SP 04-073 Carmela (Pista De Dorado) (2004)Prepared By:
The Keith Companies
Palm Desert, CA 92260
Phone: 760.346.9844
Prepared For:
Stonefield Development
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APPROVED BY CIT COUNCIL
ON ..��c�Lq.j-Z--..-
RY�- DATE --
RES®# _.,.� I I q-
CASE NO. -073
TIPS FOR STAGECOACH TRAVELERS
lic best scat inside a stage is the one next to the driver. Even if you
have a tendency to sea -sickness when riding backwards — you'll get
over it and will get less jolts and jostling. Don't let "sly elph" trade
you his mid -scat.
In cold weather don't ride with tight -f itting boots, shoes, or gloves. When
the driver ask you to get off and walk do so without grumbling, he won't
request it unless absolutely necessary. If the team runs away — sit still and
take your chances. If you jump, nine out of ten times you will get hurt.
In very cold weather abstain entirely from liquor when on the road, because
.you will freeze twice as quickly when under its influence.
Don't growl at the food received at the station — stage companies generally
provide the best they can get.
Don't keep the stage waiting. Don't smoke a strong pipe inside the coach.
Spit on the leeeward side. If you have anything to drink in a bottle pass it
around. Procure you're stimulants before starting as "ranch" (stage depot)
whiskey is not "nectar."
Don't lean or lop over neighbors when sleeping. Take small change to pay
expenses. Never shoot on the road as the noise might frighten the horses.
Don't discuss politics or religion.
Don't point out where murders have been committed, especially if there are
women passengers.
Don't lag at the wash basin. Don't grease your hair, because travel is dusty.
Don't imagine for a moment that you arc going on a picnic. Expect
annoyances, discomfort, and some hardships. — Omaha Herald 1877
Pista de Dorado Specific Plan
PISTA DE DORADO
SPECIFIC PLAN
NOVEMBER 2, 2004
APPROVED BY CITY COUNCIL
ON �o [-
BY-'��:�DATE 1(6
RESO _ ��'� 114
CASE NO.. !ae s2q -
Pista de Dorado Specific Plan
TABLE OF CONTENTS
SECTION 1.0 INTRODUCTION........................................................... •-------------- 4
1.1
Specific Plan Background........................................................................... 4
1.1.1
Purpose........................................................................................................4
1.1.2
Executive Summary....................................................................................
5
1.1.3
The Process.................................................................................................
8
1.1.4
Relationship to Other Agencies..................................................................
8
1.1.5
Regional Project Setting............................................................................
9
1.1.6
Local Project Setting..................................................................................
9
SECTION
2.0 SPECIFIC PLAN.............................................................................
14
2.1
Project Description .................
2.2
Specific Thematic Plans............................................................................
15
2.2.1
Conceptual Land Use Plan........................................................................
15
2.2.2
Conceptual Circulation Plan...........................,.........................................
15
2.2.1
Conceptual Grading and Drainage Plan ....................................................
16
2.2.3.1
Improved and Natural Drainage Plan .......................................................
16
2.2.3.2
Grading.....................................................................................................
16
2.2.3.3
Erosion Control.........................................................................................
21
2.2.4
Conceptual Water and Sewer....................................................................
21
2.2.4.1
Water Plan .................................................................................................
21
2.2.4.2
Sewer Plan................................................................................................
22
2.2.5
Other Conceptual Dry Utility and Other Services ....................................
22
2.2.5.1
Electrical Plan...........................................................................................
22
2.3
Planning Standards and Design Guidelines ..............................................
23
2.3.1
Development Standards............................................................................
23
2.3.2
Design Guidelines.....................................................................................
27
2.3.2.1
Residential Design Concept ..............
2.3.2.2
Landscape Design Concept.......................................................................
28
2.3.2.3.1
Public Facilities.........................................................................................
28
2.3.2.4
Private Facilities........................................................................................
36
2.3.3
Alterations of the Specific Plan ................................................................
40
SECTION 3.0 OPERATIONAL GUIDELINES..................................................... 40
3.1 Common Area Maintenance/Management............................................... 40
3.2 Equestrian Enhancement Area Maintenance/Management ...................... 40
3.3 Streets and Utilities................................................................................... 40
SECTION 4.0 IMPLEMENTATION PROGRAM ................................................. 42
4.1 Final Conditions of Approval/MMP......................................................... 42
A. Resolution No. 2004-120 (Tentative Tract 31874)
B. Resolution No. 2004-119 (Specific Plan 2004-073)
C. Resolution No. 2004-118 (Environmental Assessement 2004-511)
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Pista de Dorado Specific Plan
5.1 APPENDIX ONE........................................................................... 120
5.2 APPENDIX TWO.......................................................................... 126
5.3 APPENDIX THREE..................................................................... 127
LIST OF EXHIBITS
Exhibit 1
Aerial Plan View of Project Site ....................................
7
Exhibit 2
Site Photos...............................................................
8
Exhibit 3
Conceptual Land Use Plan.............................................10
Exhibit 4
City General Plan Land Use Map........ .............................11
Exhibit 5
City Zoning Map.........................................................12
Exhibit 6
Conceptual Circulation Plan ...........................................17
Exhibit 7
Street Cross Sections ....................................................
18
Exhibit 8
Perimeter Landscape Plan..............................................19
Exhibit 8a
Plant Palette..............................................................20
Exhibit 9
Conceptual Drainage and Grading Plan .............................
23
Exhibit 10
Conceptual Water Distribution & Sewer Plan ......................
24
Exhibit 11
Conceptual Plan 1 Architectural Elevation and Floor Plan.......
28
Exhibit 12
Conceptual Plan 2 Architectural Elevation and Floor Plan.......
29
Exhibit 13
Conceptual Plan 3 Architectural Elevation and Floor Plan.......
30
Exhibit 14
Conceptual Plan 4 Architectural Elevation and Floor Plan.......
31
Exhibit 15
Conceptual Residential Streetscene.................................
32
Exhibit 16
Conceptual Gated Entry Concepts ..................................
33
Exhibit 17
Typical Front Yard Planting Plan A ................................
35
Exhibit 18
Typical Front Yard Planting Plan B ................................
36
Exhibit 19
Conceptual Park Landscape Plan ...................................
37
Exhibit 20
Conceptual Park Imagery .............................................
39
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Pista de Dorado Specific Plan
SECTION 1.0 INTRODUCTION
1.1 Specific Plan Background
1.1.1 Purpose
The purpose of this Specific Plan is to set forth the detailed development principles,
guidelines, and programs to facilitate the development of an approximately 40 -acre site
located at the northwest corner of the intersection of Avenue 53 and Monroe Street. The
proposed project is a single-family subdivision within a gated private community.
This Specific Plan is intended to meet the requirements for a Specific Plan as set forth in
State law. The State authorizes cities and counties to adopt Specific Plans as an appropriate
tool in implementing their General Plans. Such a plan is to include the detailed regulations,
conditions, programs, and any proposed legislation that is necessary for the systematic
implementation of the General Plan. The Specific Plan provides the linkage between the
General Plan, the general goals and policies of the City, and the detailed implementation of
that plan with tools such as zoning ordinances, subdivision ordinances, and similar
regulations. The Government Code (Section 65451) sets forth the minimum requirements
of a Specific Plan and states:
"A Specific Plan shall include a text and diagram or diagrams which specify all of
the following in detail:
1) The distribution, location, and extent of the uses of land, including
open space, within the area covered by the plan.
2) The proposed distribution, location and extent and intensity of major
components of public and private transportation, sewage, water,
drainage, solid waste disposal, energy, and other essential facilities
needed to support the land uses described by the plan.
3) Standards and criteria by which development will proceed, and
standards for the conservation, development, and utilization of
natural resources, where possible.
4) A program of implementation measures including regulations,
programs, and public works projects necessary to carry out
paragraphs (1), (2), and (3)."
The Specific Plan shall include a statement of the relationship of the specific plan to the
General Plan. The establishment of specific performance, design, and development
standards is set forth to guide the development of the subject property in such a way as to
implement the General Plan while maintaining some flexibility to respond to changing
conditions which may be a factor in any long term development program. The document
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Pista de Dorado Specific Plan
also acts to augment the City's Zoning Ordinance by providing particular design
guidelines, a tailored list of allowable, conditionally allowable, and prohibited uses for the
site, and unique development standards.
1.1.2 Executive Summary
Pista de Dorado will be a 101 lot single-family subdivision located on approximately 40
acres at the northwest corner of Avenue 53 and Monroe Street (Exhibit 1), within Riverside
County. An annexation request is in process to incorporate the site into the City of La
Quinta. The site is currently located within the City's Sphere of Influence. An annexation
application to LAFCO is has been filed for the project site. The land use designation on the
City's General Plan and Zoning Map is LDR — Low Density Residential up to 4 dwelling
units per acre (du/acre) with a Low Density Agricultural/Equestrian Overlay (LD/AER).
(See Exhibits 4 and 5). This designation permits the development of single-family homes
on large lots.
The existing site is a rural agricultural estate developed with a single-family home,
caretakers' residence, horse barn, RV barn, hay shelter, aviaries, animal corrals and
pastures, and other accessory structures. There are grazing and exercise pastures, a fallow
crop field, and a grape vineyard. There is minimal elevation change across the site,
however, there is a man-made, landscaped dirt mound north of the structures and a small
man-made pond east of the structures, along the tree -lined driveway.
The site has approximately 1,320 feet of frontage on Avenue 53 and on Monroe Street.
Avenue 53 is designated as a Collector with a 74 -foot right of way, and Monroe Avenue is
designated as a Primary Arterial with a 110 -foot right of way, according to the City's
General Plan. Monroe Street will have a 30 -foot wide landscape/multipurpose trail lot for
the length of the project. There will be 10 -foot landscape setbacks along Avenue 53 for
perimeter landscaping. The surrounding properties are historically agricultural lands, with
scattered residential dwellings. The Rancho Santana Specific Plan was approved by the
City of La Quinta in 2003 for the 80 -acre property to the north that will feature a single
family residential community and on-site equestrian facilities and trails. Pista de Dorado
Specific Plan area is shown on the Aerial Photograph on Exhibit 1. Site photos are found in
Exhibit 2.
Environmental Studies were performed on the site, including a biological assessment,
cultural resources assessment, paleontological assessment, focused traffic study, noise
analysis, soils and geotechnical analyses, preliminary hydrology and a Phase I
Environmental Assessment.
The project is a single-family subdivision with grading and infrastructure to be constructed
in one phase. The builder may phase home construction in up to seven building phases. The
homes will be one story structures. While no on-site horse -keeping will be provided within
the subdivision, equestrian enhancements have been incorporated into the project for the
public benefit consistent with equestrian/agricultural activities in the surrounding area, and
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PLAN VIEW AERIAL OF PROJECT SITEPISTA DE DORADO SPECIFIC PLAN
TMs Keith Companies
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CITY OF j
NOT TO SCALE
. QUINTA Exhibit 1 /N\
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Monroe Street At North East Corner of Property
(Looking Southwest)
Monroe Street at North East Corner of the Property
(Looking West)
SITE PHOTOS
Near Avenue 53 and Monroe
(Looking North)
At Southwest Corner of the Property
(Looking North)
NOT TO SCALE
TTa K ilz h lcO—Panlaa
Exhibit 2
Pista de Dorado Specific Plan
in compliance with the City of La Quinta General Plan policies for the project area. Within
the subdivision will be a private community park for Pista de
Dorado residents with an historic -western theme children's playground, benches and a
shade structure, a half -court area for basketball, and other park amenities.
Exhibit 3 depicts the site plan for the proposed development. Primary access to the site will
be on Avenue 53, with a secondary access located on Monroe Street. The development will
contain private streets and will be a gated community.
1.1.3 The Process
Implementation of this Specific Plan is intended to carry out the goals and policies
contained in the General Plan of the City of La Quinta in a planned and orderly fashion.
The land use designation on the City's General Plan and Zoning Map is Low
Density/Agriculture Equestrian Residential District allowing up to 4 dwelling units per
acre. The proposed project density of 2.55 dwelling units per acre is below the maximum
permitted by the La Quinta General Plan. The Land Use Map for the project site, contained
in the 2002 La Quinta General Plan, is shown in Exhibit 4. A comparison of the
development plan to the goals and policies of the adopted plan are contained in Appendix
One.
The property is already properly designated and zoned for the uses proposed. Zoning is
Low Density/Agrarian Equestrian Residential (LD/AER) Overlay for the project site.
Exhibit 5 depicts the zoning on the site and the surrounding parcels. The applicant has
selected to prepare a Specific Plan for the Pista de Dorado development as modification to
the adopted development standards for the project zoning are proposed, specific
architectural and landscaping design standards are proposed, and specific amenities are
proposed to satisfy the Equestrian Overlay development requirements contained in the
General Plan.
1.1.4 Relationship to Other Agencies
The site is currently located within unincorporated Riverside County and is part of an
annexation request that has been initiated with the County Local Agency Formation
Commission (LAFCO). The City can move forward with entitlement processing of the
development plan, prior to approval of the proposed annexation by LAFCO. However, no
construction -related permits can be issued until the annexation has been approved and
recorded by LAFCO. In addition to City approvals, permits will be required by the
Coachella Valley Water District (CVWD) for improvements to the water and sewer lines.
Other improvements to infrastructure will be required by Imperial Irrigation District
(electrical power), Verizon for telephone service, The Gas Company for natural gas
service, and Time Warner for cable TV service. Each of these services will be coordinated
by the developer prior to construction as required by the City of La Quinta.
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Pista de Dorado Specific Plan
1.1.5 Regional Project Setting
The Pista de Dorado Specific Plan is located within the central portion of the Coachella
Valley, a low desert environment surrounded by the San Jacinto, Santa Rosa, and Little San
Bernardino mountain ranges. The project site is located on the desert floor, within a
historically rural agricultural and equestrian land use area. The project location is within
the Sphere of Influence of the City of La Quinta at the City's northeastern boundary.
1.1.6 Local Project Setting
The project site is located southwest of the City of Indio, and north, south and east of the
current boundaries of the City of La Quinta. Pista de Dorado is surrounded by agricultural
properties, some of which have recently acquired development entitlements on them for
single family land uses, such as the Rancho Santana Specific Plan that borders Pista de
Dorado along the north.
Regional Historical Background and Project Theme
The Coachella Valley is a unique place with a history of serving as a regional
transportation corridor between the Pacific Coast, Arizona and Mexico. The development
of the Coachella Valley and its link to the outside world had very much to do with a mostly
forgotten wagon trail, parts of which are still a dusty four-wheel-drive track that meanders
across the desert to the Colorado River near Blythe, and a part of which has been covered
over by Highway 111. For centuries an old Indian path called the Cocomaricopa Trail
traveled through the valley to the Colorado River. The story of this wagon road really
begins in about 1830 when mountain -man Pegleg Smith reported finding black gold
nuggets a few miles west of La Paz (modern-day Ehrenberg, Arizona) in the McCoy
Mountains. Thirty-two years later, in 1862, Paulino Weaver of the San Gorgonio Pass area
was trapping beaver along the Arizona side of the Colorado River about 10 miles north of
Blythe, and he spotted the glitter of gold in the bottom of a small gulch. Before long a new
gold rush was heading to La Paz....and the miners were traveling through the Coachella
Valley to the gold fields. William Bradshaw, a Los Angeles adventurer, quickly realized
the need for a road to the gold fields at La Paz. A Cahuilla Indian is thought to have drawn
Bradshaw a rough map indicating where watering holes and old campsites along the
ancient Indian trail were located. The Bradshaw Trail, or "Via Oro," followed the general
alignment of this old Indian trail. The inception of the stageline trail was intimately
connected with hopeful miners who were
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LEGEND
(DSingle Family Residential
Estates
Q2 Park/Retention
Basin
' Retention Basin
4, Equestrian Trail
CONCEPTUAL LAND USE PLAN
NOT TO SCALE
Tha Kaith Companies
Exhibit 3
VLDR
VLOR
:DR
CITY GENERAL PLAN LAND USE MAP
NOT TO SCALE
Roads
Township/Range Sections
Railroads
City Limits
------" Planning Area #1
" Planning Area #2
. ". "' .' City Sphere of Influence
Residential Land Uses
VLDR Very Low Density up to 2 du/ac
LDR Low Density up to 4 du/ac
.- MDR Medium Density up to 8 du/ac
�`• MHDR Medium -High Density up to 12 du/ac
HDR High Density up to 16 du/ac
Hillside Overlay
Agriculture/Equestrian Overlay
Commercial Land Uses
-_.._. M/RC Mixed/Regional Commercial
CC Community Commercial
NC Neighborhood Commercial
CP Commercial Park
O Office
TC Tourist Commercial
VC Village Commercial
Other Land Uses
I Industrial
MC Major Community Facilities
P Park Facilities
OS Open Space
G Golf Course Open Space
W Watercourse/Flood Control
Tt,a Kekh
Exhibit 4
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CITY ZONING MAP
Zoning Designation
Tourist Commercial —
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LEGEND
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RESIDENTIAL
Major Community Facilities
Very Low Density Residential
Low Density Residential
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Cove Residential
•rad Medium Density Residential
Parks and Recreation
Medium High Density Residential
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- High Density Residential
-
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VILLAGE COVE
- -
Open Space
_ Village Commercial
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NONRESIDENTIAL DISTRICTS
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-
_ Regional Commercial
.. Low Density AgneWhue"co„asr,a
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Zoning Designation
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Exhibit 5
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SPECIAL PURPOSE DISTRICTS
Parks and Recreation
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Golf Course
- - - -- -
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SPECIAL SYMBOLS
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Exhibit 5
Pista de Dorado Specific Plan
racing toward La Paz in a gold -fever frenzy. In its heyday, the Bradshaw Trail linked
coastal southern California to Arizona and eastern states. Bradshaw's stage coaches
brought people, the US mail, and supplies into and through the area. A series of stage stops
were established in the Coachella Valley to service the teams and passengers, with one
such stop said to have been located in La Quinta, near Point Happy. The stage road forks
at Point Happy with one segment transitioning southeastward to Toro Village, and another
segment continuing eastward through what is now the City of Indio. The reprint from the
1877 Omaha Herald lists tips for stage coach travelers, offering us a hint of what it must
have been like back then. Bradshaw Trail referred to as the "Gold Road to La Paz," was
soon eclipsed by construction of the Southern Pacific Railroad through the area in 1876,
ending the dependency on the stage coach for regional travel. The reprint from the 1877
Omaha Herald, found on the inside cover, lists tips for stage coach travelers, offering us a
hint what it must have been like back then.
From the above historical setting, Pista de Dorado (Trail of Gold) takes its name and design
character. The flavor of the old trails, stage coaches and stops, gold miners, horse-drawn
wagons, and early settlers is celebrated by this project. The custom-designed play ground
equipment, perimeter wall design, street sign and street light design, public art concepts,
and other features all will reflect a taste of this rich local history. The classic architectural
design of the homes will reflect this celebration of history and tradition. A sense of place
and historical feel is offered to those who chose to live in Pista de Dorado.
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Pista de Dorado Specific Plan
SECTION 2.0 SPECIFIC PLAN
2.1 Project Description
The project site is approximately 40 acres in size and largely square in shape. The site is
currently developed with a single-family home, a caretakers' house, horse barn, corrals,
aviaries, and other accessory structures, fences, and gates. There is a landscaped earthen
mound near the main house and a small lake. This specific plan will guide the development
of a private residential community with upscale architecture and landscape designs in a
western -equestrian design theme complementary to the surrounding properties and goals of
the City of La Quinta General Plan. The project has been designed to enhance planned and
existing public equestrian facilities and to offer residents a country villa atmosphere with a
feel for by -gone days.
Pista de Dorado will be a gated community consisting of 101 single family homes on lots
ranging in size from 9,600 to 22,000 square feet, with semi -custom -look homes, on an
average lot size of approximately 11,000 square feet, incorporating a centrally -located
private family park for residents. The floor plans for the home sites will range in size from
approximately 2,694 to 3,049 square feet of livable area. Each floor plan will have three
front elevations offering a range of classic Italian Tuscany and Spanish/Mediterranean
equestrian/country villa architectural themes in natural desert tone stucco colors with a
variety of accent possibilities including, but not limited to, exterior shutters, recessed
windows with lentils, and other classic design features. Front elevations and detailing/color
schemes will be minimally repeated within the subdivision, thereby giving each dwelling
an individual semi -custom look. Placement of homes on lots will incorporate variety and
randomness to give a more custom feel to the project, and a sense of place. Most home sites
will enjoy a view of the Santa Rosa Mountains. Varied setbacks will provide for an
interesting and customized streetscape within the project. A decorative solid masonry block
wall will surround the private community. Gated entries will be decorative and provide
controlled access for residents.
Options for a detached or attached casita will be offered for home sites that can
accommodate them, and will be approved under a Master Minor Use Permit process.
Restrictive covenants on the casitas are expected pursuant to City requirements.
Within the project, a central focus of Pista De Dorado community life will be the private
village park, a highly landscaped open space offering respite passive and active recreation
facilities for the whole family, including a children's playground, half -court for basketball,
shade structures, and a small landscape water feature. The park will be approximately
35,000 square feet in size and be visible shortly after one enters the project, creating an
enhanced internal entry statement for the project. The private Pista de Dorado Park will
serve as the village center and be an inviting place for birthday parties and neighborhood
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Pista de Dorado Specific Plan
gatherings, as well as lying under a tree with a good book. The Homeowner's Association
may choose to hold community meetings in the park.
Pista de Dorado will be surrounded by a 6 -foot high block wall with vintage style detailing
and decorative cap, reminiscent of a historic wall. Desert friendly landscaping along the
perimeter, including the multi-purpose trail, will be provided as required by the City of La
Quinta General Plan and the City's landscape guidelines. There will be two gated entries
into the project; both gated entries will include decorative monument identification signs
and extensive entry features and landscaping.
A multi-purpose trail for pedestrians and horses, and on -street bicycle path will also be
provided along Monroe Street. Along Monroe Street, the multi-purpose trail will be
widened an additional ten feet to provide expanded equestrian facilities for a total of 30 feet
width. Static obstacles, such as poles to weave through, a bridged dry wash crossing, and
other suitable features for horse and rider are proposed within the enhanced area for
equitation training and pleasure.
The project will include privately maintained streets and open space with decorative low
profile lighting to preserve the visibility of the naturally clear skies of the desert.
2.2 Specific Thematic Plans
2.2.1 Conceptual Land Use Plan
The Tentative Tract Map 31874 will serve as the development plan for Pista de Dorado as
depicted in Exhibit 3. The subdivision encompasses the entire 40 acres with single-family
residential lots accessed from an internal private street system. Both street -side and
driveway parking will be provided.
2.2.2 Conceptual Circulation Plan
The Plan (Exhibit 6) will utilize the adjacent street system in a manner that is consistent
with the City of La Quinta General Plan Circulation Plan. The property is located on the
north side of Avenue 53 and the west side of Monroe Street. Monroe Street is a Primary
Arterial and an Agrarian Image Corridor. Avenue 53 is a Collector street. Additional public
street widening and improvements will be completed as part of this development. The main
entrance is located on Avenue 53, with an entrance on Monroe Street providing a
secondary access. Access cross sections are shown on Exhibit 7. The landscape design
along the project frontage shall be complimentary to the landscaping in the area and the
goals of the General Plan for image corridors. Exhibit 8 depicts the proposed landscape
treatment along Monroe Street and Avenue 53.
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Pista de Dorado Specific Plan
Pista de Dorado will be a gated community with private streets. Parking will be allowed on
both sides of interior streets.
A multi -use trail will be developed along the east project boundary, adjacent to Monroe
Street. See Exhibit 8. This trail system implements the La Quinta General Plan, along the
eastern project boundary. The enhanced trail segment and Trail Stop will provide the first
such amenities along the five mile length of Multi -Purpose trail along Monroe Street. The
Monroe Street Multi -Purpose Trail segment begins at Avenue 52 and extends south to
Avenue 62. As the project is located near the northern end of the trail, the Trail Stop
provides a type of comfort station for those either ending or beginning their use of the trail.
No restrooms are proposed for the Trail Stop at this time, however, they may be included
as an additional public amenity as provided by the City. As development occurs along
Monroe Street, it is anticipated that additional segments of the trail will be constructed in
the future and that additional trail enhancements along the trail route will be provided by
others. Pista de Dorado is taking the lead in designing the first trail enhancements for this
segment of the trail system with a focus on the equestrian tradition of the project area.
2.2.1 Conceptual Grading and Drainage Plan
2.2.3.1 Improved and Natural Drainage Plan
The site lies in flood Zone C according to Community Panel No. 060245-2300 B dated
March 23, 1983. Zone C is an area of minimal flooding and no special protection or
measures are required. Existing and improved drainage patterns are shown on Exhibit 9.
2.2.3.2 Grading
The site will be graded in a single phase. It is anticipated that there will be a balance of
material on the site. The preliminary grading concept for the property shows a retention
basin at the southeast corner of the development for retention of storm flows and nuisance
water. The private park will also serve as minor retention area. Existing structures will be
demolished and removed. The artificial earthen mound that currently exists on the property
will be leveled, and the pond will be filled in, so that the project site will be relatively flat,
allowing for proper drainage conveyance. See Exhibit 9 for the conceptual
drainage/grading plan.
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LEGEND
j Main Entry -Gated
(Full Movement)
Secondary Entry -Gated
(Right in- Right out)
Equestrian Trail
Major Circulation Pattern
CONCEPTUAL CIRCULATION PLAN
NOT TO SCALE
-rho Kmtz h Companlaa
Exhibit 6
SEE CROSS SECTION A -A - -
ON EXHIBIT B FOR
STREET DETAIL AN DEPTH LOOK AT THIS
SEC71ON 42' _ STREET DETAIL
10' EX. 30' ROAD ESMT.
ADDITIONAL 3U' EX. 30' ROAD ESMT
PARKWAY EX.
(PRIVATE) E/P +/-12' rt DDITIONAL EX.
PARKWAY FjP +/-12'
PROP. PROP EXI571NGASpHAL ISTINGASPHAL
P/L � R/W PR P. I PROP
74' (ULTIMATE R/W) P t R/W
110 (ULTIMATE RMS
PROP. 37' DEDICATION
PROP. SS' DEDICATION
-
ARKWAY 72' 34'
9'
PROP.
(P BuC) PARKWAY BARRIER STD. CURB (PUBLIC) STD. CURB CURB
- &GUTTER PROP.
A.C. & GUTTER
2% FRC.
}- .----^ 2% A.C. -
JOIN
EXISTING/PROPOSED
GRADE EXISTING/PROPOSED JOIN , LAFIDSCAPEP
PROP. BASE TING/PROPOSED MEDIAN
COMPACTED SUBGRADE GRADE PROP. BASE
6' MEANDERING
COMPACTED SUBGRADE
SIDEWALK
TYPICAL SECTION 10' WIDE MEANDERING TYPICAL SECTION
AVENUE 53 MULTI-PURPOSE TRAIL MONROE STREET
N.T.S
N.T.S
10' P.U.E RfW
STREET DETAIL
40'
18,0° 18.0'
PROP.
WEDGE PROP.
CURB WEDGE
JOIN _ 2 PROP. A.G. CURB
4G!1''ROPOSE _-- ----
GRADE
PROP.
COMPACTED SUBGRADE
CIRCULATION CROSS SECTIONS
TYPICAL SECTION
PROPOSED INTERIOR STREET
N.T.S
NOT TO SCA0
R/W 10' P.U.E
JOIN
EXISTING7PRC
GRADE
TF�a KaitFt Companies
Exhibit 7
MONROE AVENUE
PERIMETER
WALL
1
AVENUE 53
MONROE STREET
CROSS SECTION A -A'
PERIMETER LANDSCAPE PLAN *Plant Pallete depicted on following exhibit (8A)
"'ISTA DE DORADO SPECIFIC PLAN NOT TO SCALE
CITY OF LA QUINTA
KEY MAP
a I DD 1 Fyy pL �
MONROE AVENUE
P.
KEY MAP
NORTH
The Keith Companies
Exhibit 8
PLANT PALLETTE 1 -- -I--
NOT TO SCALE
Exhibit 8A
Pista de Dorado Specific Plan
2.2.3.3 Erosion Control
The project will comply with the City's erosion control ordinance. The grading operations
shall include adequate provisions for wind and water erosion control during, as well as
after, grading operations have ceased. The details of erosion control shall be included in the
project's Storm Water Pollution Prevention Plan (SWPPP) and PM 10 Plan.
• Pre Grading — The portions of the site to be graded shall be pre -watered to a depth
designated by the soils engineer prior to the onset of grading operations.
• During Grading — Once grading has commenced, and until grading has been
completed, watering of the site and/or other treatment(s) determined to be
appropriate shall be ongoing.
• Post grading — All disturbed areas shall be treated to prevent erosion for the term
that the area will remain undeveloped. Wherever feasible, final landscape and
irrigation shall be installed.
SWPPP/NPDES/PM 10
Since the Coachella Valley experiences periods of moderate to heavy wind conditions,
wind-blown dust and sand is a concern with mass grading operations. Because of health
concerns, the Environmental Protection Agency has instituted a plan in the valley to curb
excess PM 10 (small particle dust). The City also participated in the National Pollutant
Discharge Elimination System program. The City of La Quinta requires SWPPP, NPDES,
and PM 10 plans to control the wind and water born erosion associated with such grading
operations. The project will comply with the City's requirements relative to these
programs.
2.2.4 Conceptual Water and Sewer
2.2.4.1 Water Plan
Coachella Valley Water District (CVWD) provides water service in the City. There is an
existing 18" water line located in Avenue 54 and Monroe Street that terminates
approximately 1/2 mile of the site. Per CVWD standards, dedication of a water well site
will be required within the project area. The location of the well will be indicated on the
tentative tract map for the project. Exhibit 10 shows the conceptual design for water
service.
A valley -wide overdraft condition exists for the local groundwater basin. In November
2000, the Coachella Valley Water Management Plan was prepared to provide water
conservation goals toward reducing urban water demand by 10 percent. In compliance with
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Pista de Dorado Specific Plan
this plan, Pista de Dorado will incorporate water conservation measures for landscape
irrigation and domestic plumbing fixtures. Drought tolerant landscape plantings will be
selected for their reduced water needs.
2.2.4.2 Sewer Plan
Pista de Dorado homes will be served by sanitary sewer facilities. Sanitary sewer service
for the project area is provided by Coachella Valley Water District (CVWD). Currently,
there are no facilities in front of the project site. An 8 -inch gravity line is located at
Avenue 52 and Monroe Street. Eight -inch gravity lines are proposed near Madison Street
and Avenue 50, and Monroe Street and Avenue 55. This second line will connect to a lift
station at Monroe Street and Avenue 57. Exhibit 10 shows the conceptual design for sewer
service at Pista de Dorado.
2.2.5 Other Conceptual Dry Utility and Other Services
2.2.5.1 Electrical Plan
The Imperial Irrigation District (IID) provides electric facilities in La Quinta. There are
overhead services adjacent to the site. The City will require the installation of these
services to be underground if the voltage is less than 34 KV.
2.2.5.2 Natural Gas
The Gas Company provides natural gas services in the project area. There is service in
Avenue 52 that will be utilized for the development.
2.2.5.3 Cable Television
Time Warner Cable is the current purveyor of television cable service in the project area.
There is service available from Monroe Street and Avenue 53 that will serve as a
connection points for the Pista de Dorado project.
2.2.5.4 Telephone
Verizon will provide telephone service in the Coachella Valley. There are service
connection points in Monroe Street and Avenue 53.
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Pista de Dorado Specific Plan
2.2.5.5 Solid Waste
Waste Management of the Desert provides waste disposal service. It is anticipated that
standard residential weekly street -side pick-up service will be implemented for Pista de
Dorado residents.
2.3 Planning Standards and Design Guidelines
2.3.1 Development Standards
The uses and development standards will be modified from those contained in the
provisions of the La Quinta Zoning and General Plan regulations. Should conflict occur
between the regulations and the Plan, the provisions of the Plan and supporting text shall
prevail. The following proposed development standards are applicable to the Pista de
Dorado Specific Plan and are meant to change and augment Sections 9.40 — 9.60 and 9.140
of the City's Municipal Code. Section 9.140 is included as Appendix Two. The balance of
the City's Municipal Code applies to this project.
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J
LEGEND
Proposed 18" Water Line
--------- Proposed 8" Water Line
------ - Proposed 8" Sewer Line
CONCEPTUAL WATER DISTRIBUTION AND SEWER PLAN
T TO SCALE
I
I
-rha KHi h companies® I mllm*41=
Exhibit 10
Pista de Dorado Specific Plan
PERMITTED USES
Single-family dwellings
Attached or Detached Casitas_, subject to the Master Minor Use Permit requirements
Garages and carports, sub ect to Section 9.06.060 of the La Quinta Municipal Code
Patio covers, decks and gazebos, subject to Section 9.06.040 of the La Quinta Municipal Code
Fences and walls, subject to Section 9.06.030 of the La Quinta Municipal Code
Swimming pools, spas and cabanas, subject to Section 9.06.070 of the La Quinta
Municipal Code
Parks and Open Space
Satellite dishes and antennas subject to Section 9.06.070 of the La Quinta Municipal
Code
LOW DENSITY/AGRICULTURAL-EQUESTRIAN RESIDENTIAL DISTRICT
Proposed
Existing
Minimum lot size for single family
dwellings (sq. ft.
9,600
10,000
Minimum lot frontage for single-family
dwellings ft.)
80
100
Minimum lot frontage on cul-de-sacs and
knuckles/irregular_ lots (ft.)
35/70
35
Maximum Lot coverage (% of net lot area)
50
40
Maximum structure height (ft.)
28
28
Maximum number of stories
1
2
Minimum front yard setback (ft.)
15
30
Minimum perimeter setback for landscape
1
10/20
20
Minimum side yard setback (ft.)
14 combined, no less
than 5 on interior side
20
Minimum livable area excluding garage (sq
ft.)
2,200
1,400
Minimum rear setback
15
30
Max No. of Horses for Private Use
(per acre)
0
5
GENERAL NOTES
1. Perimeter landscape setbacks are adjacent to perimeter streets; fust number applies to Avenue 53
landscape setback; second number applies to Monroe Street landscape setback.
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Pista de Dorado Specific Plan
Casita development shall comply with Section 9.60. 100 of the City of La Quinta Zoning
Code unless stated below:
CASITA DEVELOPMENT STANDARDS
Proposed
Existing
Height (maximum)
17
10 for up to 200 sq. ft.
17 for 201+ sq/.ft.
Separation from Main
Building
5
10
Front yard setback
15
20
Interior Side Yard
Same as for main building
Same as for main building
Exterior Side Yard
Same as for main building
Same as for main building
Rear Yard setback
Same as for main building
Same as for main building
2.3.2 Design Guidelines
2.3.2.1 Residential Design Concept
This gated community will have a mixture of one-story, semi -custom -look homes
incorporating a blend of classic country villa design flavors from Spain, Italy, and Early
California, such as Tuscan, Spanish Revival/Mediterranean, Spanish Colonial, and Early
California Mission and Rancho architectural styles. These architectural styles are
frequently found in the La Quinta area and are well received in the project area.
Architectural treatments will include, but are not limited to, multiple roof lines, beam
lentils and decorative window shutters, decorative windows, arches, thick walls, rock
accent fascia, stucco exteriors, decorative masonry treatments, low stuccoed garden and
courtyard walls with decorative wrought -iron gates, French style doors, window hood
moldings and canopies, wrought iron window grill -work, decorative roll -up garage doors
with lites, side -loading garages, dual garages (one two -car and one one -car), tile roofs,
decorative chimney treatments, and decorative exterior light fixtures and vent covers.
Covered patios are included. Optional attached and detached casitas will be available.
Exhibits 11, 12, 13 & 14 portray the range of conceptual architectural styles and floor plans
anticipated for this project. Four floor plans will be offered, each with three front elevation
alternatives. Conceptually, Plan 1 will feature 2,694 sq. ft. of livable area (2 or 3 bedrooms,
2 or 3 baths). Plan 2 will feature 2,773 sq. ft. of livable area (3 bedrooms, 3 baths). Plan 3
will feature 2,962 sq. ft. of livable area (3 or 4 bedrooms, 2 or 3 baths), and Plan 4 will
feature 3,049 sq. ft. of livable area (4 bedrooms, 3 baths, 1 powder). All plans will be one-
story units with three -car garages on the front elevations of each plan. Plans 2 and 4 will
feature dual garage areas with two -car garage and single car garage configurations. Floor
plans indicate a variety of interest by the undulating footprints for not only the front
elevations, but the rear elevations as well. Plans will feature combinations of master suites
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Pista de Dorado Specific Plan
with master baths, great rooms, flex rooms, walk-in closets, breakfast nooks, laundry
rooms, dining rooms, and galleries. Exhibit 15 illustrates an expected street scene with
front yard interest and variability planned for the development. Final plan renderings may
vary slightly in detail and floor plan designs, however, the four conceptual plans presented
in this Specific Plan are typical of the semi -custom home product envisioned for Pista de
Dorado. Final product designs will be subject to design review approval by the City of La
Quinta.
2.3.2.2 Landscape Design Concept
The landscaping theme for Pista de Dorado consists of appropriate plantings for the desert
area that have proven to be water efficient, and convey a classic desert feel.
Entry areas are characterized by plantings of hybrid fan palms under planted with
bougainvillea "la jolla", agave Americana and salvia greggii. Exhibit 16 depicts the
decorative front gate entry design for Pista de Dorado.
Parkways are informally planted with masses of sweet acacia, desert museum palo verde
and Texas ebony. Underplanting of bougainvillea, deer grass and Texas Ranger are mixed
with groundcovers of trailing acacia and lantana. The ranch fence is planted with
bougainvillea and Lady Banks rose. Exhibit 17 & 18 illustrate the conceptual front yard
landscape schemes for the project.
The interior park has large open areas of lawn with seven varieties of trees for shade. An
arbor/seating area will be planted with Lady Banks rose. Exhibit 19 illustrates the
conceptual park landscaping plan. The play area is buffered from the adjacent homes with a
planting of large shrubs which include cassia, red bird of paradise, Texas Ranger and
yellow oleander. Additional color is provided throughout with penstemon and desert
marigold.
2.3.2.3.1 Public Facilities
a. Equestrian Trail Enhancements
A ten (10) foot wide strip of land will be added to the existing 20 -foot public right of way
area along Monroe Street for a total of 30 feet width to be reserved for the regional multi-
use trail. Within this additional area will be interesting static equestrian obstacles for horse
and riders to negotiate. Static obstacles such as a bridge crossing over a dry creek bed and
poles to weave through will be placed in appropriate locations within this area. These
obstacles are designed to be permanent, encountered at a walking pace, and will serve as
training aids and "play" equipment for horse and rider. The equestrian portion of the multi
use trail will meander in and out of this additional area providing an interesting horse
backing riding and pedestrian experience.
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Pista de Dorado Specific Plan
At the northwest corner of Avenue 53 and Monroe Street will be the retention basin for the
project, which will also feature an adjacent Trail Stop facility alongside the regional multi-
use trail system. The Trail Stop will be a place for horse and rider as well as pedestrians to
stop and rest. This will be the first such facility along the trail system and should set a new
standard for future developments along the trail route. There will be a hitching area for
riders to dismount and tie their horses, a watering trough for horses, a drinking fountain and
benches for people. At the Trail Stop there could be a decorative, yet functional,
monument -style map of the regional trail system, with locational information identified for
users of the trail. There is also opportunity at the Trail Stop for a thematic public art piece.
Exhibit 9 illustrates the enhanced trail concept for this project.
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_"t
Covered Patio
Flex Space
Bodmom 3/Bath 3
Library
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J
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Casitas
Floor Plan
Front Elevation
CONCEPTUAL PLAN 1 (ARCHITECTURAL ELEVATION AND FLOOR PLAN)
_ NOT TO SCALE
Plan 1
2,694 sq. ft.
Scale: 1/4" = V- 0"
Tha IGalth Campmnlaa
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Exhibit 11
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.t
a );
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i.
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h�edta
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I
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= Courtyard
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_ t
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Ia
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jI
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1 *!1 I41 Optional
J
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Casitas
Floor Plan
Front Elevation
CONCEPTUAL PLAN 1 (ARCHITECTURAL ELEVATION AND FLOOR PLAN)
_ NOT TO SCALE
Plan 1
2,694 sq. ft.
Scale: 1/4" = V- 0"
Tha IGalth Campmnlaa
j 7rtc=
Exhibit 11
J 1
I—I^�� Master
Puoli9i*i-,t'�_1 Bath
lI Master Suite
I 6M4
kc
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A•C
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Bedroom 2
Floor Plan
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i
I i
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Floor Plan
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i
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Bedroom 3
11(c.r C gC
J
Optional
Casitas
Front Elevation
CONCEPTUAL PLAN 2 (ARCHITECTURAL ELEVATION AND FLOOR PLAN)
NOT TO SCALE
Plan 2
2,773 sq. ft.
Scale: 1/4" = 1 0'•
TFia FGafth Companla6
Exhibit 12
r-�Ikw-
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Breakfast
s
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f
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11(c.r C gC
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Casitas
Front Elevation
CONCEPTUAL PLAN 2 (ARCHITECTURAL ELEVATION AND FLOOR PLAN)
NOT TO SCALE
Plan 2
2,773 sq. ft.
Scale: 1/4" = 1 0'•
TFia FGafth Companla6
Exhibit 12
i
l
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1 X Master Suite `"`r'I"'
� Breakfast p
Paas rgniP. 00 �; Master i
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s Optional
Detached
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:-t
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Front Elevation
— M
Rear Elevation
CONCEPTUAL PLAN 3 (ARCHITECTURAL ELEVATION AND FLOOR PLAN).
7"ISTA DE DORADO SPECIFIC PLAN NOT TO SCALE
CITY OF l
Plan 3
2,947 sq. ft.
Scale: 1/4" = V- 0"
T'X K.1rh Companlaa
Exhibit 13
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Entry 8
po'wdcl'
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.11 n .y llumc Dffiva
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Bedroom 3
I
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i Attached
Casitas
Front Elevation
Front Elevation with Attached Casitas
CONCEPTUAL PLAN 4 (ARCHITECTURAL ELEVATION AND FLOOR PLAN)
NOT TO SCALE
Plan 4
3,049 sq. ft.
Scale: IW = I'-0"
Tha KBirh Companlaa
Exhibit 14
K I
r,
Breakfast
Covered Patio
� Nook
I
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Master Suite
Pool Equip,-
CD.9ti J" I
f� r Walk-in
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.11 n .y llumc Dffiva
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i
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l •4
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Floor Plan
Bedroom 3
I
Optional
i Attached
Casitas
Front Elevation
Front Elevation with Attached Casitas
CONCEPTUAL PLAN 4 (ARCHITECTURAL ELEVATION AND FLOOR PLAN)
NOT TO SCALE
Plan 4
3,049 sq. ft.
Scale: IW = I'-0"
Tha KBirh Companlaa
Exhibit 14
Planl Plan 2 Plan 3
Plan 4
with Attachcd Casitas
CONCEPTUAL RESIDENTIAL STREETSCENE
NOT' O SCALE
Tha KaltFi CompanlaB
Exhibit 15
PILASTER VINES ON CANOPYTREE
' - 6' HT WALL ni
ENHANCED PAVING
LU
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af
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MONUMENT 0
r SIGN
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GATE SIOEWALK ..'iJ.
MAIN ENTRY ecur� ria` -0•
KEY MAP
STONE VENEER PILASTER
--WI SAND MOLD BRICK CAP
53 AV�NUE
I
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NOfRH
,-SMOOTH STUCCO WALL COPPER PANNEL
-CARRUPE LIGHT --Wf EMBOSSED DETAIL
MAIN ENTRY GATE CONCEPT SCALE- NM
CONCEPTUAL GATED ENTRY CONCEPTS
HOT TO 'SCALE
I
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Exhibit 16
PEDESTRIAN VEHICULAR
GATE GATE
6HT WALL -IL
-06
f
cJ.
r-
VINES ON
S. HT. WALL
M1
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MAIN ENTRY GATE CONCEPT SCALE- NM
CONCEPTUAL GATED ENTRY CONCEPTS
HOT TO 'SCALE
I
Tl,. HLail Fh Comp.,I.s
Exhibit 16
Pista de Dorado Specific Plan
b. Art in Public Places
The requirement for Art in Public Places will be satisfied in accordance with Chapter 2.65
of the La Quinta Municipal Code. The historic flavor conveyed throughout this specific
plan lends itself to conceptual public art opportunities that might include using the
Bradshaw stage coach, mining, or one of the other related local historic themes. Within the
Trail Stop, there is an opportunity for a public art piece portraying the historical theme of
Pista de Dorado.
c. Recreation
Recreational requirements will be satisfied in accordance with Section 13.65 of the La
Quinta Municipal Code. Residents of the project may utilize the adjacent regional multi -use
trail system and Trail Stop along Monroe Street, by accessing Avenue 53 and Monroe
Street via pedestrian gates at the formal entry locations, a pedestrian gate at the southeast
corner of the project, as well as other public facilities in the area.
2.3.2.4 Private Facilities
Community Park
Centrally located within the gated development will be a 35,000 square foot private park
with custom designed play equipment with a resilient safety ground surface, shade
structure(s), gazebo, and a basketball half -court. Benches, shade structures, and attractive
landscaping will also be provided that will include succulents, 24" and 36" box canopy
trees, shrubs and groundcover, as well as decorative boulders, pebbles, decorative planter
pots, a water feature, and decorative lighting. The play equipment will have a thick safety
surface underneath to cushion potential falls by children using the equipment. The safety
surface will feature an interesting historic themed design consistent with the theme of the
project to compliment the play equipment. Play equipment may feature climbing, sliding,
crawling, and riding experiences that may resemble stage coaches, stage stops, wagon
wheels, horses, miners and mining equipment, local Native American villages, etc. The
playground will have an interpretive aspect to it. Amenities for older youth and adults will
consist of the basketball half -court, a shade structure with seating, and open areas. This
design theme will fit into the design character of the project and the area. Exhibit 20
conceptually illustrates the design envisioned for the park. Play equipment will be made of
durable materials suitable for the desert environment with safety and comfort, as well as
creative play, in mind. Shade structures over portions of the play equipment and a shade
feature with benches will be included, as well as a shallow water feature. Lighting in the
park will consist of low-level walkway fixtures that are downcast and shielded. No lighting
will be provided for the basketball half -court. A community swimming pool is not planned
for the park, but private pools will be options for homebuyers. Construction of the park is
planned for Phases 2 and 3 of home building phasing.
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TYPICAL FRONT YARD PLANTING PLAN (A)
NOT TO SCALE
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Pista de Dorado Specific Plan
2.3.3 Alterations of the Specific Plan
The City's Director of Community Development shall have the authority to determine
substantial conformance with the provisions of this Specific Plan when the changes are less
than 11% of development standards. Minor design changes shall be reviewed and approved
by the Planning Director.
SECTION 3.0 OPERATIONAL GUIDELINES
3.1 Common Area Maintenance/Managefnent
The common areas will be maintained by the Pista de Dorado Home Owner's Association.
The Association will also maintain the landscaping along the trail expansion and in the
Trail Stop.
3.2 Equestrian Enhancement Area Maintenance/Management
The additional ten feet to be added to the regional multi -use trail shall be dedicated to the
City of La Quinta for the public benefit, with the trail and non -landscape enhancements
specifically maintained by the City.
3.3 Streets and Utilities
Interior streets will be private, and will be maintained by the Pista de Dorado Home
Owner's Association.
a
11
0:\40861\4086l0Mdocs\specific plan doc\Stonefield 40 Specific Plan bb. doc
J
Page 40
11/2/2004
Pista de Dorado Specific Plan
SECTION 4.0 IMPLEMENTATION PROGRAM
4.1 Final Conditions of Approval
Page 42
0:\40861\4086101\docs\specific plan doc\Stonefield 40 Specific Plan bb doc
11/2/2004
A. Resolution No. 2004-120 (Tentative Tract 31874)
RESOLUTION NO. 2004-120
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA ' QUINTA, CALIFORNIA, APPROVING THE
SUBDIVISION OF ±40 ACRES INTO 101 RESIDENTIAL
LOTS AND MISCELLANEOUS LOTS
CASE NO.: TENTATIVE TRACT 31874
STONEFIELD DEVELOPMENT, INC
WHEREAS, the City Council of the City of La Quinta, California, did on
the 19' day of October, 2004, hold a duly noticed Public Hearing to consider the
request of Stonefield Development, Inc., for the subdivision of ±40 acres into 101
single-family residential lots and other miscellaneous lots, located at the northwest
corner of Monroe Street and Avenue 53, more particularly described as:
APN 767-200-011
WHEREAS, the Planning Commission of the City of La Quinta, California
did on the 28' day of September, 2004, hold a public hearing to consider this request,
and adopted Resolution 2004-072, recommending approval of this request; and,
WHEREAS, said Tentative Tract Map has 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 2004-511 for
this Tentative Tract Map in compliance with the requirements of the California
Environmental Quality Act of 1970, as amended. The Planning Commission 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 the public
hearing notice in the Desert Sun newspaper on .the 9' day of October, 2004, 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. 2004-120
Tentative Tract Map 31874
Stonefield Development, Inc.
Adopted: October 28, 2004
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 approval of
Tentative Tract Map 31874:
1. The Tentative Tract Map and its improvement and design, are consistent with
the General Plan in that its street design and lots are in conformance with
applicable goals, policies, and will provide adequate infrastructure and public
utilities.
2. 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.
3. The design of the subdivision and subsequent improvements are not likely to
cause serious public health problems because the construction of 101
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.
4. The design of the revised 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.
5. That the Local Agency Formation Commission,has approved the annexation of
the property into the City of La Quinta. This approval will become effective
upon certification by LAFCO.
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;
2. That the City Council does hereby approve Tentative Tract Map 31874 for the
reasons set forth in this Resolution, subject to the attached Conditions of
Approval.
Resolution No. 2004-120
Tentative Tract Map 31874
Stonof 1d Development, Inc.
Adopted: October 28, 2004
Pape 3
3. That Specific Plan 2004-073 shall become effective upon annexation of the
property into the City.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Council, held on this 19th day of October, 2004, by the following vote, to
wit:
AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
DON ADOLP 1q, May
City of La Quinta, California
ATTEST:
ptil� -'Q� 4nel!�� — A)
S. CREEK, CMC, I Clerk
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
r'
W. AT ERINE JE , City Attor ey
City of La Quinta, California
CITY COUNCIL RESOLUTION NO. 2004-120
CONDITIONS OF APPROVAL - FINAL
TENTATIVE TRACT 31874
STONEFIELD DEVELOPMENT, INC.
ADOPTED: SEPTEMBER 28, 2004
GFNFRAI
1 . The applicant agrees to defend, indemnify and hold harmless the City of La
Quinta ("City"), its agents, officers and employees from any claim, action or
proceeding to attack, set aside, void, or annul the approval of this Tentative
Tract Map, or any Final Map recorded thereunder. The City shall have sole
discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply
with the requirements and standards of Government Code § § 66410 through
66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta
Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web
Site at www.la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain any necessary clearances and/or permits from
the following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley 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. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
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.
4. 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 Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
The applicant or his/her designer 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.
5) Non -Storm Water Management.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 3
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.
5. 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).
PROPERTY RIGHTS
6. 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.
7. The applicant shall offer for dedication on the Final Map all public street right-
of-ways in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
8. The public street right-of-way offers for dedication required for this
development include:
A. PUBLIC STREETS
1) Monroe Street (Primary Arterial, Option A 110' ROW) — The
standard 55 feet from the centerline of Monroe Street for a total
1 10 -foot ultimate developed right of way except for an additional
variable right ,of way dedication at the proposed primary entry
intersection measured a minimum 67 feet west of the centerline
of Monroe Street and length to be determined by a traffic study
prepared for the applicant by a licensed traffic engineer per
Engineering Bulletin # 03-08. As a minimum, the required right of
way shall be for a length of 100 feet plus a variable dedication of
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 4
an additional 50 feet to accommodate improvements conditioned
under STREET AND TRAFFIC IMPROVEMENTS.
2) Avenue 53 (Collector, 74' ROW) - The standard 37 feet from the
centerline of Avenue 37 for a total 74 -foot ultimate developed
right of way except for an additional variable right of way
dedication at the proposed secondary entry measured a minimum
47 feet north of the centerline of Avenue 53 and length to be
determined by a traffic study prepared for the applicant by a
licensed traffic engineer per Engineering Bulletin # 03-08. As a
minimum, the required right of way shall be for a length of 100
feet plus a variable dedication of an additional 50 feet to
accommodate improvements conditioned under STREET AND
TRAFFIC IMPROVEMENTS..
9. The applicant shall retain for private use on the Final Map all private street
right-of-ways in conformance with the City's General Plan, Municipal Code,
applicable specific plans, and/or as required by the City Engineer.
10. The private street right-of-ways to be retained for private use required for this
development include:
A. PRIVATE STREETS
Private Residential Streets measured shall have a 36 -foot travel width
measured gutter or curb flow line to gutter or curb flow line. Curb design
to be approved by the City Engineer.
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.
Knuckle
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.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 5
Curve radii for curbs at all street intersections shall not be less than 25 feet or
as approved by the Engineering Division on the street improvement plans.
1 1 . 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.
12. Dedications shall include additional widths as necessary for dedicated right and
left turn lanes, bus turnouts, and other features contained in the approved
construction plans.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street
geometric layout, drawn at 1 " equals 40 feet, detailing the following design
aspects: median curb line, outside curb line, lane line alignment including lane
widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The
geometric layout shall be accompanied with sufficient professional engineering
studies to confirm the appropriate length of all proposed turn pockets and
auxiliary lanes that may impact the right of way dedication required of the
project and the associated landscape setback requirement
13. When the City Engineer determines that access rights to the proposed street
right-of-ways shown on the approved Tentative Tract Map are necessary prior
to approval of the Final Map dedicating such right-of-ways, the applicant shall
grant the necessary right-of-ways within 60 days of a written request by the
City.
14. 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.
15. The applicant shall create perimeter landscaping setbacks along all public right-
of-ways as follows:
A. Monroe Street (Primary Arterial) — A minimum 20 -foot from the R/W-P/L.
B. Avenue 53 (Collector) - 10 -foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall
design is approved.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31 874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 6
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.
16. The applicant shall offer for dedication those easements necessary for the
placement of, and access to, utility lines and structures, drainage basins,
mailbox clusters, park lands, and common areas on the Final Map.
17. Direct vehicular access to Monroe Street and Avenue 53 from lots with
frontage along Monroe Street and Avenue 53 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.
18. 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.
19. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of the Tentative
Tract Map and the date of recording of any Final Map, unless such easement is
approved by the City Engineer.
FINAL MAPS
20. 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.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 7
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refer to persons currently certified or licensed
to practice their respective professions in the State of California.
21. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
22_ The following improvement plans shall be prepared and submitted for review
and approval by the 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.
B.
C.
D.
E.
F.
G
On -Site Rough Grading Plan
PM10 Plan
SWPPP
Storm Drain Plans
Off -Site Street Plan
4' Vertical
Off -Site Signing & Striping Plan
1 " = 40' Horizontal
1 " = 40' Horizontal
1 " = 40' Horizontal
1 " = 40' Horizontal
1 " = 40' Horizontal, 1 " _
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.
On -Site Street Plan
Vertical
1 " = 40' Horizontal, 1 " = 4'
H. On -Site Signing & Striping Plan 1 " = 40' Horizontal
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 8
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.
On -Site 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.
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.
"Precise Grading" plans shall normally include all on-site surface improvements
including but not necessarily limited to finish grades for curbs & gutters,
building floor elevations, parking lot improvements and ADA requirements.
23. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction on the Public Works Online Engineering Library at
http://www.la-guinta.org/publicworks/tractl/z onlinelibrary/0 intropage.htm.
24. 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.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 9
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.
IMPROVEMENT SECURITY AGREEMENTS
25. 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.
26. 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.
27. Improvements to be made, or agreed to be made, shall include the removal of
any existing structures or other obstructions that 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.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 10
In the event the applicant fails to construct the improvements for the
development, or fails to satisfy its obligations for the development in a timely
manner, pursuant to the approved phasing plan, the City shall have the right to
halt issuance of all permits, and/or final inspections, withhold other approvals
related to the development of the project, or call upon the surety to complete
the improvements.
28. Depending on the timing of the development of this Tentative Tract Map, and
the status of the off-site improvements at the time, the applicant may be
required to:
A. Construct certain off-site improvements.
B. Construct additional off-site improvements, subject to the reimbursement
of its costs by others.
C. Reimburse others for those improvements previously constructed that
are considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
Off -Site Improvements should be completed on a first priority basis.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final
Map, or the issuance of any permit related thereto, reimburse the City for the
costs of such improvements.
29. If the applicant elects to utilize the secured agreement alternative, the applicant
shall submit detailed construction cost estimates for all proposed on-site and
off-site improvements, including an estimate for the final survey
monumentation, for checking and approval by the City Engineer. Such
estimates shall conform to the unit cost schedule 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.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 11
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.
Security will not be required for telephone, natural gas, or Cable T.V.
improvements.
GRAniw-i
30. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
31. 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.
32. 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), LQMC, 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.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31 874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 12
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.
33. 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.
34. Gfading 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 (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.
35. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless
the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval.
36. Building pad elevations of perimeter lots shall not differ by more that one foot
from the building pads in adjacent developments.
37. Prior to any site grading or regrading that will raise or lower any portion of the
site by more than plus or minus three tenths of a foot from the elevations
shown on the approved Tentative Tract Map, the applicant shall submit the
proposed grading changes to the City Staff for a substantial conformance
finding review.
38. 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.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 13
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.
nRAINA[;F
39. The applicant shall revise proposed retention basins to comply with the
provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No.
97.03. More specifically, stormwater falling on site during the 100 year storm
shall be retained within the development, unless otherwise approved by the
City Engineer. Additionally, the 100 year stormwater shall be retained within
the interior street right of way. The tributary drainage area shall extend to the
centerline of adjacent public streets. The design storm shall be either the 3
hour, 6 hour or 24 hour event producing the greatest total run off.
40. In design of retention facilities, the maximum percolation rate shall be two
inches per hour. The percolation rate will be considered to be zero unless the
applicant provides site specific data indicating otherwise.
Nuisance water shall be retained on site. In residential developments, nuisance
water shall be disposed of in a trickling sand filter and leach field or equivalent
system approved by the City Engineer. The sand filter and leach field shall be
designed to contain nuisance water surges totaling the following: 3.43
gph/2,000 sq. ft. of landscape area, 3.43 gph per residential unit, 416.7
gallons per hour per well site and off-site street nuisance water. The sand filter
design shall be per La Quinta Standard 370 with the equivalent of 137.2 gph of
water feed per sand filter to accept the above mentioned nuisance water
requirements. Leach line requirements are 1.108 feet of leach line per gph of
flow.
41. The project shall be designed to accommodate purging and blowoff water
(through underground piping and/or retention facilities) from any on-site or
adjacent well sites granted or dedicated to the local water utility authority as a
requirement for development of this property:
42. No fence or wall shall be constructed around any retention basin unless
approved by the Community Development Director and the City Engineer.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 14
43. For on-site common retention basins, retention depth shall be according to
Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be
planted with maintenance free ground cover. For retention basins on individual
lots, retention depth shall not exceed two feet.
44. 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(B)(7), LQMC.
45. The design of the development shall not cause any increase in flood
boundaries, levels or frequencies in any area outside the development.
46. 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.
47. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
AMINUM41
48. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
LQMC.
49. 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.
50. 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.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 15
51. 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.
STREET AND TRAFFIC IMPROVEMENTS
52. 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.
53. The applicant shall construct the following street improvements to conform
with the General Plan (street type noted in parentheses.)
A. OFF-SITE STREETS
1) Monroe Street (Primary Arterial, Option A; 110' R/W):
Widen the west side of the street along all frontage adjacent to the
Tentative Map boundary to its ultimate width on the west side as
specified in the General Plan and the requirements of these conditions.
Rehabilitate and/or reconstruct existing roadway pavement as necessary
to augment and convert it from a rural county -road design standard to
La Quinta's urban arterial design standard. The west curb face shall be
located forty-three feet (43') west of the centerline, except at locations
where additional street width is needed to accommodate:
a) Bus turnout (if required by Sunline Transit)
b) A deceleration/right turn only lane at Primary Entry. The
west curb face shall be located fifty five feet (55') 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 # 03-08. As a minimum,
the required right of way shall be for a length of 100 feet
plus a variable dedication of an additional 50 feet. ,
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 16
Other required improvements in the Monroe Street right or way and/or
adjacent landscape setback area include:
a) All appurtenant components such as, but not limited to
curb, gutter, traffic control striping, legends, and signs.
b) A 10 -foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260 and
Specific Plan 04-073 along the Monroe Street frontage
within the landscaped setback. The location and design of
the trail shall be approved by the City. A split rail fence
shall be constructed in accordance with Section 9.140.060
(Item E, 3a) of the Zoning Ordinance. Bonding for the fence
to be installed shall be posted prior to final map approval.
At grade intersection crossings shall be of a medium and
design and location as approved by the Engineering
Department on the street improvement plan submittal.
C) Half width of an 18 - foot wide raised landscaped median
along the entire boundary of the Tentative Tract Map.
d) Establish a benchmark in the Monroe Street right of way
and file a record of the benchmark with the County of
Riverside.
2) Avenue 53 (Collector Street; 74' R/W):
Widen the north side of the street along all frontage adjacent to the
Tentative Map boundary to its ultimate width on the north side as
specified in the General Plan and the requirements of these conditions.
Rehabilitate and/or reconstruct existing roadway pavement as necessary
to augment and convert it from a rural county -road design standard to
La Quinta's urban arterial design standard. The north curb face shall be
located twenty-five feet (25') north of the centerline.
Other required improvements in the Avenue 53 right or way and/or
adjacent landscape setback area include:
a) All appurtenant components such as, but not limited to
curb, gutter, traffic control striping, legends, and signs.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 17
b) 8 -foot wide meandering sidewalk. The meandering sidewalk
shall have an arrhythmic horizontal layout that utilizes
concave and convex curves with respect to the curb line
that either touches the back of curb or approaches within
five feet of the curb at intervals not to exceed 250 feet.
The sidewalk curvature radii should vary between 50 and
300 feet, and at each point of reverse curvature, the radius
should change to assist in creating the arrhythmic layout.
The sidewalk shall meander into the landscape setback lot
and approach within 5 feet of the perimeter wall at
intervals not to exceed 250 feet.
3) Traffic Signal at Monroe Street and Avenue 53. The applicant
shall be required to pay for 25% of the signalized intersection.
Applicant is responsible for 25% of the cost to design and install
the traffic signal. Applicant shall enter into a SIA to post security
for 25% of the cost to design and install the traffic signal prior to
issuance of an on-site grading permit; the security shall remain in
full force and effect until the signal is actually installed.
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).
B. PRIVATE STREETS
1) Construct 36 -foot wide travel width as shown on the tentative
map measured from gutter flow line to gutter flow line where
parking is allowed on both sides of the street.
2) The location of driveways of corner lots shall not be located
within the curb return and away from the intersection when
possible.
C. 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. 2004-120
Conditions of Approval — Final
Tentative Tract 31 874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 18
D. 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.
54. All gated entries shall provide for a three -car minimum stacking capacity for
inbound traffic to be a minimum length of 62 feet from call box 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.
Two lanes of traffic shall be provided on the entry side of each gated entry,
one lane shall be dedicated for residents, and one lane for visitors. The two
travel lanes shall be a minimum width of 20 feet of total paved roadway
surface or as approved by the 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.
55. The applicant shall' design street pavement sections using CalTrans' design
procedure for 20 -year life pavement, and the site-specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows:
Residential
3.0"
a.c./4.5"
c.a.b.
Collector
4.0"
a.c /5.0"
c.a.b.
Primary Arterial
4.5"
a.c./6.0"
c.a.b.
or the approved equivalents of alternate materials.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 19
56. 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.
57. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry (Monroe Street): Right turn movements in and out are
permitted; Left turn movement out are restricted. Left turn movements in
are restricted until the east side of Monroe Street is improved to it's
ultimate General Plan right of way width and full width street
improvements installed.
B. Secondary Entry (Avenue 53): Full turn movements are permitted.
58. 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.
59. 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.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 20
CONSTRUCTION
60. The City will conduct final inspections of habitable buildings only when the
buildings have improved street and (if required) sidewalk access to publicly
maintained streets. The improvements shall include required traffic control
devices, pavement markings and street name signs. If on-site streets in
residential developments are initially constructed with partial pavement
thickness, the applicant shall complete the pavement prior to final inspections
of the last ten percent of homes within the development or when directed by
the City, whichever comes first.
LANDSCAPING
61. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
62. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
63. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed
landscape architect and reviewed by the Architecture and Landscaping Review
Committee.
64. The applicant shall submit the final landscape plans for approval by the
Community Development Department (CDD), prior to plan checking by the
Public Works Department. When plan checking has been completed by CDD,
the applicant shall obtain the signatures of CVWD and the Riverside County
Agricultural Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City
Engineer.
65. Landscape areas shall have permanent irrigation improvements meeting the
requirements of 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.
PUBLIC SERVICES
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 21
66. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
67. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
68. 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.
69. 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.
Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans that 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
70. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
71. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on-site improvements, perimeter landscaping, access
drives, and sidewalks.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 22
FEES AND DEPOSITS
72. 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.
73. 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).
74. Within 24 hours of approval of the tentative tract map by the City Council, the
developer shall submit to the Community Development Department, a check
made out to the County of Riverside for $1,314 to allow filing of a Notice of
Determination for Environmental Assessment 2003-492 as required by State
law.
75. Prior to final map approval by the City Council, the developer shall meet the
Parkland Dedication requirements by payment of in -lieu fees as set forth in
Section 13.48 of the La Quinta Municipal Code.
FIRE MARSHAL
76. For single family 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.
78. 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.
79. Any turn or turn -around requires a minimum 38 -foot turning radius.
80. All structures shall be accessible from an approved roadway to within 150 feet
of all portions of the exterior of the first floor.
81. The minimum dimension for access roads and gates is 20 feet clear and
unobstructed width and a minimum vertical clearance of 13 feet 6 inches in
height.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 23
82. 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.
83. Gates shall be automatic, minimum 20 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. ,
84. 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.
85. 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.
86. Building plan check is to run concurrent with the City plan check.
Submittals are the responsibility of the owner.
MISCELLANEOUS
87. Perimeter wall designs including height, color, material, design shall approved
by the Architecture and Landscaping Review Committee and Planning
Commission prior to issuance of building permit for the wall.
88. Proposed street names with a minimum of two alternative names per street
shall be submitted to the Community Development Department for approval.
Names to be approved prior to recordation of final map.
89. All mitigation measures contained in Environmental Assessment 2004-511 shall
be met.
90. 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 and R's) for the project.
Resolution No. 2004-120
Conditions of Approval — Final
Tentative Tract 31874
Stonefield Development, Inc.
Adopted: October 19, 2002
Page 24
91. This tentative tract map shall expire two years after City Council approval,
unless recorded or granted a time extension pursuant to the requirements of
Division 13 of the La Quinta Municipal Code.
92. Production homes require approval of a Site Development permit application by
the Planning Commission.
93. Recreational amenities shall be provided within the project on the "park" site as
conceptually shown in Specific plan 2004-073.
94. Multi -use trail improvements as shown in Specific Plan 2004-073 shall be
provided as approved by the City. Maintenance of the trail improvements shall
be by the developer and/or Homeowners Association.
95. Police Department comments on file in the Community Development
Department shall be considered and implemented where feasible.
96. The two cul-de-sacs closest to the west property line shall be redesigned to
move them away from the west property line to the satisfaction of the
Community Development Department.
RESOLUTION NO. 2004-119
A RESOLUTION OF THE OF THE CITY COUNCIL OF LA
QUINTA, CALIFORNIA, ESTABLISHING DEVELOPMENT
STANDARDS, PRINCIPLES, GUIDELINES AND
PROGRAMS FOR 101 RESIDENTIAL LOTS
CASE: SPECIFIC PLAN 2004-073
APPLICANT: STONEFIELD DEVELOPMENT, INC.
WHEREAS, the City Council of the City of La Quinta, California did, on
the 19T" day of October, 2004 hold a duly noticed Public Hearing to consider a request
by Stonefield Development, for approval of a Specific Plan to establish development
standards, principles, guidelines and programs to allow the subdivision of ±40 acres
into 101 residential lots for property to be annexed into the City of La Quinta, located
at the northwest corner of Monroe Street and Avenue 53, more particularly described
as:
APN 767-200-011
WHEREAS, the Planning Commission of the City of La Quinta, California
did on the 281'' day of September, 2004, hold a public hearing to consider this request,
and adopted Resolution 2004-071, recommending approval of this request; and,
WHEREAS, the Community Development Department published a public
hearing notice in the Desert Sun newspaper on the 9"' day of October, 2004, 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 has 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 2004-511 for this Specific Plan in compliance
with the requirements of the California Environmental Quality Act of 1970, as
amended. The Planning Commission has determined that the project, as conditioned,
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
Resolution No. 2004-119
Specific Plan 2004-073
Stonefield Development, Inc.
Adopted: October 19, 2004
Page 2
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 approval of said Specific
Plan:
Finding A - Consistency with General Plan
The property is designated Low Density Agriculture/Equestrian Residential. The
proposed project will be developed with residential uses and density, which are
allowed under 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 design the Specific
Plan, 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 adequate 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
2. That it does hereby acknowledge that Environmental Assessment 2004-511 has
determined that no significant effects on the environment have been identified
and mitigation measures are being imposed if needed; and
3. That it does hereby approve Specific Plan 2004-073, for the reasons set forth in
this Resolution and subject to the attached Conditions of Approval.
4. That Specific Plan 2004-073 shall become effective upon annexation of the
property into the City.
Resolution No. 2004-119
r^ Specific Plan 2004-073
Stonsfleld Development. Inc.
Adopted: October 19. 2004
Page 3
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City
Council, held on this 19" day of October, 2004, by the following vote, to wit:
AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
DON ADOL -, M or
City of La Quinta, California
ATTEST:
J GREEK, CMC, City - A
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
AM. mHERINE SON, City Attorney
. City of La Quinta, California
CITY COUNCIL RESOLUTION NO. 2004-119
CONDITIONS OF APPROVAL — FINAL
SPECIFIC PLAN 2004-073
STONEFIELD DEVELOPMENT, INC.
ADOPTED: OCTOBER 19, 2004
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. This Specific Plan, and any Final Map recorded thereunder, shall comply
with the requirements and standards of Government Code § § 66410
through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La
Quinta Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web
Site at www.la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain the necessary clearances and/or permits from
the following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• CalTrans
Resolution No. 2004-119
Conditions of Approval — FINAL
Specific Plan 2004-073
Stonefield Development, Inc.
Adopted: October 19, 2004
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.
4. The use of the subject property for residential uses shall be in conformance with
the approved exhibits and conditions of approval contained in Tentative Tract
Map 31874, Specific Plan 2004-073 and Environmental Assessment 2004-511,
unless otherwise amended by the Conditions of Approval.
5. The Specific Plan text Exhibit 9 (Conceptual Drainage and Grading) shall be
revised after City Council approval to include the subsurface drainage facilities.
6. Within 30 days after City Council approval of this Specific Plan, the applicant
shall submit five copies of a final text document to the Community Development
Department, incorporating all corrections and revisions, conditions of approval
and mitigation measures required for this project.
C. Resolution No. 2004-118 (Environmental Assessement 2004-511)
RESOLUTION NO. 2004-118
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA CERTIFYING A MITIGATED
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
PREPARED FOR TENTATIVE TRACT MAP 31874 AND
SPECIFIC PLAN 2004-073
ENVIRONMENTAL ASSESSMENT 2004-511
STONEFIELD DEVELOPMENT, INC.
WHEREAS, the City Council of the City of La Quinta, California, did, on
the 19"' day of October, 2004 hold a duly noticed Public Hearing to consider the
request of Stonefield Development, Inc. for Environmental Assessment 2004-511
prepared for Tentative Tract 31874 and Specific Plan 2004-073, located at the
northwest corner of Monroe Street and Avenue 53, more particularly described as:
APN 767-200-011
WHEREAS, the Planning Commission of the City of La Quinta, California
did on the 28th day of September, 2004, hold a public hearing to consider this request,
and adopted Resolution 2004-070, recommending certification of this Environmental
Assessment; and,
WHEREAS, the Community Development Department published a public
hearing notice in the Desert Sun newspaper on October 9, 2004, as prescribed by the
Municipal Code. Public hearing notices were also mailed to all property owners within
500 feet of the site; 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 certification of 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
2004-511.
Resolution No. 2004-118
Environmental Assessment 2004-511
Stonefield Development, Inc.
Adopted: October 19, 2004
Paye 2
2. The proposed project will not have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife population to
drop below self sustaining levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range of rare or -endangered plants
or animals or eliminate important examples of the major periods of California
history or prehistory. Potential impacts associated with cultural and
paleontologic resources can be mitigated to a less than significant level. The site
does not contain significant biological 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. The site does not contain significant biological resources.
4. The proposed 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 101
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.
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 air quality and noise
impacts. The Coachella Valley is in a non -attainment area for PM 10, and the
site will generate PM 10; however, there are a number of mitigation measures to
reduce the potential impacts on air quality. Noise impacts have been addressed
through a series of mitigation measures, which will lower the potential for
significant impacts to less than significant levels.
Resolution No. 2004-118
Environmental Assessment 2004511
Stonefbeld Development, Inc.
Adopted: October 19, 2004
Pape 3
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 2004-511 and said
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).
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 2004-511 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 2004-511 reflects the independent judgment of
the City.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
City Council held on this 191'' day of October, 2004, by the following vote, to wit:
AYES: Council Members Henderson, Osborne, Perkins, Sniff, Mayor Adolph
NOES: None
ABSENT: None
ABSTAIN: None
Resolution No. 2004-118
Environmental Assessment 2004-511
Stonefield Development, Inc.
Adopted: October 19, 2004
Pape 4
virw A -*..—
DON ADO PH,ayor
City of La Quinta, California
ATTEST:
J . GREEK, CIVIC, Clerk
City of La Quinta, California
(City Seal)
APPROVED AS TO FORM:
AT ERINE JE N, City Attorney
City of La Quinta, California
1
2
3
0
Environmental Checklist Form (EA 2004-511)
Project title: Tentative Tract Map 31874, Specific Plan 2004-073
Lead agency name and address:
Contact person and phone number:
City of La Quinta
78-495 Calle Tampico
La Quinta, CA 92253
Stan Sawa
760-777-7125
Project location: Northwest corner of Avenue 53 and Monroe Street. APN: 767-200-001
5. Project sponsor's name and address: Stonefield Development
23333 Avenida de Caza
Coto de Caza, CA 92679
6. General plan designation: Low Density 7. Zoning: Low
Residential, with Agri culture/Equestrian Density/Agricultural/Equestrian*
Overlay*
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.)
A proposal to subdivide 38.64 acres into 101 single family residential lots, as well as lots for
streets, retention basins, a well site and landscaped parkway. The site is proposed to have
access from both Monroe Street and Avenue 53. The minimum lot size is proposed to be
9,600 square feet. Lot size ranges from 9,600 to 21,608, with most lots in the range of
approximately 10,000 square feet. The project site is currently in the City's sphere of
influenced, and undergoing annexation.
9. Surrounding land uses and setting: Briefly describe the project's surroundings:
North: Vacant (Low Density Residential under construction)
South: Vacant (Low Density Residential, Golf Course Open Space)
West: Vacant (Low Density Residential, Golf Course Open Space)
East: Vacant (Agriculture County)
10. Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement.)
Coachella Valley Water District
*The property is currently in unincorporated Riverside County. Pre -annexation General Plan
and Zoning designations were assigned to the property during the General Plan Update
process, and have been assumed here.
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
environment, there will not be a significant effect in this case because revisions in the
project have been made by or agreed to by the project proponent. A MITIGATED
NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and
an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or
"potentially significant unless mitigated" impact on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable
legal standards, and 2) has been addressed by mitigation measures based on the earlier
analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT
is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable
standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or
NEGATIVE DECLARATION, including revisions or mitigation measures that are
imposed upon the proposed project, nothing further is required.
Signature
-2-
Date
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.
9911
8) This is only a suggested form, and lead agencies are free to use different formats; however, lead
agencies should normally address the questions from this checklist that are relevant to a project's
environmental effects in whatever format is selected.
9) The explanation of each issue should identify:
a) the significance criteria or threshold, if any, used to evaluate each question; and
b) the mitigation measure identified, if any, to reduce the impact to less than significance
I. a) -d) Neither Avenue 53 nor Monroe Street are designated Image Corridors in the General
Plan. The proposed subdivision will result in the construction of 101 single family
residences on lots of approximately 10,000 square feet. There are no significant aesthetic
landmarks in the area. The site is surrounded by properties designated for golf course and
residential land uses at similar grades to the proposed project. The City regulates building
height for single family homes to one or two stories, which will limit the potential mass
associated with the site. The impacts associated with aesthetics are expected to be
insignificant.
The ultimate construction of single family homes on the site will result in a slight increase
in light generation, primarily from car headlights and landscape lighting. The City regulates
lighting levels and does not allow lighting to spill over onto adjacent property. Impacts
will not be significant.
-4-
Potentially Less Than
Less Than
No
Significant Significant w/
Significant
Impact
Impact Mitigation
Impact
I. AESTHETICS -- Would the project:
`
a) Have a substantial adverse effect on a
X
scenic vista? (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)
I. a) -d) Neither Avenue 53 nor Monroe Street are designated Image Corridors in the General
Plan. The proposed subdivision will result in the construction of 101 single family
residences on lots of approximately 10,000 square feet. There are no significant aesthetic
landmarks in the area. The site is surrounded by properties designated for golf course and
residential land uses at similar grades to the proposed project. The City regulates building
height for single family homes to one or two stories, which will limit the potential mass
associated with the site. The impacts associated with aesthetics are expected to be
insignificant.
The ultimate construction of single family homes on the site will result in a slight increase
in light generation, primarily from car headlights and landscape lighting. The City regulates
lighting levels and does not allow lighting to spill over onto adjacent property. Impacts
will not be significant.
-4-
II. a) -c) The proposed project site has been in agriculture, and is currently partially farmed. The
property is not under Williamson Act contract. The property is isolated from other
farmlands, and is in an area of the City which is rapidly developing. The loss of 40 acres of
partially utilized, isolated farmland is not expected to be significant.
-5-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
II. AGRICULTURE RESOURCES:
Would theproject:
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
X
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 EIR p. III -21
ff.)
b) Conflict with existing zoning for
X
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)
II. a) -c) The proposed project site has been in agriculture, and is currently partially farmed. The
property is not under Williamson Act contract. The property is isolated from other
farmlands, and is in an area of the City which is rapidly developing. The loss of 40 acres of
partially utilized, isolated farmland is not expected to be significant.
-5-
III. a), b) & c) The proposed project would result in 101 single family residential units on the site. These
units are likely to generate approximately 1,055 vehicle trips per day'. Since automobile
emissions are the largest contributor to air quality issues in the region, these vehicle trips
will be the most significant generators of air pollutants as a result of the project. Based on
this traffic generation, and an average trip length of 10 miles, the following emissions can
be expected to be generated from the project site.
"Trip Generation, 6`h Edition," Institute of Transportation Engineers, category 210, Single Family Residential, detached.
W
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
III. AIR QUALITY: Would the project:
a) Conflict with or obstruct
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)
X
c) Result in a cumulatively considerable
net increase of any criteria pollutant for
which the project region is non -
attainment under an applicable federal or
state ambient air quality standard
(including releasing emissions which
exceed quantitative thresholds for ozone
precursors)? (SCAQMD CEQA Handbook,
2002 PMI 0 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) The proposed project would result in 101 single family residential units on the site. These
units are likely to generate approximately 1,055 vehicle trips per day'. Since automobile
emissions are the largest contributor to air quality issues in the region, these vehicle trips
will be the most significant generators of air pollutants as a result of the project. Based on
this traffic generation, and an average trip length of 10 miles, the following emissions can
be expected to be generated from the project site.
"Trip Generation, 6`h Edition," Institute of Transportation Engineers, category 210, Single Family Residential, detached.
W
Moving Exhaust Emission Projections at Project Buildout
(pounds per day)
Ave. Trip Total
Total No. Vehicle Trips/Day Length (miles) miles/day
1,055 x 10 — 10,550
PMio PM10 PM10
Pollutant ROC CO NOX Exhaust Tire Wear Brake Wear
Grams at 50 mph 949.50 24,687.00 5,064.00 - 105.50 105.50
Pounds at 50 0.23 0.23
SCAQMD Threshold
lbs./da 75 550 100 150
Assumes 1,055 ADT. Based on California Air Resources Board's EMFAC7G Emissions Model. Assumes Year 2005
summertime running conditions at 75T, light duty autos, catalytic.
As demonstrated above, the proposed project will not exceed any of SCAQMD's
recommended daily thresholds. The project's potential impacts to air quality resulting from
vehicular emissions are therefore expected to be less than significant.
The City and Coachella Valley are a severe non -attainment area for PM10 (Particulates of
10 microns or less). The Valley's 2002 PM10 Plan adopted much stricter measures for the
control of dust both during the construction process and during project operations. These
include the following, to be included in conditions of approval for the proposed project:
CONTROL
MEASURE TITLE & CONTROL METHOD
BCM -1 Further Control of Emissions from Construction Activities: Watering,
chemical stabilization, wind fencing, revegetation, track -out control
BCM -2 Disturbed Vacant Lands: Chemical stabilization, wind fencing, access
restriction, revegetation
BCM -3 Unpaved Roads and Unpaved Parking Lots: Paving, chemical stabilization,
access restriction, revegetation
BCM -4 Paved Road Dust: Minimal track -out, stabilization of unpaved road
shoulders, clean streets maintenance
The proposed project will generate dust during construction. Under mass grading
conditions, this could result in the generation of 972.6 pounds per day, for a limited period
while grading operations are active, assuming that the site will be mass graded. If the site
is graded in sections, impacts are expected to be lower. The contractor will be required to
submit a PM10 Management Plan prior to initiation of any earth moving activity. In
addition, the potential impacts associated with PM10 can be mitigated by the measures
below.
1. Construction equipment shall be properly maintained and serviced to minimize
exhaust emissions.
-7-
2. Existing power sources should be utilized where feasible via temporary power
poles to avoid on-site power generation.
Construction personnel shall be informed of ride sharing and transit opportunities.
4. Imported fill shall be adequately watered prior to transport, covered during
transport, and watered prior to unloading on the project site.
Any portion of the site to be graded shall be pre -watered to a depth of three feet
prior to the onset of grading activities.
6. Watering of the site or other soil stabilization method shall be employed on an on-
going basis after the initiation of any grading activity on the site. Portions of the
site that are actively being graded shall be watered regularly to ensure that a crust
is formed on the ground surface, and shall be watered at the end of each work day.
7. Any area which remains undeveloped for a period of more than 30 days shall be
stabilized using either chemical stabilizers or a desert wildflower mix hydroseed on
the affected portion of the site.
Landscaped areas shall be installed as soon as possible to reduce the potential for
wind erosion. Landscape parkways on Monroe Street and Avenue 53 shall be
installed with the first phase of development on the site, as shall the project's
perimeter wall.
9. SCAQMD Rule 403 shall be adhered to, insuring the clean-up of construction -
related dirt on approach routes to the site.
10. All grading activities shall be suspended during first and second stage ozone
episodes or when winds exceed 25 miles per hour
Implementation of these mitigation measures will ensure that impacts associated with
PM10 are mitigated to a less than significant level.
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.
In
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
IV. BIOLOGICAL RESOURCES --
Would theproject:
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 Biological Resources
Assessment..." Natural Resources Assessment, Inc.
May 2004)
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? ("General
Biological Resources Assessment..." Natural
Resources Assessment, Inc. May 2004)
c) 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? ("General Biological Resources
Assessment..." Natural Resources Assessment, Inc.
May 2004)
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? ("General
Biological Resources Assessment..." Natural
Resources Assessment, Inc. May 2004)
e) Conflict with any local policies or
X
ordinances protecting biological resources,
such as a tree preservation policy or
ordinance? ("General Biological Resources
Assessment..." Natural Resources Assessment, Inc.
May 2004)
f) Conflict with the provisions of an
adopted Habitat Conservation Plan, .
X
Natural Community Conservation Plan, or
other approved local, regional, or state
habitat conservation plan? (General Plan
Exhibit 6.3)
IV. a) -f) A biological resource study was prepared for the proposed project site 2. The study
included a records search as well as on-site investigation. The on site investigation
included particular focus on identifying burrowing owl on the site, as well as sensitive
plants. A protocol survey for burrowing owl was not completed.
The study concluded that the site's long term use as farm land, and its isolated nature in
regards to natural habitat make it of poor value for native species habitat. The study did
not identify burrowing owl on the property, and identified only common species
throughout. Because of the site's use as farm land, impacts to biological resources are
expected to be negligible.
2 "General Biological Resources Assessment Stonefield 40 Acres," prepared by Natural Resources Assessment, Inc., May 2004.
I Us
V. a) -b) & d) A cultural resource survey and associated report were prepared for the project site'. The
survey found one isolate on the property, as well as one circa 1925 shotshell. These finds
are considered indicative of the potential for sub -surface artifacts. Therefore, the report
recommends the imposition of the following mitigation measure:
A qualified archaeological monitor shall be present during all earth moving and
grading activities. The monitor shall be empowered to stop or redirect activities on the
site should a resource be identified. A final report shall be filed with the Community
Development Department prior to issuance of a certificate of occupancy for the first
house on the project site. Monitors shall include a Native American monitor. Proof of
retention of monitors shall be given to the Community Development and Public Works
Departments prior to issuance of first earth -moving or clearing permit.
2. The final report on the monitoring shall be submitted to the Community Development
Department prior to the issuance of the first Certificate of Occupancy for the project.
3. Collected archaeological resources shall be properly packaged for long term curation,
in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free,
3 "Phase I Cultural Resources Investigation of 40 Acres......," prepared by the Keith Companies, June 2004.
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
V. CULTURAL RESOURCES -- Would
theproject:
a) Cause a substantial adverse change in
X
the significance of a historical resource as
defined in '15064.5? ("Phase I Cultural
Resources Investigation...," Keith Companies, June
2004)
b) Cause a substantial adverse change in
X
the significance of an archaeological
resource pursuant to '15 064.5? ("Phase I
Cultural Resources Investigation...," Keith
Companies, June 2004)
c) Directly or indirectly destroy a unique
X
paleontological resource or site or unique
geologic feature? ("Paleontologic
Assessment..." San Bernardino County Museum,
February 2004)
d) Disturb any human remains, including
X
those interred outside of formal
cemeteries? "Phase I Cultural Resources
Investigation...," Keith Companies, June 2004)
V. a) -b) & d) A cultural resource survey and associated report were prepared for the project site'. The
survey found one isolate on the property, as well as one circa 1925 shotshell. These finds
are considered indicative of the potential for sub -surface artifacts. Therefore, the report
recommends the imposition of the following mitigation measure:
A qualified archaeological monitor shall be present during all earth moving and
grading activities. The monitor shall be empowered to stop or redirect activities on the
site should a resource be identified. A final report shall be filed with the Community
Development Department prior to issuance of a certificate of occupancy for the first
house on the project site. Monitors shall include a Native American monitor. Proof of
retention of monitors shall be given to the Community Development and Public Works
Departments prior to issuance of first earth -moving or clearing permit.
2. The final report on the monitoring shall be submitted to the Community Development
Department prior to the issuance of the first Certificate of Occupancy for the project.
3. Collected archaeological resources shall be properly packaged for long term curation,
in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free,
3 "Phase I Cultural Resources Investigation of 40 Acres......," prepared by the Keith Companies, June 2004.
standard size, comprehensively labeled archive boxes and delivered to the City prior to
issuance of first Certificate of Occupancy for the property. Materials shall be
accompanied by descriptive catalogue, field notes and records, primary research data,
and the original graphics.
The project contractor is required by state law to report a finding of human remains,
should such a find be made during project grading. Law enforcement officials are
responsible for the proper investigation and disposal of remains.
V. c) A paleontologic survey was prepared for the proposed project site4. The study found that
the project site is within the historic lake bed of ancient Lake Cahuilla. The study further
found both mollusk shells and undated bone fragments which may or may not be fossils..
Development of the site could result in significant impacts to paleontologic resources
without mitigation. In order to assure that these potential impacts are mitigated to a less
than significant level, the following mitigation measure shall be implemented.
1. A paleontologist shall be present on site during all earth moving and trenching
activities in areas of undisturbed lakebed soils. The paleontologist shall be empowered
to stop or redirect earth moving activities to adequately investigate potential
resources. The paleontologist shall be required to submit to the Community
Development Department, for review and approval, a written report on all activities on
the site prior to occupancy of the first building on the site.
2. Proof of retention of monitors shall be given to City prior to issuance of first earth-
moving or clearing permit.
3. The final report on the monitoring shall be submitted to the Community Development
Department prior to the issuance of the first production home building permit for the
project.
4. Collected paleontological resources shall be properly packaged for long term curation,
in polyethylene self -seal bags, vials, or film cans as appropriate, all within acid -free,
standard size, comprehensively labeled archive boxes and delivered to the City prior to
issuance of first building permit for the property. Materials will be accompanied by
descriptive catalogue, field notes and records, primary research data, and the original
graphics.
4 "Paleontological Assessment Stonefield Development," prepared by the San Bernardino Museum, February 2004-
-12-
in conjunction with the submittal of grading plans. This requirement will ensure that
impacts from ground shaking are reduced to a less than significant level.
The site is located in an area having a potential for liquefaction hazards. In order to assure
that liquefaction issues are mitigated to a less than significant level, the following
mitigation measure shall be implemented:
Prior to the issuance of grading permits, the applicant shall submit, for review and
approval by the City Engineer, a liquefaction study which determines the depth to
groundwater at the project site, and recommends any special construction
techniques to assure that structures on the site will be protected in a seismic event.
Portions of the project site are located in an area of very severe blow sand potential. The
mitigation measures included above under air quality are designed to mitigate the potential
impacts associated with blow sand at the project site to a less than significant level.
The site is not subject to landslides, nor does it have expansive soils. The proposed project
will be required to connect to the CVWD sanitary sewer system, and septic tanks will not
be installed.
With implementation of the above mitigation measure, impacts associated with soils and
geology are expected to be less than significant.
SEE
-15-
Potentially
Less Than Less Than No
Significant
Significant w/ Significant Impact
Impact
Mitigation Impact
VII. HAZARDS AND HAZARDOUS
MATERIALS --Would theproject:
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? ('Report of Phase I
Environmental Site Assessment..." Earth Systems
Southwest, Jan. 2004)
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?
('Report of Phase I Environmental Site
Assessment..." Earth Systems Southwest, Jan.
2004)
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? ('Report of Phase I
Environmental Site Assessment..." Earth Systems
Southwest, Jan. 2004)
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 prqject area? (General Plan
-15-
land use map)
g) Impair implementation of or physically
X
interfere with an adopted emergency
response plan or emergency evacuation
plan? (General Plan MEA p. 95 ff)
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? (General Plan land use map)
VII. a) -h) The construction of 101 residential units on the proposed project site will not result in
significant impacts associated with hazardous materials. The City implements the
standards of Household Hazardous Waste programs through its waste provider. These
regulations and standards ensure that impacts to surrounding areas, or within the project
itself, are less than significant. The site is not in an area subject to wildland fires.
The site's use as farm land has been analysed in a Phase I Environmental Assessments.
Recommendations have been made in that study regarding a storage area which may
require further study. Since the potential impacts associated with this storage area are not
known, the following mitigation measure shall be implemented to reduce the potential
impacts to a less than significant level.
Prior to issuance of grading permits, a Phase II investigation of the storage areas
for prior pesticide use and potential spillage shall be completed, and any clean up
required, if necessary, shall be completed.
5 "Report of Phase I Environmental Site Assessment..." prepared by Earth Systems Southwest, January, 2004.
-16-
-17-
Potentially
Less Than Less Than No
Significant
Significant w/ Significant Impact
Impact
Mitigation Impact
VIII. HYDROLOGY AND WATER
UALITY -- Would theproject:
fi
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
EIR p. III -187 ff.)
c) Substantially alter the existing drainage
X
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? ('Preliminary Hydrology..."
TKC, June 2004)
d) Substantially alter the existing drainage
X
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? ('Preliminary Hydrology..."
TKC, June 2004)
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? ('Preliminary
Hydrology..." TKC, June 2004)
f) Place housing within a 100 -year flood
X
-17-
hazard area as mapped on a federal Flood
Hazard Boundary or Flood Insurance
Rate Map or other flood hazard
delineation map? (General Plan EIR p. III -87
ff. )
g) Place within a 100 -year flood hazard
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 service
for 'residential units, both for domestic water and 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 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 City requires that all projects retain the 100 year storm on site. In order to achieve
this requirement, a preliminary hydrology study was completed 6. The study analyzed the
potential storm flows resulting from a 100 year storm, and the required capacity of the
retention basin to accommodate those volumes. The study found that a retention basin
capable of containing 3.16 acre feet was required. The retention basins within the project
(shown as lots R & Q on the map) has been sized to accommodate this volume, with Lot
Q as the primary area, and Lot R acting as additional capacity. The City Engineer will
review the final hydrology study for the proposed project, and approve its findings prior to
recordation of the map. Impacts associated with storm water drainage are therefore not
expected to be significant.
VIII. e) -g) The site is not located in a flood zone as designated by FEMA.
6 'Preliminary Hydrology & Hydraulics Report," prepared by the Keith Companies, June 2004.
so
Potentially Less Than Less Than No
Significant Significant w/ Significant Impact
Impact Mitigation Impact i
IX. LAND USE AND PLANNING -
Would the project:
a) Physically divide an established
X
community? (Aerial photo)
b) Conflict with any applicable land use
X
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? (General Plan Land Use
Element)
c) Conflict with any applicable habitat
X
conservation plan or natural community
conservation plan? (Master Environmental
Assessment p. 74 ff.)
IX. a) -c) The project site is currently in agriculture, and will not impact any existing community.
The proposed project is consistent with the General Plan designation for the property, and
will result in a total of 101 single family homes. This type of development is consistent
with surrounding existing and approved development. No impacts are expected as a result
of project implementation.
The project site is outside the boundary of the mitigation fee for the Coachella Valley
Fringe -toed Lizard Habitat Conservation Plan.
X. a) & b) The proposed project site is within the MRZ-1 Zone, and is therefore not considered to
have potential for mineral resources.
-20-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
X. MINERAL RESOURCES -- Would
the project:
i
a) Result in the loss of availability of a
X
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
X
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.)
X. a) & b) The proposed project site is within the MRZ-1 Zone, and is therefore not considered to
have potential for mineral resources.
-20-
XI. a) -f) A noise study was prepared for the proposed project'. The study found that noise levels
for lots on Avenue 53 are expected to remain below the City's standard of 65 dBA CNEL.
However, noise levels for lots on Monroe Street, without mitigation, will reach 69.7 dBA
7 "40 Acre Residential Development Preliminary Noise Study," prepared by Urban Crossroads, April, 2004.
-21-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
bnpact
Impact
Mitigation
Impact
XI. NOISE Would the project result in:
a) Exposure of persons to or generation
X
of noise levels in excess of standards
established in the local general plan or
noise ordinance, or applicable standards
of other agencies? ("Preliminary Noise Study,"
Urban Crossroads, April 2004)
b) Exposure of persons to or generation
X
of excessive groundborne vibration or
groundborne noise levels? ("Preliminary
Noise Study," Urban Crossroads, April 2004)
c) A substantial permanent increase in
X
ambient noise levels in the project vicinity
above levels existing without the project?
("Preliminary Noise Study," Urban Crossroads,
April 2004)
d) A substantial temporary or periodic
X
increase in ambient noise levels in the
project vicinity above levels existing
without the project? ("Preliminary Noise
Study," Urban Crossroads, April 2004)
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)
0 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) -f) A noise study was prepared for the proposed project'. The study found that noise levels
for lots on Avenue 53 are expected to remain below the City's standard of 65 dBA CNEL.
However, noise levels for lots on Monroe Street, without mitigation, will reach 69.7 dBA
7 "40 Acre Residential Development Preliminary Noise Study," prepared by Urban Crossroads, April, 2004.
-21-
CNEL, which exceeds the City's standards. The study also analyzed the potential well site
(shown as Lot P on the Tract Map), and the noise generation potential from equipment on
that site. The study found that with mitigation, potential impacts associated with noise
from the well site could be mitigated to less than significant levels.
The study also considered the potential impacts to second story construction from
roadway noise on Monroe and Avenue 53. Noise levels are expected to reach between
62.6 and 69.2 dBA CNEL without mitigation. Although the building construction itself
can provide from 12 to 20 dBA CNEL noise attenuation, the potential second stories of
homes on Monroe and Avenue 53 could still exceed the City's 45 dBA CNEL interior
noise standard without the provision of a mechanical ventilation system, to allow a
"windows closed" condition.
In order to assure that the potential impacts associated with noise at the project site are
reduced to a less than significant level, the study recommends the implementation of the
following mitigation measures:
1. A 6 foot high wall shall be constructed, at a minimum, along the northern property
line of lot 13, the eastern property lines of lots 4 through 12, the southern property
line of lot 8, the northern property line of lot 7, the southern property line of lot 4,
and the eastern property line of lot 3. The wall shall be of solid construction, in
block or similar material, with no breaks or openings.
2. All second story units located along Avenue 53 and Monroe shall be provided with
a mechanical ventilation system (air conditioning).
3. A final noise study shall be submitted with building permits for the proposed
project.
Noise will also be generated from the project site during construction. Lands surrounding
the property, however, are currently vacant, and planned for a golf course community.
Should this community be built before the proposed project, it will include the
construction of a wall, which should provide sufficient attenuation of the temporary noise
impacts associated with construction of the proposed project.
With implementation of the mitigation measures above, impacts associated with noise shall
be reduced to less than significant levels.
The proposed project site is not located within the vicinity of an air strip or airport.
-22-
XII. a) -c) The construction of 101 residential units will not generate growth in the City, but will
rather accommodate growth pressures caused by commercial and other types of projects
in the area.
-23-
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
Plan, 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., application
materials)
c) Displace substantial numbers of
X
people, necessitating the construction of
replacement housing elsewhere? (General
Plan, p. 9 ff., application materials)
y
XII. a) -c) The construction of 101 residential units will not generate growth in the City, but will
rather accommodate growth pressures caused by commercial and other types of projects
in the area.
-23-
found that both Monroe and Avenue 53 would operate at acceptable levels at General
Plan buildout. The proposed project, therefore, will have less than significant impacts on
traffic and circulation in the area.
The project does not include inadequate parking or unsafe designs. The site is located
within the service area of SunLine Transit, and can be served by it. Overall impacts to
traffic are expected to be less than significant.
-27-
-28-
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.)
X
c) Require or result in the construction of
new storm water drainage facilities or
expansion of existing facilities, the
construction of which could cause
significant environmental effects? (General
Plan MEA, p. 58 ff.)
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.)
-28-
XIII. a) Buildout 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. Buildout 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.
-24-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XIII. PUBLIC SERVICES
1
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 Plan 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)
Other public facilities? (General Plan MEA, p.
X
46 ff.)
XIII. a) Buildout 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. Buildout 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.
-24-
XIV. a) & b) The proposed project includes interior open space areas which will be available to
residents for recreational purposes (lots R and Q, proposed for retention basins). In
addition, park in lieu fees will be collected to address the project's impacts on the City's
recreational facilities.
-25-
Potentially
Less Than
Less Than
No
Significant
Significant w/
Significant
Impact
Impact
Mitigation
Impact
XIV. RECREATION --
a) Would the project increase the use of
X
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
X
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on
the environment? (Application materials)
XIV. a) & b) The proposed project includes interior open space areas which will be available to
residents for recreational purposes (lots R and Q, proposed for retention basins). In
addition, park in lieu fees will be collected to address the project's impacts on the City's
recreational facilities.
-25-
XV. a) -g) The project site has the potential to generate 1,055 average daily trips. The proposed
project is consistent with the General Plan and Zoning designations placed on the property
by the City. The General Plan EIR included lands in the City's sphere in its analysis, and
-26-
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. III -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)? (Tentative
Tract Map 3 l 874)
e) Result in inadequate emergency
X
access? (Tentative Tract Map 31874)
f) Result in inadequate parking capacity?
X
(Tentative Tract Map 31874)
g) Conflict with adopted policies, plans,
X
or programs supporting alternative
transportation (e.g., bus turnouts, bicycle
racks)? (Project description)
XV. a) -g) The project site has the potential to generate 1,055 average daily trips. The proposed
project is consistent with the General Plan and Zoning designations placed on the property
by the City. The General Plan EIR included lands in the City's sphere in its analysis, and
-26-
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 balance for the cost of providing services. The construction
of the proposed project is expected to have less than significant impacts on utility
providers.
-29-
XVII. a) Potential impacts associated with cultural and paleontologic resources can be mitigated to
a less than significant level. The site does not contain significant biological resources.
XVII. b) The proposed project supports the long term goals of the General Plan by providing a
variety of housing opportunities for City residents.
1 XVII. c) The construction of 101 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.
J -30-
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?
j
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) Potential impacts associated with cultural and paleontologic resources can be mitigated to
a less than significant level. The site does not contain significant biological resources.
XVII. b) The proposed project supports the long term goals of the General Plan by providing a
variety of housing opportunities for City residents.
1 XVII. c) The construction of 101 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.
J -30-
XVII. d) The proposed project has the potential to adversely affect human beings, due to air quality
and noise impacts. Since the Coachella Valley is in a non -attainment area for PM10, and
the site will generate PM10, Section III), above, includes a number of mitigation measures
to reduce the potential impacts on air quality. Noise impacts have been addressed through
a series of mitigation measures, which will lower the potential for significant impacts to
less than significant levels.
XVIII. EARLIER ANALYSES.
Earlier analyses may be used where, pursuant to the tiering, program EK 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 analyses and state where they are available for review.
Not applicable.
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.
J -31-
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Pista de Dorado Specific Plan
5.1 APPENDIX ONE: General Plan Policies
General Plan Policies
5.1 APPLICABLE GENERAL PLAN POLICIES
The General Plan of the City of La Quinta includes Goals, Policies and Programs that were
identified and adopted by the City to properly implement the plan. An evaluation of the
key policies and programs (in Italics) that affect the development of, and compliance by,
Pista de Dorado are discussed below.
LAND USE ELEMENT
Land Use Goals, Policies and Programs
Policy 4: "Specific Plans shall be required under the following
• For all projects 10 acres or more in the Commercial Park, Industrial/Light
Manufacturing, Tourist Commercial, Resort Mixed Use and Regional
Commercial designations, prior to any land use divisions or subdivisions.
• For all projects proposing the integration of golf courses, tourist commercial
and residential uses.
• For all projects proposing flexible development standards differing from the
City's Development Code.
The Pista de Dorado Specific Plan proposes to modify the existing development standards
so that the property can be utilized fully without compromise to the surrounding land uses.
Program 4.2 "For approved Specific Plans, the Director of Community Development shall
have the authority to determine substantial conformance in a Specific Plan, and
waive the need for a Specific Plan amendment under the following circumstances:
When changes in the land use allocation within the Specific Plan are less
than 5%,
When no new land use is proposed,
When off-site circulation pattern and turning movements will not be altered
by the proposed change."
The Pista de Dorado Specific Plan provides methods for alterations to the Plan that will
allow for conformance to the guidelines of the General Plan.
Policy 8: The City shall carefully consider sphere of influence and subsequent
annexations to accommodate growth.
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The Pista de Dorado site is located within the City's Sphere of Influence; annexation into
the City is a logical extension of the boundaries.
Program 8.1 All annexation applications by landowners shall be accompanied by
required environmental and fiscal impact analysis to ensure orderly
development of the City.
The annexation request submittal by a representative of Stonefield Development contains
the previously certified environmental analysis, prepared for Annexation No. 15, to support
the annexation.
Policy 9: Agricultural and equestrian uses are encouraged.
The Pista de Dorado plan includes an enhancement to the existing regional multi -use trail
along Monroe Street that will provide for an equestrian exercise and training area with
static obstacles for the equestrian -public to utilize. In addition, there will be an equestrian
oriented trail stop facility developed at the southeast corner for the project site that will
provide for the public horse and rider amenities as part of the regional multi -use trail
system along Monroe Street.
Residential Goals, Policies and Programs
Goal 2 A broad range of housing types and choices for all residents of the City.
The Pista de Dorado plan provides conventional single-family homes in an upscale private
community in a family setting.
Program 1.2 Apply the City's discretionary powers and site development review process
consistently to assure that subdivision and development plans are
compatible with existing residential areas.
Policy S the City shall maintain residential development standards including
setbacks, height, pad elevations and other design and performance
standards that assure a high quality of development.
Program S.1 The Development Code shall include development standards and design
guidelines for each residential zoning designation.
The Pista de Dorado Plan provides development standards consistent with standards
contained within the Development Code for lands designated Residential Low with
Agriculture Equestrian Overlay. The homes will be subject to the City's Site Development
process.
TRAFFIC AND CIRCULATION ELEMENT
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Traffic and Circulation Goals, Policies and Programs
Program 2.4 On Primary Arterials, the minimum intersection spacing shall be 1.060 feet.
The design speed shall be 50 mph. Left turn median cuts may be authorized
if turn pocket does not interfere with other existing or planned left turn
pockets. Right in/out access driveways shall exceed the following minimum
separation distances:
• More than 250 feet on the approach leg to a full turn intersection;
• More than 150 feet on the exit leg from a full turn intersection;
• More than 250 feet between driveways
Policy 6 Develop and encourage the use of continuous and convenient bicycle routes
and multi -use trails and development to places of employment, recreation,
shopping, schools, and other high activity areas with potential for increased
bicycle, equestrian, golf cart and other non -vehicular use.
Policy 14 In order to preserve the aesthetic values on the City's streets, minimum
landscape setbacks shall be as follows:
Highway 111— 50 feet
Other Major & Primary Arterials — 20 feet
Secondary Arterials & Collector Streets —10 feet
The Pista de Dorado Plan provides for controlled access to the perimeter streets. The access
points are in compliance with the policies on intersection spacing. The Plan also provides
for the construction of sidewalks & multi -use trails along Monroe Street and Avenue 53.
OPEN SPACE ELEMENT
Open Space Element Goals, Policies and Programs
Policy 7: The City shall encourage the preservation of open space in privately owned
development projects.
The Pista de Dorado Plan provides open space with a private recreational amenity within
the project, and public recreational opportunities along the perimeter adjacent to Monroe
Street.
Policy 4: The City shall develop and implement plans for linkages between open
spaces areas, parks, recreational facilities and cultural resources.
The Pista de Dorado Plan will provide private recreational opportunities as well as public
recreational opportunities, in addition to payment of required park fees not met by the value
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of the provided amenities. In addition, the Plan will provide linkages to the City's trails and
bikeways.
PARKS AND RECREATION ELEMENT
Parks and Recreation Element Goals, Polices and Programs
Policy 4 The City shall develop and implement plans for linkages between open
space areas, parks, recreational facilities and cultural resources.
The Pista de Dorado Plan will provide private recreational opportunities in addition to
public opportunities. In addition the Plan will provide linkages to the City's trails and
bikeways via Monroe Street and Avenue 53.
NATURAL RESOURCES ELEMENT
Air Quality Goals, Policies and Programs
Program 5.1: The City shall support the development of golf -cart and pedestrian oriented
retail centers, community -wide trails and dedicated bike lanes.
The Pista de Dorado Plan is providing links to bicycle paths and community trails along
Monroe Street and Avenue 53.
Energy and Mineral Resources Goals, Policies and Programs
Program 3.2: The City shall support the development of local and regional bikeways to
provide residents and visitors with non -vehicular travel alternatives.
The Pista de Dorado Plan is providing links to bicycle paths and community trails whereby
reducing reliance upon energy and mineral consumption.
Biological Goals, Policies and Programs
Program 2.4: A qualified biologist shall perform all biological studies. The City shall
prepare and adopt standards for the performance of biological resource
analyses and provide these to all applications. Standards shall include
personnel qualifications, field monitoring, recordation, documentation and
sampling requirements.
A biological resource assessment was performed by Natural Resources Assessment, Inc.,
the results of which were negative for an endangered, threatened or rare species.
Paleontological Goals, Policies and Programs
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Policy 1: The City shall require the preparation of paleontological resource analysis
by a qualified paleontologist for all development proposals, which occur in
area of High Sensitivity.
A paleontological assessment was performed by the Division of Geological Services of the
San Bernardino County Museum. The results of the assessment were negative. However,
mitigation measures are suggested in the event resources are encountered during grading
operations.
Water Resources Goals, Policies and Programs
Program 2.2: The City shall continue to implement, its on-site retention requirements for
new development proposals where possible as a potential way of recharging
groundwater.
The Pista de Dorado Plan proposes to retain on-site 100% containment of 100 -year storm
flows and nuisance flows.
INFRASTRUCTURE AND PUBLIC SERVICES ELEMENT
Infrastructure and Public Services Goals, Policies and Programs
Education Facilities Goal
Policy 3: The City shall support the process of securing school impact mitigation fees
from developers in accordance with State law.
The Pista de Dorado development will participate in the payment of mitigation fees in
accordance with State law.
Surface Water & Storm Drainage Goal
Policy 3: All new development shall include on-site retention/detention basins and
other necessary storm water management facilities to accommodate run-off
from the 100 year storm.
The Pista de Dorado Plan proposes to retain on-site containment of the 100 -year storm run-
off.
Domestic Water Goal
Policy 3: New development projects shall be required to use native drought tolerant
landscaping materials to promote and enhance water conservation efforts.
The Pista de Dorado Plan proposes to use native and drought tolerant plant materials
combined with efficient irrigation methods to promote water conservation.
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Public Utilities Goal
Policy3: All utility and electric wires up to 34.5 kilovolts serving new development
shall be installed under ground.
Pista de Dorado Plan proposes to underground utility services that are less than 34.5
kilovolts.
ENVIRONMENTAL HAZARDS ELEMENT
Geologic and Seismic Hazards, Goals, Policies and Programs
Policy 3: Development in area subject to collapsible or expansive soils shall be
required to conduct soil sampling and laboratory testing and to implement
mitigation measures, which minimize such hazards.
A soils and geotechnical investigation was performed by Earth Systems Southwest for the
Pista de Dorado project site. Construction shall conform to the recommended measures and
standard construction practices.
CULTURAL RESOURCES ELEMENT
Program 3.2.1 Require all proposed project sites to be surveyed by a qualified
archaeologist, historian, and/or architectural historian, as appropriate, to
identify any potential cultural resources that may be affected, unless the
preponderance of the evidence demonstrates that such survey is
unnecessary.
A Phase I Cultural Resources Investigation was conducted by TKC for the Pista de Dorado
Plan site. While no significance resources were recorded, it was recommended that
monitoring of earth -moving activities be conducted given the nature of surrounding cultural
resources and the location of two isolates on the project site.
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5.2 APPENDIX TWO: Section 9.140.070 La Quinta Municipal Code
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5.3 APPENDIX THREE: Specific Plan Design Team
Specific Plan Design Team
TKC
Doug Franklin, P.E., Conceptual Engineering
Michael A. Peroni, General Planning Oversight
Leslie J. Mouriquand, M.A.,
Planning Coordinator, Text Preparation & Project Archaeologist
Erik Lainas — Graphics, Planning
John D. Goodman II, M.S., Historical Research & Project Archaeologist
Chuck Glass —Conceptual Design
Emil_Benes Associates, Inc.
Emil Benes— Supervising Project Architect
Pekarek-Crandall, Inc.
Architects
RGA, Inc.
Rob Parker —Project Landscape Architect
Stonefield Development, Inc.
Arthur McCaul — Vice President of Land Acquisition and Forward Planning
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