The primary source of light and glare upon build out of the site will be from automobile
headlights and landscaping lighting. The City regulates lighting levels and does not allow
f lighting to spill over onto adjacent property. Lighting of the hillsides will be prohibited by
mitigation measures associated with biological resources, below. Impacts will be less than
f significant.
-7-
Il -a) -c) The project site is located in an urbanized section of the City, and is not located near
agricultural land uses. The closest agricultural lands are several miles to the south and
east of the site. There are no Williamson Act contracts on the site, and the zoning of the
property is Low Density Residential. There will be no impacts to agricultural resources
associated with the proposed project.
-8-
Potentially
Less Than
Less Than
No
significant
Significant w/
Significant
Impact
Impact
Mitigation
impact
K AGRICULTURE RESOURCES:
Would the ro'ect:
a) Convert Prime Farmland, Unique
X
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to non-
agricultural use? (General Plan OR p. III -21
ff.)
X
b) Conflict with existing zoning for
agricultural use, or a Williamson Act
contract? (zoning Map)
c). Involve other changes in the existing
X
environment which, due to their location
or nature, could result in conversion of
Farmland, to non-agricultural use?
(General Plan Land Use Map)
Il -a) -c) The project site is located in an urbanized section of the City, and is not located near
agricultural land uses. The closest agricultural lands are several miles to the south and
east of the site. There are no Williamson Act contracts on the site, and the zoning of the
property is Low Density Residential. There will be no impacts to agricultural resources
associated with the proposed project.
-8-
III. a), b) & c) An air quality analysis was completed for the proposed project. The analysis was based
on the assumption that as many as 128 residential units (74 main residences and 74 guest
units) would be constructed on the site. The Specific Plan, as currently proposed, allows
for three guest houses in addition to the primary residence on each lot. Therefore, it can
be estimated that the air quality impacts associated with operation of the proposed project
after build out of the project could be twice that described in the air quality analysis. To
that end, the operational impacts are characterized on that basis below.
Construction Impacts
The analysis found that during grading of the proposed project, equipment emissions
would not exceed SCAQMD thresholds of significance, but without mitigation, fugitive
dust emissions would be exceeded. The City requires the preparation of PMIO
management plans for all construction projects. These plans implement the 2002 PM10
Plan by requiring the use of best available management measures in the grading of project
sites. The plan to be prepared for the proposed project will be required to demonstrate
I "Air Quality Analysis Canyon Ridge Residential Development," prepared by LSA Associates, December 2006.
-9-
Potentially
Less Than
Less Than
No
Signiflcant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
M. AIR QUALITY: Would the project:
a) Conflict with or obstruct
X
implementation of the applicable air
quality plan? (SCAQMD CEQA Handbook)
b) Violate any air quality standard or
X
contribute substantially to an existing or
projected air quality violation? (SCAQMD
CEQA Handbook)
c) Result in a cumulatively considerable
X
net increase of any criteria pollutant for
which the project region is non -
attainment under an applicable federal or
state ambient air quality standard
(including releasing emissions which
exceed quantitative thresholds for ozone
precursors)? (SCAQMD CEQA Handbook,
2002 PM10 Plan for the Coachella Valley)
d) Expose sensitive receptors to
X
substantial pollutant concentrations?
(Project Description, Aerial Photo, site
inspection)
e) Create objectionable odors affecting a
X
substantial number of people? (Project
Description, Aerial Photo, site inspection)
III. a), b) & c) An air quality analysis was completed for the proposed project. The analysis was based
on the assumption that as many as 128 residential units (74 main residences and 74 guest
units) would be constructed on the site. The Specific Plan, as currently proposed, allows
for three guest houses in addition to the primary residence on each lot. Therefore, it can
be estimated that the air quality impacts associated with operation of the proposed project
after build out of the project could be twice that described in the air quality analysis. To
that end, the operational impacts are characterized on that basis below.
Construction Impacts
The analysis found that during grading of the proposed project, equipment emissions
would not exceed SCAQMD thresholds of significance, but without mitigation, fugitive
dust emissions would be exceeded. The City requires the preparation of PMIO
management plans for all construction projects. These plans implement the 2002 PM10
Plan by requiring the use of best available management measures in the grading of project
sites. The plan to be prepared for the proposed project will be required to demonstrate
I "Air Quality Analysis Canyon Ridge Residential Development," prepared by LSA Associates, December 2006.
-9-
that impacts associated with PM10 during grading are reduced to less than significant
levels. This City requirement will assure that impacts associated with fugitive dust are
reduced to less than significant levels. The analysis further found that construction
emissions, including VOC emissions resulting from architectural coatings and asphalt
paving, would be below thresholds of significance.
Lona Term Impacts
As previously stated, the analysis conducted for the project assumed that up to 148 units
would be constructed on the project site, while the Specific Plan allows up to 296 units.
However, even if doubling the resulting emissions during operational activities of the
project, impacts will be below thresholds of significance as established by SCAQMD, as
demonstrated in the Table reproduced below from the air quality impact analysis.
As demonstrated in the Table, even if 296 units were built within the project, thresholds
of significance would not be exceeded, and impacts would be less than significant.
III. d) & e) The project will consist of residential units and will not result in objectionable odors, nor
will it expose residents to concentrations of pollutants.
-10-
Potentlaily Less Than
Less Than No
Significant Significant wl
Significant Impact
Impact Mitigation
Impact
IV. BIOLOGICAL RESOURCES --
Would the m'ect:
a) Have a substantial adverse effect, either x
directly or through habitat modifications,
on any species identified as a candidate,
sensitive, or special status species in local
or regional plans, policies, or regulations,
or by the California Department of Fish
and Game or U.S. Fish and Wildlife
Service (General Plan MEA, p. 78 ff.)
b) Have a substantial adverse effect on any
X
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, regulations or by the
California Department of Fish and Game
or US Fish and Wildlife Service?
("Biological Assessment..." James Cornett, 2000)
e) Have a substantial adverse effect on
X
federally protected wetlands as defined by
Section 404 of the Clean Water Act
(including, but not limited to, marsh,
vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption,
or other means? ("Biological Assessment..."
James Cornett, 2000)
d) Interfere substantially with the X
movement of any native resident or
migratory fish or wildlife species or with
established native resident or migratory
wildlife corridors, or impede the use of
native wildlife nursery sites? ("Biological
Assessment..." James Carnett, 2000)
e) Conflict with any local policies or
X
ordinances protecting biological resources,
such as a tree preservation policy or
ordinance? ("Biological Assessment..." James
Comett, 2000)
f) Conflict with the provisions of an
X
adopted Habitat Conservation Plan,
Natural Community Conservation Plan, or
other approved local, regional, or state
habitat conservationplan? (General Plan
-11-
MEA, p. 78 ff.)
IV. a) -f) Biological resource analysis was conducted for the previously approved La Quinta Arts
Foundation project2. In addition, a follow up investigation was conducted in February
2005 for the previously approved tract map, which followed the Arts Foundation
approva13. These analyses, combined with consultation with the California Department of
Fish and Game and the US Fish and Wildlife Service, resulted in a series of mitigation
measures in association with the. project's adjacency to the Santa Rosa mountains. Since
preparation of these mitigation measures, conditions have not changed, portions of the
site have been developed for Arts Foundation facilities which have since been abandoned,
and the mitigation measures described below still apply.
The biological resource analysis, which included on-site surveying of the project site,
found that the Palm Springs ground squirrel does occur on site. The Coachella Valley
fringe -toed lizard, desert tortoise and the flat -tailed horned lizard were not detected. The
proposed project will result in the loss of desert habitat. The project site is, however,
isolated and already impacted by urban development, including development to the
north, south and east, and illegal dumping activities which have occurred on-site. There
are no wetlands or riparian areas on the project site.
The proposed project occurs within the boundaries of the Coachella Valley Fringe -toed
Lizard Habitat Conservation Plan. As such, the project proponent shall be required to
contribute the mitigation fee in place at the time that building permits are issued.
The western edge of the property occurs within the boundary of critical habitat for the
Peninsular Bighorn Sheep. The proposed project does not propose the construction of
homes on the hillsides. The construction of facilities for drainage along the western
property line will require excavation along the western property line, at the toe of slope,
which has a potential to impact bighorn sheep. The proposed grading plan, however,
limits activities to only the property itself, not the open space lands located immediately
to the west. The project will be conditioned to require the presence of a grading monitor
whenever grading operations occur in this area of the project site, in order to assure that
the grading activities do not encroach into the open space lands.
In order to assure that impacts are reduced to a less than significant level, the following
mitigation measures shall be implemented:
1. No blasting, ripping or excavation shall be permitted above the toe of slope, as
defined in the La Quinta Municipal Code, between January 1 and June 15 of any
year.
2. The Homeowners' Association (HOA) for the proposed project shall monitor the
project site any signs that bighorn sheep are entering the site. The HOA shall
request a list of indicators used to identify sheep presence from DFG prior to
grading of the site. The HOA shall take steps to ensure that any observations of
bighorn sheep on or near the project site are reported to DFG and the City
immediately. If information suggests that bighorn sheep are entering the project
"Biological assessment and Impact analysis of the proposed La Quints, arts Foundation Center," prepared by James
W. Cornett, April 1994 and 2000.
"Canyon Ridge Biological Survey," prepared by AMSC Earth and Environmental, February 2005.
-12-
site, the HOA shall construct, at its expense, an 8 -foot fence between the
development and the hillside. The fence shall not contain gaps of greater than l l
centimeters (4.3 inches). The Foundation shall notify DFG immediately upon
receipt of the information suggesting that bighorn sheep are entering onto the
project site, and seek any further guidance DFG has to offer regarding the
construction of the fence. The fence shall be constructed within three months of
the receipt of information suggesting that bighorn sheep are entering onto the
project site. If requested to do so by DFG, the HOA shall, at its expense,
construct temporary fencing to the specifications of DFG to prevent bighorn sheep
from entering the project site pending construction of the fence. Any and all
fencing constructed will be subject to the City's Hillside Conservation Overlay
District.
C3. The project developer shall submit a plan, approved by a biologist, which
demonstrates that all pesticides, fungicides, herbicides, and fertilizers used on the
site will not be harmful wildlife.
4. All exterior lighting shall be aimed away from the hillside.
5. The project landscaping plan will not expose wildlife to toxic materials. All
exotic or toxic plans, such as Oleander and Prunis, and plants which are known to
invade or degrade bighorn sheep habitat, such as tamarisk, fountain grass, shall be
strictly prohibited. The landscape plan shall be approved by a certified biologist,
which approval shall state'that the proposed landscape materials are not known to
be harmful to wildlife. Prohibited plant materials shall be included in the CC&Rs
and provided to each homeowner adjacent to the hillside.
6. The project proponent and HOA shall design its project so as not to facilitate
persons to enter onto the hillsides from the project site. To the extent that any
portion of the project site begins to be used by persons to enter into the hillsides,
the HOA shall post notices, discouraging such use.
With implementation of these mitigation measures, the impacts to biological
resources will be reduced to less than significant levels.
-13-
V. a) -b) & d) Three cultural resource investigations have been conducted for the project site ¢. The first
consisted of a site investigation and report, which recorded a potentially significant site,
and recommended further analysis. The second consisted of an on-site excavation of the
recorded site. A follow-up investigation was conducted in 2005. The project site
includes three previously recorded sites, and one site recorded during the first site survey
in 1998. Testing and data recovery had previously been completed on the three recorded
sites in 1991. Careful grading and on-site monitoring were recommended in the first
study. The second study, completed to report, on the testing and data recovery at CA-
R1V-6214. This process concluded that the site is not significant beyond the recovery
performed for the study. Because there have been previously deeply buried sites found in
this area under sand dunes, the following mitigation measure shall be implemented:
1. An archaeological monitor shall be on site during any grubbing, earth moving or
excavating activity on the undeveloped portions of the site, especially the dune in
the northwest comer. Should a resource be identified by the monitor, he or she
shall be empowered to halt or redirect grading activities while the resource is
properly identified and studied The monitor shall file a report with the City of
his or her findings, including disposition of any resource identified.
The project site is not known to have been used as a cemetery or burial ground.
California law requires that any remains uncovered by grading activity be immediately
4 "A Cultural Resources Inventory and Evaluation of the La Quinta Arts Center Project,''; and "Archaeological
Investigations of CA-RIV-6214...," prepared by ASM Affiliates, December 1998 and April 2000, respectively;
" Mstorical/Archaeological Resources Survey Report Canyon Ridge Project," prepared by CRM Tech, February 2005.
-14-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
V. CULTURAL RESOURCES -- Would
thero'ect:
a) Cause a substantial adverse change in
X
the significance of a historical resource
as defined in '15064.5? ("Archaeological
Investigations..." ASM Affidiates, 2000)
b) Cause a substantial adverse change in
X
the significance of an archaeological
resource pursuant to '15064.5?
("Archaeological Investigations..." ASM
Aff.liatcs, 2000)
c) Directly or indirectly destroy a unique
X
paleontological resource or site or unique
geologic feature? (General Plan MEA,
Exhibit 5.9)
d) Disturb any human remains, including
X
those interred outside of formal
cemeteries? (General Plan MEA p. 123 ff.)
V. a) -b) & d) Three cultural resource investigations have been conducted for the project site ¢. The first
consisted of a site investigation and report, which recorded a potentially significant site,
and recommended further analysis. The second consisted of an on-site excavation of the
recorded site. A follow-up investigation was conducted in 2005. The project site
includes three previously recorded sites, and one site recorded during the first site survey
in 1998. Testing and data recovery had previously been completed on the three recorded
sites in 1991. Careful grading and on-site monitoring were recommended in the first
study. The second study, completed to report, on the testing and data recovery at CA-
R1V-6214. This process concluded that the site is not significant beyond the recovery
performed for the study. Because there have been previously deeply buried sites found in
this area under sand dunes, the following mitigation measure shall be implemented:
1. An archaeological monitor shall be on site during any grubbing, earth moving or
excavating activity on the undeveloped portions of the site, especially the dune in
the northwest comer. Should a resource be identified by the monitor, he or she
shall be empowered to halt or redirect grading activities while the resource is
properly identified and studied The monitor shall file a report with the City of
his or her findings, including disposition of any resource identified.
The project site is not known to have been used as a cemetery or burial ground.
California law requires that any remains uncovered by grading activity be immediately
4 "A Cultural Resources Inventory and Evaluation of the La Quinta Arts Center Project,''; and "Archaeological
Investigations of CA-RIV-6214...," prepared by ASM Affiliates, December 1998 and April 2000, respectively;
" Mstorical/Archaeological Resources Survey Report Canyon Ridge Project," prepared by CRM Tech, February 2005.
-14-
reported to law enforcement authorities, which take the responsibility of notifying Native
American tribes if the remains are found to be historic. This requirement will assure that
there will be no impact to human remains as a result of the proposed project.
V. c) The project site is outside the traditional lakebed of ancient Lake Cahuilla. No
paleontologic resources are expected on the site.
-15.
Potentially
Less Than Less Than No
signmeant
Significant w/ Significant Impact
Impact
Mitigation Impact
VI. GEOLOGY AND SOILS -- Would
the project:
a) Expose people or structures to
potential substantial adverse effects,
including the risk of loss, injury, or death
involving:
i) Rupture of a known earthquake fault,
X
as delineated on the most recent Alquist-
Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area
or based on other substantial evidence of
a known fault? (MEA Exhibit 6.2)
ii) Strong seismic ground shaking? (MEA
X
Exhibit 6.2)
iii) Seismic -related ground failure,
X
including liquefaction? (MEA Exhibit 6.3)
iv) Landslides? (MEA Exhibit 6.4)
X
b) Result in substantial soil erosion or
X
the loss of topsoil? (MEA Exhibit 6.5)
d) Be located on expansive soil, as
X
defined in Table 18-1-B of the Uniform
Building Code (1994), creating
substantial risks to life or property (MEA
Exhibit 6.1)
e) Have soils incapable of adequately
X
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water? (General Plan
Exhibit 8.1)
V1. a) -e) The project site lies in a Zone III groundshaking zone. The property, as with the rest of
the City, will be subject to significant ground movement in the event of a major
earthquake. The homes to be built on the site will be required to meet the City's and the
State's standards for construction, which include Uniform Building Code requirements
for seismic zones. The site has been previously developed in its eastern portion, and will
require filling. The City Engineer will require the preparation of site-specific geotechnical
analysis in conjunction with the submittal of grading plans. This requirement will ensure
that the filling of the site will be completed in a manner which results in proper
compaction of the site.
-16-
The proposed project is located adjacent to an area subject to landslides and rockfall. No
development is planned, however, on the slopes of the hillsides. The project proponent
has included a rockfaIl barrier along the western property line. Impacts from these
hazards are expected to be insignificant. The site does not have expansive soils. The
proposed project will be required to connect to the CVWD sanitary sewer system, and
septic tanks will not be installed.
The site is located in an area of severe blow sand potential. The PM10 Management Plan
required by the City to control fugitive dust is designed to mitigate the potential impacts
associated with blow sand at the project site to a less than significant level.
-17-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
VR. HAZARDS AND HAZARDOUS
MATERTAi -1; --Would the ro'ect:
a) Create a significant hazard to the
X
public or the environment through the
routine transport, use, or disposal of
hazardous materials? (Application materials)
b) Create a significant hazard to the
X
public or the environment through
reasonably foreseeable upset and
accident conditions involving the release
of hazardous materials into the
environment? (General Plan MEA, p. 95 ff.)
c) Emit hazardous emissions or handle
X
hazardous or acutely hazardous
materials, substances, or waste within
one-quarter mile of an existing or
proposed school? ("Phase I Environmental
Site Assessment," Anacapa Geoservices, 2006)
d) Be located on a site which is included
X
on a list of hazardous materials sites
compiled pursuant to Government Code
Section 65962.5 and, as a result, would it
create a significant hazard to the public
or the environment? "Phase I Environmental
Site Assessment," Anacapa Geoservices, 2006)
e) For a project located within an airport
X
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport,
would the project result in a safety
hazard for people residing or working in
the project area? (General Plan land use map)
f) For a project within the vicinity of a
X
private airstrip, would the project result
in a safety hazard for people residing or
working in the project area? (General Plan
land use map)
g) Impair implementation of or
X
physically interfere with an adopted
emergency response plan or emergency
evacuation plan? (General Plan MEA p. 95 f�
-18-
h) Expose people or structures to a
X
significant risk of loss, injury or death
involving wildland fires, including where
wildlands are adjacent to urbanized areas
or where residences are intermixed with
wildlands? (Genoa] Plan land use map)
VII. a) -h) The construction of the proposed homes will not have an impact on hazards and
hazardous materials. The City implements Household Hazardous Waste programs
through its trash hauler, which are designed to provide for safe disposal of hazardous
substances generated in the home. The site is not listed in state and federal databases for
contaminated sites. The site is not located in an area which is subject to wildland fires.
Impacts are expected to be negligible.
-19-
-20-
Potentially
Significant
Impact
Less Than
Significant w/
Mitigation
hese Than
Significant
Lnpact
No
Impact
VIII. HYDROLOGY AND WATER
UALITY -- Would theProject:
a) Violate any water quality standards or
X
waste discharge requirements? (General
Plan EIR p. III-187 ff.)
b) Substantially deplete groundwater
X
supplies or interfere substantially with
groundwater recharge such that there
would be a net deficit in aquifer volume
or a lowering of the local groundwater
table level (e.g., the production rate of
pre-existing nearby wells would drop to a
level which would not support existing
land uses or planned uses for which
permits have been granted)? (General Plan
EAR p, III-187 ff.
c) Substantially alter the existing
X
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, in a manner
which would result in substantial erosion
or siltation on- or off-site? (General Plan
EIR p.11I-187 ff.)
d) Substantially alter the existing
X
drainage pattern of the site or area,
including through the alteration of the
course of a stream or river, or
substantially increase the rate or amount
of surface runoff in a manner which
would result in flooding on- or off-site?
(General Plan EIR p.111-187 ff.)
e) Create or contribute runoff water
X
which would exceed the capacity of
existing or planned stormwater drainage
systems or provide substantial additional
sources of polluted runoff? (General Plan
EIR p. iii-187 ff.)
f j Place housing within a 100-year flood
X
hazard area as mapped on a federal Flood
Hazard Boundary or Flood Insurance
-20-
Rate Map or other flood hazard
delineation map? (General Plan EIR p.IIT_
187 ff.)
g) Place within a 100 -year flood hazard 1 X
area structures which would impede or
redirect flood flows? (Master Environmental
Assessment Exhibit 6_6)
VIII. a) & b) Domestic water is supplied to the project site by the Coachella Valley Water District
(CVWD). The development of the site will result in the need for domestic water for
residential use and for landscaping irrigation. The CVWD has prepared a Water
Management Plan which indicates that it has sufficient water sources to accommodate
growth in its service area. The proposed project was considered in this analysis, insofar as
it is consistent with the General Plan designation for the property, and General Plan land
use designations were used by CVWD in determining potential demand for domestic
water. The CVWD has implemented or is implementing water conservation, purchase and
replenishment measures which will result in a surplus of water in the long term.
The project proponent will be required to implement the City's water efficient
landscaping and construction provisions, including requirements for water efficient
fixtures and appliances, which will ensure that the least amount of water is utilized within
the homes.
The applicant will also be required to comply with the City's NPDES standards, requiring
that potential pollutants not be allowed to enter surface waters. These City standards will
assure that impacts to water quality and quantity will be less than significant.
VIII. c) & d) The proposed project is required to retain the 100 year, 24 hour storm on-site, per City
standards. The project site is located immediately east of the slopes of the Santa Rosa
Mountains. As a result, the project site currently accepts considerable up-slope flows
during a storm event, in addition to the storm flows generated on the site itself. When the
proposed project is constructed, areas which are currently in natural desert or permeable
cover will be covered by impermeable surfaces. This will result in increased storm flows,
and increased velocities of such storm flows. In order to assure that the proposed project
retains these storm flows, and does not impact down -stream properties, the City Engineer
has required the preparation of a hydrology analysis which describes the improvements
required to assure the retention of the 100 year storm on site. The hydrology analysis has
in turn led to the design of an on-site drainage system which consists of a series of surface
drainage ditches along the western property boundary, which convey off-site flows to
drainage structures within the proposed project. These drainage structures will convey
water through the site through an underground system, which will also include catch
basins throughout the site to collect on-site flows. The drainage system will ultimately
discharge into the retention basins at several locations.
The retention basins have a capacity of 9.01 acre feet, which will contain the 100 year
storm, with a freeboard area at the top. The hydrology study demonstrates that the
retention basins are adequately sized to retain the 1()0 year 24 hour storm on site. The
City Engineer will continue to review the analysis as final plans are prepared, and must
approve the final hydrology study prior to the issuance of permits for development of the
-21-
site. This requirement will assure that impacts associated with storm flows will be
reduced to less than significant levels.
VIII. e) -g) The site is not located in a flood zone as designated by FEMA.
-22.
IX. LAND USE AND PLANNING -
Would the project:
a) Physically divide an established
community? (Aerial photo)
b) Conflict with any applicable land use
plan, policy, or regulation of an agency
with jurisdiction over the project
(including, but not limited to the general
plan, specific plan, local coastal program,
or zoning ordinance) adopted for the
purpose of avoiding or mitigating an
environmental effect? (Gencral Plan Land
Use Element)
c) Conflict with any applicable habitat
conservation plan or natural community
conservation plan? (Master Environmental
Assessment p. 74 ff.)
Poteniiany
Loess Than
Less Than
No
Significant
signifleant wA
Significant
Impact
Impact
Mitigation
Impact
X
X
X
IX, a) -c) The project site is designated Low Density Residential in the General Plan. The proposed
project is consistent with this designation, and proposes the construction of 74 single
family homes, when up to 113 could be ,allowed. The Zoning Ordinance allows the
construction of a guest house on a single family lot. The proposed Specific Plan includes
provisions for the construction of up to three guest houses on each lot. The purpose of the
Specific Plan is to allow variations in City standards, and creative development. The
addition of the guest houses within the project boundary is not expected to significantly
alter the character of the single family residential neighborhood created by the proposed
project. Impacts are expected to be less than significant.
The project site is within the boundary of the mitigation fee for the Coachella Valley
Fringe -toed Lizard Habitat Conservation Plan. The project proponent will be required to
contribute fees in effect at the time of issuance of permits in compliance with that Plan.
-23-
X. MINERAL RESOURCES -- Would
the project:
a) Result in the loss of availability of a
known mineral resource that would be of
value to the region and the residents of
the state? (Master Environmental Assessment
p. 71 ff.)
b) Result in the loss of availability of a
locally -important mineral resource
recovery site delineated on a local
general plan, specific plan or other land
use plan? (Master Environmental Assessment
p. 71 ff.)
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
X
X
X. a) & b) The proposed project site is within the MRZ-1 Zone, and consists primarily of coarse
sands. The site is located in a fully urbanized area of the City, on a major roadway, and is
not considered suitable for mineral resources.
&Z'a
XI. a)-fj A noise impact study was completed for the proposed projects. The study found that the
noise levels currently on Washington Street exceed the City's standards for sensitive
receptors, and are 71.0 dBA CNEL at 50 feet from the centerline. The study further found
that the noise level at this location at General Plan build out will be 73.6 dBA CNEL.
Since the project is proposing residential structures, the noise levels must be mitigated to
"Noise Impact Analysis Canyon Ridge," prepared by LSA, December 2006.
-25-
Potentially
Significant
Impact
Less Than
Significant w/
Mitigation
Less Than
Significant
Impact
No
Impact
XI. NOISE Would the project result in:
a) Exposure of persons to or generation
X
X
of noise levels in excess of standards
established in the local general plan or
noise ordinance, or applicable standards
of other agencies? ("Noise Impact Analysis,"
LSA 2006)
b) Exposure of persons to or generation
X
of excessive groundborne vibration or
groundborne noise levels? "Noise Impact
Analysis," LSA 2006)
c) A substantial permanent increase in
X
ambient noise levels in the project
vicinity above levels existing without the
project? ("Noise Impact Analysis," LSA 2006)
d) A substantial temporary or periodic
X
increase in ambient noise levels in the
project vicinity above levels existing
without the project? ("Noise Impact
Analysis," LSA 2006)
e) For a project located within an airport
X
land use plan or, where such a plan has
not been adopted, within two miles of a
public airport or public use airport,
would the project expose people residing
or working in the project area to
excessive noise levels? (General Plan land
use map)
f) For a project within the vicinity of a
X
private airstrip, would the project expose
people residing or working in the project
area to excessive noise levels? (General
Plan land use map)
XI. a)-fj A noise impact study was completed for the proposed projects. The study found that the
noise levels currently on Washington Street exceed the City's standards for sensitive
receptors, and are 71.0 dBA CNEL at 50 feet from the centerline. The study further found
that the noise level at this location at General Plan build out will be 73.6 dBA CNEL.
Since the project is proposing residential structures, the noise levels must be mitigated to
"Noise Impact Analysis Canyon Ridge," prepared by LSA, December 2006.
-25-
an exterior level of 65 dBA CNEL, and the interior noise levels must not exceed 45 dBA
CNEL.
As currently planned, units closest to Washington Street will be approximately 190 feet
from the center line of Washington, and will experience noise levels of 69 dBA CNEL
without mitigation. This noise level exceeds the City's standard, and represents a
potentially significant impact which requires mitigation, as described below.
The study finther found that if second floor balconies are proposed on the units closest to
Washington Street, they will also experience noise levels in excess of the City's standard,
and will also require mitigation to reduce the noise impact to a less than significant level.
Finally, the study found that the interior of residences within 1,076 feet of the center line
of Washington will experience noise levels in excess of 57 dBA CNEL with windows
open. This is also a potentially significant impact which requires mitigation.
Noise will be generated during project construction. Construction equipment, particularly
that used during the grading process, can generate noise levels over 85 dBA for short
periods. The proposed project is located immediately north of the existing Laguna de la
Paz residential development. It is likely that the grading of the site will result in noise
levels which exceed the City's standards. Although construction noise is temporary,
periodic and short-term, it is a potentially significant impact to the adjacent residents,
which requires mitigation.
1. Construction activities shall be limited to those hours prescribed in the Municipal
Code.
2. All construction equipment, fixed or mobile, shall be equipped with properly
functioning and maintained mufflers.
3. All storage and staging areas, as well as equipment servicing areas, shall be
located along the northern property line of the proposed project. No storage or
staging shall be permitted adjacent to Laguna de la Paz.
4. A six foot wall shall be constructed along the perimeter of the site on Washington
Street.
5. Second floor balconies facing Washington Street shall require a 6 foot high
perimeter barrier. This barrier can consist of CMU, Plexiglas, or a combination
of both.
6. Air conditioning and ventilation systems shall be required for all units located
within 1,076 feet of the Washington Street center line.
With implementation of these'mitigation measures, impacts associated with noise at the
site are expected to be less than significant.
-26-
XII. a) -c) The construction of 74 single family homes will not induce substantial population
growth, but will instead accommodate normally occurring growth patterns in the area.
The site is currently partially developed but vacant, and no one will be displaced. Impacts
associated with population and housing are expected to be non-existent.
-27-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XII. POPULATION AND HOUSING —
Would the project;
a) Induce substantial population growth
X
in an area, either directly (for example,
by proposing new homes and businesses)
or indirectly (for example, through
extension of roads or other
infrastructure)? (General Pian, p. 9 ff.,
application materials)
b) Displace substantial numbers of
X
existing housing, necessitating the
construction of replacement housing
elsewhere? (General Plan, p. 9 ff., applicatian
materials)
c) Displace substantial numbers of
X
people, necessitating the construction of
replacement housing elsewhere? (General
Plan, p. 9 ff., application materials)
XII. a) -c) The construction of 74 single family homes will not induce substantial population
growth, but will instead accommodate normally occurring growth patterns in the area.
The site is currently partially developed but vacant, and no one will be displaced. Impacts
associated with population and housing are expected to be non-existent.
-27-
XIII. a) Build out of the site will have a less than significant impact on public services. The
proposed project will be served by the County Sheriff and Fire Department, under City
contract. Build out of the proposed project will generate sales and property tax which will
offset the costs of added police and fire services, as well as the costs of general
government. The project will be required to pay the mandated school fees and park in lieu
fees in place at the time of issuance of building permits to reduce the impacts to those
services. The proposed project will be required to provide for parks through adherence to
the City's Quimby Ordinance, which requires the payment of in lieu fees for future parks
acquisitions.
-28-
Potentially
Less Than
Less Than
No
Significant
Significant w!
Significant
Impact
Impact
Mitigation
Impact
XIII. PUBLIC SERVICES
a) Would the project result in substantial
adverse physical impacts associated with
the provision of new or physically altered
governmental facilities, need for new or
physically altered governmental
facilities, the construction of which could
cause significant environmental impacts,
in order to maintain acceptable service
ratios, response times or other
performance objectives for any of the
public services:
Fire protection? (General Pian MEA, p. 57)
X
Police protection? (General Plan MEA, p. 57)
X
Schools? (General Plan MEA, p. 52 ff.)
X
Parks? (General Plan; Recreation and Parks
X
Master Plan)
FOther public facilities? (General Plan MEA,
X
p. 46 ff.)
XIII. a) Build out of the site will have a less than significant impact on public services. The
proposed project will be served by the County Sheriff and Fire Department, under City
contract. Build out of the proposed project will generate sales and property tax which will
offset the costs of added police and fire services, as well as the costs of general
government. The project will be required to pay the mandated school fees and park in lieu
fees in place at the time of issuance of building permits to reduce the impacts to those
services. The proposed project will be required to provide for parks through adherence to
the City's Quimby Ordinance, which requires the payment of in lieu fees for future parks
acquisitions.
-28-
W. RECREATION --
a) Would the project increase the use of
existing neighborhood and regional parks
or other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
(Application materials)
b) Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on
the environment? (Application materials)
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
X
X
XIV. a) & b) The project proponent will be subject to park in lieu fees for the provision of recreation
facilities throughout the City. The addition of 150 people to the community will not
significantly impact existing recreational facilities. In addition, the proposed project
includes a 0.47 acre "recreation lot" which is proposed to be an open green without
specific facilities.
-29-
XV. a) -g) The proposed project is designated Low Density Residential in the General Plan. Under
this designation, a total of 113 housing units could be allowed on the site. The Specific
Plan proposes the development of 74 single family homes. The site will generate
approximately 708 average daily trips, which are well within the trip generation analyzed
in the General Plan EIR. That document found that traffic on Washington Street at build
out of the General Plan would operate at an acceptable level of service. Since the
proposed project will generate fewer units than originally envisioned, the impacts
-30-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XV. TRANSPORTATION/TRAFFIC --
Would the project:
a) Cause an increase in traffic which is
X
substantial in relation to the existing
traffic load and capacity of the street
system (i.e., result in a substantial
increase in either the number of vehicle
trips, the volume to capacity ratio on
roads, or congestion at intersections)?
(General Plan EIR, p. III -29 ff.)
b) Exceed, either individually or
X
cumulatively, a level of service standard
established by the county congestion
management agency for designated roads
or highways? (General Plan EIR, p. 1II-29 ff.)
c) Result in a change in air traffic
X
patterns, including either an increase in
traffic levels or a change in location that
results in substantial safety risks? (No air
traffic involved in project)
d) Substantially increase hazards due to a
X
design feature (e.g., sharp curves or
dangerous intersections) or incompatible
uses (e.g., farm equipment)? (TTM 5060)
e) Result in inadequate emergency
X
access? (TTM 35060)
f) Result in inadequate parking capacity?
X
('TTM 35060)
g) Conflict with adopted policies, plans,
X
or programs supporting alternative
transportation (e.g., bus turnouts, bicycle
racks)? (Project description)
XV. a) -g) The proposed project is designated Low Density Residential in the General Plan. Under
this designation, a total of 113 housing units could be allowed on the site. The Specific
Plan proposes the development of 74 single family homes. The site will generate
approximately 708 average daily trips, which are well within the trip generation analyzed
in the General Plan EIR. That document found that traffic on Washington Street at build
out of the General Plan would operate at an acceptable level of service. Since the
proposed project will generate fewer units than originally envisioned, the impacts
-30-
associated with the proposed project are expected to be slightly lower than previously
analyzed, and will be less than significant.
The proposed project includes a secondary access point at its northeastern corner, which
will provide adequate emergency access to the site. The Specific Plan includes a
provision for tandem parking within garages for the proposed project, which is a variation
from the City's zoning standards. However, the Specific Plan does not propose a
reduction in the parking standards overall, so parking will be consistent with the
requirements of the zoning ordinance. The project is not located in proximity to an airport
or airstrip. The proposed project occurs on Washington Street, which is currently served
by SunLine Transit. Residents and their guests will therefore have direct access to public
transportation. Overall impacts to traffic are expected to be less than significant.
-31-
-32-
Potentially
, Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XVI. UTILITIES AND SERVICE
SYSTEMS. Would the project:
a) Exceed wastewater treatment
X
requirements of the applicable Regional
Water Quality Control Board? (General
Plan MEA, p. 58 ff.)
b) Require or result in the construction of
X
new water or wastewater treatment
facilities or expansion of existing
facilities, the construction of which could
cause significant environmental effects?
(General Plan MEA, p. 58 ff.)
c) Require or result in the construction of
X
new storm water drainage facilities or
expansion of existing facilities, the
construction of which could cause
significant environmental effects?
(General Plan MEA, p. 58 f£)
d) Have sufficient water supplies
X
available to serve the project from
existing entitlements and resources, or
are new or expanded entitlements
needed? (General Plan MEA, p. 58 ff.)
e) Result in a determination by the
X
wastewater treatment provider which
serves or may serve the project that it has
adequate capacity to serve the project=s
projected demand in addition to the
provider=s existing commitments?
(General Plan MEA, p. 58 ff.)
0 Be served by a landfill with sufficient
X
permitted capacity to accommodate the
project=s solid waste disposal needs?
(General Plan MEA, p. 58 ff.)
g) Comply with federal, state, and local
X
statutes and regulations related to solid
waste? (General Plan MEA, p. 58 ff.)
-32-
XVI. a) -g) Utilities are available at the project site. The service providers for water, sewer, electricity
and other utilities have facilities in the immediate vicinity of the site, and will collect
connection and usage fees to offset for the cost of providing services. The City's solid
waste franchisee will transport waste generated by the project to thhe Edom Hill transfer
station, where it will be consolidated and transported to one of several landfills in the
region. All these landfills have sufficient capacity to accommodate the proposed project.
The construction of the proposed project is expected to have less than significant impacts
on utility providers.
-33-
XVII. a) The site has the potential to impact biological resources. These impacts have been
mitigated above to a less than significant level through the mitigation measures included
in this document. Similarly, impacts associated with cultural resources can be mitigated
to less than significant levels, as enumerated above.
XVII. b) The proposed project is consistent with the General Plan land use designation, and is
therefore consistent with the goals of the General Plan for the property. The proposed
project will add to the housing types offered to the City's residents, also a goal of the
General Plan.
XVII. c) The proposed project is consistent with the General Plan vision for this area. As
previously stated, the traffic generated by the proposed project will be less than that
-34-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XVII. MANDATORY FINDINGS OF
SIGNIFICANCE --
a) Does the project have the potential to
X
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 or
endangered plant or animal or eliminate
important examples of the major periods
of California history or prehistory?
b) Does the project have the potential to
X
achieve short-term, to the disadvantage
of long-term environmental goals?
b) Does the project have impacts that are
X
individually limited, but 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)?
c) Does the project have environmental
X
effects which will cause substantial
adverse effects on human beings, either
directly or indirectly?
XVII. a) The site has the potential to impact biological resources. These impacts have been
mitigated above to a less than significant level through the mitigation measures included
in this document. Similarly, impacts associated with cultural resources can be mitigated
to less than significant levels, as enumerated above.
XVII. b) The proposed project is consistent with the General Plan land use designation, and is
therefore consistent with the goals of the General Plan for the property. The proposed
project will add to the housing types offered to the City's residents, also a goal of the
General Plan.
XVII. c) The proposed project is consistent with the General Plan vision for this area. As
previously stated, the traffic generated by the proposed project will be less than that
-34-
anticipated in the General Plan EIR. Similarly, the reduction in potential units on the site
will reduce impacts associated with air quality, noise, and other environmental issues
impacting the community. Construction of the project will have no significant cumulative
impacts.
XVII. d) The proposed project has the potential to adversely affect human beings, due to noise
impacts. These impacts have been mitigated in this document to less than significant
levels.
-35-
XVIII. EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
process, one or more effects have been adequately analyzed in an earlier EIR or negative
declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on
attached sheets:
a) Earlier analyses used. Identify earlier analyse$ and state where they are available for review.
Environmental Assessment 2004-522 was used in the preparation of this report.
b) Impacts adequately addressed. Identify which effects from the above checklist were within
the scope of and adequately analyzed in an earlier document pursuant to applicable legal
standards, and state whether such effects were addressed by mitigation measures based on the
earlier analysis.
Not applicable.
c) Mitigation measures. For effects that are "Less than Significant with Mitigation
Incorporated," describe the mitigation measures which were incorporated or refined from the
earlier document and the extent to which they address site-specific conditions for the project.
Not applicable.
-36-
RESOLUTION NO. 2007-017
A RESOLUTION OF THE OF THE CITY COUNCIL OF LA
QUINTA, CALIFORNIA, APPROVING DEVELOPMENT
STANDARDS, PRINCIPLES, GUIDELINES AND
PROGRAMS FOR THE DEVELOPMENT OF 74 HOMES
LOCATED AT THE NORTHWEST CORNER OF
WASHINGTON STREET AND AVENUE 48 (EXTENDED)
CASE: SPECIFICtPLAN 2006-081
APPLICANT: 1EMIN 3 111101M HOMES
WHEREAS, the City Council of the City of La Quinta, California did, on
the 6th day of February, 2007 and continued to the, 20" day of February, 2007,
hold a duly noticed Public Hearing to consider a request by lMiff§ L � . r , ' Homes,
for approval of a Specific Plan to establish development standards, principles,
guidelines and programs for the development of 74 homes on lands totaling 28.33
acres, located at the northwest corner of Washington Street and Avenue 48
(extended), more particularly described as:
ASSESSOR'S PARCEL NUMBER 760-240-014
WHEREAS, the Planning Commission of the City of La Quinta,
California did, on the 23`' day of January, 2007 hold a duly noticed Public Hearing
and recommended approval of a Specific Plan to establish development standards,
principles, guidelines and programs for the development of 74 homes on lands
totaling 28.33 acres and located at the northwest corner of Washington Street and
Avenue 48 (extended); and
WHEREAS, the Community Development Department mailed case file
materials to all affected agencies for their review and comment on the proposed
project. All written comments are on file with the Community Development
Department; and
WHEREAS, the Community Development Department published a
public hearing notice in the Desert Sun newspaper on January 26, 2007, as
prescribed by the Municipal Code. Public- hearing notices were also mailed to all
property owners within 500 feet of 'the site; and
WHEREAS, said Specific Plan 'hays complied with the. requirements of
"The Rules to Implement the California Environmental Quality Act of ' 1970" as
amended (Resolution 83-63) in that the La Quinta Community Development
Department has prepared Environmental'Assessment 2006-579' in compliance with
the requirements of the California Environmental Quality Act of 1970, as amended.
Resolution No. 2007-017
Specific Plsn 2006-081
Laing Luxury Homes
Adopted: February 20. 2007
Page 2
The Community Development Director has determined that, as conditioned, the
project will not have a significant adverse impact on the environment- and therefore,
is recommending that a'Mitigated Negative Declaration of environmental impact be
certified. A Notice of Intent to Adopt a Mitigated Negative Declaration was posted
with the Riverside County Recorder's office as�required by Section 15072 of the
California Environmental Quality Act (CEQA) statutes; and
WHEREAS, at the Public. Hearing upon hearing- and considering all
testimony and arguments of all interested persons desiring to be heard, said City
Council. did make the following Mandatory Findings to justify approving said
Specific Plan:
Finding A - Consistency with General Plan
The property is designated.Low Density Residential. The proposed project will be
developed with residential uses, which are consistent with the land uses envisioned
in the General Plan.
Finding B — Public Welfare Enhancement
The project will not be detrimental to the public health, safety and welfare in that
the project is designed in compliance with the, City's General Plan and Zoning
Ordinance, as well as other County and State standards, such as CEQA.
Findings C and D -- Land 'Use Compatibility -and Property Suitability
The residential project is within- a residentially designated and -zoned area. The
project provides adequgte ,buffering through landscaping .and walls to ensure
compatibility with surrounding land uses. Additionally, the project Will provide
adequate perimeter' landscaping and acceptable architectural design guidelines.
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 said City Council -in this case; and
Resolution No. 2007-017
Specific Plan 2006-081
Laing Luxury Homes
Adopted: February 20, 2007
Page 3
2. That it does hereby acknowledge that- Environmental Assessment 2006-
579 has determined that no significant effects 'on the environment have
been identified and mitigation measures ate being imposed if needed; and
3. That it does hereby approve Specific Plan 2006-081, -for the reasons set
forth in this Resolution and subject to the attached Conditions of
Approval.
PASSED, APPROVED, and ADOPTED at a regular,meeting of the La
Quinta City Council, held on this 20th day of February, 2007, by -the following
vote, to wit:
AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
DON ADOLPK, Vlayor
City of La Quin , California
ATTEST:
VERONICA J,0ONTECIN0, CMC, City Clerk
City of La Quinta, California
(City Seal)
Resolution No. 2007-017
Specific Plan 2006-081
Laing Luxury homes
Adopted: February 20, 2007
Pape 4
APPROVED AS TO FORM:
X19; KA HE f E j S , City Attorney
City of La Quinta, (kajfornia
CITY COUNCIL RESOLUTION NO. 2007-017.
CONDITIONS OF APPROVAL - APPROVED
SPECIFIC PLAN 2006-081
LAING LUXURY HOMES
FEBRUARY 20,- 2007
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees, from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Specific
Plan, or any Final Map recorded thereunder. The City shall have sole
discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or
proceeding and shall cooperate fully in the defense.
2. All mitigation measures contained. in Environmental Assessment 2006-579
shall be met.
3. Within 30 days of City Council approval, applicant shall provide five copies
of the Final Specific Plan document to the Community Development
Department, The Final Specific Plan shall include all project related final
Conditions of Approval and correct any typographical errors, internal
document inconsistencies, and/or minor amendments deemed necessary by
City staff. In addition the following amendments shall be made:
a. The Specific Plan shall be amended to correct references to "open space
lots K & L," and any other discrepancies in lot numbers, consistent with
the labeling shown on the approved Tentative Tract Map.
b. The Specific Plan shall be amended to change the definition of the
"Guest Suites" as provided in Exhibit A. In addition, the.Specific Plan
shall be amended to allow up to a maximum of one guest suite with
kitchenette per lot.
c. The Specific Plan shall be amended to require the location of a
recreational amenity in the central park site. The recreational amenity
could include, but is not limited .to, a pool or spa, tot lot, bocci ball
court, putting greens, picnic area, and/or community garden. The
recreational amenity shall be maintained by the homeowner's
association. In addition, seating shall be established along all trails at
intervals not greater than 200 feet. Recreational amenities shall be
maintained by the homeowner's association.
Resolution No. 2007-017
Specific Plan 2006-081
Laing Luxury Homes
Date: February 20, 2007
Page 2
d. The "Wall Concepts" Exhibit shall be amended to eliminate the graphic
representing a 6'9" wall, and replace it with a 6'0" wall.
e. The Specific Plan shall be amended to allow for the Hacienda units to
have a minimum front yard building setback of 15 feet except 'for
garages, which shall have -,-a minimum front yard setback of 20 feet.
Garages - oriented ' parallel to the fronting street shall have a minimum
front yard setback of 15 feet. Setback measurements for the Hacienda
units located'on lots 1-11 shall be measured from back of curb.
f. The entry tower height shall not exceed 28 feet.
4. The use of the subject property for single family residential uses shall be in
conformance with the approved exhibits and conditions of approval
contained in Tentative Tract Map 35060, Specific Plan -2006-081, Site
Development Permit , 2006-87.3 and Environmental Assessment 2006-579,
unless otherwise amended by the Conditions of Approval.
5. No signage is permitted with this approval. Signage shall be reviewed under
separate permit.
EXHIBIT A
paseos. Every dwelling in the project will feature an expansive courtyard in
which to experience the desert environs. In addition, extended roof overhangs
shall be used in response to climate conditions. Other residential site
considerations include the following:
❖ The placement of structures should consider prevalent environmental
conditions — sun, wind and view.
❖ Orientation of development edges should maximize view potential and
access to natural open areas and improved recreation areas.
❖ Varying house configurations on corner lots is encouraged to promote
variety in the street scene and enhance the view of drivers at intersections.
•:• Tandem garage parking.
❖ House Configurations include up to one guest suite per unit.
Guest Suites
Guest suites are permitted per these provisions within the residential areas of the
Canyon Ridge Specific Plan. For the purpose of this section, "guest suite" means
an attached unit with sleeping and sanitary facilities and limited food preparation
facilities (kitchenette/ wet bar service), and which will be used primarily for
sleeping purposes for members of the family occupying the main building, their
non-paying guests and domestic employees.
Guest Suites are a permitted accessory use on residential lots in the Canyon
Ridge Specific Plan. Guest Suites within the residential lots do not require a
minor use permit, but shall conform to all applicable universal building code
standards, all design and development standards of this Specific Plan, and with
these following standards
❖ A maximum of one guest suite may be established on any lot within the
Hacienda and Bungalow Residential Planning Area
❖ Guest suites shall be architecturally compatible with the main unit
❖ Guest suites shall not include a garage or accessory structure, but may be
attached to a garage that services the main house
•:• Full Kitchen facilities are not permitted within the guest suites except with
the approval of a minor use permit
LAING LUXURYHOAIES -27-
MDS
27 -
AIDS CONSULTIIVG CANYON RIDGE SPECIFIC PLAN
RESOLUTION NO. 2007-018
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, APPROVING THE SUBDIVISION
OF APPROXIMATELY 28.33 ACRES INTO 74 RESIDENTIAL
LOTS AND MISCELLANEOUS LOTS
CASE NO.: TENTATIVE TRACT 35060
r MM HOMES
WHEREAS, the City Council of the City of La Quinta, California, did on
the 6th day of February, 2007 and continued to the 20"' day of February, 2007, hold a
duly noticed Public Hearing to consider the request of Lam- Homes for the
subdivision of 28.33 acres site into 74 single-family lots -and other miscellaneous lots,
located at the northwest corner of Washington Street and Avenue 48 (extended), more
particularly described as:
ASSESSOR'S PARCEL NUMBER 760-240-014
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 23rd day of January, 2007, hold a duly noticed Public Hearing and
recommended approval of the subdivision of 28.33 acres site into 74 single-family lots
and other miscellaneous lots, located at the northwest corner of Washington Street
and Avenue 48 (extended); and
WHEREAS, The La Quinta Community Development Department has
completed Environmental Assessment 2006-579 in accordance with the requirements
of "The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-63). in that the La Quinta Community Development
Department has prepared Environmental Assessment 2006-579 for this Tentative
Tract Map in compliance with the requirements of the California Environmental Quality
Act of 1970, as amended. The Community, Development Director has determined
that, as conditioned,- the project will not have a significant adverse impact on the
environment and therefore, is recommending that a Mitigated Negative Declaration of
environmental impact be certified. A Notice of Intent to Adopt a Mitigated Negative
Declaration was posted with the Riverside County Recorder's office as required by
Section 15072 of the California Environmental Quality Act (CEQA) statutes.; and
WHEREAS, the Community Development Department published a public
hearing notice in the Desert Sun newspaper on January 26, 2007, as prescribed by the
Municipal Code. Public hearing notices were also mailed to all property owners within
500 feet of the site; and
Resolution No. 2007-018
Tentative Tract Map 35060
Laing Luxury Homes
Adopted: February 20, 2007
Page 2
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
City Council did make the following Mandatory Findings to justify approving said
Tentative Tract Map 35060:
A. The Tentative Tract Map and its improvement and design, are consistent with
the General Plan and Specific Plan 2006-081, as amended, in that its street
design and lots are in conformance with applicable goals, policies, and will
provide adequate infrastructure and public utilities.
B. The design of the subdivision and its proposed improvements are not likely to
create environmental damage or substantially and avoidably injure wildlife or
their habitat because the site does not contain significant biological resources.
C. The design of the subdivision and subsequent improvements are not likely to
cause serious public health problems because the construction of 74 residential
units will not have considerable cumulative impacts. The project is consistent
with the General Plan, and the potential impacts associated with General Plan
buildout.
D. The design of the subdivision and the proposed types of improvements will not
conflict with easements acquired by the public at large, for access through or
use of the property within the subdivision in that none presently exist and
access is provided within the project and to adjacent public streets.
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 constitute the findings of the Council in
this case,
2. That it does hereby approve Tentative Tract Map 35060 for the reasons set
forth in this Resolution and subject to the attached conditions.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this the 20th day of February, 2007 by the following
vote, to wit:
Resolution No. 2007-018
Tentative Tract Map 35060
Laing Luxury Homes
Adopted: February 20, 2007
Page 3
AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST:
VERONICAJ�UNTECINO, CMC, City Clerk
City of La rota, California
(City Seal)
APPROVED AS TO FORM:
M. KATHERINE JEN Op, City Attorney
City of La Quinta, C ornia
DON ADOLPH, M or
City of La Quinta, California
CITY COUNCIL RESOLUTION NO. 2007-018
CONDITIONS OF APPROVAL — FINAL
q TENTATIVE TRACT 35060 — LAING LUXURY HOMES
FEBRUARY 20, 2007
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, 'void, or annul the approval of this Tentative
Tract Map, or any Final Map recorded thereunder. The City shall have- sole
discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply
with the requirements and standards of Government Code § § 66410 through
66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta
Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site
at www.la-guinta.org.
013. This tentative tract map shall expire two years after City Council approval,
unless recorded or granted a time extension pursuant to the requirements of La
Quinta Municipal Code 9.200.080 (Permit expiration and time extensions).
4. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain any necessary clearances and/or permits from the
following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• SCAQMD Coachella Valley
Resolution No. 2007-018
Conditions Of Approval — Final
Tentative Tract 35060 — Laing Luxury Homes
February 20, 2007
Page 2
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
A project -specific NPDES construction permit must be obtained by the applicant;
and who then shall submit a copy of the Regional Water Quality Control Board's
("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to
the issuance of a grading or site construction permit by the City.
5. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less than
one (1) acre of land, but which is a part of a construction project that
encompasses more than one (1) acre of land, the Permittee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for
use in their SWPPP preparation.
B. The applicant's SWPPP shall be approved by the City Engineer prior to
any on or off-site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP ,is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
Resolution No. 2007-018
Conditions 01 Approval —Final
Tentative Tract 35060 — Laing Luxury Homes
February 20, 2007
Page 3
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
6. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
7. Approval of this Tentative Tract Map shall not be construed as approval for any
horizontal dimensions implied by any site plans or exhibits unless specifically
identified in the following conditions of approval.
M PROPERTY RIGHTS
8. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements. Said conferred rights shall also include grant of access
easement to the City of La Quinta for the purpose of graffiti removal by City
staff or assigned agent in perpetuity and agreement to the method to remove
graffiti and to paint over to best match existing. The applicant shall establish the
aforementioned requirements in the CC&R's for the development or other
agreements as approved by the City Engineer.
9. The applicant shall offer for dedication on the Final Map all public street rights-
of-way in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
10. The public street right-of-way offers for dedication required for this development
.41 include:
Resolution No. 2007-018
canMons Of Approval — Funal
Tentative Tract 35060 — Laing Luxury Homes
February 20, 2007
Page 4
A. PUBLIC STREETS
1) Washington Street (Augmented Major Arterial, 132: ROW) — The
standard 66 feet from the centerline of Washington Street for a
total 132 -foot ultimate developed right of way except an additional
variable right of way dedication for a deceleration/right turn only
lane at the proposed Primary Entry intersection measured 74 feet
west of the centerline of Washington Street and length per
Engineering Bulletin # 06-13. The required right of way shall be for
a length of 248 feet plus a storage length and a transition taper
dedication of' an additional 150 feet to accommodate
improvements conditioned under 'STREET AND TRAFFIC
IMPROVEMENTS.
11. The applicant shall retain for private use on the Final Map all private street
rights-of-way in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
12. The private street rights-of-way to be retained for private use required for this
development include:
A. PRIVATE STREETS
1) In accordance with the City of La Quinta Municipal Code, except
at the primary and secondary entry, residential streets shall have
36 -foot travel width measured at gutter flow line to gutter flow
line. The travel width may be reduced to 32 feet with parking
restricted to one side, and 28 feet if on -street parking is
prohibited, and provided there is adequate off-street parking for
residents and visitors, and the applicant establishes provisions for
ongoing enforcement of the parking restriction in the CC&R's. The
CC&R's shall be reviewed by the Engineering Department prior to
recordation.
2) The reduced street widths proposed at the pedestrian paseos along
- the north -south streets and at intersections shall be approved by
the City Engineer. The applicant, is required to demonstrate that
the proposed street width reductions with proposed parking
provides for safe passage of vehicles particularly at T -intersections
and as approved by the City Engineer.
Resolution No. 2007-018
Conditions O( Approval -'Final
Tentative Tract 35060 - Laing Luxury Homes
February 20, 2007
Page 5
B. CUL DE SACS
1) The cul de sac shall conform to the shape shown on the tentative
map with a 38 -foot curb radius at the bulb or larger as shown on
the tentative map.
C. KNUCKLE
1) The knuckle shall conform to the shape shown on the tentative
tract map except for minor revision as may be required by the City
Engineer.
Curve radii for curbs at all street intersections shall not be less than 25 feet and
similar to the lay out shown on the rough grading plan.
13. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
Pursuant to this requirement, the Applicant shall include in the submittal packet
41 containing the draft final map submitted for map checking, an offsite street
geometric layout, drawn at 1 " equals 40 feet, detailing the following design
aspects: median curb line, outside curb line, lane line alignment including lane
widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The
geometric layout shall be accompanied with sufficient professional engineering
studies to confirm the appropriate length of , all proposed turn pockets and
auxiliary lanes that may impact the right of way dedication required of the
project and the associated landscape setback requirement
14. When the City Engineer determines that access rights to the proposed street
rights-of-way shown on the approved Tentative Tract Map are necessary prior
to approval of the Final Map dedicating such rights-of-way, the applicant shall
grant the necessary rights-of-way within 60 days of a written request by the
City.
15. The applicant shall offer for dedication on the Final Map a ten -foot wide public
utility easement contiguous with, and along both sides of all private streets.
Such easement may be reduced to five feet in width with the express written
approval of IID.
9
Resolution No. 2007-018
Conditions Of Approval — Final
Tentative Tract 35060 — Laing Luxury Homes
February 20, 2007
Page 6
16. The applicant shall create, at a minimum, perimeter landscaping setbacks along
all public rights-of-way as follows:
A. Washington Street (Augmented Major Arterial) - 20 -foot from the R/W-
P/L.
The listed setback depth shall be the average depth where a mean'dering wall
design is approved.
The setback requirements shall apply to all frontages 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 offer for dedication blanket easements for those purposes on
the Final Map.
17. At locations where the onsite finished grade adjacent to the landscaped setback
lot has an elevation differential with respect to the arterial street top of curb
exceeding 11 feet, the applicant shall comply with, and accommodate, the
maximum slope gradients in the parkway/setback area and meandering sidewalk
requirements by either: 1) increasing the landscape setback size as needed, or
2) installing retaining walls between the sidewalk and the back of the
landscaped area as needed.
18. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, park lands, and common areas on the Finial Map.
19. Direct vehicular access to Washington Street from lots with frontage along
Washington Street is restricted, except for those access points identified on the
tentative tract map, or as otherwise conditioned in these conditions of approval.
The vehicular access restriction shall be shown on the recorded final tract map.
20. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur. In particular, the applicant shall obtain any temporary construction
easement and permanent access easements for improvements at the proposed
access drive on Washington Street across Lake La Quinta Drive and proposed
drainage improvements from Saint Francis of Assisi Catholic Church to the
north.
Resolution No. 2007-098
Conditions Of Approval -Final
Tentative Tract 35060 - Laing Luxury Homes
February 20. 2007
Page 7
21. In the event that the applicant is unable to secure an access easement with
Saint Francis of Assisi Church, Tentative Tract Map 35060 shall be redesigned
to provide a secondary temporary emergency access and egress as approved by
the Riverside County Fire Department to remain in effect until permanent access
to the shared access drive at the Washington Street and Lake La Quinta
intersection is permitted. The applicant shall design, enter into an agreement
with the City of La Quinta and post securities for any improvements required for
the permanent access and to restore the temporary emergency access to remain
in effect for 5 years after recordation of the final map. Approval of Tentative
Tract Map 35060 shall indemnify the City of La Quinta of any responsibility and
cost to acquire the permanent access. Additionally, ingress -and egress at the
Primary Entry shall be provided for a 45 -foot minimum design turning radius
moving van as approved by the Community Development Department and the
Public Works Department.
22. Prior to recording Tract, applicant shall acquire access route across property
located within the subject tract. The access route shall conform to the
geometric lay -out shown on Tentative Tract Map No. 35060.
23. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Tract Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
24. The applicant shall comply with the provisions of Sections 13.24.060 (Street
Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access
For Individual Properties And Development),, LQMC for public streets; and
Section 13.24.080 (Street Design - Private Streets), where private streets are
proposed.
25. Streets shall have vertical curbs or other approved curb configurations that will
convey water without ponding, and provide lateral containment of dust and
residue during street sweeping operations. If a wedge or rolled curb design is
approved, the lip at the flowline shall be near vertical with a 118" batter and a
minimum height of 0.1'. Unused curb cuts on any lot shall be restored to
standard curb height prior to final inspection of permanent building(s) on the lot.
i
Resolution No. 2007-018
Conditions Of Approval — Final
Tentative Tract 35060 — Laing Luxury Homes
February 20, 2007
Page 8
26. The applicant shall construct the following street improvements to conform -with
the General Plan (street type noted in parentheses.)
A. OFF-SITE STREETS
1) Washington Street (Augmented Major Arterial; 132' RNV):
No additional widening is required on the west side of the street along all
frontage adjacent to the Tentative Map boundary, except at locations
where additional street width is needed to accommodate:
a) A deceleration/right turn only lane at Washington Street
Primary Entry. The west curb face shall be located fifty six
feet (56') west of the centerline and length to be
determined by a traffic study prepared for the applicant by a
licensed traffic engineer per Engineering Bulletin # 06-13.
As a minimum, the required deceleration lane shall be for a
length of 248 feet plus calculated storage length and a
transition taper of an additional 150 feet to accommodate
improvements.
Other required improvements in the Washington Street right-of-way
and/or adjacent landscape setback area include:
b) Remove Existing Bus turnout (if required by Sunline Transit
and approved by the Community Development and Public
Works Department) — The applicant may be required to
reconstruct the curb and gutter and remove the bus turnout
pavement at the existing bus stop turn out north of Avenue
47 if SunLine Transit determines that the bus stop is not
required and the City concurs with that decision. The curb
face shall be 48 feet from the center line of Washington
Street to match the existing curb face.
c) Reconstruct the curb and gutter at the northerly entry after
the signal is operational at the proposed shared access drive
on Washington Street and Lake La Quinta Drive
intersection. Said reconstruction shall include removal of
curb, gutter, pavement and all other improvements.
Resolution No. 2007-018
Conditions 01 Approval —Final
Tentative treat 35060 — Laing Luxury Homes
February 20, 2007
Page 9
d) All appurtenant components such as, but not limited to:
curb, gutter, traffic control 'striping, legends, and signs.
e) The existing 8 -foot wide meandering Washington Street
sidewalk shall be widened at a minimum of two locations to
a minimum width of 12 feet in order to accommodate golf
cart turnouts. Location and design of said turnouts shall be
reviewed and approved by the City Engineer and
Community Development Director.
f) Reconstruction of the existing 18 - foot wide raised
landscaped median along the entire boundary of the
Tentative Tract Map plus variable width as needed to
accommodate a left turn deceleration lane for the
northbound traffic and ancillary median improvements to
provide for full movements concurrent with the proposed
signalized intersection at Lake La Quinta Drive and
Washington Street.
g) Establish a benchmark in the Washington Street right of
way and file a record of the benchmark with the County of
Riverside.
The applicant shall extend improvements beyond the subdivision
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).
2) The applicant shall install the traffic signal at the proposed shared
access drive at the Washington Street/Lake La Quinta Drive
intersection. The applicant is subject to a maximum of 75 %
reimbursement from available funds in the City's Development
Impact Fee Program for the cost to design and construct the traffic
signal. The applicant shall enter into a DIF Reimbursement
Agreement with the City of La Quinta concurrent with the
Subdivision Improvement Agreement for the Final Map for the
amount specified in the DIF Program in effect at the time the
traffic signal is accepted by the City Council. Associated with the
traffic signal installation, the applicant shall install all necessary
traffic signal equipment and appurtenances to interconnect the
proposed' traffic signal with the existing traffic signals at the
Resolution No. 2007-018
Conditions Of Approval -Final
Tentative Tract 35060 - Laing Luxury Homes
February 20. 2007
Page 90
Washington Street/Avenue 48 and Washington Street/Avenue 47
intersections. The traffic signal shall be designed for an eight
phase operation as split phasing is undesirable.
Per condition 21, in the event that the applicant is unable to
secure an access easement with Saint Francis of Assisi Church,
the applicant shall design and post securities for the construction
of the traffic signal at the proposed shared access drive at the
Washington Street/Lake La Quirvta Drive intersection as well as the
removal/restoration of the emergency ingress/egress access
including but not limited to regrading the retention basin,
construction of perimeter walls, and restoring curb and gutter on
Washington Street. This obligation will remain in effect for 5 years
after recordation of the final map unless otherwise approved by
the City Engineer.
B. PRIVATE STREETS (ON-SITE)
1) Construct 36 -foot wide travel width as shown on the tentative
map measured from gutter flow line to gutter flow line where the
residential streets are single loaded.
2) Construct 32 -foot wide travel width as shown on the tentative
map measured from gutter flow line to gutter flow line, provided
parking is restricted to one side and there is adequate off-street
parking for residents and visitors, and the applicant makes
provisions for perpetual enforcement of the restrictions.
3) Construct a 28 -foot wide travel width as shown on the tentative
map measured from gutter flow line to gutter flow line, provided
parking is restricted and there ,is adequate off-street parking for
residents and visitors, and the applicant makes provisions for
perpetual enforcement of the restrictions. The reduced street
widths proposed at the pedestrian paseos along the north -south
streets and at intersections shall be approved by the City Engineer.
The applicant is required to demonstrate that the proposed street
width reductions with proposed,parking provides for safe passage
of vehicles particularly at T -intersections and as approved by the
City Engineer.
Resolution No. 2007-018
Conditions Of Approval — Final
Tentative Tract 35060 — Laing Luxury Homes
February 20, 2007
Page 11
4) The location of driveways of corner lots shall not be located within
the curb return and away from the intersection when possible.
5) In the event that the applicant is unable to secure an access
easement with Saint Francis of Assisi Church, Tentative Tract Map
35060 shall be redesigned to provide a secondary temporary
emergency access and egress as approved by the Riverside County
Fire Department to remain in effect until permanent access to the
shared access drive at the Washington Street and Lake La Quinta
intersection is permitted.
C. PRIVATE STREETS (OFF-SITE)
1) Construct the shared access drive at the west leg of the
Washington Street and Lake La Quinta Drive intersection to be a
68 -foot wide travel width as shown on the rough grading plan and
as conditioned herewith. The applicant's design professional shall
redesign the proposed street improvements to accommodate dual
left turn lanes, one through lane and one right turn lane and.to
align with the existing configuration of Lake La Quinta Drive on the
east side of Washington Street in an effort to provide for an eight
phase signalized intersection as approved by the City Engineer.
2) Construct the Secondary Entry connection from the development
to the proposed shared access drive mentioned above. The design
shall be for ingress and egress for residents and emergency vehicle
access as approved by the City Engineer.
3) In the event that the applicant is unable to secure an access
easement with Saint Francis of Assisi Church, the applicant shall
design and post sufficient securities for Items 1), 2) above and to
remove/restore the emergency ingress/egress access including but
not limited to regrading the retention basin, constructing perimeter
walls, and restoring curb and gutter on Washington Street. This
obligation will remain in effect for 5 years after recordation of the
final map unless otherwise approved by the City Engineer.
D. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay -out shown on the
tentative map with 38 -foot curb radius or greater at the bulb
similar to the layout shown on the rough grading plan.
Resolution No. 2007-018
Conditions of Approval - Final
Tentative Tract 35060 - Laing Luxury Homes
February 20, 2007
Page 12
E. KNUCKLE
1) Construct the knuckle to conform to the lay -out shown in the
tentative tract map, except for minor revisions as may be required
by the City Engineer.
27. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic to be a minimum length of 62 feet from the 24-hour manned
guard to the street; and shall provide for a full turn -around outlet for non -
accepted vehicles.
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at
a scale of 1 " = 10', demonstrating that those passenger vehicles that do not
gain entry into the development can safely make a full turn -around (minimum
radius to be 24 feet) out onto the main street from the gated entry. Pursuant to
said condition, there shall be a minimum of twenty feet width provided at the
turn -around opening provided.
The entry and exit shall be a minimum of 20 feet of total paved roadway
surface or as approved by the Fire Department. The 24-hour manned Primary
Entry Gate design shall be designed for 45 -foot truck turning radius and
maneuvering to provide access for large moving vans to gain access to the
development as rejection of said vehicles may result in trucks backing out of the
Primary Entry on to Washington Street as approved by the City Engineer and the
Riverside County Fire Department.
Entry drives, main interior circulation routes, standard knuckles, corner
cutbacks, bus turnouts, dedicated turn lanes and other features shown on'the
approved construction plans, may require additional street widths as may be
determined by the City Engineer.
28. The applicant shall design street pavement sections using CalTrans' design
procedure for 20 -year life pavement, and the site-specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows:
Residential
Shared Access Drive
Major Arterial
3.0" a.c./4.5" c.a.b.
4.0" a.c /5.0" c.a.b.
5.5" a.c./6.5" c.a.b.
or the approved equivalents of alternate materials.
1
1
Resolution No. 2007-018
Conditions of Approval -- Final
Tentative Tract 35060 — Laing Luxury Homes
February 20, 2007
Page 13
29. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate gradation
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
designs are approved.
30. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry (Washington Street): Right turn movements in and out are
permitted. Left turn movements in and out are prohibited.
B. Secondary Entry (Proposed Shared Access Drive): Ingress and Egress
shall be provided for Residents and Emergency Vehicles.
C. Proposed Shared Access Drive (Washington Street across Lake La Quinta
Drive): Right turn movements in and out are permitted. Left turn
movements in and out are prohibited, until signalized.
D. In the event that the applicant is unable to secure an access easement
with Saint Francis of Assisi Church, the applicant shall construct a
temporary secondary emergency ingress and egress as approved by the
Riverside County Fire Department. Additionally, bonds or other
instruments used to secure the 'improvements described in Condition 30
(B) and 30 (C) will be returned 5 years after recordation of the final map.
31. 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.
32. Improvements shall be designed and constructed in accordance with City
adopted standards, supplemental drawings and specifications, or as approved by
the City Engineer. Improvement plans for streets, access gates and parking
areas shall be stamped and signed by qualified engineers.
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Resolution No. 2007-018
Conditions Of Approval — Final
Tentative Tract 35080 — Laing Luxury Homes
February 20, 2007
Page 14
FINAL MAPS
33. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
AutoCAD files of the Final Map that was approved by the City's map checker on
a storage media acceptable to the City Engineer. Such files shall be in a
standard AutoCAD format so as to be fully retrievable into a basic AutoCAD
program.
Where a Final Map was not produced in an AutoCAD format, or produced in a
file that can be converted to an AutoCAD format, the City Engineer will accept
a raster -image file of such Final Map. The Final Map shall be of a 1 " = 40'
scale.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
,"engineer," "surveyor," and "architect," refer to persons currently certified or licensed
to practice their respective professions in the State of California.
34. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
35. The following improvement plans shall, be prepared and submitted for review
and approval by the Public Works Department. A separate set of plans for each
line item specified below shall be prepared. The plans shall utilize the minimum
scale specified, unless otherwise authorized by the City Engineer in writing.
Plans may be prepared at a larger scale if additional detail or plan clarity , is
desired. Note, the applicant may be required to prepare other improvement
plans not listed here pursuant to improvements required by other agencies and
utility purveyors.
A. On -Site Rough Grading Plan 1" = 40' Horizontal
B. PM 10 Plan 1 " = 40' Horizontal
C. SWPPP 1 " = 40' Horizontal
NOTE: A through C to be submitted concurrently.
Resolution No. 2007-018
Conditions Of Approval - Final
Tentative Tract 35060 - Laing Luxury Homes
February 20, 2007
Page 15
D. Off -Site Street Improvement/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
E. Interim Off -Site Street Improvement Plans
1 " = 40' Horizontal, 1 " = 4' Vertical
F. Off -Site Signing & Striping Plan 1 " = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sheet(s)
(drawn at 20 scale) that show the meandering sidewalk, mounding, and
berming design in the combined parkway and landscape setback area.
G. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
H. Traffic Signal Plan 1 " = 20' Horizontal
NOTE: D through H to be submitted concurrently.
The following plans shall be submitted to the Building and Safety Department
for review and approval. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the Building and Safety Director in writing.
Plans may be prepared at a larger scale if additional detail or plan clarity is
desired. Note, the applicant may be required to prepare other improvement
plans not listed here pursuant to improvements required by other agencies and
utility purveyors.
I. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show
all existing improvements for a distance of at least 200 -feet beyond the project
limits, or a distance sufficient to show any required design transitions. '
Resolution No. 2007-018
Conditions Of Approval - Final
Tentative_ Tract 35060 - Laing Luxury Homes
February 20, 2007
Page 16
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue
RPMs at fire hydrants) and Street Name Signs per Public Works Standard Plans
and/or as approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall
& Top Of Footing elevations shown. All footings shall have a minimum of 1 -
foot of cover, or sufficient cover to clear any adjacent obstructions.
The applicant shall prepare an accessibility assessment on a marked up print of
the building floor plan identifying every building egress and which notes 'the
most current California Building Code'accessibility requirements associated with
each door. The assessment must comply with submittal requirements of the
Building & Safety Department. A copy of the reviewed assessment shall be
submitted to the Engineering Department in conjunction with the Site
Development Plan when it is submitted for plan checking. The accessibility
requirements pertain to any public accessible facilities to include model homes
and recreational amenities provided for.the development and not to single family
residences excluding model homes.
In addition to the normal set of improvement plans, a "Site Development" plan
is required to be submitted for approval by the Building Official and the City
Engineer.
36. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering
Library at the City website (www.la-guinta.org). Navigate to the Public Works
Department home page and look for the Standard Drawings hyperlink.
37. The applicant shall furnish a complete set of the AutoCAD files of all approved
improvement plans on a storage media acceptable to the City Engineer. The
files shall -be saved in a standard AutoCAD format so they may be fully
retrievable through a basic AutoCAD program.
38. At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the as -built conditions.
Where the improvement plans were not produced in a standard AutoCAD
format, or a file format that can be converted to an AutoCAD format, the City
Engineer will accept raster -image files of the plans.
Resolution No. 2007-018
Conditions 01 Approval — Final
Tentative Tract 35060 — Laing Luxury Homes
February 20, 2007
Page 17
IMPROVEMENT SECURITY AGREEMENTS
39. Prior to approval of any Final Map, the applicant shall construct all on and off-
site improvements and satisfy its obligations for same, or shall furnish a fully
secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing
the construction of such improvements and the satisfaction of its obligations for
same, or shall agree to any combination thereof, as may be required by the City.
40. Any Subdivision Improvement Agreement ("SIA") entered into by and between
the applicant and the City of La Quinta, for the purpose of guaranteeing the
completion of any improvements related to this Tentative Tract Map, shall
comply with the provisions of Chapter 13.28 (Improvement Security), LQMC.
41. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions which are not a part of the
proposed improvements; and shall provide for the setting of the final survey
monumentation.
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off-site improvements and
common on-site improvements (e.g., backbone utilities, retention basins,
perimeter walls, landscaping and gates) shall be constructed, or secured through
a SIA, prior to the issuance of any permits in the first phase of the
development, or as otherwise approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the' completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise
approved by the City Engineer.
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete
the improvements.
42. Depending on the timing of the development of this Tentative Tract Map, and
the status of the off-site improvements at the time, the applicant may be
required to:
Resolution No. 2007-01$
conditions Of Approval —Final
Tentative Tract 35060 — Laing Luxury Homes
February 20, 2007
Page 1$
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the reimbursement
of its costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The
applicant shall complete Off -Site Improvements including the traffic signal at the
Washington Street and Lake La Quinta Drive/proposed shared access drive
intersection in the first phase of construction or by the 20% Building Permit
(15' home) unless conditioned otherwise in these Conditions of Approval.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final
Map, or the issuance of any permit related thereto, reimburse the City for the
costs of such improvements.
43. If the.applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed on-site and
off-site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such
estimates shall conform to the unit cost schedule adopted by City resolution, or
ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs
shall be approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall
also submit one copy each of an 8-1/2" x 11 " reduction of each page of the
Final Map, along with a copy of an 8-1/2" x 11" Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be
approved by those agencies and submitted to the City along with the applicant's
detailed cost estimates.
Resolution No. 2007-018
Conditions of Approval — Final
Tentative Tract 35060 — Laing Luxury Home
February 20, 2007
Page 19
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
GRADING
44. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
45. Prior to occupancy of the project site for any construction, or other purposes,
the applicant shall obtain a grading permit approved by the City Engineer.
46. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A. preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), L{1MC, and
D. A Best Management Practices report prepared in accordance with
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit
and Storm Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
A statement shall appear on the Final Map that a soils report has been prepared
in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
i
Resolution No. 2007-018
Conditions Of Approval -Final
Tentative Tract 36060 — Laing Luxury Homes
February 20, 2007
Page 20
47. As the area to the west has an open space covenant attached to any land
action, the applicant shall be required to have an independent grading,
monitor/inspector on site during its grading operation to verify non disturbance
of any "Open Space". The "Open Space" area shall be identified through
physical means and verification of the grading monitor/inspector prior to
approval of the grading permit issuance. All grading activity shall be conducted
on site and shall not impact the open space property to the west.
48. Associated with the "Open Space" covenant for land to the west, this unique
site requires retaining wall construction along the westerly property line. The
wall heights and design shall be approved by the Community Development
Department along with the any other approvals required by the City for
construction and design of the retaining wall. Erosion Control and Drainage
Systems necessary to restrict off site flow and control erosion will be subject to
City Engineer approval. Consistent with the existing "Open Space" covenant,
encroachment on to the adjacent land to the west, including temporary
construction access, is prohibited.
49. The applicant shall maintain all open graded, undeveloped land in order to
prevent wind and/or water erosion of such land. All open graded, undeveloped
land shall either be planted with interim landscaping, or stabilized with such
other erosion control measures, as were approved in the Fugitive Dust Control
Plan.
50. Grading within the perimeter setback and parkway areas shall have undulating
terrain and shall conform with the' requirements of LQMC Section 9,60.240(F)
except as otherwise modified by this condition requirement. The maximum
slope shall not exceed 3:1 anywhere in the landscape setback area, except for
the backslope (i.e. the slope at the back of the landscape lot) which shall not
exceed 2:1 if fully planted with ground cover. The maximum slope in the first
six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of
sidewalk is within six feet (6') of the curb, otherwise the maximum slope within
the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to
the curb shall be depressed one and one-half inches (1.5") in the first eighteen
inches (18") behind the curb.
Resolution No. 2007-018
Conditions Of Approval — Final
Tentative Tract 35060 — Laing Luxury Homes
February 20. 2007
Page 21
51. The applicant shall minimize the differences in elevation between the adjoining
properties to the north and south and the lots within the development.
Applicant shall have the ability to lower pad elevations for lots 1 -1 1 up to 3 feet
and raise pad elevations for lots 25-28, 73 and 74 up to 3 feet. Pad elevations
for remaining lots shall only be adjusted as necessary to provide for an orderly
transition between lots, streets and paseos.
Where compliance with the above stated limits is impractical, the City Engineer
may approve alternatives that are shown to minimize safety concerns,
maintenance difficulties and neighboring owner dissatisfaction with the grade
differential. In the event that off-site grading is proposed, the applicant must
submit a letter of permission from the adjacent property owner.
52. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
nRA1NQc;F
53. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
LQMC Retention Basin Design Criteria, Engineering Bulletin No. 06-16 —
Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain
Systems and Engineering Bulletin No. 06-015 — Underground Retention Basin
Design Requirements, unless otherwise approved by the City Engineer. More
specifically, stormwater falling on the site during the 100 year storm shall be
retained within the development, unless otherwise approved by the City
Engineer. The design storm shall be either the 3 hour, 6 hour or 24 hour event
producing the greatest total run off. The tributary drainage area shall extend to
the centerline of adjacent public streets and shall also accept upstream tributary
flows for this regional sag location on Washington Street. Stormwater handling
for Washington Street may require additional drainage facilities to be
constructed.
i
Resolution No. 2007-018
Conditions Of Approval —Final
Tentative 'tract 35060 — Laing Luxury Homes
February 20, 2007
Page 22
54. Nuisance water shall be retained on site. Nuisance water shall be disposed of
per approved methods contained in Engineering Bulletin No. 06-16 — Hydrology
Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and
Engineering Bulletin No. 06-015 - Underground Retention Basin Design
Requirements unless otherwise approved by the City Engineer.
55. In design of retention facilities, the percolation rate will be considered to be
zero, unless otherwise approved by the City Engineer.
56. 'No fence or wall shall be constructed around any retention basin unless
approved by the Community Development Director and the City Engineer.
57. The applicant shall relocate the maintenance access ramp for the southerly
retention basin with access off of Washington Street (Lot 1) to Street "E" within
the development. The maintenance access ramp design shall be as approved by
the City Engineer.
58. For on-site above ground common retention basins, retention depth shall be
according to Engineering Bulletin No. 06-016 — Hydrology Report with
Preliminary Hydraulic Report Criteria for Storm Drain Systems, unless otherwise
approved by the City Engineer. Side slopes shall not exceed 3:1 and shall be
planted with maintenance free ground cover. Additionally, retention basin
widths shall be not less than 20 feet at the bottom of the basin, unless
otherwise approved by the City Engineer.
59. Stormwater may not be retained in landscaped, parkways or landscaped setback
lots. Only incidental storm water (precipitation which directly falls onto the
setback) will be permitted to be retained in the landscape setback areas. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to Section 9.100.040(6} (7), LQMC unless
otherwise approved by the City Engineer.
60. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
61. The development shall be graded to permit storm flow in excess of .retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
Resolution No. 2007.018
Conditions Of Approval - Final
Tentative Tract 35060 - Laing Luxury Homes
February 20, 2007
Page 23
62. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route. Pursuant to the aforementioned, the applicant shall construct off-site
drainage improvements and gain construction
UTILITIES
63. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
64. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all above -ground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
65. Existing overhead utility lines within, or adjacent to the proposed development,
and all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles
are exempt from the requirement to be placed underground.
66. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City
Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
CONSTRUCTION
67. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly -
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name. signs. If on-site streets in
residential developments are initially constructed with partial pavement
thickness, the applicant shall complete the pavement prior to final inspections of
the last ten percent of homes within the development or when directed by the
City, whichever comes first.
Resolution No. 2007-018
Conditions Of Approval —Final
Tentative Tract 35060 — Laing Luxury Homes
February 20, 2007
Page 24
LANDSCAPE AND IRRIGATION
68. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
69. The applicant shall provide and maintain landscaping in the required setbacks,
retention basins, common lots and park areas.
70. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
71. Final landscaping and irrigation plans (and precise grading plans relevant to
landscape areas) shall be prepared by a licensed landscape professional and shall
be reviewed by the ALRC and approved by the Community Development
Director prior to issuance of the first building permit. An application for Final
Landscape Plan Check shall be submitted to the Community Development
Department for final landscape plan review. Said plans shall include all
landscaping associated with this project, including perimeter landscaping, and
be in compliance with Chapter 8.13 (Water Efficient Landscaping) of the
Municipal Code. The landscape and irrigation plans shall be approved by the
Coachella Valley Water District and Riverside County Agriculture Commissioner
prior to submittal of the final plans to the Community Development Department.
72. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the -Community Development Director and the City Engineer.
Use of lawn areas shall be minimized with no lawn, or spray irrigation, being
placed within 18 inches of curbs along public streets.
73. The applicant or his agent has the responsibility for proper sight distance
requirements per guidelines in the AASHTO `°A Policy on Geometric Design of
Highways and Streets, 5th Edition or latest, in the design and/or installation of all
landscaping and appurtenances abutting and within the private and public street
right-of-way.
PUBLIC SERVICES
74. The applicant shall provide public transit improvements as required -by SunLine
Transit Agency and approved by the City Engineer.
Resolution No. 2407-018
Conditions Of approval — Final
Tentative Tract 35060 — Laing Luxury Homes
February 20, 2007
Fuge 25
QUALITY ASSURANCE
75. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
76. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
77. The applicant shall arrange for, and bear the cost of, all measurements,
sampling and testing procedures not included in the City's inspection program,
but which may be required by the City, as evidence that the construction
materials and methods employed comply with the plans, specifications and
other applicable regulations.
78. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
the City. Each- sheet shall be clearly marked "Record Drawing," "As -Built" or
"As -Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant
shall have all AutoCAD or raster -image files previously submitted to the City,
revised to reflect the as -built conditions.
MAINTENANCE
79. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
80. The .applicant shall make provisions for the continuous and perpetual
maintenance of all private on-site improvements, perimeter landscaping, access
drives, and sidewalks.
FEES AND DEPOSITS
81. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City
for plan checking and construction inspection. Deposits and fee amounts shall
be those in effect when the applicant makes application for plan check and
permits.
Resolution No. 2007-018
Conditions Of Approval — Final
Tentative Tract 35060 — Laing Luxury Homes
February 20, 2007
Page 26
82. Permits issued under this' approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program'in effect at
the time of issuance of building permit(s).
83. The developer shall pay school mitigation fees based on their requirements.
Fees shall be paid prior to building permit issuance by the City.
84. Tentative Tract 35060 shall provide for parks through payment of an in -lieu fee,
as specified in Chapter 13.48, LQMC. The in -lieu fee shall be based on the fair
market value of the land within the subdivision. Land value information shall be
provided to the Community Development Director, via land sale information, a
current fair market value of land appraisal, or other information on land value
within the subdivision. The Community Development Director may consider any
subdivider -provided or other land value information source for use in calculation
of the parkland fee.
FIRE MARSHALL
85. For residential areas, approved standard fire hydrants, located at each
intersection and spaced 330 feet apart with no portion of any lot frontage more
than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2 -
hour duration at 20 PSI. Fire hydrants are also required every 660 feet on the
outside of the perimeter walls.
86. Blue dot retro -reflectors shall be placed in the street 8 inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
87. Any turn or turn -around requires a minimum 38 -foot outside turning radius.
88. All structures shall be accessible from an approved roadway to within 150 feet
of all portions of the exterior of the first floor as measured by outside path of
travel.
89. The minimum dimension for access roads and gates is 18 feet clear and
unobstructed width and a minimum vertical clearance of 13 feet 6 inches in
height, and a turn through the center divider not to exceed every 100 feet.
90. Any gate providing access from a public roadway. to a private entry roadway
shall be located at least 35 feet setback from the roadway and shall open to
allow a vehicle to stop without obstructing traffic on the road. Where a one-
way road with a single traffic lane provides access to a gate entrance, a 38 -
foot turning radius shall be used.
Resolution No. 2007-018
Conditions Of Approval — Final
Tentative Tract 35060 — Laing Luxury Homes
February 20, 2007
Page 27
91. Gates shall be automatic, minimum 18 feet in width and shall be equipped with
a rapid entry system (KNOX). Plans shall be submitted to the Fire Department,
for approval prior to installation. Automatic gate pins shall be rated with a shear
pin force, not to exceed 30 pounds. Gates activated by the rapid entry system
shall remain open until closed by the rapid entry system.
92. The required water system, including fire hydrants, shall be installed and
accepted by the appropriate water agency prior to any combustible building
material being placed on an individual lot. Two sets of water plans are to be
submitted to the Fire Department for approval.
93. The applicant or developer shall prepare and submit to the Fire Department for
approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs.
MISCELLANEOUS
94. All applicable conditions/provisions of Specific Plan 2006-081 shall be in force
and effect for TTM 35060.
95. The Tentative Tract Map shall be amended to include access easements
between lots 47 through 52, 35 through 40, 29 through 34, 69 to 72, 65 to
68, and 58 to 61, to accommodate the pedestrian "paseos" described in the
Specific Plans. The paseo easement shall be a minimum of 11 feet in width, and
shall be maintained by the homeowner's association.
96. All perimeter wall designs including height, color, material, design shall be
reviewed by the Architecture and Landscape Review Committee and the
Planning Commission.
97. Proposed street names, with a minimum of two alternative names per street,
shall be submitted to the Community Development Department for approval.
The street names shall be approved prior to recordation of the final map.
98. All mitigation measures contained in Environmental Assessment 2006-579 shall
be met.
i
Resolution No. 2007.018
Conditions Of Approval — Final
Tentative Traci 35060 — Laing Luxury Homes
February 20, 2007
Page 28
99. In addition to the mitigation measure requirement for an archaeological monitor
contained in Environmental Assessment 2006-579, the applicant shall
coordinate with the Agua Caliente Band of Cahuilla Indians to ensure that an
approved cultural monitor is present during any grubbing, earth moving or
excavating activity on the undeveloped portions of the subject property.
If human remains are encountered during grading and other construction
excavation, work in the immediate vicinity shall cease and the County Coroner
shall be contacted pursuant to State Health and Safety Code 97050.5. if
significant Native American cultural resources are discovered which call for a
Treatment Plan, the developer or his archaeologist shall contact the Agua
Caliente Band of Cahuilla Indians ("Tribe"). If requested by the Tribe, the
developer or the project archaeologist shall, in good faith, consult on the
discovery and its disposition (e.g. avoidance, preservation, return of artifacts to
tribe, etc.).
100. Prior to final map approval, the developer shall submit to the Community
Development Department for review, a copy of the proposed Covenants,
Conditions, and Restrictions (CC&R's) for the project. If Community
Development Director determines City Attorney review is necessary, a deposit
will be required for reimbursement of City Attorney review fees.
101. Minor lot configuration modifications required to comply with these conditions
and Fire Marshal requirements shall be reviewed and approved by the
Community Development Department and Public Works Department.
102. Approval of production home designs and landscaping requires approval of -a
Site Development permit application by the Planning Commission.
103. The Community Development Director shall cause to be filed with the County
Clerk a "Notice of Determination" pursuant to CEQA Guideline § 15075(a) once
reviewed and approved by the City Council. The appropriate filing fee shall be
paid by the developer within 24 hours of City Council approval of the tentative
tract map.
104. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
Resolution No. 2007.018
Conditions Of Approval -Final
Tentative Tract 35060 - Laing Luxury Homes
February 20, 2007
Page 29
105. A permit from the Community Development Department is required for any
temporary or permanent tract signs. Uplighted tract identification signs are
allowed subject to the provisions of Chapter 9.160 of the Zoning Ordinance.
106. The Community Development and Public Works Directors may allow minor
design changes to final map applications that include a reduction in the number
of buildable lots, changes in lot sizes, relocation -of common open space areas or
other required public facilities (e.g., CVWD well sites, etc.) and changes in the
alignment of street sections, provided the applicant submits a Substantial
Compliance Application to the Public Works Department during plan 'check
disclosing the requested changes and how the changes occurred. These
changes shall be conveyed to the City Council when the map is presented for
recordation consideration.
107. Each lot shall be limited to not more than one (1) guest suite with kitchenette.
RESOLUTION NO. 2007-019
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA
QUINTA, CALIFORNIA, APPROVING SITE, DEVELOPMENT PERMIT
2006-873, ALLOWING DEVELOPMENT OF 74 SINGLE FAMILY
HOMES ON 28.33 ACRES LOCATED' -AT THE NORTHWEST CORNER
OF WASHINGTON STREET AND AVENUE 48 (EXTENDED)
CASE NO.: SITE DEVELOPMENT PERMIT 2006-873
APPLICANT: M-13 NO MIM -13 RM HOMES
WHEREAS, the City Council of the City of La Quinta, California, did on
the 6th day of February, 2007 and- continued to the 20'' day of February, 2007,
hold a duly noticed Public Hearing for Homes for review of a Site
Development Permit to allow the construction of 74 single family homes on 28.33
acres located at the northwest corner . of Washington Street and Avenue 48
(extended), more particularly described as:
ASSESSOR'S PARCEL NUMBER 760-240-014
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 23RD day of January, 2007, hold a duly noticed Public Hearing
for Uffg- Homes and recommended approval of a Site Development Permit
to allow the construction of 74 single family homes on 28.33 acres located at the
northwest corner of Washington Street and Avenue 48 (extended); and
WHEREAS, the Architecture and Landscape Review Committee for the
City of La Quinta did, on the 17th day of January, 2007 recommend approval of
the proposed project, subject to Conditions of Approval;
WHEREAS, at said public hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard,
said City Council did make the following mandatory findings approving said Site
Development Permit:
1. The proposed Site Development Permit is consistent with the General Plan
goals, policies and programs relating to the Low Density Residential land use
designation, and with Specific Plan 2006-081, and • supports the
development of a variety of housing types, within a Specific Plan.
2. The proposed Site Development Permit is consistent with the standards of
the Zoning Ordiriance and with Specific ' Plan 2006-081, as 'conditioned,
which establishes development standards for the project.
Resolution No. 2007-019
Site Development Permit 2006-873
Laing Luxury Homes
Adopted: February 20, 2007
Page 2
3. The, proposed Site -Development Permit will not be detrimental to the public
health, safety and' welfare,. ai it has been designed to be compatible with
surrounding development, and conform with the City's standards and
requirements, as conditioned.
4. The proposed Site Development Permit, as conditioned, complies- with the
architectural design standards for Specific Plan 2006-081, and implements
the standards and guidelines included in that document.
5. The proposed Site Development Permit, as conditioned, is consistent with
the landscaping standards in. -Specific Plan 2006-081 and implements the
standards for landscaping and aesthetics established in the General Plan.
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 constitute the findings of the City
Council in this case; and
2: That it does hereby approve Site Development Permit 2006-873, for the
reasons set forth in this -Resolution, and subject to the Conditions of
Approval attached hereto; and
3. That it does hereby confirm the conclusion that _the Environmental
Assessment (EA 2006-579) assessed the environmental concerns of this
Site Development Permit.-
PASSED; APPROVED," and ADOPTED' at a' regular meeting of the La
Quinta City Council held" on 'this 20tfi, day of February, 2007;,, by the following vote,
to wit: 11 . ' - : .
AYES: Council Members Henderson, Kirk, Osborne, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
f
Resolution No. 2007-019
Site Development Permit 2006-873
Laing Luxury Homes
Adopted: February 20, 2007
Page 3
ATTEST:
VERONICA
City of La
(City Seal)
gTECINO, CMC,
California
APPROVED AS TO FORM:
9. KATHERINE JI
City of La Quinta,
r City Attorney
rnia
Clerk
DON A C3LP ayor
City of La Quinta, California
CITY COUNCIL RESOLUTION NO. 2007-019
CONDITIONS OF APPROVAL - APPROVED
SITE DEVELOPMENT PERMIT 2006-873
LAING LUXURY HOMES
DATE: FEBRUARY 20, 2007
GENERAL
1. The applicant agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and'.employees from any claim, action
or proceeding to attack, set aside; void, or annul the approval of this
development application or any application thereunder. The City shall have
sole discretion in selecting its defense counsel.
The City shall promptly notify the developer of . any claim, action or
proceeding and shall cooperate fully in the defense.
2. This Site Development Permit is valid for two years, unless an extension is
applied for and granted by the Planning Commission pursuant to Section
9.200.080 of the La Quinta Municipal Code.
3. This approval is for the following model plans:
Bungalow Pian 1 A, 1 B, 1 AX, 1 BX
Bungalow Plan 2A, 213, 2AX, 2BX
Bungalow Plan 3A, 313
Bungalow Plan 4A, 4B
Hacienda Plan 1 A, 1 B
Hacienda Plan 2A, 213
Hacienda Plan 3A, 3B
4. Prior to issuance of building permits' for -any of the units authorized by this
approval, final working drawings shall be approved, by. the- Community
Development Director.
5. -SDP 2006-081 shall'comply with all applicable conditions and/or mitigation
measures for the following approvals:
■ Environmental Assessment 2006-579
■ Specific Plan 2006-081
■ Tentative Tract Map 35060
In the event of any conflict(s) between approval conditions and/or provisions
of these approvals, the Community Development Director shall determine
precedence. No development permits will be issued until compliance with
these conditions has been achieved.
Resolution No. 2007-019
Conditions of Approval - Approved
Site Development Permit 2006-573
Laing luxury Homes
Date: February 20, 2007
Page 2
6. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain the necessary clearances and/or permits from
the following agencies, if required:
• fire Marshal
• Public Works Department (Grading Permit, Improvement Permits)
• Communm
ity Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Riverside County Agricultural Commissioner
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• South Coast Air Quality Management District (SCAQMD)
The applicant is responsible for, all requirements of the permits. and/or
clearances from the above listed agencies. When the requirements include
approval of improvement plans, the applicant shall furnish proof of such
approvals when submitting those improvement plans for City approval.
7. Air conditioning compressors by Zoning Code requirements cannot be placed
in sideyards unless a minimum 5 foot clearance between compressor and'side
property line is provided.
8. A Community Development Department -application for Final Landscape Plan
Check shall -be 'submitted for'*final landscaping plans and reviewed by. the
ALRC per the Code. and appligatioh ' requirements with .final approval by the
Community Development Director.
9. The applicant shall redesign the perimeter wall and berming along the
Washington Street frontage for a maximum combined height of ' wall and
berming not to exceed"! 0 feet, of which "the wall height shall not exceed six
feet. Height shall be measured from top of curb to top of wall. Said wall
shall have staggered openings every 100 feet and pilasters shall be placed at
each and as well -as the cenfer of the 1 p0' foot sections.
Resolution No. 2007-019
Conditions of Approval - Approved
Site Development Permit 2006-873
Laing Luxury Homes
Pate: February 20, 2007
Page 3
10. The applicant shall redesign the three tiered retaining walls to the approval of
the City Engineer and Community Development. Said' retaining walls shall
consider a curvilinear pattern with additional stepping and design details that
integrate the walls with natural elements such as rock outcroppings.
Additional trees and large shrubs should be incorporated into the design to
soften the visual impact of the proposed walls. A minimum. of six feet
between said walls and a maximum slope of 3:1 shall exist in locations where
trees and/or large shrubs are proposed.
11. The Site Development Permit shall be amended to include one recreational
amenity at the ceritral park site. The recreational amenity could include, but
is not limited to, ,a pool or spa, tot lot, bocci ball court, putting greens, picnic
area, and/or community garden. In addition, seating shall be established
along all trails at intervals not greater than 200 feet. Recreational amenities
shall be maintained by the homeowner's association.
12. All "choker" or "chicane" curbs shall be painted red and posted "No Parking"
in a manner acceptable to the Public Works Department and the Fire
Department.
13. No signage is permitted with this approval. Signage shall' be reviewed under
separate permit.
16. As per American Association of State Highway Transportation Officials
(AASHTO) sight triangle design standards, ,plants located within sight
triangles shall not consist of a height greater than SO inches from_ the
pavement surface and tree canopies'shall not hang below 80 inches.-
17.
nches.
17. Any ground -mounted rimechanical. equipment located- in view from any street
or common area shall be screened by dense. laridscaping, of a sufficient
height to fully,screen'such equipment above its horizontal plane.
'18. Where garages and , courtyard walls meet, the wall shal{ ' tie set back a
minimum 6" from the face of the garage to minimize joint cracking.
19. 5ach lot shall be limited to not more than one (1) "kitchenette" guest suite.
Resolution No. 2007-019
Conditions of Approval - Approved
Site Development Permit 2006-873
Laing Luxury Homes -
Date: February 20, 2007
Page 4
20. The Hacienda units shall have a minimum front yard building setback of 15
feet except for garages, which shall have a minimum front yard setback of
20 feet.' Garages oriented parallel to the fronting street shall have a
minimum front yard setback of 15 feet. Setback measurements for the
Hacienda units located on lots 1-11 shall be measured from back of curb.
21. Landscaping along the Washington Street frontage shall not, include turf
between the curb and sidewalk.