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2016 09 13 PC
V90LI 09, M#= Planning Commission agendas and staff reports are now available on the City's web page: www.la-quint" PLANNING COMMISSION AGENDA CITY HALL COUNCIL CHAMBERS 78-495 Calle Tampico, La Quinta REGULAR MEETING on TUESDAY, SEPTEMBER 13, 2016 at 6:00 P.M. CALL TO ORDER 1. Roll Call 2. Pledge of Allegiance PUBLIC COMMENT At this time members of the public may address the Planning Commission on any matter not listed on the agenda. Please complete a "Request to Speak" form and limit your comments to three minutes. CONFIRMATION OF AGENDA APPROVAL OF MINUTES 1. Approval of the Minutes of August 9, 2016 PUBLIC HEARINGS For all Public Hearings on the agenda, a completed "Request to Speak" form must be filed with the Executive Assistant prior to consideration of that item. A person may submit written comments to the Planning Commission before a public hearing or appear in support or opposition to the approval of a project(s). If you challenge a project(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City at, or prior to the public hearing. PLANNING COMMISSION AGENDA 1 SEPTEMBER 13 , 2016 Beginning Resolution No. 2016-013 PUBLIC HEARING 1. Site Development Permit 2016-0001 and Conditional Use Permit 2016-0002 submitted by R & R Development Company LLC proposing to construct a 37,776 square foot fitness center on approximately 5.7 acres of the Jefferson Square Commercial Center. CEQA: adheres to previously approved Environmental Assessment 2002-462 and no further analysis is required. Location: Southwest corner of Jefferson Street and Fred Waring Drive. 2. Environmental Assessment 2015-0007, Zone Change 2015-0003 and Tentative Tract Map 36561 (TTM 2015-0008) submitted by Prism Realty Corporation proposing to subdivide a 12.25 acre site into 36 residential lots. CEQA: the Design and Development Department has determined that the project will not have a significant adverse impact on the environment and is recommending that a Negative Declaration of Environmental Impact be adopted. Location: 54721 Monroe Street. BUSINESS SESSION 1. Consideration of a Call -Up Review request for Sign Program Amendment 2016- 0001 for the Plaza La Quinta Shopping Center. CEQA: Categorically exempt from Environmental Review pursuant to Section 15301 (existing facilities). Location: 78267 Highway 111. 2. Consideration of an Appeal of Sign Program Amendment 2016-0001 for the Plaza La Quinta Shopping Center. CEQA: Categorically exempt from Environmental Review pursuant to Section 15301 (existing facilities). Location: 78267 Highway 111. COMMISSIONER ITEMS STAFF ITEMS - NONE ADJOURNMENT The next regular meeting of the Planning Commission will be held on September 27, 2016, commencing at 6:00 p.m. at the City Hall Council Chambers, 78-495 Calle Tampico, La Quinta, CA 92253. DECLARATION OF POSTING I, Wanda Wise -Latta, Executive Assistant of the City of La Quinta, do hereby declare that the foregoing Agenda for the La Quinta Planning Commission meeting was posted on the inside of the north entry to the La Quinta Civic Center at 78-495 Calle PLANNING COMMISSION AGENDA 2 SEPTEMBER 13 , 2016 Tampico, and the bulletin boards at 78-630 Highway 111, and the La Quinta Cove Post Office at 51-321 Avenida Bermudas, on September 9, 2016. DATED: September 8, 2016 WANDA WISE-LATTA, Executive Assistant City of La Quinta, California PUBLIC NOTICES The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7123, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Commission, arrangements should be made in advance by contacting the City Clerk's office at 777-7123. A one (1) week notice is required. If background material is to be presented to the Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Assistant for distribution. It is requested that this take place prior to the beginning of the meeting. Any writings or documents provided to a majority of the Commission regarding any item(s) on this agenda will be made available for public inspection at the Design and Development Department's counter at City Hall located at 78-495 Calle Tampico, La Quinta, California, 92253, during normal business hours. PLANNING COMMISSION AGENDA 3 SEPTEMBER 13 , 2016 PLANNING COMMISSION MINUTES TUESDAY, AUGUST 9, 2016 CALL TO ORDER A regular meeting of the La Quinta Planning Commission was called to order at 6:00 p.m. by Chairperson Bettencourt. PRESENT: Commissioners Blum, Quill, Wright and Chairperson Bettencourt. ABSENT: Commissioner Fitzpatrick STAFF PRESENT: Planning Manager Gabriel Perez, Principal Planner Jay Wuu, Associate Planner Carlos Flores, Principal Engineer Bryan McKinney Executive Assistant Wanda Wise -Latta, and Office Assistant Carley Votaw. Commissioner Quill led the Commission in the Pledge of Allegiance. PUBLIC COMMENT - None CONFIRMATION OF AGENDA- Confirmed APPROVAL OF MINUTES 1. Approval of the minutes of July 12, 2016. Motion - A motion was made and seconded by Commissioners Blum/Quill to approve the Planning Commission Minutes of June 12, 2016 as submitted. AYES: Commissioners, Blum, Wright and Chairperson Bettencourt. NOES: None. ABSENT: Commissioner Fitzpatrick. ABSTAIN: None. Motion Passed. PUBLIC HEARINGS 1. Zoning Ordinance Amendment 2016-0004 submitted by the City of La Quinta proposing to adopt a resolution recommending that the City Council amend several chapters of Title 9 of the La Quinta Municipal Code and the Official Zoning Map related to the Zoning and General Plan Text and Map Consistency. CEQA: the proposed Zoning Code and Map Amendments are consistent with the previously approved General Plan 2035 Environmental Impact Report and do not require further environmental review. Location: City-wide. PLANNING COMMISSION MINUTES 1 AUGUST 9, 2016 Planning Manager Gabriel Perez presented the information contained in the staff report, a copy of which is on file in the Design and Development Department. Discussion followed between the Commission and staff and included: Staff provided clarification regarding the use of the 35% minimum residential requirement of a mixed use project located in the Mixed Use Overlay District. Staff stated there is no standard minimum residential requirement and after reviewing projects in Orange County, Los Angeles and proposed projects in the Inland Empire, it was determined that residential uses would be required to occupy 35% of the total square footage of a project to assure a true mixed use project. Staff addressed a Commissioner's concern regarding parking variances and explained the alternatives that are available to an applicant. Planning Manager Perez presented correspondence received from Ken and Cathy Duce about their concerns regarding the proposed zoning amendments regarding arches and trellises. Members of the Commission thanked staff and Ad Hoc Committee members for their efforts with regards to the Development Code Tune -Up. Staff addressed a Commissioner's question regarding small child daycare and the State standard that applies to small child daycare facilities and stated that such facilities are not regulated by the City. Staff addressed a Commissioner's concern regarding the elimination of bicycle parking and staff recommended that the required bike portion of the code section be restored. Staff addressed a Commissioner's concern regarding the elimination of sign permits for church and institutional uses in the commercial zone and stated that church and institutional use in a commercial building would be subject to existing sign standards or an existing master sign program. Staff addressed a Commissioner's question regarding the mixed -use concept and multiple parking uses. Staff stated that a shared parking agreement can assist an applicant with meeting their parking requirement in order to obtain their permit. PLANNING COMMISSION MINUTES 2 AUGUST 9, 2016 Staff addressed a commissioner's question regarding zoning as it relates to public and private school sites. Staff addressed a Commissioner's question regarding medical marijuana dispensaries and stated an ordinance was adopted by the City Council prohibiting medical marijuana dispensaries in all zones citywide. A Commissioner stated that Council tabled the discussion regarding medical marijuana dispensaries and deliveries. Staff responded to a Commissioner's concerns regarding the appeal process timeline standard as to reasonable accommodation. Staff stated that this standard is governed by State law and pertains to issues associated with handicap facilities and the City should not amend this appeal period. Staff responded to a commissioner's concern regarding the Village commercial district and the flexibility available to applicants with regards to the parking standards. Chairperson Bettencourt declared the PUBLIC HEARING OPEN at 7:25 p.m. No public comment. Chairperson Bettencourt declared the PUBLIC HEARING CLOSED at 7:25 p.m. Motion - A motion was made and seconded by Commissioners Wright/Blum to approve Planning Commission Resolution No. 2016-012 recommending that the City Council amend several chapters of Title 9 of the La Quinta Municipal Code and the Official Zoning Map, related to the Zoning and General Plan Text Map Consistency as submitted by the staff, and to include the following: 1. Restoration of the bicycle parking requirements; 2. Delete the language that is proposed to be added regarding arches and trellises and return to the original language and adding: "The Director may refer arch designs exceeding the standard of the additional language to the Planning Commission for approval into Section 9.60.030"; and 3. Home occupation component will not be considered at this time. AYES: Commissioners Blum, Quill, Wright and Chairperson Bettencourt. NOES: None. ABSENT: Commissioner Fitzpatrick. ABSTAIN: None. Motion passed. PLANNING COMMISSION MINUTES 3 AUGUST 9, 2016 BUSINESS SESSION - None COMMISSIONER ITEMS Commissioner Quill stated that the cell tower site located near Montezuma Park is in disrepair and asked what could be done. Planning Manager Perez stated the files will be reviewed to determine what permits might have been issued by the City, review the applicable conditions of approval specific to maintenance, and follow up with the applicant regarding maintenance obligations regarding the cell tower. Commissioner Wright stated that the cell tower site located along the south side of the White Water Channel west of Adams Street was also in need of maintenance. Planning Manager Perez stated that a new proposal was received for this site and felt that the Commissioner's concerns will be able to be addressed. Commissioner Quill suggested staff evaluate all cell towers sites located in the City and review the applicable conditional use permits associated with those sites and provide an update to the Commission. STAFF ITEMS Planning Manager Perez presented the report on the July 19, 2016 City Council Study Session regarding Boards and Commissions. Planning Manager Perez stated that Council recommended that Architectural and Landscaping Review Board (ALRB) be consolidated with the Planning Commission to streamline the development review process and noted that this item go before the Council again in September. Additionally, Staff updated the Commission regarding: Paperless process now available to applicants for submitting their planning documents electronically; • Draft Environmental Impact Report (EIR) for the La Quinta Village Build - Out Plan was released today for comment; and • Interim ordinance for a 50% reduction regarding parking standards for the Village was extended for a year. Information available on the city's website regarding political sign permits Chairman Bettencourt introduced Interim Deputy City Attorney Morgan Wazlaw. ADJOURNMENT There being no further business, it was moved and seconded by Commissioners Wright/Blum to adjourn this meeting at 7:45 p.m. Motion passed unanimously. PLANNING COMMISSION MINUTES 4 AUGUST 9, 2016 Respectfully submitted, WANDA WISE-LATTA, Executive Assistant City of La Quinta, California PLANNING COMMISSION MINUTES 5 AUGUST 9, 2016 PH 1 PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 13, 2016 CASE NUMBER: SITE DEVELOPMENT PERMIT 2016-0001 CONDITIONAL USE PERMIT 2016-0002 /_1»4E4_1ki1 :9'_1:791:0ato] aul:1101k0 lu17_1,1'aIto PROPERTY OWNER: REGENCY MARINITA LA QUINTA REQUEST: ADOPT RESOLUTIONS TO APPROVE A SITE DEVELOPMENT PERMIT AND CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A 37,776 SQUARE FOOT FITNESS CENTER ON APPROXIMATELY 5.7 ACRES OF THE JEFFERSON SQUARE COMMERCIAL CENTER CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS PROJECT CONSISTENT WITH THE PREVIOUSLY APPROVED ENVIRONMENTAL ASSESSMENT 2002- 462 AND DOES NOT REQUIRE FURTHER ENVIRONMENTAL REVIEW. LOCATION: JEFFERSON SQUARE SHOPPING CENTER, SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE. LEGAL: APN: 604-521-011, -013, -014 RECOMMENDED ACTION Adopt resolutions approving Conditional Use Permit 2016-0002 and Site Development Permit 2016-0001, and a finding of consistency with Environmental Assessment 2002- 462. EXECUTIVE SUMMARY The construction of a 37,776 square foot fitness center is proposed on the southerly vacant pad at the Jefferson Square shopping center located at the southwest corner of Jefferson Street and Fred Waring Drive (Attachment 1). The proposed buildings and site design generally comply with the development standards and design guidelines of the La Quinta General Plan, the Municipal Code, and Jefferson Square Specific Plan. BACKGROUND The project site consists of approximately 5.7 acres within the consisting of 10.79 acre Page 1 of 7 Jefferson Square shopping center. The proposed fitness center site was formerly approved for a 42,500 square foot retail hardware store within the Jefferson Square Specific Plan (Attachment 2). The center's Specific Plan consists of retail, drug store, market and other commercial uses. Although much of the center has been developed to date, including all parking areas, an undeveloped area remains near the southern portion of the shopping center. This area, which the Specific Plan identifies for development of a 42,500 square foot hardware store (Major A), 5,000 square foot multi -tenant commercial retail space (Shops 1), and a 4,500 square foot drive thru pad (Pad A) that has been previously graded and identified for future review and development. PROPOSAL & ANALYSIS Overview: A fitness center is proposed on a 5.7 acre site, located at the southwest corner of Jefferson Street and Fred Waring Drive. The 10.79-acre shopping center site is bounded by existing built phases of Jefferson Square which includes the CVS Pharmacy and several small businesses. Located across Jefferson Street and to the east is the Heritage Court commercial center within the City of Indio. Located to the south is the Monticello residential neighborhood. To the east is Monticello Park within the Monticello residential neighborhood. The proposed fitness center proposed the following on -site improvements: • 37,776 square foot fitness center building with 31,744 square foot ground floor, 6,032 square feet of mezzanine space, exercise area, locker rooms, restrooms, children's area, and 2,328 square -foot indoor pool • 26,790 square -foot outdoor area for outdoor fitness center activities including two swimming pools Removal of drive -through lane from Pad A to accommodate 18 parking spaces • Removal of Shops 1 pad to accommodate 29 parking spaces (5,000 square feet) Site Design: The Jefferson Square shopping center is largely developed with an existing CVS pharmacy, multi -tenant commercial Shops 2 and 3, and an unoccupied 13,928 square foot retail building (Attachment 3). The Pad A, Shops 1, and a large anchor retail pad remain vacant. The fitness center is proposed on a vacant anchor pad at the southwesterly portion of the shopping center (Attachment 4, Site Plan). An outdoor fitness area consisting of 26,790 square feet will include two swimming pools along the rear and northerly portion of the fitness center building. The remainder of the site is designed for parking and pedestrian access. The site will accommodate drainage requirements through the existing retention system for the shopping center consisting of one underground retention basin, and two above ground retention basins. Four existing vehicle access points are available to the fitness center, two on Jefferson Street and two on Fred Waring Drive. All egress from the shopping center is right -out only and is proposed to remain in the existing traffic configuration with the construction Page 2 of 7 of the fitness center. The one -site vehicle circulation system and parking areas are largely developed and will remain in place. There are existing commercial trash enclosures to the south of the proposed fitness center. Any additional trash and recyclable material receptacles and enclosures shall satisfy the requirements as set forth under Section 9.100.200 of the Municipal Code. The proposed on -site lighting is generally consistent with the City's outdoor lighting ordinance and Specific Plan (Attachment 5). Pedestrian walkways, entries, and service areas will be adequately lit using fixtures or landscape lighting, and decorative wall - mounted lights are proposed along the fitness center building. The parking lot is proposed to be illuminated with fully -shielded lights. The Municipal Code requires illumination levels in parking areas to be between one and two foot-candles. A condition of approval has been added that requires fully -shielded and angle -adjusted visor shields on lighting fixtures along Jefferson Street. Parking: The existing parking area of the shopping center consists of 354 parking spaces to satisfy on -site parking requirements. The project statement states that operation hours will be 4 A.M. to 11 P.M. The approved specific plan assigned 170 parking stalls for a future hardware store. The new fitness center requires 290 parking spaces per Municipal Code health club requirements for indoor and outdoor area. The Municipal Code parking requirement for the commercial center would be 462 spaces and without the construction of new parking spaces, a parking deficit of 108 spaces would exist. The applicant provided a parking analysis that identifies 30,568 square feet of designated space at the fitness center that generates visits and 214 required parking spaces based on the Urban Land Institute (ULI) methodology and requests that the Planning Commission support the proposed parking calculation (Attachments 7). The applicant will provide 59 additional parking spaces designated for the fitness center use, of which 39 new spaces would be constructed with the proposed removal of the Shops 1 pad and new spaces constructed along the perimeter of Pad A. Based on the applicant's parking analysis, a parking surplus of 6 spaces would exist for the fitness center. The future Pad A building will not be able to accommodate a drive through use with the proposed parking configuration. Bicycle parking will need to be provided per the requirements of the Municipal Code. Planning Division staff has reviewed the parking analysis provided by the applicant and the proposed parking allocation for the fitness center can be supported. Page 3 of 7 Existing Specific Plan Parking Allocation - Jefferson Square Description Area (Sq. ft.) Approved Required Actual Parking Ratio Parking constructed Spaces per SP Parking Osh Hardware (Parcel 42,500 4: 1,000 sq. ft. 170 161 7) Shops 1 (vacant) 5,000 4: 1,000 sq. ft. 20 20 Pad A 4,500 4: 1,000 sq. ft. 18 11 (Vacant) Shops 2 (existing 4,500 4: 1,000 sq. ft. 18 18 building) Major retail "Fresh & 13,928 4: 1,000 sq. ft. 56 52 Easy" (existing building) Shops 3 (existing 7,000 4: 1,000 sq. ft. 28 22 multi -tenant retail) US 13,013 4: 1,000 sq. ft. 52 70 Total 362 354 Required Parking Allocation with new Fitness Center — Jefferson Square Commercial Area (Sq ft) Parking Ratio Required ULI Parking Proposed Use Type Per Code Parking for Health Parking Per Code Club Spaces Health Club 37,776 1 space: 150 sq. ft. 290 214 161 (Parcel 7) (indoor) 5,868 (pool) Shops 1 5,000 0 0 0 40 (convert to parking) Pad A 4,500 Provide 19 18 18 30 (convert a part Additional parking (Per Code) to parking) spaces Shops 2 4,500 4: 1,000 sq. ft. 18 18 18 (existing (Per Code) building) Major retail 13,928 4: 1,000 sq. ft. 56 56 52 "Fresh & Easy" (Per Code) (existing) Shops 3 (multi- 7,000 4: 1,000 sq. ft. 28 28 22 tenant retail) (Per Code) CVS 13,013 4: 1,000 sq. ft. 52 52 (Per Code) 70 Total 462 386 393 Page 4 of 7 Traffic Analysis: A Traffic Generation Analysis was completed, and concluded that the development of the Fitness Center would not result in any potentially significant cumulative impacts to nearby intersections and road segments as the trip generation with a health club would be considerably less than would apply to the previously approved uses in the Specific Plan. Architectural Design: The building designs reflect a contemporary architectural theme, consistent with the architectural theme of the existing shopping center buildings (Attachment 4). Architectural elements include the use of tower features with concrete tile roofs (pitched), parapet roof coping, metal awnings, painted precision concrete block walls with stone accents at the wall base, and an earth -tone color palette. A landscape screen is proposed along a large expanse of wall on the east elevation. Staff has no concerns with the architectural aspects of the proposal. The fitness center includes variation in the roofline and a tower element that exceed the 40-foot height limit for the Neighborhood Commercial zone. However, the Municipal Code allows architectural features not containing usable floor space, such as towers, gables and spires, to extend 15 feet above the maximum structure height if approved as part of a site development permit (SDP). The architecture and layout of the building is compatible with the existing surrounding land uses, and complies with the development standards in the Municipal Code and Jefferson Square Specific Plan. Landscaping: The shopping center has an existing landscape plan throughout the project site consisting of primarily desert and other low to moderate water use plants. New landscaping is proposed along the easterly frontage of the fitness center. New landscape planters are proposed in the parking area that replaces the Shops 1 pad, and in the proposed parking area at Pad A. The tree palette includes Blue Palo Verde, Thorn less Palo Verde and Crape Myrtle. The shrub palette includes Red Bird of Paradise, Texas Sage, Red Yucca, Deer Grass, and Pink Muhly, among others. The landscape concept does not propose any turf. The assorted species of plants add character to the proposed development and provide sufficient screening and accents around the vehicular and pedestrian circulation areas. The planted areas proposed around the buildings provide visual relief, as well as pedestrian -friendly amenities. The landscaping plan is similar and compatible to the existing landscaping within the commercial center, and is consistent with the plant palette in the Specific Plan. Specific Plan: The La Quinta General Plan 2035 states that the Planning Director has the authority to waive the need for a Specific Plan amendment under the following circumstances: Page 5 of 7 • When changes to the land use allocation are less than 5%; • When the off -site circulation pattern and turning movements will not be altered by the proposed change; • When the change is considered minor in nature and does not conflict with the purpose and intent of the Specific Plan; • or when no new land use is proposed. The Jefferson Square commercial center is designated as Neighborhood Commercial in the Official Zoning Map and a health club is a permitted use with the approval of a Conditional Use Permit. The proposed health club will occupy the same pad area as the previously approved Osh Hardware store and will not change the off -site circulation patterns and turning movements. Sign Program: No signs are proposed by the applicant at this time. All signs proposed for the fitness center will be required to comply with the existing Jefferson Square sign program. Staff concludes that the fitness center will be able to operate within the Jefferson Square commercial center with minimal impacts on existing surrounding uses. The proposed use is consistent with the Specific Plan, General Plan and zoning land use designations for the proposed location with approval of a Conditional Use Permit. Businesses in the shopping center will likely benefit from the increased number of visitors to the commercial center. COMMISSIONS/BOARD/COMMITTEE RECOMMENDATIONS On April 6, 2016, the Architectural and Landscaping Review Board reviewed these plans and recommended approval of the site development permit with a condition of approval that requires the addition of Washingtonia Robusta palm trees planted in landscape area along the east building elevation (Attachment 8). AGENCY & PUBLIC REVIEW Public Agency Review: This request was sent to all applicable City departments and affected public agencies on January 26, 2016. All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. A Director's determination was provided by the Airport Land Use Commission on June 28, 2016 that determined the proposed project is consistent with the Bermuda Dunes Airport Land Use Compatibility Plan subject to conditions (Attachment 9). Public Notice: This project was advertised in The Desert Sun newspaper on September 2, 2016, and mailed to all property owners within 500 feet of the site. To date no comments have Page 6 of 7 been received. Any additional written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW The Design and Development Department determined that the proposed project is consistent with the previously approved environmental assessment 2002-462 and will not result in any impacts that greater than were evaluated for the Jefferson Square Specific Plan. Report prepared and approved by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Project Area Site Map 3. Previously Approved Site Plan and Elevations 4. Site Development Permit Plan Set 6. Project Statement 7. Parking Utilization Study and Industry Parking Standards 5. Proposed Lighting Standards 8. Minutes of April 6, 2016 ALRB meeting 9. Airport Land Use Commission Director's Determination 6-28-16 10. Site Photos Page 7 of 7 PLANNING COMMISSION RESOLUTION 2016 — A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING A SITE DEVELOPMENT PERMIT AND CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A 37,776 SQUARE FOOT FITNESS CENTER ON APPROXIMATELY 5.7 ACRES OF THE JEFFERSON SQUARE COMMERCIAL CENTER, AND FIND THE PROJECT CONSISTENT WITH ENVIRONMENTAL ASSESSMENT 2002-462 CASE NUMBER: SITE DEVELOPMENT PERMIT 2016-0001 CONDITIONAL USE PERMIT 2016-0002 APPLICANT: R & R DEVELOPMENT COMPANY, LLC WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 13th day of September, 2016, hold a duly noticed Public Hearing to consider a request by R & R Development Company, LLC, for approval of a fitness center, generally located on the southwest corner of Jefferson Street and Fred Waring Drive at the Jefferson Square shopping center, more particularly described as: APN: 604-521-011, -013, -014 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on September 2, 2016 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, Site Development Permit 2016-0001 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.010 of the Municipal Code to justify approval of said Site Development Permit: 1. Consistency with General Plan The land use is consistent with the General Plan land use designation of General Commercial. The City's General Plan policies relating to General Commercial encourage a full range of retail, office, resort, and institutional businesses within the City, and the proposed use maintains those policies. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code. The Site Development Planning Commission Resolution 2016 - Conditional Use Permit 2016-0002 Fitness Center (R & R Development Company, LLC) Adopted: Page 2 of 4 Permit has been conditioned to ensure compliance with the zoning standards of the Neighborhood Commercial zoning district and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. 3. Compliance with California Environmental Quality Act (CEQA) The Design and Development Department has determined that this project is consistent with Environmental Assessment 2002-462 of the Jefferson Square Specific Plan and no further environmental review is required. 4. Architectural Design The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style are compatible with the architectural guidelines of the Jefferson Square Specific Plan and the quality of design prevalent in the city. 5. Site Design The site design of the project, including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and with the quality of design prevalent in the city. 6. Landscape Design Project landscaping, including, but not limited to, the location type, size, color, texture and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall influence to enhance the visual continuity of the project. The landscape design will be consistent with the established landscape guidelines for the Jefferson Square shopping center. Conditional Use Permit 2016-0002 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.020 of the Municipal Code to justify approval of said Conditional Use Permit: Planning Commission Resolution 2016 - Conditional Use Permit 2016-0002 Fitness Center (R & R Development Company, LLC) Adopted: Page 3 of 4 7. Consistency with General Plan The land use is consistent with the General Plan land use designation of General Commercial. The City's General Plan policies relating to General Commercial encourage a full range of retail, office, resort, and institutional businesses within the City, and the proposed use maintains those policies. 8. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code. The Conditional Use Permit has been conditioned to ensure compliance with the zoning standards of the Neighborhood Commercial zoning district and other supplemental standards as established in Title 9 of the La Quinta Municipal Code. 9. Compliance with California Environmental Quality Act (CEQA) The Design and Development Department has determined that this project is consistent with Environmental Assessment 2002-462 of the Jefferson Square Specific Plan and no further environmental review is required. 10. Surrounding Uses As conditioned, approval of the application will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. New proposed outdoor activity areas are screened and buffered by existing and proposed building. There is adequate parking available for the use, and the other properties within the commercial center have been developed with commercial retail uses. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the findings of the Planning Commission in this case. SECTION 2. That the above project be determined by the Planning Commission to be consistent with Environmental Assessment 2002-462. SECTION 3. That it does hereby approve Site Development Permit 2016-0001, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. Planning Commission Resolution 2016 - Conditional Use Permit 2016-0002 Fitness Center (R & R Development Company, LLC) Adopted: Page 4 of 4 SECTION 3. That it does hereby approve Conditional Use Permit 2015-0002, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 13th day of September, 2016, by the following vote: AYES: NOES: ABSENT: ABSTAIN: PHILIP BETTENCOURT, Chairperson City of La Quinta, California ATTEST: GABRIEL PEREZ, Planning Manager City of La Quinta, California PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: Page 1 of 14 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 Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Site Development Permit 2016-0001 shall comply with all applicable conditions and/or mitigation measures for the following related approval: Tentative Parcel Map 36241 Site Development Permit 2007-898 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside • Fire Marshal • La Quinta Public Works Development Division (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit) • Design & 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 PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: Page 2 of 14 • SCAQMD Coachella Valley The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 4. Coverage under the State of California Construction General Permit must be obtained by the applicant; who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 5. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board - Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2012-0006-DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: Page 3 of 14 D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. G. The inclusion in the Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post - construction BMPs as required; and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs is required. 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. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. 7. The applicant shall furnish proof of easements, or written permission, as PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: Page 4 of 14 appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. PARKING LOTS and ACCESS POINTS 8. The design of parking facilities shall conform to LQMC Chapter 9.150 and in particular the following: A. The parking stall and aisle widths and the double hairpin stripe parking stall design shall conform to LQMC Chapter 9.150. B. Cross slopes should be a maximum of 2% where ADA accessibility is required including accessibility routes between buildings. C. Building access points shall be shown on the Precise Grading Plans so that ADA accessibility issues can be evaluated. D. Accessibility routes to public streets and adjacent development shall be shown on the Precise Grading Plan. E. Parking stall lengths shall be according to LQMC Chapter 9.150 and be a minimum of 18 feet in length with a 2-foot overhang for all parking stalls or as approved by the City Engineer. One van accessible handicapped parking stall is required per 6 handicapped parking stalls. F. Drive aisles between parking stalls shall be a minimum of 26 feet with access drive aisles to Public Streets a minimum of 30 feet or as approved by the City Engineer. A minimum of 20 feet on each side of approach drives shall be provided where divided by median islands and as approved by the City Engineer. 9. 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: Parking Lot & Aisles (Low Traffic) 3.0" a.c./4.5" c.a.b. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: Page 5 of 14 Parking Lot & Aisles (High Traffic) 4.5" a.c./5.5" c.a.b. Loading Areas 6" P.C.C./4" c.a.b. or the approved equivalents of alternate materials. 10. 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. 11. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 12. 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. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refers to persons currently certified or licensed to practice their respective professions in the State of California. 13. 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 LQMC Section 13.24.040 (Improvement Plans). 14. The following improvement plans shall be prepared and submitted for review and approval by the Design and Development Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: Page 6 of 14 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. PM10 Plan 1" = 40' Horizontal B. Final WQMP (Plan submitted in Report Form) C. On -Site Commercial Precise Grading 1" = 20' Horizontal NOTE: A through C to be submitted concurrently. (Separate Storm Drain Plans if applicable) 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. "On -Site Commercial Precise Grading" plan is required to be submitted for approval by the Building Official, Planning Manager and the City Engineer. "On -Site Commercial 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. 15. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Public Works "Plans, Notes and Design Guidance" section of the City website (www.la-quinta.org). Please navigate to the Public Works home page and look for the Standard Drawings hyperlink. 16. The applicant shall furnish a complete set of the mylars of all approved improvement plans on a storage media acceptable to the City Engineer. 17. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: Page 7 of 14 of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer of Record may submit a letter attesting to said fact to the City Engineer in lieu of mylar submittal. GRADING 18. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 19. 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. 20. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by a professional registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls), and E. A WQMP prepared by an authorized professional registered in the State of California, and F. A grading bond in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the grading bond requirements. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: Page 8 of 14 sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 21. 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. 22. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 23. Building pad elevations on the precise grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the Site Development Permit Preliminary Grading Plans, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 24. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus five tenths of a foot (0.5') from the elevations shown on the Site Development Permit Preliminary Grading Plans, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 25. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: Page 9 of 14 any. Such pad certification shall also list the relative compaction of the pad soil. IIRATNAC,F 26. Stormwater handling shall conform with the approved hydrology and drainage report for Jefferson Square, Parcel Map No. 36241 / SDP 2007-898. Nuisance water shall be disposed of in an approved manner. 27. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 28. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 29. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 30. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin or as approved by the City Engineer. 31. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: Page 10 of 14 32. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010- 0014-DWQ. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 33. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 34. 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. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: Page 11 of 14 35. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. CONSTRUCTION 36. The City will conduct final inspections of habitable buildings only when the buildings have parking lot improvements and (if required) sidewalk access to publicly -maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. LANDSCAPE AND IRRIGATION 37. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 38. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. Said landscaping shall be constantly maintained by the center owner with damaged, dead or dying plant material immediately replaced with healthy plant material of equivalent size. 39. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 40. The applicant shall submit the landscape plans for approval to plan checking by the Planning Division. When plan checking has been completed by the Planning Division, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Planning Manager and the City Engineer. NOTE: Plans are not approved for construction until signed by both the Planning Manager and the City Engineer. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: Page 12 of 14 41. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Manager. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. 42. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets, 5th Edition" or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. MAINTENANCE 43. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 44. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 45. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 46. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). FIRE DEPARTMENT 47. An approved Fire Department access Knox box shall be installed next to the approved Fire Department access door to the building. If the buildings are protected with an alarm system, the lock box shall be required to have tampered monitoring. Required order forms and installation standards may be PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: Page 13 of 14 obtained at the Fire Department. 48. Display street numbers in a prominent location on the address side of building(s) and/or rear access if applicable. Numbers and letters shall be a minimum of 12" in height for building(s) up to 25' in height. In complexes with alpha designations, letter size must match numbers. All addressing must be legible, of a contrasting color, and adequately illuminated to be visible from street at all hours. All lettering shall be to Architectural Standards. 49. Install an alarm monitoring system for fire sprinkler system(s) with 20 or more heads, along with current permit fees, to the Fire Department for review and approval prior to installation. 50. Install a complete commercial fire sprinkler system, along with current permit fees, to the Fire Department for review and approval prior to installation. Fire sprinkler system(s) with pipe sizes in excess of 4" in diameter will require the project Structural Engineer to certify with a "wet signature", that the structural system is designed to support the seismic and gravity loads to support the additional weight of the sprinkler system. All fire sprinkler risers shall be protected from any physical damage. 51. Install a portable fire extinguisher, with a minimum rating of 2A-10BC, for every 3,000 sq. ft. and/or 75 feet of travel distance. 52. Exit designs, exit signs, door hardware, exit markers, exit doors, and exit path marking shall be installed per the CBC. 53. Applicable room door(s) shall be posted "ELECTRICAL", "FACP", "FIRE RISER" and "ROOF ACCESS" on the outside of the door so it is visible and in a contracting color. 54. Access shall be provided to all mechanical equipment located on the roof as required by the CMC. 55. Nothing in our review shall be construed as encompassing structural integrity. Review of this plan does not authorize or approve any omission or deviation from all applicable regulations. Final approval is subject to plan review and field inspection. All questions regarding the meaning of the code requirements should be referred to Fire Department at 760-863-8886. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2016-0001 JEFFERSON SQUARE FITNESS CENTER, R & R DEVELOPMENT COMPANY LLC ADOPTED: Page 14 of 14 MISCELLANEOUS 56. No signage is included in this Site Development Permit approval. A separate Sign Permit is required through the Design and Development Department if the applicant proposes signs for the business. 57. The City of La Quinta reserves the right to review and monitor the operation of this facility and modify Conditions of Approval regarding hours of operation, occupancy, and other operational conditions. 58. Washingtonia Robusta Palm Trees shall be planted in the landscape area along the east building elevation. 59. Prior to issuance of a building permit, a revised lighting plan shall be submitted for review and approval by the Design and Development Department. The revised lighting plan shall include an updated photometric plan that incorporates zero foot-candles along the project perimeter, updated lighting fixtures along the perimeter (fully -shielded, angle -adjusted, visor -shielded if necessary), and foot-candle measurement that includes shade trees.. 60. Any new outdoor lighting that is installed shall be hooded or shielded as to prevent either spillage of lumens or reflection into the sky. 61. The Notice of Airport Vicinity shall be provided to all potential purchasers of the property and tenants of the existing and proposed building thereon. 62. The applicant shall obtain a building permit for each structure prior to construction from the Design and Development Department - building division. All plans shall conform to the requirements of the current edition of the California building standards codes in effect at the time of submittal of the building permit application. 63. Any alteration to the site plan, including expansion, reduction, and reconfiguration shall be reviewed by the Design and Development Department. Alterations deemed minor by the Department may be processed through a Modification by Applicant. Alterations deemed major by the Department may require an amendment to Site Development Permit 2016-0001 or a new Site Development Permit. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2016-0002 FITNESS CENTER AT JEFFERSON SQUARE, R & R DEVELOPMENT COMPANY LLC ADOPTED: Page 1 of 1 GENERAL 1. The applicant shall comply with all applicable provisions of the La Quinta Municipal Code (LQMC), including LQMC Chapter 9.210.020. 2. Any expansion of this use or substantial modifications to the approved floor plan shall require an amendment of this conditional use permit. Minor modifications to this Conditional Use Permit shall be considered by the Design and Development Director in accordance with LQMC 9.200.090, and may require notification of surrounding property owners prior to such approval. All other amendments shall be processed in accordance with LQMC 9.200.100. MISCELLANEOUS 3. No signage is included in this Conditional Use Permit approval. A separate Sign Permit is required through the Community Development Department if the applicant proposes signs for the business. 4. Hours of operation shall occur only on the days and times specified in the Statement of Operations provided to the City by the applicant. Changes to these hours may be approved by the Director of Design and Development. 5. The City of La Quinta reserves the right to review and monitor the operation of this facility and modify Conditions of Approval regarding hours of operation, occupancy, and other operational conditions. ATTACHMENT 1 Project Information CASE NUMBER: SITE DEVELOPMENT PERMIT 2016-0001 CONDITIONAL USE PERMIT 2016-0002 APPLICANT: R & R DEVELOPMENT COMPANY LLC PROPERTY OWNER: REGENCY MARINITA LA QUINTA LLC LANDSCAPE ARCHITECT: SIEGFRIED LANDSCAPE ARCHITECTS ARCHITECT: ARCHITECTURE PLUS INC. REQUEST: ADOPT RESOLUTIONS TO APPROVE A SITE DEVELOPMENT PERMIT AND CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A 37,776 SQUARE FOOT FITNESS CENTER ON APPROXIMATELY 5.7 ACRES OF THE JEFFERSON SQUARE COMMERCIAL CENTER LOCATION: SOUTHWEST CORNER OF JEFFERSON STREET AND FRED WARING DRIVE GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: NEIGHBORHOOD COMMERCIAL SURROUNDING ZONING/LAND USES: NORTH: LOW DENSITY RESIDENTIAL RESIDENTIAL NEIGHBORHOOD (ESPLANADE) SOUTH: LOW DENSITY RESIDENTIAL RESIDENTIAL NEIGHBORHOOD (MONTICELLO) WEST: PARKS AND RECREATION MONTICELLO PARK EAST: CITY LIMIT HERITAGE COURT SHOPPING CENTER ATTACHMENT 2 ATTACHMENT 3 I I LANDSCA1M 1 1 O"RITK]iVAREA t $1 &oSFt42 Act 1 1 ,N. OFA~ Tfit.E Land Use Plan - --_ - - - _ - - - - - - - - JEFI 31S©N ST. AMENDED 3.21.08 � i I 1 i 1 � it TOTAL SITE AREA. 10.79 AC (470,060 SF) RETAL SrMCOVERAGE. 119.24% USE SQUARE PARKING REQUIRED PROPOSED FOOTAGE RATE PARKING PARKING Ir 5itAU-S7 lI SrAlL9 OSH 42,500 SF 4.0/ 1.000 SF 170 FRESH & EASY 13,928 SF 4.0/1.00OSF 56 DRUG 13.013 SF 4.011.000 SF 52 SHOPS 16,500SF 4.011DDO 66 PADS Nmmrrmw m 4 500 SF 4D/1,000SF is TOTTA 90,441 SF 362 t 362 OVERALL SITE PARKING RATIO 14.0/1,000SF LANDSCAPE PROVIDED. WITHIN PARKING AREA: 13.971 SF (6.2%) PERIME I ER & BLDG AREA&- 25.185 SF (10.1 %) RETEN-110N AREAS: 38.619 SF TOTAL_ 77.775 SF (16.5%Of tOtal ALE area) RETAIL SITE SUMMARY 3 COLOR CONC. WfrH ENHANCED STAMP PATTERN COLOR CONC BAND W[TH MEDIUM BROOM FMSH NATURAL GREY CONC. WITH MEDIUM BROOM FINISH PAVING LEGEND 1 2 1 c I AMENDED 3.24.08 KTGY GFZoUP n+c Arch lecture ■ ann nq '�� �� Qaiss.sr�vo s■owmana v 4a' I w MUREeVo. 2lr - 6 SCALE 1 /4t1' -1'-G' ■�tiam - nxe r m,_e KTGY GROUP+Itae. ArChltec tUre ■ Plahhlhg Elevations - OSH / Shops 2 / /Fresh & Easy F a3°�° 0 01 1 6• 64+ 1 FIGURE NO. 8 32. 12 SGALE_11w:I c, rxensE° io3m SOUTH ELEVATION WEST ELEVATION SCALE-1/16':1'-0' 9 4 M fl 1-W I Cold zw 2!, CC' � NORTH ELEVATION SCALE— 1/16'*1'-Cr AMENDED 3.24.08 DRAWING TRLE A,wgT( GROUP Elevations - OSH Shops 2 /Fresh & Easy NWC8 9 16* rA AMENDED 10,31.07 0 ° EXISTING TRANSFORMER TO REMAIN EXISTING MAIL 134ES 1 0 o 0 0 ° 0 0 0 0 0 RSS:B„ ml 34'-0" EXISTING SHIELDED SINGLE HEAD LUMINAIRE TO REMAIN EXISTING STRIPING TO BE REMOVED EXISTING TREES TO BE REMOVED, TYPICAL FEXISTING ACCESSIBLE PARKING STALLS TO BE IREMOVED (2 TOTAL) AND I STRIPING TO BE REMOVED AND ADJUSTED PER IMPROVEMENTS IEXISTING TEMPORARY I ASPHALT RAMP TO BE REMOVED EXISTING MAINTENANCE ACCESS ROAD TO REMAIN UNDEVELOPED ° (SHOPS 1) 0 XISTING LANDSCAP RETENTION AREA 18,180SF 0 ° 0 0 0 0 0 0 0 e 0 co N EXISTING CURB TO BE REMOVED 0 EXISTING STRIPING TO BE REMOVED AND ADJUSTED PERIMPROVEMENTS 0 EXISTING TREES TO REMAIN, 0 ° EXISTING RECYCLING ENCLOSURE TO REMAIN EXISTING TRASH ENCLOSURE TO REMAIN I I 0 ollo � I 26'-0" I ® I ° 0 I I EXISTING PARK AND RESIDENTIAL ° o ° o i o {� ro ( ! o ( O 0 0 0 wILI- --------. 8�8 0 EXISTING TRANSFORMER EXISTING RECYCLING \ TO REMAIN ° RETENTION AREA ENCLOSURE TO REMAIN UNDEVELOPED (OSH) TYPICAL EXISTING TEMPORARY ASPHALT RAMP TO BE REMOVED EXISTING TEMPORARY ASPHALT WALK TO BE REMOVED rx nX (,x EXISTING SHOPPING CART RETURN TO BE REMOVED EXISTING ACCESSIBLE PARKING STALLS TO BE MODIFIED (2 TOTAL) � --MINAIRE TO RE YPICAL 26'-0" 26'-0" °� EXISTING 4-HEAD LUMINAIRE TO RE AIN, TYPICAL 26'-0" ' 0 0 TALLEST EXISTING TREE, +18' HIGH EXISTING STORM DRAIN STRUCTURE TO REMAIN EXISTING DRIVEWAY TO REMAIN 26'• X 0 q ° EXISTING TRASH ENCLOSURES o TO REMAIN L I I 0 0 o I m o EXISTING TRASH ENCLOSURE C� D TO REMAIN EXISTING TRASH ENCLOSURE TO REMAIN EXISTING RECYCLING ENCLOSURE TO REMAIN I 1 EXISTING GAS METER ILI TO REMAIN ° EXISTING TRANSFORMER LO TO REMAIN 1 c~n I- z Q of w 10 w BERMUDA DUNES `\ AIRPORT (UDD) HOVELEY LN. U) z 0 Z = PROJECT' U) SITE c z W ZD Q Q AVENUE �c z 10 O co FRED WARING DR. AVENUE 44 � � ENO z w �peC MILES AVE. 0 U Z) PROJECT INFORMATION - EXISTING SITE PLAN EXISTING GAS METER I SHOPS 3 NAME OF PROJECT: NEW FITNESS FACILITY ®� TO REMAIN ADDRESS: 44225 JEFFERSON ST. 1 7 000 SF LA QUINTA, CA 92253 L ° APN: 604-521-07, 09, 10, 11, 12, 13, 14 0 EXISTING AS METER TO REMAIN MAJOR RETAIL SHOPS 2 (FRESH AND EASY) 41500 SF 13,928 SF C01 alL'i Li ® I o 0 _ � O � EXISTING MONUMENT SIGN ('X) ('X) I TO REMAIN P, r EXISTING ACCESSIBLE PARKING STALL TO BE REMOVED I I ° ° 0 0 ° (1 TOTAL) r �<❑ o r i I ° ° I a r 0 0 I I 26'-0" I ° I EXISTING TRASH ENCLOSURE TO REMAIN is CVS I I r PHARMACY o — — EXISTING PATH OF TRAVEL TO PAD A. FINAL LOCATION TO BE I ' 13,013 SF DETERMINED AT DEVELOPMENT (NOT PART OF THIS APPLICATION) I I 0 0 EXISTING CURB AND GUTTER TO BE REMOVED I [� DRIVE -THROUGH TO BE I I v ELIMINATED r I a a UNDEVELOPED ------- �� PAD A ° I 41500 SF I I EXISTING STORM DRAIN EXISTING TRANSFORMER I I STRUCTURE TO REMAIN TO REMAIN EXISTING TRANSFORMER (JEFFERSON SQUARE) OWNER: REGENCY MARINITA LA QUINTA LLC W 420 STEVENS AVE, SUITE 320 SOLANA BEACH, CA 95202 ° TENANT/APPLICANT: R&R DEVELOPMENT COMPANY, LLC Q 6 SO. EL DORADO ST. 7TH FLOOR STOCKTON CA 95202 ♦R V ZONING: SP 02-062 JEFFERSON SQUARE SPECIFIC PLAN Z GENERAL PLAN DESIGNATION: NEIGHBORHOOD COMMERCIAL LAST OR CURRENT USE: SHOPPING CENTER, PARTIALLY UNDEVELOPED OVERALL NET SITE AREA: 10.27 AC (7 PARCELS) APNs 604-521-07, 09, 10, 11, 12, 13, 14 NET SITE AREA FOR THIS APPLICATION: 5.68 AC (3 PARCELS) APNs 604-521-11, 13, 14 0 EXISTING OVERALL PARKING: 362 PER SPECIFIC PLAN; ACTUAL COUNT: 361 'X' LU FLOODPLAIN DESIGNATION: 111 > NOTES: 1. BOUNDARY AND SITE INFORMATION SHOWN OBTAINED FROM PREVIOUS IMPROVEMENT DRAWINGS AND (n AERIAL PHOTOGRAPHY. PROPERTY LINES AND IMPROVEMENTS SHOWN ARE FOR REFERENCE ONLY. V O 2. EXISTING UTILITIES ARE BELIEVED TO BE SUFFICIENT AND WILL BE CONFIRMED PRIOR TO PERMIT Z SUBMITTAL. REFER TO EXHIBIT C FOR FIRE AND OTHER KNOWN UTILITY LOCATIONS. a a� EXISTING SITE PLAN LEGEND a WZ X X �% EXISTING TREE TO BE _ _ EXISTING PROPERTY LL REMOVED 14111��� BOUNDARY Q EXISTING ACCESSIBLE o + _ EXISTING TREE GROUND FLOOR ENTRANCE wTO REMAIN EXISTING PATH OF TRAVEL Z EXISTING LANDSCAPE ACCESSIBLE PATH AS INDICATED ON PLAN IS A E3TO BE REMOVED BARRIER FREE ACCESS ROUTE WITHOUT ANY ABRUPT LEVEL CHANGES EXCEEDING 1/2" IF (n EXISTING LANDSCAPE BEVELED AT A 1:2 MAX SLOPE, OR VERTICAL LEVEL CHANGES NOT EXCEEDING 1/4" MAX, AND AT LEAST W TO REMAIN 48" IN WIDTH. SURFACE IS STABLE, FIRM, AND SLIP RESISTANT. CROSS SLOPE DOES NOT EXCEED 2% AND SLOPE IN THE DIRECTION OF TRAVEL IS LESS ❑ EXISTING LUMINAIRE THAN 5%, UNLESS OTHERWISE INDICATED. TO REMAIN ACCESSIBLE PATH OF TRAVEL SHALL BE + 1 0 ❑ MAINTAINED FREE OF OVERHANGING v OBSTRUCTIONS TO 80" MINIMUM AND PROTRUDING OBJECTS GREATER THAN 4" PROJECTION FROM WALL AND ABOVE 27"AND LESS THAN 80". DESIGN PROFESSIONAL SHALL VERIFY THAT THERE ARE NO BARRIERS IN THE PATH OF TRAVEL. ' PROPOSED NEW FITNESS FACILITY EXHIBIT A: EXISTING SITE CONDITIONS 44225 JEFFERSON ST. EXISTING TRASH ENCLOSURE I I o TO REMAIN ° LA QUINTA.. CA 92253 TO REMAIN ❑ ❑ � � F A o u EXISTING TRANSFORMER I PREPARATION / _ TO REMAIN o 0 0 JEFFERSON STREET EXISTING COMMERCIAL ACROSS JEFFERSON STREET EXISTING MONUMENT SIGN TO REMAIN DATE: 05/13/16 Ll 0' 15' 30' 60' SCALE: 1 "=30' iiii SIEGFRIED 109 Scripps Drive Sacramento, California 95825 916-520-2777 Fax: 209-943-0214 www.siegfriedeng.com VIM B o0 EXISTING LANDSCAPED RETENTION AREA j O J 20,439 SF CL LAP POOL C , SPA C ti I OUTDOOR « Q �A T AREA* 26,790 SF (TOTAL) U j 5,868 SF (POOL ®m CU j SURFACE) FAMILY POOL ®: SHOPS 3 PROPOSED HEALTH CLUB 7,000 SF 31,744 SF (FOOTPRINT) a S - — 37,776 SF (TOTAL) POOL AREA o LANDSCAPING SHOPS L O2 MAJOR RETAIL a 847 MAXIMUM OCCUPANCY FOR 13,928 SF ® 70 ILLUSTRATION 40- HIGHEST POINT (48.64 AT PAD) ONLY, SUBJECT 4,500 SF • TO CHANGE Li Li ® d I _ /FN i + 01 O O — — — — — — — — — - i TREE LEGEND TREES BOTANICAL NAME/COMMON NAME Cercidium Floridum / Blue Palo Verde ICercidium x'Desert Museum' / Thornless Palo Verde I � � Washingtonia robusfa I Mexican Fan Palm A-Iy l �I I JEFFERSON STREET I ----- -- 0' 15' 00' 60' SCALE: 1"=30' I PROPOSED NEW FITNESS FACILITY EXHIBIT B: PROPOSED SITE PLAN 44225 JEFFERSON ST. LA QUINTA, CA 92253 PREPARATION DATE: 08/23/ 16 i ■ SIEGFRIED 109 Scripps Drive Sacramento, California 95825 916-520-2777 Fax 209-943-0214 w .siegfriedeng.com OVERALL CENTER DATA 0 0 0 ° ° 0 0 0 0 0 ® eoe .. E= 0 oa r 0bo 0 N RETENTION AREA I o ❑o p LAP POOL Ff F 1 OOMM !��i4 r om 0 0 I I ° I ❑o _j 0 UTDOOR AREA* - - - - — — — — I o OUTDOOR AREA EGRESS PROPOSED CMU WALL 26790 SF (TOTAL) I I 51868 SF (POOL ®m EP SURFACE RE -STRIPED PARKING STALLS ° FAMILY El POOL SHOPS 3 I ° z 34'-0" I ui Rd C❑ I 75000 SF PROPOSED HEALTH CLUB I o Of 31,744 SF (FOOTPRINT) o ® ❑ 37 TOTAL 776 SF 0 MAJOR RETAIL ® I ° ( ) SHOPS 2 13,928 SF 4 L 847 MAXIMUM OCCUPANCY 41500 SF HIGHEST POINT (48.64 AT PAD) ° a 0 1 ❑ I • 26'-0" 19'-0" TYP. _ STANDARD STALL 0 J H � Q °V 1 < co EXISTING LANDSCAPE[ RETENTION AREA 18,180SF 0 o ° 77 E 0• BIKE PARKING I I I I ❑ o 0 (10 TOTAL, 9 REQUIRED) I � W OUTDOOR AREA EGRESS ' d o d 0 ACCESSIBLE RAMP a 8o ° ° ACCESSIBLE PARKING `1 0 (2 VAN, 5 STANDARD) I W C=t=LL • oAo f a 0 0 I ACCESSIBLE PATH OF ❑® - VEL FROM o ACCESSIBLE PARKING 113 26'-0" MIN. — � o o I I I i <❑ ❑> CVS li PHARMACY a PROPOSED SHIELDED LUMINAIRES TO MATCH EXISTING 0 1 � ° EXISTING PATH OF TRAVEL TO PAD A FINAL T LOCATION TO BE DETERMINED AT DEVELOPMENT ®1110T PART rF THIS AE PLI�ATION) o PAD A 47500 SF + n I ° _ ° u 1 o ° v 0 ACCESSIBLE PATH OF TRAVEL _ FROM PUBLIC RIGHT-OF-WAY PROPOSED MONUMENT SIGN — JEFFERSON STTREET_ PROPOSED ZONING: PROPOSED GENERAL PLAN DESIGNATION: SQUARE FOOTAGE OF THE CENTER: PROPOSED BUILDING AREA: PROPOSED LANDSCAPE COVERAGE, OVERALL: PROPOSED LANDSCAPE COVERAGE, INTERIOR: TOTAL PARKING: PARKING ANALYSIS SP 02-062 JEFFERSON SQUARE SPECIFIC PLAN (NO CHANGE) NEIGHBORHOOD COMMERCIAL (NO CHANGE) 447,361 SQ. FT. (10.27 AC) 80,717 SQ. FT. 0.188 (84,502 SQ. FT.) 0.159 (71,538 SQ. FT.) 396 PARCEL EXISTING PROPOSED REQUIRED HEALTH CLUB (CONSOLIDATED, 162 204 204 ADJUSTED SF) SHOPS 2 (NO CHANGE) 19* 18 18 PAD A 11 30 18 MAJOR RETAIL (NO CHANGE) 52 52 56 CVS (NO CHANGE) 72* 70 52 SHOPS 3 (NO CHANGE) 22 22 28 TOTAL 362 396 376 *PER SPECIFIC PLAN. ACTUAL EXISTING PARKING VARIES FROM TOTALS SHOWN. HEALTH CLUB AND ADJOINING SOUTH PARCEL DATA (APNs 604-521-13,14) a 0' 15' 30' 60' iiiii SCALE: 1 "=30' PROPOSED USE: RECREATION USE / HEALTH CLUB PROPOSED BUILDING AREA SQUARE FOOTAGE: 37,776 PROPOSED NUMBER OF FLOORS: 1 + MEZZANINE PROPOSED FLOOR AREA RATIO: 0.170 PROPOSED LOT COVERAGE: 0.143 PROPOSED OCCUPANCY: A-3 CONSTRUCTION TYPE: III-B FIRE SPRINKLERS: YES NUMBER OF BUILDINGS ON PARCEL: 1 PROPOSED BUILDING HEIGHT: 30'-0" ROOF, 41'-0" TOWER ADJUSTED BUILDING AREA FOR PARKING CALCULATION: 30,568 SQ. FT. ADJUSTED FENCED OUTDOOR AREA FOR PARKING CALCULATION: 9,000 SQ. FT. PROPOSED PARKING ON PARCELS: 204 PROPOSED ADA SPACES FOR HEALTH CLUB: 7 (INCLUDING 2 VAN ACCESSIBLE) PROPOSED ADA SPACES FOR SHOPS 2: 2 (INCLUDING 1 VAN ACCESSIBLE) PARKING REQUIREMENT FOR PROPOSED USE: 204 PARKING RATIO REQUIRED: 1:150 PARKING RATIO PROVIDED: 1:150 PROPOSED BICYCLE PARKING: 10 (9 REQUIRED) NUMBER OF EMPLOYEES, PROPOSED: 10-15 FT SITE PLAN LEGEND PROPOSED TREES EXISTING ACCESSIBLE (REFER TO EXHIBIT D) GROUND FLOOR ENTRANCE EXISTING PATH OF TRAVEL EXISTING TREE TO REMAIN ACCESSIBLE GROUND FLOOR ENTRANCE PROPOSED PATH OF TRAVEL PROPOSED LANDSCAPE (REFER TO EXHIBIT D) ACCESSIBLE PATH AS INDICATED ON PLAN IS A BARRIER FREE ACCESS ROUTE WITHOUT ANY ABRUPT LEVEL CHANGES EXCEEDING 1/2" IF BEVELED EXISTING LANDSCAPE AT A 1:2 MAX SLOPE, OR VERTICAL LEVEL CHANGES TO REMAIN NOT EXCEEDING 1/4" MAX, AND AT LEAST 48" IN WIDTH. SURFACE IS STABLE, FIRM, AND SLIP RESISTANT. CROSS SLOPE DOES NOT EXCEED 2% AND SLOPE IN THE DIRECTION OF TRAVEL IS LESS THAN 5%, UNLESS OTHERWISE INDICATED. ° ❑ EXISTING LUMINAIRE ACCESSIBLE PATH OF TRAVEL SHALL BE MAINTAINED 0 TO REMAIN FREE OF OVERHANGING OBSTRUCTIONS TO 80" MINIMUM AND PROTRUDING OBJECTS GREATER THAN 4" PROJECTION FROM WALL AND ABOVE 27"AND LESS PROPOSED SHIELDED THAN 80". DESIGN PROFESSIONAL SHALL VERIFY cam❑ LUMINAIRE TO MATCH THAT THERE ARE NO BARRIERS IN THE PATH OF EXISITNG TRAVEL. EXISTING PROPERTY BOUNDARY LIMIT OF WORK PROPOSED NEW W'Or°0 BIKE RACKS FITNESS FACILITY REFER TO ARCHITECTURAL EXHIBIT B : PROPOSED RENDERING FOR DESIGN INTENT OF SITE PLAN OUTDOOR AREA 44225 J E F F E RS O N ST. LA QUINTA., CA 92253 PREPARATION DATE: 05/13/16 SIEGFRIED 109 Scripps Drive Sacramento, California 95825 916-520-2777 Fax: 209-943-0214 www.siegfriedeng.com ID 0 ° d 0 0 0 co 0 0 O RELOCATE EXISTING MATCH EX. FIRE HYDRANT ° 1�5S ►« m RELOCATE EXISTING UTILITY VAULT 47.06P± ° C.MATCH EX. 3 C. 0 0 0 C Cn 0 D C 0 C- 0 EXISTING FIRE BACKFLOW PREVENTION TO REMAIN 0 o 0 47.50TC 0 47.00FL 47.52E n 0 nnTr ISTING LANDSCAP RETENTION AREA 18180 SF 0 0 0 0 —c ❑ 0 0 0 �SPA� OFF 6UTDOOR AR A 18C 265790 SF (TOTAL) 5,868 SF (POOL SURFACE) 49.10FF �AMILY 49.08C POOL 2 w PROPOSED HEALTH CLUB ° 31 J744 SF (FOOTPRINT) ujo� J 49.08CF F371776 SF (TOTAL) 0 O 847 MAXIMUM OCCUPANCY F.F. EL. = 49.10 49.10FF 49.08C PAD EL. = 48.64 0 0 49.1 OFF 49.08C EXISTING FIRE EXISTING UTILITY HYDRANT TO REMAIN VAULT TO REMAIN w C EXISTING WATER METERS TO REMAIN EXISTING FIRE APPURTENANCES TO REMAIN 91 0 ° INSTALL NEW PEDESTRIAN LEVEL CONCRETE 0 0 < Q> SLOPE TO EXISTING o VALLEY GUTTER. DRAINS TO SOUTH BASIN ° L INSTALL NEW VALLEY GUTTER WITH INLET AND 8" DISCHARGE PIPE. CONNECT TO EXISTING DRAINAGE SYSTEM. I °J�DAINSTO SOUTH BASIN. ° ° 0 ° EXISTING WATER METER TO REMAIN EXISTING UTILITY VAULT TO REMAIN z EXISTING FIRE HYDRANT TO REMAIN EXISTING WATER EXISTING FIRE J METER TO REMAIN APPURTENANCES TO REMAIN 0 Z�—O� ro--� r-�� ro—� L EXISTING FIRE HYDRANT TO REMAIN I I SHOPS 2 4,500 SF RETENTION AREA Q O �mm I EP I �p MAJOR RETAIL � � ❑ (FRESH AND EASY) 13,928 SF m I � - w L7 EXISTING WATER METERS TO REMAIN 0 0 45.60P± MATCH EX. 44.76P± MATCH EX. o ❑> Z ® I I 45.40P± MATCH EX. 46. OTC 46.0 TC 45. OFL 45.5 FL 46.40TC 45.90FL N ,1,/ PAD 4i N MIN. , 500 S F PAD EL. = 46.04 4 66.50TC.00FL a ❑> ® 0 ( O C3 O 0 d C3 c� I I w I 0 El c � j 0 � n ® 0 ° -4R U o o ° 0 EXISTING WATER -- METER TO REMAIN — — JEFFERSON STREET — — — — — — — ° SHEET LEGEND SYMBOL DESCRIPTION NEW VEHICULAR ASPHALT CONCRETE PAVEMENT a NEW PEDESTRIAN LEVEL CONCRETE DIRECTION OF FLOW MIN. 47.00TC PROPOSED ELVATION 46.50FL STORM DRAIN LINE SANITARY SEWER LINE W WATER LINE PROPOSED SITE LIGHTING AT NEW PARKING AREA 73- PROPOSED SIGNAGE AT NEW PARKING AREA ® PROPOSED DRAIN INLET AT NEW PARKING AREA W > NOTES: 1. THIS EXHIBIT IS PREPARED UNDER THE ASSUMPTION THAT Q UTILITIES ARE INSTALLED PER PREVIOUSLY APPROVED PLANS. C'3 CONTRACTOR TO VERIFY THE LOCATION AND EXISTENCE OF z SUCH UTILITIES PRIOR TO COMMENCING ANY WORK. 2. LOCATION OF GAS UTILITIES ARE NOT SHOWN AND SHALL BE Q FIELD VERIFIED PRIOR TO DESIGN. 0 3. REFER TO THE PROJECT HYDROLOGY MEMORANDUM, W PREPARED BY SIEGFRIED, FOR ADDITIONAL INFORMATION. SILL 0' 15' 30' 60' SCALE: 1 "=30' PROPOSED NEW FITNESS FACILITY EXHIBIT C: PRELIMINARY PRECISE GRADING PLAN 44225 J E F F E RS O N ST. LA QUINTA.. CA 92253 PREPARATION DATE: 05/13/16 ■ SIEGFRIED 109 Scripps Drive Sacramento, California 95825 916-520-2777 Fax: 209-943-0214 www.siegfriedeng.com v 0 a M 0 0 PLANT SCHEDULE 0 0 0 0 s F*"J 0 ® 0,0,80 ® oho -0o R-1 00 00 00 0 o O � „0 XISTING LANDSCAP RETENTION AREA 187180 SF 0 0 0 0 �Ell o 0 0 ,0 0 0 0 0 0 0 0 0 0 El 0 0 0 0 0 o _ r JEFFERSON STREET RETENTION AREA E3 =1 ® TREES CODE BOTANICAL NAME / COMMON NAME CONT . �� • CER FLO Cercidium floridum /Blue Palo Verde 36"box o� • CER DES Cercidium x 'Desert Museum' / Thornless Palo Verde 24"box �I I I -�- WAS FIL Washingtonia robusta / Mexican Fan Palm 15' BTF SHRUBS CODE BOTANICAL NAME / COMMON NAME CONT 0 CAE PUL Caesalpinia pulcherrima / Red Bird Of Paradise 5 gal HES PAR Hesperaloe parviflora / Red Yucca 5 gal OLEU FRU Leucophyllum frutescens / Texas Sage 5 gal IMUH CAP Muhlenbergia capillaris / Pink Muhly 5 gal MUH AUT Muhlenbergia lindheimeri 'Autumn Glow TM I Lindheimer's Muhly 5 gal OMUH RIG Muhlenbergia rigens / Deer Grass 5 gal VINE/ESPALIER CODE BOTANICAL NAME / COMMON NAME CONT I '�"�►` "' BOU CAM Bougainvillea x 'Camarillo Fiesta' / Camarillo Fiesta Bougainvillea 5 gal y Vine shall be trained onto cable trellis system on building facade. I GROUND COVERS CODE BOTANICAL NAME / COMMON NAME CONT SPACING LAN HYB Lantana x 'New Gold' / New Gold Lantana 1 gal 42" o.c. UJ SITE PLAN LEGEND 0 ♦R EXISTING TREE TO REMAIN Z ❑ EXISTING LANDSCAPE TO REMAIN _ W C — 0 0 ❑ o EXISTING LUMINAIRE TO REMAIN 0 ❑ PROPOSED SHIELDED LUMINAIRE -u TO MATCH EXISITNG — EXISTING PROPERTY BOUNDARY LIMIT OF WORK T I NOTE: 0' 15' 30' 60' SCALE: 1 "=30' 1. FINAL LANDSCAPE AND IRRIGATION SHALL BE IN COMPLIANCE WITH LA QUINTA MUNICIPAL CODE TITLE 8, CHAPTER 8.13.010 AND COACHELLA VALLEY WATER DISTRICT LANDSCAPING AND IRRIGATION SYSTEM DESIGN ORDINANCE. PROPOSED NEW FITNESS FACILITY EXHIBIT D: PROPOSED LANDSCAPE PLAN 44225 J E F F E RS O N ST. LA QUINTA.. CA 92253 PREPARATION DATE: 05/13/16 ■ Mimi 0 SIEGFRIED 109 Scripps Drive Sacramento, California 95825 916-520-2777 Fax: 209-943-0214 www.siegfriedeng.com C9 -v L EXIT 6 F OCC LOAD - 59 1 59 x 0.2 = 1 1.8" MIN REQUIRED I 34" CLEAR PROVIDED I 3070 DOOR WITH PANIC BAR L F T L F I I EXI 5 I L EXIT 5 OCC LOAD - 58 F 58 x 0.2 = 1 1.6" MIN REQUIRED 46" CLEAR PROVIDED I 4070 DOOR WITH PANIC BAR 1 I L EXIT 4 OCC LOAD - 96 96 x 0.2 = 19.2" MIN REQUIRED 46" CLEAR PROVIDED 4070 DOOR WITH PANIC BAR EXIT 3 OCC LOAD - 93 93 x 0.2 = 18.6" MIN REQUIRED 46" CLEAR PROVIDED 4070 DOOR WITH PANIC BAR DISTANCE TO EXIT 6 - 47' — — — — DISTANCE TO EXIT 2-216' DISTANCE TO [ COMMON PATH OF TRAVEL - 30' NFANTS T1�_ WATER HEATER DISTANCE TO EXIT 7 - 148' DISTANCE TO EXIT 2 - 223' I DISTANCE TO COMMON PATH OF TRAVEL - 52' 184'-0" EXIT 7 OCC LOAD - 106 106 x 0.2 = 21.2" MIN REQUIRED 34" CLEAR PROVIDED 3070 DOOR WITH PANIC BAR LAUNDRY II I T 1" 4 II II GROUP PT STAFF I II I I - GROUP EX I it I ,R DISTANCE TO EXIT 5 63' DISTANCE TO EXIT 4 - 1 10' I DISTANCE TO COMMON PATH OF TRAVEL - 30' A O. BIG KIDS lx AIL LITTLE KIDS IxxI ---- CHECK IN L— LOBBY I EXIT - EXIT LI L L I I I II x -+_4 L- J I STOR. � v F L DISTANCE TO EXIT 7 - 64' DISTANCE TO EXIT 8 - 81' DISTANCE TO COMMON PATH OF TRAVEL - 0' I I I I I J I jIMEN'S LOCKER ROOM x — — E ECT. �p jr I P 1/O STORAGE— i I — — I I _ I ❑ - A IS PT I � o , °' 1� �I 1o / \ WOMEN'S LOCKER ROOM � I F L �� EX11 8 xbrv011O Nbrv011O I [ttti- it DISTANCE TO EXIT 10 - 221' FE,�'M DISTANCE To EXIT 8 OCC LOAD - 80 DISTANCE TO J O M EXIT 7 - 90' EXIT 9 108' I I 80 x 0.2 = 16" MIN DISTANCE TO REQUIRED I —7 DISTANCE TO EXIT 8 - 66' COMMON PATH 341' CLEAR OF TRAVEL - 10' L J DISTANCE TO PROVIDED ° )SAUNA I I COMMON F TRAVEL PATH �� HYDRO - I 0 OOI� WITH MASSAGE I I P IC BAR AQUA ❑j I I I [ STORAGE II I I CARDIO I \INOR POOL i -- -- I I I 9b 9t, I I -- I I rm LOUNGE ' I 4 R EC E PTIIO N OFFICE OFFICE ]OFFICE I TANNI G III TANNING OCC LOAD - 94 EXIT 2 EXIT 1 OCC LOAD - 94 94 x 0.2 = 18.8" MIN REQUIRED 94 x 0.2 = 18.8" MIN REQUIRED 46" CLEAR PROVIDED 46" CLEAR PROVIDED 4070 DOOR WITH PANIC BAR 4070 DOOR WITH PANIC BAR OFFICE OFFICE _ U DISTANCE TO L EXIT 7 - 224' DISTANCE TO EXIT 3 - 129' DISTANCE TO COMMON PATH OF TRAVEL - 42' PROPOSED GROUND FLOOR PLAN SCALE: 3/32" = V-0" HYDRO MASSAGE MASSAGE I I 71---F— �' 1 DISTANCE TO DISTANCE TO EXIT 10 - 176' EXIT 10 - 86' DISTANCE TO DISTANCE TO EXIT 7 - 197' EXIT 7 - 182' DISTANCE TO DISTANCE TO EXIT 4 - 141' EXIT 4 - 170' DISTANCE TO DISTANCE TO COMMON PATH COMMON PATH OF TRAVEL - 38' OF TRAVEL - 12' I I ❑ I I DISTANCE TO EXIT 10 - 175' DISTANCE TO EXIT 7 - 124' DISTANCE TO EXIT 2 - 199' DISTANCE TO COMMON PATH OF TRAVEL - 30' FREE WEIGHTS NORTH LO; I I I I I 1 II EXI i9 BUILDING CODE REVIEW CODE DATA: ALL WORK IS TO CONFORM TO THE REQUIREMENTS OF THE CURRENT CALIFORNIA BUILDING CODE AND ANY CURRENT STATE AND/OR CITY AMENDMENTS. THESE CODES ARE TO TAKE PRECEDENCE OVER THE DRAWINGS AND SPECIFICATIONS CODES: 2013 CALIFORNIA BUILDING CODE 2013 CALIFORNIA GREEN CODE 2013 CALIFORNIA MECHANICAL CODE 2013 CALIFORNIA ELECTRICAL CODE 2013 CALIFORNIA PLUMBING CODE 2013 CALIFORNIA ENERGY CODE 2013 CALIFORNIA FIRE CODE CONSTRUCTION TYPE: IIIB OCCUPANCY GROUP: A3 FIRE SPRINKLERS: YES STORIES: TWO STORIES ACTUAL BUILDING AREA: MAIN LEVEL: 31,744 UPPER LEVEL: 6,032 TOTAL AREA 37,776 ALLOWABLE BUILDING AREA (PER CBC 503) BASIC ALLOWABLE 9,500 S.F. (TYPE III-B, FULLY SPRINKLERED) A = {A,+[At x If] [At x Is]} {9,500 +[9,500 x .75]+[9,500 x 200%]} = 35,625 SF PER STORY MULTI -STORY = 35,625 X 2 = 71,250 S.F TOTAL ALLOWABLE AREA 37,776 SF < 71,250 SF THEREFORE THE BUILDING COMPLIES OCCUPANT LOAD AND EXITING: TOTAL OCCUPANT LOAD: 847 OCCUPANTS (SEE CHART) REQUIRED EXITS: 3 PROVIDED EXITS: 11 EGRESS WIDTH CALCULATIONS REQUIRED EXIT WIDTH (847 X .2) = 169" PROVIDED EXIT WIDTH (34" x 5)+(46"x5)+(40"Xl) = 462" MAIN EXIT WIDTH: 847 OCCUPANT LOAD X 0.2 = 169" MINIMUM EXIT WIDTH REQUIRED AT MAIN ENTRY: 169" / 2 = 85" MAIN EXIT WIDTH PROVIDED = 194" STAIRS: STAIR #1 49 OCC X .3 = 15" REQUIRED 54" PROVIDED STAIR #2 63 OCC X .3 = 20" REQUIRED 54" PROVIDED COMMON PATH OF EGRESS TRAVEL: LOCKER ROOMS: GROUP 'B' = 1 00'PER CBC TABLE 1014.3 ALL OTHER ROOMS: GROUP 'A' = 75PER CBC TABLE 1014.3 MAXIMUM TRAVEL DISTANCE = 250' PER CBC TABLE 1016.2 MAIN EGRESS AISLES PLUMBING FIXTURE CALCULATION PLUMBING FIXTURE CALCULATIONS: GROUP OCCUPANCY CLASSIFICATION PER CPC TABLE A USE GROUP A-2, GYMNASIUM 28,491 SQ. FT. (OLF = 30) GROUP B, BUSINESS/OFFICE 1,464SQ. FT. (OLF = 200) (DOES NOT INCLUDE ACCESSORY USE AREAS) 28,491 SQ. FT. / 30 = 950 1,464 SQ. FT. / 200 = 7 TOTAL OCCUPANTS = 957 957 / 2 = 479 OCCUPANTS PER GENDER TYPE OF BUILDING OCCUPANCY PER CPC TABLE 4.1 * USE GROUP: A-3 PLUMBING FIXTURE REQUIRED: W/C UR LAV. D.F. MEN 4 4 3 WOMEN 8 - 5 4 PLUMBING FIXTURE PROVIDED: W/C UR LAV. D.F. MEN 4 4 4 WOMEN 8 - 5 5 UNISEX 1 - 1 I EXIT 9 OCC LOAD - 65 1 65 x 0.2 = 13" MIN REQUIRED 34" CLEAR PROVIDED f 3070 DOOR WITH PANIC BAR I I I I Ir I ;XIT 10 OCC LOAD - 53 --- 53 x 0.2 = 10.6" MIN REQUIRED --- 40 CLEAR PROVIDED 3670 DOOR WITH PANIC BAR ROOMNAME SQUARE LOAD OCC. EXITS REQ FEET FACTOR LOAD MAIN LEVEL OCCUPANT LOAD LOBBY 468 15 31 1 RECEPTION 218 100 2 1 LOUNGE 930 15 62 2 OFFICE 89 100 1 1 OFFICE 89 100 1 1 OFFICE 190 100 2 1 OFFICE 88 100 1 1 OFFICE 88 100 1 1 HYDRO MASSAGE 99 100 1 1 MASSAGE 105 100 1 1 TANNING 80 100 1 1 TANNING 82 100 1 1 CHECK -IN 133 15 9 1 LITTLE KIDS 1046 35 30 1 INFANTS 59 35 2 1 BIG KIDS 917 35 26 1 GROUP EX 2970 50 59 2 CARDIO 4036 50 81 2 FREE WEIGHTS 2645 50 53 2 SELECTORIZED 1069 50 21 1 GROUP PT 1657 50 33 1 LAUNDRY 205 100 2 1 STAFF 131 100 1 1 MEN'S LOCKER 691 50 14 1 WOMEN'S LOCKER 785 50 16 1 STEAM 128 50 3 1 SAUNA 125 50 3 1 POOL AND SPA 2328 50 47 1 POOL DECK 2087 15 139 2 ISPT 459 50 9 1 MAIN LEVEL SUBTOTAL 23997 651 ACCESSORY AREAS R ESTR OOM 64 STORAGE 217 300 1 1 A/V ROOM 18 MEN'S SHOWER AREA 312 MEN'S TOILET AREA 311 WOMEN'S SHOWER AREA 313 WOMEN'S TOILET AREA 349 ELECTRICAL 147 STEAM EQUIPMENT 20 300 0 AQUA STORAGE 22 FAMILY RESTROOM 89 WATER HEATER 91 GENERAL CIRCULATION 40921 501 82 STRUCTURE AND MISC. 1702 MAIN ACC. SUBTOTAL 7747 83 MAIN LEVEL TOTAL 31744 734 3 UPPER LEVEL OCCUPANT LOAD GROUP PT 979 50 20 1 CIRCUIT 1131 50 23 1 SHAPES 2183 50 44 1 GROUP CYCLING 1 13191 50 261 1 STRUCTURE AND MISC. 1 346 UPPER LEVEL SUBTOTAL 5958 112 ACCESSORY AREAS STORAGE 1 601 3001 ol 1 CIRCULATION 1 141 501 ol 1 UPPER ACC. SUBTOTAL 74 0 UPPER LEVEL TOTAL 6032 113 2 ENTIRE BUILDING TOTALS 37776 847 3 APPLICANT: R&R DEVELOPMENT COMPANY, LLC 6 S. EL DORADO ST. 7TH FLOOR STOCKTON, CA. 95202 PROPOSED NEW FITNESS FACILITY EXHIBIT E: PROPOSED GROUND FLOOR PLAN 44225 J E F F E RS O N ST. LA QUINTA, CA. 92253 PREPARATION DATE: 05/13/16 PLANNING ■ ■ ■ ARCHITECTURE alDi ARCHITECTURE PLUS INC. 4335-B NORTH STAR WAY MODESTO, CA 95356 ph. 209.577.4661 fx. 209.577.0213 www.apiarc.com �..rnovoir_uT onc L_ L_ PROPOSED UPPER FLOOR PLAN SCALE: 3/32" = 1'-0" OCC LOAD - 68 EXIT 1 1 68 x 0.2 = 13.6" MIN REQUIRED 34" CLEAR PROVIDED 3070 DOOR WITH PANIC BAR NORTH ROOMNAME SQUARE FEET LOAD FACTOR OCC. LOAD EXITS REQ MAIN LEVEL OCCUPANT LOAD LOBBY 468 15 31 1 RECEPTION 218 100 2 1 LOUNGE 930 15 62 2 OFFICE 89 100 1 1 OFFICE 89 100 1 1 OFFICE 190 100 2 1 OFFICE 88 100 1 1 OFFICE 88 100 1 1 HYDRO MASSAGE 99 100 1 1 MASSAGE 105 100 1 1 TANNING 80 100 1 1 TANNING 82 100 1 1 CHECK -IN 133 15 9 1 LITTLE KIDS 1046 35 30 1 INFANTS 59 35 2 1 BIG KIDS 917 35 26 1 GROUP EX 2970 50 59 2 CARDIO 4036 50 81 2 FREE WEIGHTS 2645 50 53 2 SELECTORIZED 1069 50 21 1 GROUP PT 1657 50 33 1 LAUNDRY 205 100 2 1 STAFF 131 100 1 1 MEN'S LOCKER 691 50 14 1 WOMEN'S LOCKER 785 50 16 1 STEAM 128 50 3 1 SAUNA 125 50 3 1 POOL AND SPA 2328 50 47 1 POOL DECK 2087 15 139 2 ISPT 4591 501 91 1 MAIN LEVEL SUBTOTAL 23997 651 ACCESSORY AREAS R ESTROOM 64 STORAGE 217 300 1 1 A/V ROOM 18 MEN'S SHOWER AREA 312 MEN'S TOILET AREA 311 WOMEN'S SHOWER AREA 313 WOMEN'S TOILET AREA 349 ELECTRICAL 147 STEAM EQUIPMENT 20 300 0 AQUA STORAGE 22 FAMILY RESTROOM 89 WATER HEATER 91 GENERAL CIRCULATION 4092 50 82 STRUCTURE AND MISC. 1702 MAIN ACC. SUBTOTAL 7747 83 MAIN LEVEL TOTAL 31744 734 3 UPPER LEVEL OCCUPANT LOAD GROUP PT 979 50 20 1 CIRCUIT 1131 50 23 1 SHAPES 2183 50 44 1 GROUP CYCLING 1319 50 26 1 STRUCTURE AND MISC. 346 UPPER LEVEL SUBTOTAL 5958 112 ACCESSORY AREAS STORAGE 1 601 3001 ol 1 CIRCULATION 141 501 ol 1 UPPER ACC. SUBTOTAL 74 0 UPPER LEVEL TOTAL 6032 113 2 ENTIRE BUILDING TOTALS 37776 847 3 APPLICANT: R&R DEVELOPMENT COMPANY, LLC 6 S. EL DORADO ST. 7TH FLOOR STOCKTON, CA. 95202 PROPOSED NEW FITNESS FACILITY EXHIBIT F: PROPOSED UPPER FLOOR PLAN 44225 JEFFERSON ST. LA QU I NTA, CA. 92253 PREPARATION DATE: 05/13/16 PLANNING ■ ■ ■ ARCHITECTURE ■ ■ ■ a F) ARCHITECTURE PLUS INC. 4335-B NORTH STAR WAY MODESTO, CA 95356 ph. 209.577.4661 fx. 209.577.0213 www.apiarc.com �..� rnovoir_uT on�c + 2Y'-6" T.O. PARAPET + 22'-2" T.O. WALL PAINTED CEMENT PLASTER WALL MOUNTED LIGHT FIXTURE, 13'-0" A.F.F. + 12'-6" B.O. AWNING + 0'-0" F.F. + 41 '-0" T.O. ROOF + LY'-6" T.O. WALL LOCATION OF PROPOSED SIGNAGE PAINTED CEMENT PLASTER + 22'-2" T.O. WALL + 18'-0" SOFFIT + 14'-0" B.O. AWNING 12'-0"W. X 8'-0"D. X 1'-0" H. PAINTED METAL AWNING F.F. PAINTED SPLIT FACE CONCRETE BLOCK - TYPICAL U.N.O. PAINTED SPLIT FACE TYPICAL U.N.O. PAINTED PRECISION ZLCONCRETE BLOCK - F CONCRETE BLOCK PAINTED PRECISION CONCRETE BLOCK ® WALL MOUNTED LIGHT FIXTURE, 13'-0" A.F.F. -TYPICAL y I I I I o' El ANODIZED ALUMINUM -J STOREFRONT DOOR 9'-4" 13'-4" , 4'-8" 13'-4" 4'-8" 13'-4" 14'-8" PROPOSED SOUTH ELEVATION SCALE: 1 /8" = 1'-0" PROPOSED EAST ELEVATION SCALE: 1 /8" = 1'-0" PAINTED PRECISION CONCRETE BLOCK 13'4" 4'-8" 174'-1 1 " z b LOCATION OF PROPOSED SIGNAGE ANODIZED ALUMINUM �— STOREFRONT SYSTEM 13'-4" , 4'-8" 13'-4" 10'-8" 4'-3" LOGO; I 12'-0" + 41 '-0" T.O. ROOF 7LT AINTED METAL OUVER AND RIM MAIN ENTRANCE - ANODIZED ALUMINUM STOREFRONT SYSTEM 4'-3" , PAINTED CEMENT PLASTER 12'-0" W. X 8' D. X 1'-0" H. PAINTED METAL AWNING WALL MOUNTED LIGHT FIXTURE ,13'-0" AFF-TYPICAL + 29'-6" T.O. WALL + 18'-0" SOFFIT + 14'-0" B.O. AWNING PAINTED CEMENT PLASTER WALL MOUNTED LIGHT FIXTURE, 13'-0" A.F.F.-TYPICAL + 41-0" T.O. ROOF + 18'-0" SOFFIT + 12'-6" B.O. AWNING + 0'-0" F.F. FINISH LEGEND SHERWIN WILLIAMS PAINT - PURE WHITE; SW7005 SHERWIN WILLIAMS PAINT - FOLKSTONE; SW6005 DUNN EDWARDS - CALICO ROCK; DE6229 SHERWIN WILLIAMS - IN -SHAPE BLUE; VCC-12-005 MATCH ANODIZED ALUMINUM - BRONZE ® GLAZING ® STONE VENEER - ELDORADO STONE; TOP ROCK - LA QUINTA POWDER COATED METAL AWNING - MATCH ALUMINUM STOREFRONT (BRONZE) ROOF TILE - EAGLE ROOFING: SAN FERNANDO- 2203 MALIBU ® STAINLESS STEEL CABLE GRID STYLE TRELLIS SYSTEM -MOUNTED OVER PAINTED EXTERIOR CEMENT PLASTER WALL ASSEMBLY GENERAL NOTES SCREENING OF ROOF MOUNTED MECHANICAL EQUIPMENT WILL BE PROVIDED IN ACCORDANCE WITH TITLE 9, SECTION 9.100.150. APPLICANT: R&R DEVELOPMENT COMPANY, LLC 6 S. EL DORADO ST. 7TH FLOOR STOCKTON, CA. 95202 PROPOSED NEW FITNESS FACILITY EXHIBIT Gl : PROPOSED EXTERIOR ELEVATIONS 44225 JEFFERSON ST. LA QU I NTA, CA. 92253 PREPARATION DATE: 05/13/16 PLANNING ■ ■ ■ ARCHITECTURE ■ ARCHITECTURE PLUS INC. 4335-B NORTH STAR WAY MODESTO, CA 95356 ph. 209.577.4661 fx. 209.577.0213 www.apiarc.com PROPOSED SOUTH ELEVATION SCALE' i/r- I-(r PROPOSED~ EAST ELEVATION SCALE: l 18' - =' SHERWIN WILLIAMS P URF WHIIT"E.SW70M SHERWIIN WILLIAMS FOj K5TONI ,$W6005 DUNN EDWARIX CAI lr-Q ROCK; DF6?29 SHERWIN WILLIAMS; Cr~]MMODOFE; SW6524 ..0-_ . --ow— GENERAL NOTES 1. COLORS INCICA E:D ON THIS DRAWING ARE APPROXVIATE AND ALL VAPY CEPENOING ON PRINIEI IMONItOR SOURCE. RLFER (0 COLORS AND MATERIALS BOARD FOR TRUE REPRESENTATION OF ALi_ PRO OSED FINISHES, 2. ALL LANDSCAPING INDICATED ON TAS DRAWING IS DIAGRAMMATIC AND INTENDED € NLY TO CONVFY Ab. SENSF OF: GI<NF,RAI LANDSCAPED AREAS. REFER TO LANDSCAPE PLANS FOR PROPOSED L.ANOSCAPING APPLICANT: R&R DEVELOPMENT COMPANY, PANY, LLC 6 S. EL DORADO ST. 7TH FLOOR TOCKTO , CA. 9520 PROPOSED NEW FITNESS FACILITY EXHIBIT l : PROPOSED EXTERIOR ELEVATIONS 44225 JEFFERSON ST. LA QUI TA, CA. 92253 PREPARATION DATE: 08/22/16 PANNING ■ i ■ ARCHITECTURE ARCHITECTURE PLUS INC. 4335-B NORTH STAR WAY ODESTO, CA 95356 ph. 209.577.4661 fx. 209.577.0213 ANODUED ALUMINUM. GLAZING RI)ORADO STONE, TS]R ROCK: LA OIJINTA EAGLE ROOFING; SAN FERNANDO' #22(M MALIBU api COPYRIGHT 2016 www.apiorc.corn + 41 '-0" T.O. ROOF PAINTED METAL LOUVER PAINTED SPLIT FACE AND TRIM ® PAINTED PRECISION PAINTED SPLIT FACE PAINTED DECORATIVE METAL CONCRETE BLOCK FINISH LEGEND CONCRETE BLOCK CONCRETE BLOCK PAINTED PRECISION PAINTED PRECISION LANDSCAPE SCREEN, COLOR P-2 TYPICAL U.N.O. CONCRETE BLOCK CONCRETE BLOCK TYPICAL U.N.O. � + 29'-b" T.O. PARAPET SHERWIN WILLIAMS PAINT - PURE WHITE;SW7005 illiou ® 20'-8" W. X 5-0" D X 1 -0' H. PAINTED METAL AWNING SHERWIN WILLIAMS PAINT FOLKSTONE; SW6005 - TYPICAL OF 2 WALL MOUNTED LIGHT FIXTURE, 13'-0" A.F.F. PAINTED CEMENT PLASTER -TYPICAL DUNN EDWARDS - CALICO ROCK; DE6229 M 16' 0' W. X 5' 0' D. 1' 0' H. PAINTED CEMENT PLASTER + A 0" PAINTED METAL AWNING + 18' 0" SHERWIN WILLIAMS IN SHAPE BLUE; VCC 12-005 MATCH SOFFIT - TYPICAL OF 3 T.O. WALL WALL MOUNTED LIGHT - - ANODIZED ALUMINUM -BRONZE FIXTURE, 13'-0" A.F.F. + 12' 6" ® GLAZING - - o, h T03WA B.O. AWNING - LL - _ STONE VENEER - ELDORADO STONE; TOP ROCK - LA QUINTA PAINTED METAL AWNING - - - - - - - C _ POWDER COATED METAL AWNING - MATCH ALUMINUM ElEl !o 1� - - - - - ® STOREFRONT (BRONZE) - - oo 00 \ \ - - ROOF TILE - EAGLE ROOFING: SAN FERNANDO- 2203 MALIBU E:I=lE:11-1 F.F. / F.F. ® STAINLESS STEEL CABLE GRID STYLE TRELLIS SYSTEM -MOUNTED ANODIZED ALUMINUMJ ANODIZED ALUMINUM ANODIZED ALUMINUM ANODIZED ALUMINUM OVER PAINTED EXTERIOR CEMENT PLASTER WALL ASSEMBLY STC REFRONT DOOR STOREFRONT SYSTEM STOREFRONT DOOR M. STOREFRONT DOOR 4'-3" 12'-0" 4'-3" 19' 1 " 16-0" 6'-0" 16-0" 6-0" 16-0" 6-0" 10'-0" 6-0" 20'-8" 18'-0" 17'-8" IK 177-1 1 " GENERAL NOTES PROPOSED NORTH ELEVATION SCREENING ROOF MOUNTED MECHANICAL EQUIPMENT WILL I BE PROVIDED N ACCORDANCE WITH TITLE 9, SECTION 9.100.150. SCALE: 1 /8" = V-0" + 29'-6" T.O. PARAPET h + 18' 0" T.O. WALLWLL + 13' 0" T.O. WALL PAINTED CEMENT PLASTER + 0'_0,l F.F. PAINTED SPLIT FACE CONCRETE BLOCK - TYPICAL U.N.O. PAINTED SPLIT FACE PAINTED SPLIT FACE PAINTED PRECISION CONCRETE BLOCK I— YPPICALEU UTE .N.O. BLOCK I— CONCRETE BLOCK fPAINTED PRECISION— CONCRETE BLOCK TYPICAL U.N.O. PAINTED PRECISION CONCRETE BLOCK iminiffil PAINTED STEEL STAIR ANODIZED ALUMINUM PAINTED HOLLOW AND RAIL ASSEMBLY, STOREFRONT DOOR METAL DOOR AND PAINTED HOLLOW COLOR P3 FRAME, COLOR P3 METAL DOOR AND 16-0" ol 9'-4" 11 FRAME, COLOR P3 ol 27'-10" 12'-10" 9'-4" 21 -4" 8'-0" 28'-0" 9'-4" 10'-0" 9'-4" 12'-0" 40'-3" It 188'-3" PROPOSED WEST ELEVATION SCALE: 1 /8" = V-0" 0 co POOL ENCLOSURE WALL EQ. ALONG WALL (±20'-0"MAX. ) EXPANSION JOINT -TYPICAL WALL MOUNTED LIGHT FIXTURE, 13'-0" A.F.F. -TYPICAL PAINTED CEMENT PLASTER + 29'-6" T.O. PARAPET + 22'-2" T.O. WALL + 0'-0" F.F. BLOCK WALL WITH SMOOTH PLASTER i APPLICANT: R&R DEVELOPMENT COMPANY, LLC 6 S. EL DORADO ST. 7TH FLOOR STOCKTON, CA. 95202 PROPOSED NEW FITNESS FACILITY EXHIBIT G2: PROPOSED EXTERIOR ELEVATIONS 44225 JEFFERSON ST. LA QU I NTA, CA. 92253 PREPARATION DATE: 05/13/16 PLANNING ■ ■ ■ ARCHITECTURE ■ ARCHITECTURE PLUS INC. 4335-B NORTH STAR WAY MODESTO, CA 95356 ph. 209.577.4661 fx. 209.577.0213 SCALE: 1 /2" = V-0" www.apiarc.com PROPOSED NORTH ELEVATION CAI ': , !&' - PROPOSED WET ELEVATION SCALE,. I Pr - I ;4Y' SHERWIN WILLIAMS FURF WHITE;SW70M SHERWIN WILLIAMS FOj KSTONI ,$W6005 DUNN ED ARIX CAI ICQ ROCK; C)F4?29 SHERWIN WILLIAMS; Cr~]Mt ODOFE; SW6524 GENERAL NOTES 1. COLORS INCICA E:D ON THIS DRAWING ARE APPROXVIATE AND ALL VAPY CEPENOING ON PRINIEI IMONItOR SOURCE. RLFER (0 COLORS AND MATERIALS BOARD FOR TRUE REPRESENTATI)N OF ALL PRO OSED FINISHES, 2. ALL LANDSCAPING INDICATED ON THIS DRAWING IS DIAGRAMMATIC AND INTENDED € NLY TO CONVFY A SENSF OF: GI<NF,RAI LANDSCAPED AREAS. REFER TO LANDSCAPE PLANS FOR PROPOSED L.ANOSCAPING APPLICANT: R R DEVELOPMENT COMPANY, LLC S. EL [RACEDORADO ST. 7TH FLOOR ST CKT N, CA. 95202 PROPOSED NEW FITNESS FACILITY EXHIBIT ' . PROPOSED EXTERIOR R ELEVATIONS S 44225 JEFFERSON ST. LA QUINTA, CA. 92253 PREPARATION [SATE; 08/22/16 PLANNIN ■ i ARCHITECTURE ARCHITECTURE PLUS INC. 4335-B NORTH STAR WAY ODESTO, CA 95356 ph. 209.577.4661 fx. 209.577.0213 ANODIZED ALUMINUM OPONIE GLAZING RI)ORADO STONE, 10P ROCK:LA QUINTA EAGLE ROOFING; SAN FERNANDO' #22(M M.ALIBU e.v d'.r iPv W lf'.uT 'Sfi 1 R www.apiorc.corn POOL EQUIPMENT ENCLOSURE CONCEPTUAL DETAIL (Subject to change) f------------- 1 Northwest building corner, facing northeast ADDENDUM 3b ATTACHMENT 5 RWEVELOPMENT REVISED PROJECT STATEMENT (AUGUST 26, 2016): JEFFERSON SQUARE — LA QUINTA, CALIFORNIA CONDITIONAL USE PERMIT ■ SITE DEVELOPMENT PERMIT •TABLE OF CONTENTS Introduction.......................................................................................................................................1 ProceduralBasis................................................................................................................................1 CompanyBackground.......................................................................................................................2 Property: Jefferson Square...............................................................................................................3 Project...............................................................................................................................................5 ProjectSummary...............................................................................................................................6 Building..............................................................................................................................................7 Compliance with Specific Plan Development Standards...................................................................8 Site Improvements/Modifications....................................................................................................8 Parking...............................................................................................................................................9 Traffic............................................................................................................................................. 11 Operations...................................................................................................................................... 11 Findings.......................................................................................................................................... 12 Conclusion...................................................................................................................................... 13 SubmittalElements........................................................................................................................ 14 M I NTRODUCTION R&R Development Company, LLC ("R&R" or "Applicant") is pleased to provide this Project Statement ("Statement") for consideration of a project in the Jefferson Square shopping center at the southwest corner of Jefferson Street and Waring Drive in La Quinta, California. The proposed project is a new 37,776-square foot health and fitness facility with an outdoor oasis ("Project") to be situated on the south end of Jefferson Square in the location formerly approved for an Orchard Supply Hardware. The project also involves conversion to parking of a previously approved shops parcel, and reorientation of a retail pad to eliminate the previously approved drive -through configuration. After negative economic conditions led to the loss of Orchard Supply Hardware ("OSH") and Fresh 'n' Easy market ("FnE") which were expected to occupy the center, the south portion of Jefferson Square has remained undeveloped for roughly seven years. The Project and the other changes proposed as part of this application will bring excitement, new energy and economic revitalization to this very appealing neighborhood center. EPROCEDURAL BASIS The Project requires two separate applications — a Conditional Use Permit application for the health club use, and a Site Development application for changes to the Jefferson Square site plan and center. This Project Statement is intended to serve both applications. PROJECT STATEMENT PAGE 2 Jefferson Square is zoned Neighborhood Commercial and is governed by Specific Plan no. 02-062 ("Specific Plan"). The General Plan designation for the center is Neighborhood Commercial. In compliance with La Quinta Municipal Code ("Code") Title 9, Chapter 9.80.040, table 9-5, concerning permitted uses in the Neighborhood Commercial zone, a health club over 5,000 square feet requires a conditional use permit. The Conditional Use application is submitted in accordance with Code Title 9, Chapter 9.210.020, "Conditional use permits and minor use permits." The Site Development application is submitted in accordance with Code Title 9, Chapter 9.210.010, and, together with the Conditional Use application, may be hereafter referred to as the "Applications." On October 14, 2015, Applicant submitted a pre -application (2015-0008) for this Project, to which the City provided written comments dated November 11, 2015. The Project also was reviewed by the Architectural and Landscaping Review Board on April 6, 2016 and written comments dated April 15, 2016 were received. All comments from both prior reviews have been fully addressed in the application materials. The Project was found to be consistent with the 2004 Bermuda Dunes Airport Land Use Compatibility Plan under Director's Determination no. ZAP1063BD16 on June 28, 2016. The Applications request modifications that are consistent with the intent and purpose of Title 9 and the Code, and all necessary findings under the respective Chapters, as set forth in more detail below, can be made. While the Applications propose modifications to prior approvals regarding the site and uses, Applicant believes the proposed modifications nevertheless are consistent with the propositions and intent of the Specific Plan and, as such, are appropriately subject to a review process that does not include revisions or amendments to the Specific Plan. All elements of the proposed site plan and use(s) are concomitant with, and will further, the intent of the General Plan, the Zoning Code, the Specific Plan, and any and all other relevant and applicable codes, regulations and statutes. Applicant believes a Negative Declaration under CEQA will be found to be appropriate for the proposed project. •COMPANY BACKGROUND R&R initiates and manages property acquisition transactions and real estate development for a major health club company ("Company"). R&R develops and delivers new locations to the Company for operation as health clubs. The Company was founded nearly 35 years ago with the goal of creating a family fitness atmosphere and helping to improve quality of life and lifestyle for its members. The Company is a leader in the fitness industry with a proven track record of successful, well -received and impressively appointed facilities, strong membership retention and a variety of programs to encourage and support physical fitness, good health and balanced wellness. The Company promotes corporate memberships and wellness programs with an emphasis on healthy lifestyles for adults and children alike. R&R and the Company consider Jefferson Square highly desirable for a new health club and are anxious to continue the development process. More information on the Company may be provided upon request. PROJECT STATEMENT PAGE 3 EPROPERTY -JEFFERSON SQUARE Jefferson Square was permitted early in the 2000s and is comprised of 10.79 acres' across seven separate parcels. A 2008 amendment to the Specific Plan provided for development of 90,441 square feet of floor area which was to be distributed as follows: Orchard Supply Hardware 42,500 SF Fresh `n' Easy Market 13,928 SF Shops 1 (4 tenancies) 5,000 SF Shops 2 (3 tenancies) 4,500 SF Pad A with drive -through 4,500 SF CVS Pharmacy 13,013 SF Shops 3 (5 tenancies) 7,000 SF Total shopping center: 90,441 SF Civil and utility plans for the center and infrastructure have not been located in their entirety, however, Applicant believes all utilities, fire suppression, driveways and circulation are in place and complete for the entire center, and are sufficient to serve the modifications proposed. Following the 2008 Specific Plan amendment, the OSH and FnE tenancies did not materialize. The current condition of the center finds the Shops 1, Pad A and Orchard Supply Hardware parcels/building areas undeveloped. Two tenant spaces in the completed Shops 2 area are vacant, as is the former Fresh `n' Easy space. All five tenant spaces in the Shops 3 building and the CVS Pharmacy building are occupied. Thus, roughly 76% of this neighborhood center is vacant. The Project proposes to incorporate the following modifications to the site and uses: Health Club replaces OSH 37,776 SF Retail replaces Fresh W Easy 13,928 SF Parking replaces Shops 1 -- Parcel to be consolidated with "Health Club Parcel" Shops 2 — no change 4,500 SF Pad A —drive-through eliminated 4,500 SF CVS Pharmacy — no change 13,013 SF Shops 3 — no change 7,000 SF Total shopping center 80, 117 SF As reflected in the detail above, modifications proposed by these Applications result in a 9,724 square foot reduction in overall shopping center floor area. Please see the parcel map on the next page denoting the location of each parcel with labeling that corresponds to the above. ' Parcel map no. 36241, recorded February 4, 2013 in Book 235 of Maps, Riverside County Records, reflects a total of 10.27 acres for the center. The lesser acreage figure is used throughout the Applications. PROJECT STATEMENT PAGE 4 Figure 1: Parcel Map no. 36421 (2013) With Notations as to Proposed Modifications F R E D W A R I N G D R I V E N89'28'48'E 551.75'.25' _ 83200' _ _ — — I CENTERLINE OF 35' M{OE � N i '$ ACCESS LOCATION L "' --_ �IN8978'48"E551.92'263.08'84' m 8 Cq Y 00 L2 E 480.70' N8928'48"E 137.0T �� L10 E. yea N89'28'48'E 1b7.43' L13 p _ t L64 — L5 L8 `14 L9 (,\� >r vk PARCEL 2 I 0.813 ACRES SEE DETkL "A" ` ON SHEET 7 Q3 R I SHOPS 3 I PARCEL 1 4 N8939'52"E 271.42' 3 1.467 ACRES 0 ry CVS�l 13 77 PARCEL 3 133.68' Ig 93' N89'39'52'E N89'39'52'E 1.859 ACRES 107.89 J E I MAJOR RETAIL 9 � I t�°9 titi (Former Fresh 'n' Easy) ,,Old , W N89-39-52"E N89'39'52'E 180.86' 15,ST ',R 148.89' 4— N69'39'52-E 145.00' & 44� � a PARCEL 5 PAD A # s" $ 32.00' 0.451 ACRES Ng070'O8"w $ Z i 18.88' SHOPS 2 I $ F' 8 p 92-23' 285.25' # PARCEL 4 S I ^m N89'39'52"E 357.48' 0.575 ACRES R N 5ti�� yg Oa' 8 z K I Q W N89'39'.14S 32"E 10' c4 o W $I I nl W HEALTH CLUB PARCELe� (Former OSH) �I 1E z' PARCEL 6 4.068 ACRES z� (To be consolidated with Parcel 7) o w y1 I N89'40'35"E BS99' E H89'39'27"E Nl8'24'S2"E 50p3 138.85' HEALTH CLUB PARCEL (Former Shops 1) PARCEL 7 q s 1.013 ACRES B (To be consolidated with Parcel 6) r s 571.957 290.04' 281.91' _55.00 N89�1'36"E 83L95' S PROJECT STATEMENT PAGE 5 ■pRniF:rT MODIFICATIONS. For purposes of these Applications, "Project" refers to parcels 4, 6 and 7 as shown on Figure 1 because these are the parcels which require modification for the Project. All other parcels and improvements elsewhere within Jefferson Square remained unchanged from the conditions approved in 2008. Also, references to the prior site plan for this center are to the site plan submitted with the precise grading plans for the previous Fresh W Easy submittal, since that site plan matches most closely existing conditions in the center which are slightly different from site conditions reflected in the Specific Plan (see Addendum 1). PARCEL 4 (Pad A) MODIFICATIONS • Removal of the drive -through approved in 2008 • Addition of 18 parking spaces • Shift of the building pad area north approximately 20 feet • Configure new orientation for coordination with existing landscaping PARCEL 6 (Former OSH) MODIFICATIONS • Convert use from retail hardware to health club • Two sections of parking south of the building pad are existing, however, they were not shown on the site plan approved as part of the Specific Plan. This parking will be retained in its current condition • Utilize portion of building footprint as outdoor aquatic/oasis area PARCEL 7 (Former Shops 1) MODIFICATIONS • Convert shops/building area to parking • Reconfigure for ingress/egress into new parking area • Configure new parcel for coordination with existing landscaping and accessibility HEALTH CLUB BUILDING/SITING AND OUTOOR AREA • Smaller footprint than formerly approved — 31,744 vs. 42,500 square feet • Entry at southeast corner of building distinguishes health club as an anchor and helps to shift health club traffic to south Jefferson Street driveway entry; improves interior circulation • Architectural style, exterior colors blend with and are complementary to existing buildings • Less building mass than OSH Outdoor oasis brings a resort feel to the center and provides open air space between health club and tenancies (images below for illustration only; actual final design may vary) AIL. A Moe Landscaping and design details for the enclosed, private outdoor oasis area are not being provided with this submittal, however, final design will comply with any applicable requirements and will not be materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. Please refer to Exhibit B for further details. As reflected above, changes to the site are minimal. Upon PROJECT STATEMENT PAGE 6 completion, the appearance and operation of Jefferson Square to passersby and center patrons will be much the same as it would have been based on the 2008 approvals. •PROJECT SUMMARY The following table provides a summary of key aspects of the Project. Multiple copies of this table have been included separately with this submittal as Addendum 2 for ease of departmental distribution, at Staff's discretion. PROJEU SUMMARY LOCATION: 1115 - LA QU I NTA 44225 JEFFERSON STREET - LA QU I NTA, CA DESCRIPTION EXISTING PROPOSED WHERE CHANGED EXHIBIT OR REFERENCE SITE _ A[:C:F'iMEILI I'fh'A RKI A6 ': {USH +Shn n5 2j ACCESSIBILIIY/PAIHOFIRAVEL NUI CUMPLLIED CUMPLEIE FUR HEALIH CLUB, SHUPS2 BUILDINGSET BACK N/A A DISTANCE TO FROM INTERSECTION N/A N/A DISTANCE TO/FROM INTERSECTION N/A N/A FAN F MF NI: DF DICA 110 NS FX IS I I N6 IN P LACF NO CHANCE F LOUD PLAIN DESICiNAI ION x X F LOOR AREA RATIO NA 0.25 INGRESS EGRESS JEFFERSON STREET-2 NO CHANGE INGRFSS FGRFSS WARING. DRIVE - 7 NO CHANGE LANDSCAPE ARFA FXI'il ING FNHANCF0 FOR HEALIH CLUR PARCEL FXH Uj LANDSCAPE 5E 1 BACK EXISI IN(i NO CHANGE LIGHTING EXISTING ADDED FOR MODIFIED AREAS EXH B LOT COVE RAG€ UNKNOWN 0.143 NO. OF RUILDIVCS I OU I DOOR AMFNI I IF S NONE OUI DOOR POOL WII HIN F NCLDSURF-2 EXH R) OU I DOOR AMENI TIES NUNL SPA WI HIN ENCLOSURE - 1 OUTDOOR AMENITIES NONE LANDSCAPING WITHIN ENCLOSURE PARKING BICYCLE SH ORT TERM 0 10 PARKING, RICYCLF LONG T F R M 0 NA PARKING RAI IU PROVIDED N/A 1:1SU PARKING RATIO REQUIRED 1:250 MIXED; SEE PARKING DETAIL ALTERNATIVE FUEL PARKING NONE N/A PERIMETER F1=•'•`JCINC 5 CENTER PERIMETER EXISTING NO CHANGF PF RI VIF I FR FFNC: IN6 HEALTH CLUB:(DNCRF I F, STONE, RON IFXH 62) SHUPPIN(I LEN TERIOVERALL SF SO,441 80,111 SIT E PA RCEL AREA 5.68 AC, NO CHANGE TRASH ENCLOSURE ALL EKI5TING NO CHANGE BUILDING ALLEJWARLF ARFA N/A 3/,716 SF; CJK ARE OCCUPANCY SLPARAIIUNS N/A NONE BUI LD I N G CON5TR UCTION TYPE NA CONCRETE BUILDING HEIGHT NA 30'- 41' AT PARAPET RUILDINC SO.UARF FEET, TOTAL 42,500 PREVIOUS APPROVED -17,776 F LFVAI IONS PFR SPECIFIC PLAN FXHIHIIS Cil, Ci2, H1, H2 EXIIIN6 N/A 3 REQUIRED 11 PROVIDED EXTERIOR ARCHITECTURAL ELEMENTS TOWERS, STONE WAINSCOT, VARIED COLORS TOWER, STONE WAINSCOT, VARIED COLORS, LANDSCAPE SCREEN, AWNINGS F XTFRIOR COLOR Sj PER SPE CIF KC PLAN SF FXHIBIT H7, H2 OCCU FANCY IYPF NA A-3 SPRINKLERED NA YES STORIFS,". NA 1+MEZZANINE ENTITLEMENTS & ZONING ZONING NEIGH BOR.H OOD COMMERCIAL SPECIFIC PLAY 02-062 NOCHANGE GFNFRAL PLAN NFI(i HRVRHOOD COMMERCIAL NO CHANGE EXISI IN6/11RUP05EU ENT I ILEMENTS NONL C.U.P., S11 E DEVELUPM EN I RLVILW OPERATIONS AIR QUALITY UNKNOWN NO EFFECT HOURS OF OPERATION UP TO 24 HRSJDAY, 7 DAYS FFK H O U RS LJF UP RA ION, PF AK HOURS ;:3[Y 73❑A, S3❑-P:3C11' NUISE LEVELS WII HIN ALLOWABLE LIMI I PUBLIC SAFETY NO EFFECT STAFFING 10 FT, 15 PT, 3 INDEPENDENT VnUITIES & SERVIOFS FIRE ACCESS FIRF LANF ARCJLJN13 PFRIMFIFR FS I AB LISH F D I N CONS I R LICC I IDN FIRE HYDRANTS Al LEAST 1j UN SIZE NO CHANGE GREASE RECEPTORS NONE NONE ELECTRICITY SY5T€M -WAR ING JOINT TRENCH IF NOT EXISTING NATURALCAS 4" MAIN-WARING ROUTINE FXTFNSIDN SFWFR IEV MAIN-JF F F F R%ON SI PRIVATE MAIV FXI FROM JFFFFRSON S I OR M W A I E R ON SI I E SY51 E M ES T ABLISH E D COURDIN A T E WI T H LXIS I I N(i WATERIDOM ESTIG IW-WAR IN G•12"-J E F FE ISO CONNECT TO JEFFER50N WATER FIRE IW-WARING-12"-JEFFE RSON CONNECT TO JEFFERSON WATFR IRRIGATION 19"-WARING, 12"-JFFFF RSON CONNECT TO JEFFERSON TRASH MANAGE M F N I PICKUP NONF FSTAHL➢SH Al OCCUPANCY PROJECT STATEMENT PAGE 7 oBUILDING The Health Club building will have a footprint of 31,744 square feet and a mezzanine of 6,032 square feet. The building will incorporate the following design and system features which are consistent with the Design Guidelines in the Specific Plan. CONSTRUCTION (see Exhibit G1, G1a, G2 and G2a) o Concrete precision and split face masonry with stone wainscoting (Addendum 3) o Multiple galvanized metal awnings extending out from the face of exterior walls 4'-5'0" depending on location Entry tower feature with painted metal louvre embellishment, storefront entries on both sides Surface articulations and height variations Roof tile selected to match existing buildings ■ Existing roof tile at the center does not appear to match the roof tile specified in the Specific Plan (Design Guidelines "A," page 40). The roof tile selected and shown on Exhibit H1, El Dorado San Fernando #2203 Malibu, was selected because it appears comparable to existing roof tile. Just before this application was to be submitted, however, it was discovered that #2203 has been discontinued. The intent is to match roof tile currently in use. An image of El Dorado roof tile Malibu #2258 Ridgecrest, which appears to be a suitable substitute, is attached to Exhibit H1 (Addendum 3a). CMU and plaster outdoor enclosure/fence with stone veneer treatment and 2-foot wrought iron enhancement along top ■ To the extent the pool enclosure area may be partially visible from outside the enclosed area, vertical surface treatments will be applied for visual and architectural compatibility and consistency with the building (Addendum 3b) • DESIGN o Mass, scale and features comply with Specific Plan Architectural Guidelines o The inviting and pleasing building appeal envisioned by the Specific Plan is achieved o Extensive glazing ■ Windows on south elevation have no impact on residential to the south (maximum height 12'6") ■ Windows on west elevation situated 6'4" above the mezzanine floor -up to 9'8"; nearest residential is almost 300 feet away o Ambient lighting on exterior walls have directed, up -down lighting with minimal glare (see Addendum 4) and will comply with all current Code requirements o Well -contrasted exterior color palette uses colors complementary to those identified in Specific Plan (see Exhibit H1) ■ Exterior colors, including the blue area serving as sign fascia, are Company's corporate - approved, branded colors ■ The project offers a pleasing view into the shopping center from Jefferson Street (see Exhibit H2) o Vertical landscape screen implemented on north elevation uses plant material in accordance with Title 9, Chapter 9,100.150 D 7 (D) o Four-sided architectural articulation o Outdoor pool equipment enclosure situated to have no effect on adjoining residences or tenancies ■ Ambient equipment dBs = 58.5 ■ Range of equipment operational dBs = 64-71 dB • Title 9, Chapter 9.100.210 maximum allowance: 75 dB(A) 7am-10pm; 65 dB(A) 10pm-7am (See Addendum 5) • Pool equipment operation will be within allowable limits The health club building elevations blend well with the previously approved elevations for the center. The roughly 90-foot separation of the health club from the Shops 2 building facilitates the transition from the covered walkway PROJECT STATEMENT PAGE 8 of Shops 2, to the open feel bordering the outdoor oasis, to the health club building with its exterior wall articulations that create an illusion of covered walkways yet make optimal use of the building pad area. This design aligns with the health club's corporate branding and marketing protocols for this upscale, full service health club facility. SIGNAGE. Guidance for building signage is found in the center's Sign Program. While Exhibits G1 and G2 depict general orientation of building signage, Applicant will submit further detail and complete sign design separately. ECOMPLIANCE WITH SPECIFIC PLAN DEVELOPMENT STANDARDS For the most part, Specific Plan development standards, such as building/building pad setbacks, landscape setbacks and so forth, have already been addressed by virtue of the site being mostly completed at this time. The chart below lists the manner in which Specific Plan standards will be met by the proposed building and site changes. Standards Min. -max. building site Max. structure height Max. structure height 150' from arterial Max. number of stories Max. floor area ratio Min. building setback —primary image corridor Other building setback requirements Min. setback from interior property lines Building parcel landscape Interior parking lot landscaping Parking spaces Specific Plan This Protect 10.79 (10.27)2 No change 35' parapets/41' towers 30' roof, 41' tower 22' N/A 1 1 + mezzanine .25 .178 30 N/A Requirements met center -wide 0 89.7' 5 % 27.8% 5% 22.5% 362 3963 It is presumed that the purpose in the Specific Plan of prohibiting a second story was to prevent potential light, air and line of sight impairments to surrounding residential. Windows serving the planned mezzanine are all on the west and north elevations and the distance from the mezzanine floor to the bottom of any of these windows is well over 6 feet which entirely eliminates any possibility of line of sight contradictions. The nearest residential to the west side of the building is nearly 300 feet away. Considering that, regardless of the mezzanine, the building height meets Specific Plan development standards (and in fact is well below allowable heights), Applicant respectfully requests the mezzanine not be viewed as a "story" for purposes of this Application. ESITE IMPROVEMENTS/MODIFICATIONS SHOPS 1 PARCEL. Hardscape and paving will be modified to add parking and necessary circulation and bring the site into compliance with accessibility requirements. Whereas in the current approved condition, this parcel had 20 parking spaces, Exhibit B shows 38 parking spaces for this parcel, which will be consolidated with the Health Club parcel during the permitting and construction phase. Landscaping will be modified as needed to coordinate the new configuration with approved landscape plans. New lighting, if required, will match existing fixtures (see Addendum 7). PAD A. Asphalt paving will be added at the south to create parking after shifting the building pad north. Paved areas of new parking will be standard asphalt. Landscaping will be modified as needed to coordinate the new configuration with approved landscape plans. The building pad area will remain undeveloped at this time. HEALTH CLUB PARCEL. The pedestrian walk way along the south may require replacement. The existing pathway on the east side of the building envelope will be replaced, but both will be in compliance with accessibility 2 Records concerning the center vary on the total acreage; the Applications use 10.27 acres throughout.l 3 See "Parking," next page, and Exhibit B. PROJECT STATEMENT PAGE 9 requirements. Paths of travel will be added to all accessible parking spaces as needed, and an accessible path of travel to the public right of way will traverse both the Health Club parcel and the Shops 1 parcel. Both the Health Club parcel and the Shops 1 parcel have been addressed as to stormwater management and drainage in the Water Quality Management Plan ("WQMP") which has been submitted under separate cover. The WQMP supersedes the Hydrology Memorandum, originally submitted with this Application as Addendum 8. Accessible parking and an accessible path of travel will be provided on the Health Club parcel to serve the Shops 2 building.' Bicycle parking to accommodate ten (10) bicycles will be installed in front of the health club. (See Addendum 9). ALL AREAS OF WORK. Trash enclosures on all the subject parcels are believed to be existing and compliant with City standards with no modifications required All site lighting will meet federal, state and local requirements including current California Green Building Standards to insure lighting is appropriately energy efficient, properly directed within the site and does not impact surrounding properties or businesses Please refer to Exhibits B and D (Preliminary Landscape Plan) for existing and new landscaping to be incorporated into the site development and design •PARKING Specific Plan parking requirements follow Title 9, Chapter 9.150.060, table 9-12 for "general retail" shopping centers of 50,000 square feet and greater. That parking standard requires one parking space for each 250 square feet of floor area in the center. Additionally, center parking is to be shared and reciprocal (Specific Plan, page 7). From this, it can be surmised that the shopping center "general retail" requirement was considered adequate under a shared parking approach for the uses contemplated, which included, at the time of the most recent Specific Plan amendment, general retail, personal services, grocery, possible restaurant uses and one bank, and the pharmacy. Applying this ratio to the shopping center proposed square footage of 80,717 results in a total parking requirement of 323 spaces.' The City has indicated that the parking requirement for the proposed health club will be calculated under the "health club" parking requirement set forth in Table 9-12, which would require one space for every 150 square feet of floor area including pool/water surface areas. Table 9-12 also includes a requirement of one parking space for every 500 square feet of outdoor fenced area. Clearly, the health club/outdoor parking requirement in the Code is higher than the general retail requirement. Generally, the rationale for requiring more parking for a health club stems from the belief that health clubs have higher than average occupancy allowances which, in turn, increase trips and the need for parking. However, much of a typical health club today is designed for individual, free -form exercise, and although from a Building Code standpoint, occupancy might be high, the actual "use areas" within the building comprise only a portion of the total square footage. This reality has given rise to the methodology for health club parking calculation explained in Addendum 10. This methodology expands on commonly accepted practice and principles for shared parking calculations as published by the Urban Land Institute ("ULI") and others (see Addendum 11 for bibliography) and determines parking based on square footage that generates visits to the health club — and, hence, a parking need - in actual practice. Areas which do not generate visits are excluded from the calculation. The "Use Area Matrix and Parking Reconciliation" ("Matrix," Addendum 12) summarizes the square footage of the proposed building according to the principles of this method, which includes "interior designated space" (actual use areas), "accessory space" (areas not generating independent patron visits, such as storage) and "circulation" (areas required for egress, pathways, all other areas which are not either designated or accessory). The Matrix demonstrates that, of the total building square footage of 37,776, 24,700 square feet represents designated space. Of the outdoor area, 5,868 ' Locating accessible parking for Shops 2 directly in front of those tenant spaces is incompatible with efficient parking design. 5 This varies from the Specific Plan requirement of 363 spaces due to the reduction in overall square footage proposed in this application. PROJECT STATEMENT PAGE 10 square feet represents designated space which, in this case, is the water surfaces. Calculating both at a ratio of one parking space for every 150 square feet, the parking requirement for the health club equals 204 spaces. Applicant acknowledges the Code requirement of one parking space for every 500 square feet of outdoor fenced area. In light of the inclusion under Table 9-12 of swimming pool surface area in calculations of floor area for the health club use, and considering that the outdoor fenced area is, for all practical purposes, a swimming pool area above all else, it is reasonable and appropriate to use water surface area of the outdoor pools as the basis for parking calculation for this area, as opposed to the square footage of the entire fenced area which, if used, would improperly inflate the total parking requirement. For comparison, applying a rate of seven parking spaces per 1,000 square feet which is the ratio suggested for health clubs by the ULI, total parking required would be 214. The methodology applied here starts with the ULI model and improves on it, arriving at a total parking requirement that is close to, but better articulated than, the ULI method. A parking utilization study conducted by the Company, accompanying this Statement as Addendum 13, provides support for the parking calculations proposed. These data reflect parking utilization for a 33,400-square foot existing and stabilized health club with a parking field of 212 spaces located in a neighborhood center that includes fast food, restaurant, mixed retail, pharmacy and educational uses. The highlighted sections indicate the excess or shortage of parking spaces by each day of the week for all months of the year during (1) the morning peak (average and median); (2) daytime hours; and (3) the afternoon/evening peak (average and median). The tables indicate that parking usage is highest for the afternoon/evening peak, when maximum usage reaches about 35% of all parking. Parking utilization for the proposed health club at stabilization is expected to mirror the data in Addendum 13. The level of parking proposed for this project is believed by Applicant and the Company to be sufficient to meet demands and serve the shopping center. The table below summarizes parking for the center by use. "Existing" means spaces currently existing per the most recently submitted site plan depicted on Addendum 1. "Proposed" refers to the spaces shown on Exhibit B. "Required" refers to the total parking required based on approved square footage under the general retail requirement (1:250). In the case of the health club, the totals shown represent parking required for 30,568 square feet, the total square feet for the use as adjusted according to the above methodology. Note that the proposed parking for the health club of 204 includes parking on the Health Club parcel and the Shops 1 parcel, since those parcels will be consolidated for the health club use.6 PARKING SUMMARY (Existing counts represent actual site conditions) Description Existing Proposed Required Health Club Parcel 161 204 204 Shops 1 20 0 0 Shops 2 (no change) 18 18 18 Pad A 11 30 18 Major retail (no change) 52 52 56 CVS (no change) 70 70 52 Shops 3 (no change) 22 22 28 Total 354 396 376 Current conditions do not necessarily match site conditions epresented in the Specific Plan It should be noted that variation from the parking table on Exhibit B, if any, is a result of differences in actual parking conditions at the center compared to data contained in the Specific Plan. 6 In the case of the shops 2 and shops 3 buildings, the "required" parking shown in the table is based on the original approved square footage of 4,500 and 7,000, respectively, for these buildings. As -built square footage is 4,289 and 6,742 which results in two fewer parking spaces being required. PROJECT STATEMENT PAGE 11 •TRAFFIC The table below compares average daily trips ("ADTs") based on Institute of Traffic Engineers ("ITE") rates for a Health/Fitness Club (land use category 492) to those for categories corresponding to the former approved uses. The approved OSH square footage of 42,500 was broken down into percentages approximating typical hardware store departments (building materials, paint and hardware, nursery/garden). The table also takes account of contemplated uses for the former Shops 1 building of 5,000 square feet in various combinations with the hardware store. COMPARISON OF AVERAGE DAILY TRIPS: APPROVED AND PROPOSED USES Line q Use ITE Code SF. FT. ADT (weekday) PM Peak Hour In Out Total Building Materials (40%oftotal SF) 812 17,000 768 fit 46 108 Paint and Hardware (40%of total SF) 816 17,000 872 39 43 83 Nursery(20% of total SF) 817 8,500 307 N/A N/A N/A 1 Total OSH 42,500 1,947 101 89 191 2 Shops l-high turnover restaurant 1932 5,000 1 636 33 23 56 3 Shops l-hghturnover restaurant 932 2,500 318 16 11 28 4 Shops 1-quality restaurant 931 5,000 450 25 12 37 S Shops 1-quality restaurant 931 2,S00 225 13 6 19 5 Retail 814 2,500 160 8 9 17 7 Health Club, adjusted SF 492 30,568 1,007 108 62 46 8 Health Club, total SF 492 37,776 1,244 83 61 133 Net (Decrease)/increase in Trip Generation with the Proposed Project OSH, high turnover restaurant, health club adjusted SF (1+2+7) (1,576) (26) (50) (200) OSH, quality restaurant, health club adjusted SF (1+4+7) (1,3901 (18) (40) (182) 05H, high turnover restaurant, retail, health club adjusted SF (1+3+6+7) (1,418) (18) (48) (190) OSH, quality restaurant, retail, health club adjusted SF (1+5+6+7) (1,325) (14) (43) (180) 05H, high turnover restaurant, health club total SF (1+2+7) (1,3391 (51) (51) (113) OSH, quality restaurant, health club total 5F (1+4+7) (1,153) (43) (40) (951 05H, high turnover restaurant, retail, health club totalSF (1+3+5+7) (1,181) (43) (48) (103) OSH, quality restaurant, retail, health club total SF (1+5+6+7) (1,088) (39) (43) (93) In every scenario, and even if the total health club square footage is used, trip generation for this center with a health club is considerably less than would apply to the previously approved uses in the combinations shown above. Incidentally, any one of the ITE categories for the hardware store, if applied to the entire square footage, would result in more ADTs than the health club, even if using total health club square footage .7 8 •OPERATIONS The following summarizes key operational highlights of the health club: 31,744 square feet on ground floor 6,032 square feet of mezzanine space 11,064 square feet of exercise area 5,268 square feet of group exercise area 2,761 square feet of locker rooms and additional rest rooms 2,155 square feet devoted to children's area 2,328 square foot indoor pool Over 5,800 square feet of outdoor aquatics 7 The lowest weekday traffic rate of the three hardware store categories, "Nursery/Garden" (817), generates 36.08 ADTs. The health club category (492) generates 32.93 ADTs. 8 No morning peak ADTs were provided since that information was not required to draw the necessary conclusions about changes in trips based on the change of use. In this instance, afternoon daily trips would be higher and more representative of true traffic impacts. PROJECT STATEMENT PAGE 12 Operating hours: 4:00 a.m. to 11:00 p.m. Monday through Friday, and 6:00 a.m. to 8:00 p.m. Saturday and Sunday unless member preference warrants 24-hour daily operation. This will be determined just prior to or after opening. Typical health club peak hours are 5:30 a.m. to 7:30 a.m. and 5:30 p.m. to 7:30 p.m. The facility is expected to conduct various wellness and other group activities, and will employ approximately 10 full time and 15 part-time staff. There may be additional opportunities for approximately five independent contractors. The proposed project will not emit any noxious odors, vibrations or other air quality concerns, or create conditions contrary to local, state or federal regulations. The project does not emit any extraordinary noise or exceed any standards for acceptable decibel levels. Noise, if any, generated by activities around the outdoor pool area will be so far removed from surrounding uses that it will not affect or be discernable to neighboring properties or uses. The noise of this use will be no more than typical noises occurring in a shopping center of this type, orientation and size. Applicant will submit for approvals for monument signage in a separate application. •FINDINGS — CONDITIONAL USE PERMIT Based on this Statement and all Project submittal materials, the following findings for the Project can be made: 1. The use proposed is consistent with the General Plan. 2. The use is consistent with the provisions of the La Quinta Zoning Code. 3. Processing and approval of the conditional use permit application comply with the requirements of the California Environmental Quality Act. 4. Approval of the application will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. •FINDINGS —SITE DEVELOPMENT PERMIT Based on this Statement and all Project submittal materials, the following findings for the Project can be made: 1. The project is consistent with the General Plan. 2. The project is consistent with the provisions of the La Quinta Zoning Code. 3. Processing and approval of the permit application comply with the requirements of the California Environmental Quality Act. 4. The architectural design of the project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style and other architectural elements are compatible with surrounding development and with the quality of design prevalent in the city. 5. The site design of the project, including, but not limited to, project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 6. Project landscaping, including, but not limited to, the location, type, size, color, texture and coverage of plant materials, has been designed so as to provide visual relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, and provide an overall unifying influence to enhance the visual continuity of the project. PROJECT STATEMENT PAGE 13 ■fnnin i mink The proposed modifications and Project will bring to this neighborhood center much needed new energy and patronage. Shopping centers responding to the cultural shift toward fitness and healthy lifestyles are among the most successful, and this has been shown to be the case across the U.S. Consumers seek food, retail and activity choices that promote healthy living, and the ability to "get everything done" efficiently despite busy lives. More and more center owners and managers recognize the benefits of blending strong non-traditional tenants with conventional services and goods to build broader appeal and long term value and viability. A health club anchor brings a reliable, health conscious customer base that tends to have higher disposable income and more education than average and will patronize other center businesses offering an attractive mix of services and goods in close proximity. Health club patrons typically visit a club multiple times per week or even daily, creating a strong potential for traffic increases for surrounding retail, restaurants, services and other goods. The vibrant energy that comes with a lively and popular health club invigorates shopping centers and builds repeat business for the center overall.' Applicant respectfully requests your consideration and approval of this exciting project, and looks forward to providing any further information necessary to aid in that process. ' "Healthy Offerings on Retail Menu at Shopping Centers." Haya El Nasser, USA Today. March 11, 2013. "Gyms Working Out for Landlords." Kris Hudson, Wall Street Journal. September 7, 2011. "Gyms Tussle Over Silicon Valley Space." Nathan Donato -Weinstein, Silicon Valley Business Journal. January 4, 2013. PROJECT STATEMENT PAGE 14 Submittal Elements: Project Applications (2) — submitted January 25, 2016 Fee payment —paid January 25, 2016 Environmental Questionnaire —submitted January 25, 2016 Title Report -submitted January 25, 2016 Photos —submitted January 25, 2016 Project Statement Addendum 1: Comparison of Most Recent Site Plan to Specific Plan Site Plan —submitted January 25, 2016 Addendum 2: Project Summary— revised, included with this submittal Addendum 3: El Dorado Stone product sheet —submitted January 25, 2016 Addendum3a: Roof tile product sheet —submitted January 25, 2016 Addendum 3b: Pool equipment enclosure detail — new, included with this submittal Addendum 4: Exterior wall light product information — submitted January 25 2016 Addendum 5: Outdoor pool equipment sound detail — submitted January 25, 2016 Addendum 6: Placeholder/not used Addendum 7: Parking lot light fixture product information —submitted January 25, 2016 Addendum 8: Hydrology Memorandum (superseded by WQMP) - submitted January 25, 2016 Addendum 9: Bike rack product information - submitted January 25, 2016 Addendum 10: Today's Health Club — a Misunderstood Shopping Center Partner — revised, included with this submittal Addendum 11: Bibliography of parking analysis articles and related literature - submitted January 25, 2016 Addendum 12: Use Area Matrix and Parking Reconciliation - submitted January 25, 2016 Addendum 13: Parking Utilization Detail — 33,400-sf health club with 212-space parking field — revised, included with this submittal Exhibit A: Existing Site Plan — resubmitted but no change Exhibit B: Proposed Site Plan, black/white and color — revised to showALRB comments Exhibit C: Proposed Preliminary Precise Grading Plan - resubmitted but no change Exhibit D: Proposed Landscape Plan — revised to show ALRB comments Exhibit E: Proposed Ground Floor Plan — resubmitted but no change Exhibit F: Proposed Upper Floor Plan — resubmitted but no change Exhibit G1: Proposed Elevations, south and east — revised, included in this submittal Exhibit G1a: Proposed Elevations, south and east, color — new, included in this submittal Exhibit G2: Proposed Elevations, north and west — resubmitted but no change Exhibit G2a: Proposed Elevations, north and west, color — new, included in this submittal Exhibit H1: Color Rendering/Material Board — revised, included in this submittal Exhibit H2: Color Rendering/Street View — revised, included in this submittal ATTACHMENT 6 TODAY'S HEALTH CLUB —A MISUNDERSTOOD SHOPPING CENTER PARTNER Modern health clubs do not fit neatly into categorical parking standards for retail, restaurant or other commercial uses. Fitness peak use and occupancy levels are not understood in some cases, often requirements applied in a cautionary fashion, thus unreasonably burdening shoppin requirements that far exceed actual need g leading to high parking centers with parking The shift from tightly spaced exercise machines and extra -large group exercise rooms to open floor plans, more intimate "mind -body" areas and abundant individual free -form exercise space (see figure 1) signals a need to examine health club parking requirements, especially for neighborhood shopping centers where health clubs are found in increasing numbers. Parking requirements for health clubs should be based on their unique occupancy areas in a manner that best serves the health club and the shopping center as a whole. Various independent parking studies have concluded generally that health club parking of roughly five to seven spaces per 1,000 square feet of floor area (including employee parking) is appropriate in shopping center environments; three to five spaces per 1,000 square feet is considered appropriate for mixed retail and office parking. Independent private studies have found that typical full service health club parking is 5.5 spaces per 1,000 square feet. While robust, these studies do not account for the unique manner in which health club use varies from general retail such as grocery, pharmacy, department and specialty stores, both as to peak hour and day patterns as well as the manner in which space within these diverse uses generate visitors. Today's health clubs include group exercise spaces, but the greatest proportion of floor area is devoted to individual, free -form exercise and machine use. Building Code requirements for circulation area around equipment and accessibility standards for individual machines substantially reduce actual "use area." These realities must be considered when determining health club parking requirements, and this is especially true in neighborhood shopping centers where an appropriate balance of leasable area and tenancies to parking is essential. We advocate for this occupancy -driven parking methodology which separates from gross floor area the portions of interior space that do not independently generate trips or parking use. These generally can be characterized as "amenity space," accessory, circulation and other areas that do not generate visits (see figure 2). Areas segregated include FIGURE 2: Typical amenity space children's care areas, restrooms for club patrons only, aquatic decks, portions of locker rooms, storage areas, reception, and equipment/mechanical rooms, for example. Thus, parking calculations are based on square footage of actual use areas. Other use areas also should be evaluated on a case -by -case basis to determine whether exclusion would be warranted. For example, large lounge seating areas and other open "relaxation" spaces may not reasonably generate the number of trips/visitors suggested by their expansive square footage. The total square footage of these areas should be adjusted or eliminated entirely for parking calculation purposes. Health clubs are an increasingly popular and desirable shopping center partner, bringing energy, vitality, increased traffic and shared patrons for other center tenants. This justifies application of an appropriate parking calculation method that best serves the health club and the shopping center as a whole. Sandra Stephenson R.E.-Clarity, Inc. © 2014 ADDENDUM 10 USE AREA MATRIX AND PARKING RECONCILIATION HEALTH CLUB USE AREA SF GROUND SF MEZZ ABS/STRETCH 0 0 AUDIO-VISUAL 18 0 CARDIO 4,036 0 CIRCUIT 0 1131 CONSULTATION 0 0 ELEVATOR 0 0 EQUIPMENT, POOL 0 0 FAMILY CHANGING ROOM 0 0 FIRE 0 0 FREE WEIGHTS 2,645 0 FUNCTIONAL 0 0 GROUP CYCLING 0 1,319 GROUP EXERCISE 2,970 979 GYMNASIUM 0 0 HALL 0 0 HOUSEKEEPING/LAUNDRY 205 0 INDOOR, POOL DECK 2,087 0 INDOOR, POOL SURFACE 2,328 0 INDOOR, SPA 1 0 0 INDOOR, SPA 2 0 0 KIDS CLUB 2,155 0 LOCKER ROOM, MEN 1,314 0 LOCKER ROOM, WOMEN 1,447 0 LOUNGE 930 0 MIND/BODY/PT STUDIO 0 0 OFFICE 1 89 0 OFFICE 2 89 0 OFFICE 3 190 0 OFFICE 4 88 0 OFFICE 5 88 0 OFFICE 6 0 0 OFFICE 7 0 0 OFFICE, GENERAL MANAGER 0 0 OFFICE, SALES MANAGER 0 0 "PERKS" (MASSAGE CHAIR, INCIDENT.) 204 0 PERSONAL TRAINING 2,116 0 RACQUETBALL 0 0 RECEPTION 686 0 REFRIGERATION & EQUIPMENT 111 0 RESTROOMS, ANCILLARY 153 0 SALES 0 0 SAUNA 125 0 SELECTORIZED 1,069 0 SHAPES 0 2,183 SNACK BAR 0 0 STAFF ROOM 131 0 STAFF TRAINING 0 0 STEAM 128 0 STORAGE 217 60 STORAGE 22 0 STORAGE 3 0 0 TANNING 1 80 0 TANNING 2 82 0 TANNING 3 0 0 TENNIS PRO 0 0 YOGA 0 0 TOTAL INTERIOR DESIGNATED SF 19,088 5,612 TOTAL INTERIOR CIRCULATION 8,958 360 TOTAL INTERIOR ACCESSORY SPACE 3,698 60 TOTAL INTERIOR SF 31,744 6,032 OUTDOOR, POOL SURFACE 5,618 .................... ........................................ OUTDOOR, POOL DECK 11,808 OUTDOOR, SPA 250 EQUIPMENT, POOL 650 EQUIPMENT, ELECTRICAL 147 EQUIPMENT, MECHANICAL 0 OTHER OUTDOOR SURFACE 0 TENNIS COURTS TOTAL EXTERIOR SF 18,473 PROJECT NAME: 185 - LA QUINTA LOCATION: 4412SJEFFERSON ST LA QUINTA, CA 92253 GROUND FLOOR SF: 31,744 MEZZANINE SF: 6,032 GROSS SF: 1 37,776 UNADJUSTED PARKING REQUIREMENT: 252 UNADJUSTED PARKING RATIO: 1 spc per 150 sq INTERIOR ACCESSORY SPACE 3,758 INTERIOR CIRCULATION SPACE 9,318 RACQUETBALL ' 0 NET SF FOR PARKING CALCULATION (ALL INTERIOR): 24,700 PROPOSED ON -SITE PARKING: REQUIRED PARKING RATIO: Base 1: (SF unless otherwise noted) Group 1: Tennis per Swimming 1: Racquetball per 150 150 0 150 0 CF. Qty/SF 0 RACQUETBALL: 0 5,868 SWIMMING (OUTDOOR): 39 0 TENNIS: 0 0 GROUP X: 0 24,700 REMAINDER: 165 ADJUSTED TOTAL NET PARKING REQUIRED: RESULTING ADJUSTED NET PARKING RATIO: ME� 1: 150 SUMMARY EXERCISE AREA 11,064 GROUP AREA 5,268 LOCKER ROOMS 2,761 USE AREA MATRIX AND PARKING RECONCILIATION ADDENDUM 12 CONFIDENTIAL AND PROPRIETARY: NOT FOR DISTRIBUTION. TO BE USED ONLY FOR THE SINGLE PURPOSE IDENTIFIED: PARKING UTILIZATION, 212 SPACES; 33,400 SF CLUB Monday Jan Feb Mar Apr May Jun Jul Auq Sep Oct Nov Dec AVERAGE 5:30A-7:30A 46 41 53 45 35 48 42 33 36 42 45 41 MEDIAN 5:30A-7:30A 47 38 54 45 33 48 42 29 36 42 45 41 EXCESS OR (-) SHORTAGE, 198 204 191 200 210 197 203 212 209 203 200 204 IMMED. PKG FIELD (212) AVERAGE 8A-4:30P 103 106 98 102 99 96 90 93 85 80 88 77 MEDIAN 8A-4:30P 91 95 89 95 95 86 83 85 76 74 80 74 EXCESS OR (-) SHORTAGE, 142 139 147 143 146 149 155 152 160 165 157 168 IMMED. PKG FIELD (212)i A AVERAGE5P-7:30P 119 119 135 131 112 121 118 122 92 105 104 64 MEDIAN 5P-7:30P 122 118 131 128 110 120 118 121 93 103 103 66 EXCESS OR (-) SHORTAGE, 123 126 110 114 133 124 127 123 152 140 141 179 IMMED. PKG FIELD (212) Tuesday Jan Feb Mar Apr May Jun Jul Auq Sep Oct Nov Dec AVERAGE 5:30A-7:30A 49 53 53 51 58 40 39 35 49 46 45 24 MEDIAN 5:30A-7:30A 49 55 52 52 58 35 38 35 52 47 47 23 EXCESS OR (-) SHORTAGE, 196 190 193 193 187 205 206 210 193 198 198 221 IMMED. PKG FIELD (212) AVERAGE 8A-4:30P 84 82 88 88 88 94 86 82 76 72 70 52 MEDIAN 8A-4:30P 75 71 73 74 79 94 85 78 70 65 67 46 EXCESS OR (-) SHORTAGE, 161 163 157 157 157 151 159 163 169 173 175 193 IMMED. PKG FIELD (212) AVERAGE5P-7:30P 115 116 120 123 121 98 101 116 105 104 91 71 MEDIAN 5P-7:30P 119 117 122 122 120 97 101 113 108 105 91 70 EXCESS OR (-) SHORTAGE, 126 128 123 122 124 147 144 129 137 140 154 174 IMMED. PKG FIELD (212) ADDENDUM 13 CONFIDENTIAL AND PROPRIETARY: NOT FOR DISTRIBUTION. 0 TO BE USED ONLY FOR THE SINGLE PURPOSE IDENTIFIED: PARKING UTILIZATION, 212 SPACES; 33,400 SF CLUB Wednesday Jan Feb Mar Apr Mav Jun Jul Auq Sep Oct Nov Dec AVERAGE 5:30A-7:30A 50 54 55 49 58 52 43 41 51 49 35 48 MEDIAN 5:30A-7:30A 50 55 55 49 56 51 43 40 55 50 32 49 EXCESS OR (-) SHORTAGE, 195 190 190 196 187 193 202 204 190 195 210 196 IMMED. PKG FIELD (212) AVERAGE 8A-4:30P 89 90 96 88 95 91 83 85 80 75 76 77 MEDIAN 8A-4:30P 88 85 92 86 89 85 82 79 70 67 68 76 EXCESS OR (-) SHORTAGE, 156 155 149 157 150 154 162 160 165 170 169 168 IMMED. PKG FIELD (212) AVERAGESP-7:30P 123 119 116 115 115 111 76 100 96 86 91 82 MEDIAN 5P-7:30P 128 118 117 117 115 110 76 97 94 86 92 83 EXCESS OR (-) SHORTAGE, 117 126 128 128 130 134 169 145 149 159 153 162 IMMED. PKG FIELD (212) Thursday Jan Feb Mar Apr May Jun Jul Auq Sep Oct Nov Dec AVERAGE 5:30A-7:30A 47 57 46 47 51 47 30 44 34 43 35 39 MEDIAN 5:30A-7:30A 45 62 45 47 51 48 30 44 32 43 35 41 EXCESS OR (-) SHORTAGE, 198 183 199 198 194 197 215 201 211 202 210 204 IMMED. PKG FIELD (212) AVERAGE 8A-4:30P 80 79 78 82 81 82 72 71 66 62 58 61 MEDIAN 8A-4:30P 72 72 68 74 72 77 70 64 61 54 52 55 EXCESS OR (-) SHORTAGE, 165 166 167 163 164 163 173 174 179 183 187 184 IMMED. PKG FIELD (212) AVERAGE5P-7:30P 108 105 104 104 97 84 85 83 81 71 66 66 MEDIAN 5P-7:30P 109 106 106 105 100 85 85 82 81 71 68 66 EXCESS OR (-) SHORTAGE, 136 139 139 140 145 160 160 162 164 174 177 179 IMMED. PKG FIELD (212) CONFIDENTIAL AND PROPRIETARY: NOT FOR DISTRIBUTION. 0 TO BE USED ONLY FOR THE SINGLE PURPOSE IDENTIFIED: PARKING UTILIZATION, 212 SPACES; 33,400 SF CLUB Friday Jan Feb Mar Apr May Jun Jul Auq Sep Oct Nov Dec AVERAGE 5:30A-7:30A 47 50 46 56 44 46 36 33 39 37 34 29 MEDIAN 5:30A-7:30A 47 51 47 55 42 46 34 33 38 36 34 29 EXCESS OR (-) SHORTAGE, 198 194 198 189 201 199 209 212 206 208 211 216 IMMED. PKG FIELD (212) AVERAGE 8A-4:30P 84 85 86 91 83 80 73 74 68 66 63 60 MEDIAN 8A-4:30P 81 76 79 88 73 72 70 66 58 53 56 56 EXCESS OR (-) SHORTAGE, 161 160 159 154 162 165 172 171 177 179 182 185 IMMED. PKG FIELD (212) AVERAGESP-7:30P 65 64 72 70 69 64 59 57 56 49 48 47 MEDIAN 5P-7:30P 66 63 72 72 70 65 62 58 57 50 49 47 EXCESS OR (-) SHORTAGE, 179 181 173 173 175 180 183 187 188 195 196 198 IMMED. PKG FIELD (212) Saturday Jan Feb Mar Apr May Jun Jul Auq Sep Oct Nov Dec AVERAGE 5:30A-7:30A 31 32 20 19 31 30 20 19 23 21 17 19 MEDIAN 5:30A-7:30A 26 29 18 16 29 27 18 16 21 19 14 17 EXCESS (-)SHORTAGE, 214 213 225 226 214 215 225 226 222 224 228 226 IMMED.. PKG FIELD (212) AVERAGE 8A-4:30P 85 81 75 73 68 64 62 63 60 58 59 59 MEDIAN 8A-4:30P 84 77 76 63 60 56 59 51 44 50 60 48 EXCESS OR (-) SHORTAGE, 160 164 169 172 177 181 183 182 185 187 185 186 IMMED. PKG FIELD (212) AVERAGE5P-7:30P 30 33 38 32 25 26 26 29 26 24 24 24 MEDIAN 5P-7:30P 32 35 39 32 27 27 26 29 27 24 25 25 EXCESS OR (-) SHORTAGE, 213 210 206 213 218 218 219 216 218 221 220 220 IMMED. PKG FIELD (212) CONFIDENTIAL AND PROPRIETARY: NOT FOR DISTRIBUTION. TO BE USED ONLY FOR THE SINGLE PURPOSE IDENTIFIED: PARKING UTILIZATION, 212 SPACES; 33,400 SF CLUB Sunday Jan Feb Mar Apr May Jun Jul Auq Sep Oct Nov Dec AVERAGE 5:30A-7:30A 16 22 20 14 18 18 13 10 14 13 13 14 MEDIAN 5:30A-7:30A 15 19 17 13 14 17 11 9 12 12 12 13 EXCESS OR (-) SHORTAGE, 229 223 225 231 227 227 232 235 231 232 232 231 IMMED. PKG FIELD (212) AVERAGE 8A-4:30P 60 63 66 52 51 52 51 48 50 38 44 43 MEDIAN 8A-4:30P 59 64 66 46 47 52 48 48 49 37 40 43 EXCESS OR (-) SHORTAGE, 185 181 179 193 194 193 194 197 195 207 201 202 IMMED. PKG FIELD (212) AVERAGESP-7:30P 29 28 40 31 29 31 33 33 27 17 26 21 MEDIAN 5P-7:30P 32 30 41 31 31 31 33 34 27 17 28 21 EXCESS OR (-) SHORTAGE, 213 215 204 214 214 214 212 211 218 228 217 224 IMMED. PKG FIELD (212) AVERAGE 5:30A-7:30A MEDIAN 5:30A-7:30A EXCESS OR (-) SHORTAGE, IMMED. PKG FIELD (2121 AVERAGE 8A-4:30P MEDIAN 8A-4:30P EXCESS OR (-) SHORTAGE] IMMED. PKG FIELD (212) AVERAGE 5P-7:30P MEDIAN 5P-7:30P EXCESS OR (-) SHORTAGE, IMMED. PKG FIELD (212) 9/14/12 PDFescape -Free Online PDF Editor, PDF Form Filler & PDF Viewer ATTACHMENT 7 WCD Extruded oval aluminum housing, die cast aluminum ballast housing, choice of white, black. or bronze powdercoat finish over a chromate conversion coating, hinged ballast compartment for easy wking access Reffecfor: Aluminum reflecton Lens. Clear tempered glass lenses Socket: HID; Porcelain 4KV pulse rated medium base socket with nickel plated screw steel PL: Plug-in type, Gx24Q--4 MOIlnling. Mount over a 4- recessed outlet box Includes Easy -Hang "Two Hands Free" wall mounting bracket waftGe: High Pressure Sodium: 35 to 150w Metal Halide: 50 to 100w Pulse Start: 150w Compact Fluorescent: 2 x 2d to 42w USffng & ilaNngv CSA: Listed for wet locations Add: Battery Backup Available (Sold Separately) Other wattages & custom colors available on request. ISIS Lighting Manufacturers of high quality commercia Outdoor lighting products. REV. 4347-11 SpecftaHonsau6Jed1DchonpewithoutnoFloe_ ISIS Llghtng PO Box 49303 Los Angeles, CA. 90049 310-451-5589 WCD" Wallite Up/Down Wall Cylinder. HID 10 WCDF' Wallite UP/Down wall Cylinder, Twin PL Kit WC:DH35R120L• 35 12D HP5 R-NPF WCDH50R120L' 50 120 HP5 R-NPF WCDH70R120L• 70 120 HP5 R-NPF WCDH100R12OL' 100 120 HP5 R-NPF WCDH150R120L* 150 120 HIPS R-NPF WCDH50DL" 50 1201277 HIPS HX-HPF WCDH70QL" 70 Quad HPS HX-HPF WCDHICOQL' 10o QV001 HP5 HX-HPF WCDH150QL' I Quad HP5 CWA WGDFMi50DL' 50 1201277 MH HXC HPF WCDM7DQL" 70 Quad MH 14X-HPF WCDFM1100QL" 100 Quad MH HX-HPF WCDP150O1." 150 Quad PS HX-HPF WCDF52a* 2x26 12nk277 PL Electronic WCDF64&" 2x32 120-277 PL Electronic WCDF94EL* 2x42 122�-277 PL Electronic 'Specify Color: WH=White. BK=Block, or 132=8ronze WCD P www.pdfescape.com/open/?93Al7DEF2C2FD9BllFAE98255FF547CAFDAE76FBE8BEF2ED ADDENDUM 4 112 9/14/12 PDFescape -Free Online PDF Editor, PDF Form Filler & PDF Viewer www.pdfescape.com/open/?93Al7DEF2C2FD9BllFAE98255FF547CAFDAE76FBE8BEF2ED 212 Job: Type: Notes: Featuring the CosmoPolis Electronic HID System Gullwing Page I of 3 G 13 Area Luminaires The Philips Gardco Gullwing is an area luminaire defined by its sleek profile and rugged construction. The housing is one-piece, die cast aluminum and mounts directly to a pole or wall without the need of a separate support arm.The rotatable, multifaceted arc -image duplicating optical systems provide IES Types 11, III, and IV distributions. The door frame is single -piece die cast aluminum and retains an optically clear tempered flat glass lens. The Iuminaire is completely sealed and gasketed preventing intrusion from moisture, dust and insects. Gullwing luminaires are finished with a fade and abrasion resistant TGIC powdercoat. Flat glass lens luminaires provide full cutoff performance. Sag Lens luminaires provide cutoff performance. PREFIX MOUNTING DISTRIBUTION WATTAGE VOLTAGE FINISH OPTIONS G13 1 4XL 175MH UNIV BRP Enter the order code into the appropriate box above. Note: Gardco reserves the right to refuse a configuration. Not all combinations and configurations are valid. Refer to notes below for exclusions and limitations. For questions or concerns, please consult the factory. PREFIX MOUNTING DISTRIBUTION G 13 13" Gullwing Luminaire I Single Pole Mount 2XL Type 11, Horizontal Lamp 2 Twin Pole Mount at 180' 3XL Type III, Horizontal Lamp G 13EMC' 13" Gullwing Luminaire 2@90 Twin Pole Mount at 9W 4XL Type IV, Horizontal Lamp Emergency Cold Temperature 3 3-way Pole Mount at 90' MT53 Medium Throw with Solite° Lens 3@120" 3-way Pole Mount at 1200 4 4-way Pole MountTS (.Available with (2) 32TRF lamps and Moptics only. W Wall Mount, Recessed f -Box 2. Not available with PTF option. (I) 32TRF operates in emergency mode. 3.Available with fluorescent sources only. WS Wall Mount, Surface Conduit WATTAGE AND VOLTAGE LAMP / VOLTAGE CHART - G 13 HID LAMP / VOLTAGE CHART - G 13 Fluorescent HID Voltage 120 208 240 1 277 347 480 CosmoPolis Electronic HID System 60CMPE 200 - 277V 90CMPE 200 - 277V 140CMPE 200 - 277V CosmoPolis systems are supplied with lamp included. Pulse Start Metal Halide Magnetic Ballast SOMH 70MH I OOMH ISOMH Standard Metal Halide* 175MH* * 175MH not available for sale in the United States. Pulse Start Ceramic Metal Halide Electronic Ballast 70CMHE' UNIV' I OOCMHE' UNIV' I50CMHE'(E) UNIV' High Pressure Sodium Magnetic Ballast 50HPS 70HPS IOOHPS IOOHPS Low Pressure Sodium 18LPS Z Wattages marked with Circle "E" meet federal energy efficiency standards applicable to 150 watt through 500 watt metal halide luminaires only. Combinations marked with a dot , with "UNIV" or with "200-277V" are available for ordering. Fluorescent Voltage (MTS Optics Only) 120 1 208 1 240 277 347 480 (3)32TRF43 UNIV' (3)42TRF` UNIV' LAMP /VOLTAGE CHART - G13EMC" Fluorescent Voltage (MTS Optics Only) 120 208 240 277 347 480 (2)32TRF 1611 Clovis Barker Road, San Marcos,TX 78666 (800) 227-0758 (512) 753-1000 FAX:(512) 753-7855 sitelighting.com © 2012 Koninklijke Philips Electronics N.V. All Rights Reserved. Philips Gardco reserves the right to change materials or modify the design of its product without notification as part of the company's continuing product improvement program. CF Compact Fluorescent TRF Triple Tube Fluorescent 4. Fluorescent and CMHE ballasts accept 120V through 277V, 50hz to 60hz, input. Specify "UNIV" for 12OV hrough 277V. 5. Lamp starting temperature is 0' F / -18' C . 6. For emergency mode lumen output see submittal data sheet 7911 S-I SS - "Gardco Emergency Light Output Information." 7. (I) lamp operates in emergency mode. PHILIPS CM Ow* 791 15-130/0412 ADDENDUM 7 Featuring the CosmoPolis Electronic HID System Gullwing Page 2 of 3 G 13 Area Luminaires FINISH OPTIONS BRP Bronze Paint F Fusing In Head BLIP Black Paint LF In-Line/In-Pole Fusing WP White Paint PC, Photocontrol and Receptacle PCR Photocontrol Receptacle only NP Natural Aluminum Paint HS Internal Houseside Shield oC Optional Color Paint QS9 Quartz Standby Specify Optional Color or RAL ex: OC-LGP or OC-RAL7024. QST9 Quartz Standby -Timed Delay SC Special Paint Q9249 Quartz Emergency Specify. Must supply color chip. QT9249 Quartz Emergency -Timed Delay SPA10 Square Pole Adapter TRI'' Single Transition TR2'' Twin Transition PTF2 Pole Top Fitter - 2 3/8" - 3" Dia.Tenon PTF3 Pole Top Fitter - 3" - 3 1/2" Dia.Tenon PTF4 Pole Top Fitter - 3 1/2" - 4" Dia.Tenon MF12 Mast Arm Fitter L613 LumiStep Ballast 6 hour L813 LumiStep Ballast 8 hour L1013 LumiStep Ballast 10 hour DIMENSIONS AND EPA 8. Not available in 480V. Provide specific input voltage. 9. 100w Quartz lamp max, Not available with Fluorescent, EMC, CMHE or CMPE types. 10. Required for mounting to straight square poles. I I. Mounts to a 2-3/8" top tenon. Specify a pole with 3.00" top O.D. for a smooth transition. 12. Mounts to a 2-3/8" O.D. most arm. 13. Available with CosmoPolis system only. See submittal sheet GE200-005 for complete information on LumiStep ballasts. 4 3/4" 12.14 cm 8 1/2 21.54 cm 1 1611 Clovis Barker Road, San Marcos,TX 78666 (800) 227-0758 (512) 753-1000 FAX: (512) 753-7855 sitelighting.com © 2012 Koninklijke Philips Electronics N.V. All Rights Reserved. Philips Gardco reserves the right to change materials or modify the design of its product without notification as part of the company's continuing product improvement program. 79115-130/0412 1 .8 ft2 .07 mz 13 1/2" 34.16 cm EPA 2 3-4 1.6 ft2 2.2 ft2 .15 m2 .20 mz PHILIPS CM GARDCO Featuring the CosmoPolis Electronic HID System Gullwing Page 3 of 3 SPECIFICATIONS GENERAL DESCRIPTION: The Philips Gardco Gullwing is an area luminaire defined by its sleek profile and rugged construction. The housing is one-piece, die cast aluminum and mounts directly to a pole or wall without the need of a separate support arm. The rotatable, multifaceted arc -image duplicating optical systems provide IES Types II, III, and IV distributions. The door frame is single -piece diecast aluminum and retains an optically clear tempered flat glass lens. The luminaire is completely sealed and gasketed preventing intrusion from moisture, dust and insects. Gullwing luminaires are finished with a fade and abrasion resistantTGIC powdercoat. HOUSING: A one-piece die cast aluminum housing mounts directly to a pole or wall without the need for a support arm.The low profile rounded form reduces the effective projected area of the luminaire to only .8 ft2/.07m2. LENS ASSEMBLY: A single -piece die cast aluminum lens frame hinges down from the housing and is secured by a stainless steel lanyard and hinge pin. An optically clear, heat and impact resistant tempered flat glass lens is mechanically secured with six retainers. The electrical and optical chambers are thoroughly sealed with a one-piece memory retentive hollow -core EPDM gasket to prevent intrusion by moisture, dust, and insects. OPTICAL SYSTEMS: The segmented optical systems are manufactured from homogenous sheet aluminum which has been electrochemically brightened, anodized and sealed. The multifaceted arc image duplicating systems are designed to produce IES Types II (2XL), III (3XL), and IV (4XL). The reflector facets form a conical fan around the arc tube with each facet positioned to be precisely tangent to the top of the arc tube. The lampholder is glazed porcelain with a nickel plated screw shell. HID luminaires feature porcelain medium base lampholders. G 13 Area Luminaires Fluorescent luminaires use a Medium Throw reflector with a Solite® glass lens (MTS). EMC Luminaires: In the event of power interruption, integral battery pack will power (1) 32W compact fluorescent lamp at reduced light levels for a minimum of 90 minutes. Maintenance free battery is rated for ambient temperatures down-4°F/-20°C. Indicator light is visible through the lens. A test switch is accessible through the door assembly. EMC units do not bear CUL label. ELECTRICAL: All electrical components are UL recognized, factory tested, and mounted on a unitized plate with quick electrical disconnects. For luminaires provided with Cosmopolis, each high power factor ballast is electronic, designed specifically for the CosmoPolis high performance ceramic metal halide electronic sytem. Each HID high power factor ballast is capable of providing reliable lamp starting down to -20°F/-29°C. Standard fluorescent ballasts are solid state. FINISH: Each standard color luminaire receives a fade and abrasion resistant, electrostatically applied, thermally cured, triglycidal isocyanurate (TGIC) textured polyester powdercoat finish. Standard colors include bronze (BRP), black (BLP), white (WP), and natural aluminum (NP). Consult factory for specs on optional or custom colors. LABELS: All luminaires bear UL or CUL (where applicable) Wet Location labels. WARRANTY: Philips Gardco luminaires feature a 5 year limited warranty. See Warranty Information on www.sitelighting.com for complete details and exclusions. FULL CUTOFF PERFORMANCE: Full cutoff performance means a luminaire distribution where zero candela intensity occurs at an angle at or above 90' above nadir . Additionally, the candela per 1000 lamp lumens does not numerically exceed 100 (10 percent) at a vertical angle of 80' above nadir. This applies to all lateral angles around the luminaire. CUTOFF PERFORMANCE: Cutoff performance means a luminaire distribution where the candela per 1000 lamp lumens does not numerically exceed 25 (2.5 percent) at an angle at or above 90' above nadir, and 100 (10 percent) at a vertical angle of 80' above nadir.This applies to all lateral angles around the luminaire. 1611 Clovis Barker Road, San Marcos,TX 78666 (800) 227-0758 (512) 753-1000 FAX: (512) 753-7855 sitelighting.com © 2012 Koninklijke Philips Electronics N.V. All Rights Reserved. Philips Gardco reserves the right to change materials or modify the design of its product without notification as part of the company's continuing product improvement program. PHILIPS cmGARDCO 79115-130/0412 ATTACHMENT 8 ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES WEDNESDAY, APRIL 6, 2016 CALL TO ORDER A regular meeting of the La Quinta Architectural and Landscaping Review Board was called to order at 10:06 a.m. by Principal Planner Jay Wuu. PRESENT: Board Members Kevin McCune and Ray Rooker ABSENT: Board Member Richard Gray STAFF PRESENT: Design and Development Director/City Engineer Tim Jonasson, Planning Manager Gabriel Perez, Principal Planner Jay Wuu, and Executive Assistant Wanda Wise -Latta. Board Member McCune led the Board in the Pledge of Allegiance. PUBLIC COMMENT - None CONFIRMATION OF AGENDA - Confirmed APPROVAL OF MINUTES Motion - A motion was made and seconded by Board Members McCune/Rooker to approve the Architectural and Landscaping Review Board Meeting Minutes of February 17, 2016 and the Architectural and Landscaping Review Board Meeting Minutes of March 2, 2016, as submitted. AYES: Board Members McCune and Rooker. NOES: None. ABSENT: Board Member Gray. ABSTAIN: None. Motion passed. BUSINESS SESSION 1. Site Development Permit 2016-0001 submitted by R & R Development Company LLC proposing to construct a 37,776 square -foot health and fitness facility with an outdoor aquatics area. Location: southwest corner of Jefferson Street and Fred Waring Drive. Planning Manager Gabriel Perez presented the information contained in the staff report, a copy of which is on file in the Design and Development Department. ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES 1 APRIL 6, 2016 The project site consists of approximately 5.7 acres within the Jefferson Square shopping center consisting of 10.79 acres. The proposed fitness center site was formerly approved for a 42,500 square -foot retail hardware store within the Jefferson Square Specific Plan. Public Speaker: Brendan Kelly, Fairfield, CA - introduced himself appearing on behalf of the applicant. Discussion followed regarding the outdoor workout space, indoor pool, proposed landscape and proposed building color palette. Board recommended placing several tall vertical trees and fan palms or Washingtonia Robusta palm trees against the building to soften the visual impact Motion - A motion was made and seconded by Board Members Rooker/McCune recommending to the Planning Commission approval of Site Development Permit 2016-0001 proposing to construct a 37,776 square -foot health and fitness facility with an outdoor aquatics area with the addition of Washingtonia Robusta Palm Trees planted in the landscape area along the east building elevation. Location: southwest corner of Jefferson Street and Fred Waring Drive. AYES: Board Members McCune and Rooker. NOES: None. ABSENT: Board Member Gray. ABSTAIN: None. Motion passed. 2. Site Development Permit 2015-0005 submitted by Chandi Group, USA, proposing the construction of a 52,000 square -foot commercial development, which consists of a 6,000 square -foot gas station with convenience store/deli and 4,000 square -foot car wash facility, two 3,000 square -foot drive -through restaurant pads, and two 18,000 square -foot office/retail buildings. Project: Washington 50. Location: southeast corner of Washington Street and Avenue 50. Planning Manager Gabriel Perez presented the information contained in the staff report, a copy of which is on file in the Design and Development Department. Board discussion followed regarding the carwash; canopy over gasoline pumps; the change of one drive-thru restaurant to a sit-down restaurant; distance between Project property line and nearest home; and site elevation of Paloma project. Ms. Gabriela Marks, Architect with Marks Architects Inc., Rancho Mirage, CA - Ms. Marks introduced herself and answered the board's questions. Mr. Bill Sanchez, representing Chandi Group, Indio, CA - Mr. Sanchez introduced himself and answered the board's questions. Mr. Daniel Marks, Architect with Marks Architects Inc., Rancho Mirage, CA - Mr. Marks introduced himself. ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES 2 APRIL 6, 2016 Public Speaker: The following speakers made general inquiries regarding the project: Jane Johnson, La Quinta - modification of plans Michael Linck, La Quinta - flood control Walt Sorenson, La Quinta - noise levels and timeline of project William Bresnahan, La Quinta - flood control, traffic Jim Tofu, La Quinta - project approval process Sandra Davis, La Quinta - (opposed) building height, security, flood control and traffic Mike Elliott, La Quinta - hydrology Stone James, Palm Desert - building height Motion - A motion was made and seconded by Board Members McCune/Rooker recommending to the Planning Commission approval of Site Development Permit 2015-0005 as submitted with staff's recommendations. AYES: Board Members McCune and Rooker. NOES: None. ABSENT: Board Member Gray. ABSTAIN: None. Motion passed. CORRESPONDENCE AND WRITTEN MATERIAL - None REPORTS AND INFORMATIONAL ITEMS - NONE BOARD MEMBER ITEMS - NONE ADJOURNMENT There being no further business, a motion was made and seconded by Board Members McCune/Rooker to adjourn this meeting at 11:20 a.m. AYES: Board Members McCune and Rooker. NOES: None. ABSENT: Board Member Gray. ABSTAIN: None. Respectfully submitted, WANDA WISE-LATTA, Executive Assistant City of La Quinta, California ARCHITECTURAL AND LANDSCAPING REVIEW BOARD MINUTES 3 APRIL 6, 2016 CHAIR Simon Housman Rancho Mirage VICE CHAIRMAN Rod Ballance Riverside COMMISSIONERS Arthur Butler Riverside Glen Holmes Hemet John Lyon Riverside Greg Pettis Cathedral City Steve Manos Lake Elsinore STAFF Director Ed Cooper John Guerin Paul Rull Barbara Santos a xrtyPhiri&dlieCed8r 4080 Larron St,14th Floor. R3uzr5de, C49W (951) 9555132 W&WrCdLC AIRPORT LAND USE COMMISSION ATTACHMENT 9 RIVERSIDE COUNTY June 28, 2016 Mr. Gabriel Perez, Planning Manager City of La Quinta Planning Department 78495 Calle Tampico La Quinta CA 92253 RECEIVED JUN 3 0 2016 CITY OF LA gUINTA COMMUNITY DEVELOPMENT RE: AIRPORT LAND USE COMMISSION (ALUC) DEVELOPMENT REVIEW — DIRECTOR'S DETERMINATION File No.: ZAP 1063 BD 16 Related File No.: SDP 2016-0001 (Site Development Plan)/Conditional Use Permit APN: 604-521-013 Dear Mr. Perez: Under the delegation of the Riverside County Airport Land Use Commission (ALUC) pursuant to Section 1.5.2(d) of the Countywide Policies of the 2004 Riverside County Airport Land Use Compatibility Plan, staff reviewed SDP 2016-0001 (Site Development Plan), a proposal to construct a 33,776 square foot fitness center building with a 26,790 square foot outdoor swimming pool area on a 4.09-acre parcel within the Jefferson Square shopping center located on the southwest corner of Jefferson Street and Fred Waring Drive in the City of La Quinta. The site is located within Airport Compatibility Zone E of the Bermuda Dunes Airport Influence Area (AIA). Compatibility Zone E has no limit to nonresidential intensity. The project is located outside the 55 CNEL noise contour for the Bermuda Dunes Airport. The elevation of Runway 10-28 at its easterly terminus is approximately 49 feet above mean sea level (AMSL). At a distance of approximately 6,000 feet from the runway, FAA review would be required for any structures with top of roof exceeding 109 feet AMSL. The project site elevation is 49 feet AMSL, and the maximum height of its proposed structures is 41 feet, for a maximum top point elevation of 89 feet AMSL. Therefore, Federal Aviation Administration (FAA) obstruction evaluation review for height/elevation reasons is not required for the building. As ALUC Director, I hereby find the above -referenced project CONSISTENT with the 2004 Bermuda Dunes Airport Land Use Compatibility Plan, subject to the following conditions: CONDITIONS: Any new outdoor lighting that is installed shall be hooded or shielded as to prevent either the spillage of lumens or reflection into the sky. AIRPORT LAND USE COMMISSION 2. The following uses are prohibited: (a) Any use which would direct a steady light or flashing light of red, white, green, or amber colors associated with airport operations toward an aircraft engaged in an initial straight climb following takeoff or toward an aircraft engaged in a straight final approach toward a landing at an airport, other than an FAA -approved navigational signal light or visual approach slope indicator. (b) Any use which would cause sunlight to be reflected towards an aircraft engaged in an initial straight climb following takeoff or towards an aircraft engaged in a straight final approach towards a landing at an airport. (c) Any use which would generate smoke or water vapor or which would attract large concentrations of birds, or which may otherwise affect safe air navigation within the area. (d) Any use which would generate electrical interference that may be detrimental to the operation of aircraft and/or aircraft instrumentation. 3. The attached notice shall be provided to all potential purchasers of the property and tenants of the existing and proposed buildings thereon. 4. Any new detention basin(s) on the site shall be designed so as to provide for a maximum 48-hour detention period following the conclusion of the storm event for the design storm (may be less, but not more), and to remain totally dry between rainfalls. Vegetation in and around the detention basin(s) that would provide food or cover for bird species that would be incompatible with airport operations shall not be utilized in project landscaping. If you have any questions, please contact Paul Rull, Urban Regional Planner IV, at (951) 955- 6893, or John Guerin, Principal Planner, at (951) 955-0982. Sincerely, RIVERSIDE COUNTY AIRPORT LAND USE COMMISSION dward C. ooper, Director PR:JG Attachments: Notice of Airport in Vicinity cc: Regency Marinita — La Quinta LLC (property owner) (2) (Solano Beach/San Antonio) R&R Development Company LLC Attn: Sandra Stephenson (applicant/representative) Re -Clarity, Inc. 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P / 2■$ EL \2 \ | | w t g R a: g »■ £. a l § <§ q E `� | . 7r.1 . � ) I 0 pq y j0 i�yJ9JryC� E� ��� 77 'oro Hu Q Zh 9 OEd z .� m a w �ffffffff f f d � a14 P I i ko R_ � d r I /A y U� S Z (7 6n< = - < i $ get" ZU $$U Wes' &cd ° ■ i=3 Zj & �� d° o 60 ATTACHMENT 10 CVS Pharmacy Existing Multi -tenant building ql� 114- MAN, TZ Proposed Fitness Center Pad Shops 1 vacant pad I Jefferson north view I PH 2 PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 13, 2016 CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2015-0007 ZONE CHANGE 2015-0003 TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION PROPERTY OWNER: PRISM -BIRCH ASSOCIATES, LLC REQUEST: APPROVAL OF A ZONE CHANGE (VERY LOW DENSITY TO LOW DENSITY RESIDENTIAL) AND TENTATIVE TRACT MAP TO SUBDIVIDE A 12.25 ACRE SITE INTO 36 RESIDENTIAL LOTS CEQA: THE DESIGN AND DEVELOPMENT DEPARTMENT HAS PREPARED ENVIRONMENTAL ASSESSMENT 2015-0007 FOR THIS PROJECT, IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), AND HAS DETERMINED THAT THE PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT AND IS RECOMMENDING THAT A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT BE ADOPTED f 1•1o1_'l 1fflP► ;VVIVABUT[O01101011'J*1 RECOMMENDATION Adopt a resolution recommending to City Council adoption of a Negative Declaration of environmental impact and approval of Zone Change 2015-0007 and Tentative Tract Map 36561 (TTM2015-0008) to subdivide a 12.25 acre site into 36 residential lots. EXECUTIVE SUMMARY • The applicant proposes to subdivide an approximately 12.25-acre site into 36 single-family residential lots (Attachment 1). • The proposal, as conditioned and with approval of the proposed Zone Change, will comply with applicable General Plan goals, policies, and programs, as well as zoning and development standards. BACKGROUND The project site is located west of Monroe Street, between Avenue 54 and Airport Page 1 of 3 Boulevard (Attachment 2). To the north of the project site is a single-family residence and vacant, un-entitled land. To the south is an existing residential community, the Estates at La Quinta. To the west of the project site is Griffin Ranch, a residential community under construction. To the east of the project site, across Monroe Street, is agricultural land outside of City limits. The site was historically used as an equestrian property with corrals and stables, which have since been removed. The site was approved for the Saddle Club, which was an equestrian -based recreational amenity associated with the Griffin Ranch project. The approvals for Saddle Club have expired, and the site currently has no active entitlements. Two single-family residences, a swimming pool, and a private pasture remain on the property (Attachment 3). PROPOSAL & ANALYSIS Tentative Tract Map: Tentative Tract Map 36561 proposes to subdivide the project site into 36 single-family residential lots with an average lot size of 9,757 square feet (8,000 square foot minimum lot size; 13,557 square foot maximum lot size (Attachment 4). Access to the tract will be provided on Monroe Street (right -in, right -out, left -out into an acceleration lane; gated with turnaround area), and private streets will provide access to the lots. A gated emergency access connection to Griffin Ranch is located on the southwest corner of the site. No residential units are proposed at this time. Existing block walls will be utilized along the southern and western property boundaries, and a 6-foot tall block wall will be constructed along the northern and eastern perimeters. A retention basin is located near the entrance to the project (Lot F), and two additional open space lots are provided (Lot E and Lot G). Lot E is identified as a dog park/picnic area along the southern project boundary and Lot G is identified as a future recreation/open space area. The Monroe Street parkway will be landscaped and includes an 8-foot wide meandering sidewalk. Because a Site Development Permit is not included with this proposal, common area and Monroe Street landscaping plans will be reviewed prior to Final Map approval. The Municipal Code requires that all structure heights be limited to single -story, not to exceed 22-feet in height, for any buildings within 150 feet of a General Plan - designated image corridor, of which Monroe Street is designated. A condition of approval has been proposed that will limit all lots immediately adjacent to the Estates at La Quinta to single -story with a maximum building height of 22 feet, which would also satisfy the image corridor requirement. Zone Change: The General Plan land use designation of the property is Low Density Residential. The property is currently zoned Very Low Density Residential and is located within an Equestrian Overlay district, which permits equestrian -related accessory uses. Page 2 of 3 The proposed map represents a density of 2.9 units per acre, which is not within the required 0 - 2 units per acre density allowed within the Very Low Density Residential zoning district. The proposed Zone Change to Low Density Residential, which allows a residential density of 2 - 4 units per acre, is necessary to be consistent with the allowable densities in the Municipal Code. The Equestrian Overlay will remain (Attachment 5). Neighborhood Outreach: The applicant has met with the Estates at La Quinta community on several occasions and has agreed to several design considerations, including community gate location, height limitations, and increased landscaping. The Estates community is in support of the proposal (Attachment 6). AGENCY & PUBLIC REVIEW Public Agency Review: This request was sent to all applicable City departments and affected public agencies. All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. Public Notice: This project was advertised in The Desert Sun newspaper on September 2, 2016, and mailed to all property owners within 500 feet of the site. To date, no comments have been received. Any written comments received will be handed out at the Planning Commission hearing. ENVIRONMENTAL REVIEW The Design and Development Department has prepared Environmental Assessment 2015-0007 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA), and has determined that the project will not have a significant adverse impact on the environment, and is recommending that a Negative Declaration of environmental impact be adopted. Prepared by: Jay S. Wuu, AICP, Principal Planner Approved by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Project Area Map 3. Site Photos 4. Tentative Tract Map 36561 5. Zone Change Exhibit 6. Estates at La Quinta Letter of Support Page 3 of 3 PLANNING COMMISSION RESOLUTION 2016 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO CITY COUNCIL ADOPTION OF A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND APPROVAL OF A ZONE CHANGE (VERY LOW DENSITY TO LOW DENSITY RESIDENTIAL) AND TENTATIVE TRACT MAP TO SUBDIVIDE A 12.25 ACRE SITE INTO 36 RESIDENTIAL LOTS CASE NUMBERS: ENVIRONMENTAL ASSESSMENT 2015-0007 ZONE CHANGE 2015-0003 TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 13th day of September, 2016, hold a duly noticed Public Hearing to consider a request by Prism Realty Corporation to change a zone from Very Low to Low Density Residential and subdivide approximately 12.25 acres into 36 residential lots, generally located on Monroe Street, between Avenue 54 and Airport Boulevard, more particularly described as: APN: 767-320-039 WHEREAS, the Design and Development Department published a public hearing notice in The Desert Sun newspaper on September 2, 2016 as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and, Environmental Assessment 2015-0007 WHEREAS, said Environmental Assessment complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Design and Development Director has conducted an Initial Study (Environmental Assessment 2015-0007) and has determined that the project will not have a significant adverse impact on the environment, and is recommending that a Negative Declaration of environmental impact be certified; and, WHEREAS, the Design and Development Department mailed and published a Notice of Intent to adopt a Negative Declaration in compliance with Public Resources Code Section 21092 on the 13th day of May, 2016 to the Riverside County Clerk; and, Planning Commission Resolution 2016 - Environmental Assessment 2015-0007, Zone Change 2015-0003, Tentative Tract Map 36561 (TTM2015-0008) Applicant: Prism Realty Corporation Owner: Prism -Birch Associates, LLC September 13, 2016 Page 2 of 7 WHEREAS, per AB-52 consultation requirements, the Design and Development Department has forwarded information regarding the proposed project to those Tribes referenced on the Tribal Consultation List and has followed up with all Tribes requesting information or consultation and placed their recommendations for monitoring in the Conditions of Approval; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify recommending adoption of said Environmental Assessment: 1. That the Negative Declaration has been prepared and processed in compliance with the State CEQA Guidelines and the City's implementation procedures. The Planning Commission has independently reviewed and considered the information contained in the Environmental Assessment, and finds that it adequately describes and addresses the environmental effects of the project. Based upon the Initial Study, the comments received thereon, and the entire record of proceeding for this project, the Planning Commission finds that there are no significant environmental effects resulting from this project. 2. The project will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant impacts were identified by Environmental Assessment 2015- 0007. 3. The 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. 4. There is no evidence before the City that the project will have the potential for an adverse effect on wildlife resources or the habitat on which the wildlife depends. 5. The project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental Planning Commission Resolution 2016 - Environmental Assessment 2015-0007, Zone Change 2015-0003, Tentative Tract Map 36561 (TTM2015-0008) Applicant: Prism Realty Corporation Owner: Prism -Birch Associates, LLC September 13, 2016 Page 3 of 7 goals, as no significant effects on environmental factors have been identified under Environmental Assessment 2015-0007. 6. The 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 City will not be significantly affected by the project. 7. The project will not create environmental effects that will adversely affect the human population, either directly or indirectly, as no significant impacts have been identified which would affect human health, risk potential or public services. 8. 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). 9. Based upon the Initial Study and the entire record of proceedings, the Project has no potential for adverse effects on wildlife as that term is defined in Fish and Game Code §711.2. 10. The location of the documents which constitute the record of proceedings upon which the Planning Commission decision is based upon, are located in the La Quinta City Hall, Design and Development Department, 78495 Calle Tampico, La Quinta, California, 92253. Zone Change 2015-0003 WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings to recommend approval of said Zone Change to the City Council: 1. Consistency with General Plan The Zone Change is consistent with the goals, objectives and policies of the General Plan. The project is consistent with the General Plan land use designation of Low Density Residential, and the Zone Change will bring the Zoning Map into consistency with the General Plan. Planning Commission Resolution 2016 - Environmental Assessment 2015-0007, Zone Change 2015-0003, Tentative Tract Map 36561 (TTM2015-0008) Applicant: Prism Realty Corporation Owner: Prism -Birch Associates, LLC September 13, 2016 Page 4 of 7 2. Public Welfare Approval of the Zone Change will not create conditions materially detrimental to the public health, safety and general welfare. The proposal results in the development of 36 residential lots within the Low Density Residential Zone, consistent with the planned use under the General Plan. 3. Land Use Compatibility The proposal incorporates a land use that is compatible with zoning on adjacent properties. The proposal includes single-family homes adjacent to existing single-family residential communities. 4. Property Suitability The new zoning designation is suitable and appropriate for the subject property, in that it will allow single-family residential homes in an area surrounded by existing similar uses. 5. Change in Circumstances Approval of the zone change is warranted because the situation and the general conditions of the property have substantially changed since the existing zoning was imposed. The site was formerly used as an equestrian facility. As the surrounding areas developed into residential uses, the equestrian facility has become inessential. Furthermore, the City's last General Plan Update changed the land use designation of the site from Very Low to Low Density Residential, which created the ability to develop at a higher density (2 - 4 units/acre). Tentative Tract Map 36561 (TTM2015-0008) WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 13.12.130 of the Municipal Code to justify recommendation of said Tentative Tract Map: 1. The proposed tentative tract map is consistent with the La Quinta General Plan. The proposed map conforms to the design guidelines and standards of the General Plan for Low Density Residential designated Planning Commission Resolution 2016 - Environmental Assessment 2015-0007, Zone Change 2015-0003, Tentative Tract Map 36561 (TTM2015-0008) Applicant: Prism Realty Corporation Owner: Prism -Birch Associates, LLC September 13, 2016 Page 5 of 7 properties, as set forth in the Land Use Element, in that it will facilitate the construction of additional residential options while maintaining residential development standards including setbacks, pad elevations, and other design and performance standards that assure a high quality of development. The project density of approximately 2.9 units per acre is consistent with the Low Density Residential land use designation of up to four dwelling units per acre, as set forth in the General Plan. 2. The design or improvement of the proposed tentative tract map is consistent with the City's General Plan in that its street and parcel design are in conformance with applicable goals, policies, and development standards, and will provide adequate infrastructure and public utilities. 3. The design of the tentative tract map and the proposed improvements are not likely to cause substantial environmental damage nor substantially injure fish or wildlife or their habitat. The Design and Development Department has prepared Environmental Assessment 2015-0007 for this project, in compliance with the requirements of the California Environmental Quality Act (CEQA), and has determined that the project will not have a significant adverse impact on the environment, and is recommending that a Negative Declaration of environmental impact be adopted. 4. The design of the tentative tract map and the proposed improvements are not likely to cause serious public health problems. As conditioned, the proposed tentative tract map will not result in any increased hazard to public health or welfare, as the design has been reviewed by the appropriate responsible agencies for health and safety issues, with none identified. 5. The site of the proposed tentative tract map is physically suitable for the type of development and proposed density of development. As conditioned, the proposed design of the subdivision is physically compatible with the site with regards to level topography for the type of land use designation and potential development of the subject property, and in consideration of existing residential development in the surrounding area. Planning Commission Resolution 2016 - Environmental Assessment 2015-0007, Zone Change 2015-0003, Tentative Tract Map 36561 (TTM2015-0008) Applicant: Prism Realty Corporation Owner: Prism -Birch Associates, LLC September 13, 2016 Page 6 of 7 6. As conditioned, the proposed tentative tract map is consistent with all applicable provisions of the La Quinta Zoning Ordinance, including, but not limited to, minimum lot area requirements, any other applicable provisions of this code, and the Subdivision Map Act. 7. As conditioned, the design of the tentative tract map will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision, for access through or use of the property within the subdivision in that access is provided within the project and to adjacent public streets. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the findings of the Planning Commission in this case. SECTION 2. That the Planning Commission does hereby recommend to the City Council adoption of Environmental Assessment 2015-0007, which includes a Negative Declaration, for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist, attached and on file in the Design and Development Department. SECTION 3. That the Planning Commission does hereby recommend approval of Zone Change 2015-0003 and Tentative Tract Map 36561 to the City Council, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 13th day of September, 2016, by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Resolution 2016 - Environmental Assessment 2015-0007, Zone Change 2015-0003, Tentative Tract Map 36561 (TTM2015-0008) Applicant: Prism Realty Corporation Owner: Prism -Birch Associates, LLC September 13, 2016 Page 7 of 7 PHILIP BETTENCOURT, Chairman City of La Quinta, California ATTEST: GABRIEL PEREZ, Planning Manager City of La Quinta, California PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 1 of 23 GENERAL 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final Map recorded thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with the requirements and standards of Government Code §§ 66410 through 66499.58 (the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code ("LQMC"). The City of La Quinta's Municipal Code can be accessed on the City's Web Site at www.la-quinta.org. 3. This Tentative Tract Map shall expire on October 4, 2018, two years from the date of City Council approval, unless recorded or granted a time extension pursuant to the requirements of La Quinta Municipal Code 13.12.160 (Extensions of time for tentative maps). 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies if necessary: • Riverside County Fire Marshal • La Quinta Design and Development Department (Grading Permit, Green Sheet (Development Services Clearance) for Building Permits, Water Quality Management Plan(WQMP) Exemption Form - Whitewater River Region, Improvement Permit) • Riverside Co. Environmental Health Department • Coachella Valley Unified School District (CVUSD) • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 2 of 23 • California Regional Water Quality Control Board (CRWQCB) • State Water Resources Control Board • SunLine Transit Agency (SunLine) • South Coast Air Quality Management District Coachella Valley (SCAQMD) 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. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharger Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; the California Regional Water Quality Control Board - Colorado River Basin Region Board Order No. R7-2013- 0011 and the State Water Resources Control Board's Order No. 2012-0006- DWQ. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. B. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 3 of 23 C. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. D. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. E. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City Council. F. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required; and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs is required. 7. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 4 of 23 8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 9. 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. 10. The applicant shall offer for dedication on the Final Map all public street right- of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 11. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Monroe Street (Primary Arterial) - 54 feet from the centerline of Monroe Street for a total 108-foot ultimate developed right of way in conformance with the City's General Plan except for additional right of way dedication to accommodate a deceleration/right turn only lane at the Monroe Street entry and to accommodate an acceleration lane for left turn out movememts as shown on TTM 36561. 12. The applicant shall retain for private use on the Final Map all private street right-of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer and as shown on TTM 36561. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 5 of 23 13. The private street right-of-ways to be retained for private use required for this development include: A. PRIVATE STREETS Private residential streets measured gutter flow line to gutter flow line shall have a 36-foot travel width. The travel width may be reduced to 32 feet with parking restricted to one side, and 28 feet if on -street parking is prohibited. The applicant shall establish provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed and approved by the Design and Development Department prior to recordation. B. CUL DE SACS 1) The cut de sac shall conform to the shape shown on the tentative map with a 38-foot curb radius at the bulb or larger as shown on the tentative map. 14. Right-of-way geometry for standard cut -de -sacs and property line corner cut -backs at curb returns shall conform to Riverside County Standard Drawings #800, and #805, respectively, unless otherwise approved by the City Engineer. 15. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1" equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement as shown on TTM 36561. 16. When the City Engineer determines that access rights to the proposed street PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 6 of 23 right-of-ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 17. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 18. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Monroe Street (Primary Arterial) - 20-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 19. 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. 20. Direct vehicular access to Monroe Street from lots with frontage along Monroe Street is restricted, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. 21. 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. 22. With regards to the "Water Well Agreement" recorded May 04, 1989 as PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 7 of 23 Instrument No. 143130 of Official Records, screening of the existing water well shall be installed prior to issuance of a building permit for Lot 26. Screening materials shall include walls and/or landscaping satisfactory to the Design and Development Director. All rights, easements, and well infrastructure on Lot 26 of the map shall remain. 23. The applicant shall quitclaim on the Final Map or prior to approval of the Final Map the Imperial Irrigation District easement for pipe lines and power lines and incidental purposes recorded February 26, 1975 as Instrument No. 22519 of Official Records 24. 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 25. Prior to the City's approval of a Final Map, the applicant shall furnish accurate mylars of the Final Map. The Final Map shall be 1" = 40' scale. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 26. 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. 27. The following improvement plans shall be prepared and submitted for review and approval by the Design and Development Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 8 of 23 A. On -Site Rough Grading Plan B. PM10 Plan C. SWPPP 1" = 40' Horizontal 1" = 40' Horizontal 1" = 40' Horizontal D. WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently. E. Off -Site Street Improvements/Storm Drain Plan 1" = 40' Horizontal, 1" = 4' Vertical F. Off -Site Signing & Striping Plan 1" = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. G. On -Site Street Improvements/Signing & Striping/Storm Drain Plan 1" = 40' Horizontal, 1"= 4' Vertical NOTE: E through G to be submitted concurrently. (Separate Storm Drain Plans if applicable) The following plans shall be submitted to the Building and Safety Division for review and approval. The plans shall utilize the minimum scale specified, unless otherwise authorized by the Building Official in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvements plans not listed here pursuant to improvements required by other agencies and utility purveyors. H. On -Site Residential Precise Grading Plan 1" = 30' Horizontal PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 9 of 23 Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formatted approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No parking Signs, Raised Pavement Markers (including Blue RPMs at fire hydrant) and Street name signs per Public Works Standard Plans and/or as approved by the Design and Development 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. 28. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Public Works "Plans, Notes and Design Guidance" section of the City website (www.la-quinta.org). Please navigate to the Public Works home page and look for the Standard Drawings hyperlink. 29. The applicant shall furnish a complete set of all approved improvement plans on a storage media acceptable to the City Engineer (currently mylars). 30. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer of Record during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the Engineer of Record may submit a letter attesting to said fact to the City Engineer in lieu of PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 10 of 23 mylar submittal. IMPROVEMENT SECURITY AGREEMENTS 31. 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. 32. 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. 33. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. 34. 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 do the following as a condition of Final Map approval: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 11 of 23 Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20 % Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 35. If the applicant elects to utilize the secured agreement alternative, the applicant shall submit detailed construction cost estimates for all proposed on - site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. Security will not be required for telephone, natural gas, or cable T.V. improvements. 36. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 37. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 38. 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. 39. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 12 of 23 A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by an engineer registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. A Best Management Practices report prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A WQMP prepared by an engineer registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 40. 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. 41. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 13 of 23 planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 42. 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. 43. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 44. Prior to any site grading or re -grading that will raise or lower any portion of the site by more than plus or minus half of a foot (0.5') from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 45. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 46. Stormwater handling shall conform with the approved hydrology and drainage report for Tentative Tract Map No. 36561. The applicant shall provide boring logs indicating no silt or clay layers or lenses were found within 15 feet below PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 14 of 23 the basin bottom per Engineering Bulletin 06-16 in order to use a percolation rate higher than zero. If a percolation rate less than two inches per hour is approved by the City Engineer, the retention basin size may need to be increased in order to retain the design storm. 47. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1 hour, 3 hour, 6 hour or 24 hour event producing the greatest total run off. 48. Nuisance water shall be retained on site. Nuisance water shall be disposed of per approved methods contained in Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 49. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 50. No fence or wall shall be constructed around any retention basin unless approved by the Planning Manager and the City Engineer. 51. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 - Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 52. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 15 of 23 the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 53. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 54. 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. 55. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 56. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2012-0006-DWQ. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board - Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 16 of 23 Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 57. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 58. 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. 59. 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. 60. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. Additionally, grease traps and the maintenance thereof shall be located as to not conflict with access aisles/entrances. STREET AND TRAFFIC IMPROVEMENTS 61. The applicant shall comply with the provisions of LQMC Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access for Individual Properties and Development) for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 62. Streets shall have vertical curbs or other approved curb configurations that will PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 17 of 23 convey water without ponding, and provide lateral containment of dust and residue during street sweeping operations. If a wedge or rolled curb design is approved, the lip at the flowline shall be near vertical with a 1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be restored to standard curb height prior to final inspection of permanent building(s) on the lot. 63. The applicant shall construct the following street improvements to conform with the General Plan (street type noted in parentheses) and in conformance with TTM 36561. A. OFF -SITE STREETS 1) Monroe Street (Primary Arterial): 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 thirty nine feet (39') west of the centerline, except at locations where additional street width is needed to accommodate: a) A deceleration/right turn only lane at the Monroe Street entry as approved by the City Engineer. b) An acceleration lane for left turn out movements as approved by the City Engineer. c) Bus turnout (if required by Sunline Transit) Other required improvements in the Monroe Street right or way and/or adjacent landscape setback area include: d) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 18 of 23 e) 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 touches the back of 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 multi -use trail at intervals not to exceed 250 feet. f) Half width of a 16' - foot wide raised landscaped median and/or an acceleration lane for left turn out movements along the entire boundary of the Tentative Tract Map or as approved by the City Engineer. The applicant shall extend improvements adjacent to 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) Private residential streets measured gutter flow line to gutter flow line shall have a 36-foot travel width. The travel width may be reduced to 32 feet with parking restricted to one side, and 28 feet if on -street parking is prohibited. The applicant shall establish provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed and approved by the Design and Development Department prior to recordation. 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. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 19 of 23 64. 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 demonstrate that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty five feet width provided at the turn -around opening provided. 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. 65. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Residential 3.0" a.c./4.5" c.a.b. Primary Arterial 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 66. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 67. General access points and turning movements of traffic are limited to the following: PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 20 of 23 Primary Entry (Monroe Street): Right turn in, and left and right turn out. Left turn in movements are restricted. 68. 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. 69. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer and as shown on TTM 36561. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. CONSTRUCTION 70. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING AND IRRIGATION 71. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 72. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 73. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a landscape architect licensed in California. 74. The applicant shall submit all landscape plans for approval by the Planning Division with green sheet sign off by the Public Works Development Division. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 21 of 23 When plan checking has been completed by the Planning Division, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the Planning Manager. Landscape plans for landscaped medians on public streets shall be approved by the both the Planning Manager and the City Engineer. Where City Engineer approval is not required, the applicant shall submit for green sheet approval by the Development Services Division. Final landscape plans for on -site planting shall be reviewed by the Architecture and Landscape Review Committee and approved by the Planning Manager prior to issuance of first building permit. Final plans shall include all landscaping associated with this project. NOTE: Plans are not approved for construction until signed by the Planning Manager. 75. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Planning Manager. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 24 inches of curbs along public streets. 76. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the American Association of State Highway and Transportation Officials (AASHTO) "A Policy on Geometric Design of Highways and Streets" latest edition, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of- way. PUBLIC SERVICES 77. If necessary, the applicant shall provide public transit improvements as required by SunLine Transit Agency and as approved by the City Engineer. MAINTENANCE 78. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 22 of 23 79. The applicant shall make provisions for the continuous and perpetual maintenance of perimeter landscaping up to the curb, access drives, sidewalks, stormwater BMPs, and common areas. FEES AND DEPOSITS 80. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 81. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 82. Tentative Tract Map 36561 shall provide for parks through payment of an in -lieu fee, as specified in LQMC Chapter 13.48. The in -lieu fee (sometimes referred to as the "Quimby Fee") shall be based on the fair market value of the land within the subdivision. Land value information shall be provided to the Design and Director, via land sale information, a current fair market value of land appraisal, or other information on land value within the subdivision. The Director may consider any subdivider -provided or other land value information source for use in calculation of the parkland fee. PLANNING DIVISION 83. Should human remains be discovered during construction of the proposed project, the project contractor would be subject to either State law regarding the discovery and disturbance of human remains or the Tribal burial protocol. In either circumstance all destructive activity in the immediate vicinity shall halt and the County Coroner shall be contacted pursuant to State Health and Safety Code 7050.5. If the remains are determined to be of Native American origin, the Native American Heritage Commission (NAHC) shall be contacted. The NAHC will make a determination of the Most Likely Descendent (MLD). The PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION OWNER: PRISM -BIRCH ASSOCIATES, LLC SEPTEMBER 13, 2016 Page 23 of 23 City and Developer will work with the designated MLD to determine the final disposition of the remains. 84. As Monroe Street is a General Plan -designated Image Corridor, buildings within one hundred fifty feet of the edge of right-of-way shall be limited to single - story, with a maximum building height of 22 feet. 85. The CC&R's shall contain a disclosure that notifies potential owners that the property is within and adjacent to the City's Equestrian Overlay District zoning overlay. 86. Street name(s) shall be reviewed by the Design and Development Department and Fire Department at or prior to final map plan checking. 87. Conditions of approval agreed to in order to obtain support from the Estates at La Quinta: • The entrance/exit gate shall be located towards the mid -point of Lot 37. • Lots 1, 9, 10, 23, 24, 29, 30, 35, and 36 shall be limited to single -story with a 22-foot maximum building height. • Pad elevations for TTM 36561 shall be equal or lower than the pad elevations of the Estates at La Quinta. • A landscaping buffer with a minimum depth of ten feet (except in the area adjacent to the emergency access area) shall be incorporated into Lot E. ATTACHMENT 1 Proiect Information CASE NUMBER: ENVIRONMENTAL ASSESSMENT 2015-0007 ZONE CHANGE 2015-0003 TENTATIVE TRACT MAP 36561 (TTM2015-0008) APPLICANT: PRISM REALTY CORPORATION PROPERTY OWNER: PRISM -BIRCH ASSOCIATES, LLC REQUEST: APPROVAL OF A ZONE CHANGE (VERY LOW DENSITY TO LOW DENSITY RESIDENTIAL) AND TENTATIVE TRACT MAP TO SUBDIVIDE A 12.25 ACRE SITE INTO 36 RESIDENTIAL LOTS LOCATION: 54721 MONROE STREET GENERAL PLAN DESIGNATION: LOW DENSITY RESIDENTIAL CURRENT ZONING DESIGNATION: VERY LOW DENSITY RESIDENTIAL (EQUESTRIAN OVERLAY) PROPOSED ZONING DESIGNATION: LOW DENSITY RESIDENTIAL (EQUESTRIAN OVERLAY) SURROUNDING ZONING/LAND USES: NORTH: VERY LOW DENSITY RESIDENTIAL (EQUESTRIAN OVERLAY) EXISTING SINGLE-FAMILY RESIDENCE/VACANT UN -ENTITLED LAND SOUTH: LOW DENSITY RESIDENTIAL (EQUESTRIAN OVERLAY) EXISTING RESIDENTIAL COMMUNITY (ESTATES AT LA QUINTA) EAST: CITY LIMIT VISTA SANTA ROSA WEST: LOW DENSITY RESIDENTIAL (EQUESTRIAN OVERLAY) RESIDENTIAL COMMUNITY UNDER CONSTRUCTION (GRIFFIN RANCH) ATTACHMENT 2 WAR ADMIRAL DR imil- I 4e- ar st AA1. Rcr •r r. iC OL s. ..- W _V4 r ST MA -�� 1, ski f If > it 4d r- ---A 4 7JL 4, __ -� t :fiTax .p e�! .�, r y. r-+.,. • 't`� •< & � � i Orl 'r �, Vo All cn ti - S V �- �-.� r TH U NDER •GU L�CH- W�Y% • A POO— H il F=AV 5-5-Tum 7ff-% w Ej 0 Al Oh NO- 0 z ;0 0 M cl) FA .4 or 41 VIC 1 _ V- e I 5 �x�. , r _ -MINIIIIIIIIII TTM 36561 Project Area Site Map N w E S September 13, 2016 City of La Quinta Planning Division Design and Development Department ATTACHMENT 3 A z ATTACHMENT 4 O LQ 'o HW 111 m 48 TH A VE ,Nr O 50TH AVE-C) _ PROJECT o (3m52N A 54TH Q � � T COUNTY OF RIVERSIDE, STATE OF CALIFORNIA AIR oR BL D Co z O � � 60TH AVE y� c 1287.87' 66 TH AVE ' VICINITY MAP ,S 20.99' NOT TO SCALE N42'09'38"w EASEMENT NOTES (NOTE CIRCLED ITEMS PLOTTED HEREON) R= 70.50 �s � � 62.83'9»E 35 3 N89 50'53"E 116.60' �� ��� I i (� THE EFFECT OF AN EASEMENT 30 FEET ON EACH SIDE OF SECTION LINES IN FAVOR L=18.98' �6.31 2, F THE PUBLIC FOR PUBLIC HIGHWAYS, AS EVIDENCED BY PETITION DATED JANUARY 09, R=99.500� N 62.8 116.E /,� �� 1901 AND RECORDED APRIL 17, 1959 AS INSTRUMENT NO. 32692 OF OFFICIAL RECORDS EE F3 �F F; P 1 4 „E 5$ 3 6 19.0' OF RIVERSIDE COUNTY, CALIFORNIA. N 5' 0'' ��> ' [THE LOCATION OF THE EASEMENT CANNOT BE DETERMINED FROM RECORD 0 65 3 5 �i o i o �\ INFORMATION.] r06.550 2`6 1 2� 2 9, 633 Sq Ft 0) (6 \�� ,�� ' �5 AN EASEMENT FOR PIPE LINES AND POWER LINES AND INCIDENTAL PURPOSES, �' RECORDED FEBRUARY 26, 1975 AS INSTRUMENT NO. 22519 OF OFFICIAL RECORDS. 11,387 Sq Ft �\v,� O - P=469. IN FAVOR OF: IMPERIAL IRRIGATION DISTRICT (TO BE QUIT -CLAIMED) 15 `� 5' 112 © THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "WATER WELL AGREEMENT" RECORDED MAY 04, 1989 AS INSTRUMENT NO. 143130 OF OFFICIAL 11,547 Sq Ft �: 9 �, 1 P=469.0 9 9 9 9 i RECORDS. z.-N,6 LO T [AFFECTS PARCEL 2 WITH OTHER PROPERTY] gyP E LLA 0 5�,�' 7. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "A RESOLUTION 0) O % `�' I OF THE BOARD OF DIRECTORS OF COACHELLA VALLEY WATER DISTRICT" RECORDED V_ �' 9,466 Sq Ft N AUGUST 06, 2003 AS INSTRUMENT NO. 2003-597460 OF OFFICIAL RECORDS. P= 6 . z ' [AFFECTS PARCELS 1, 2 WITH OTHER PROPERTY] 13, 55 7 Sq Ft - - P®�67®® �� 12� i ® AN EASEMENT FOR PUBLIC UTILITIES, INGRESS AND EGRESS FOR SERVICE AND = EMERGENCY VEHICLES AND PERSONNEL AND INCIDENTAL PURPOSES, RECORDED 10,631 Sq Ft i FEBRUARY 21, 2006 AS INSTRUMENT NO. 2006-125480 OF OFFICIAL RECORDS. 6 �7P=467.8 Co^� IN FAVOR OF: CITY OF LA QUINTA 9 � 19 1 1 - 60 Qp �j I [AFFECTS: PARCEL 1 ] R �1p 6 612 Sq Ft EXISTING WATER WEL 1 N - - � ' 10, ® 09. AN EASEMENT FOR PIPELINES AND INCIDENTAL PURPOSES, RECORDED FEBRUARY 23, 6, - - % _ _ _ _ _ I �' �, P=46 .4 16.00' ' 2006 AS INSTRUMENT NO. 2006-0133533 OF OFFICIAL RECORDS. L_5250 �11� I �,,� , �� 0 S, �o N875638"E i R�330 aj cb2® N 22.46' IN FAVOR OF: THE COACHELLA VALLEY WATER DISTRICT, A PUBLIC AGENCY OF THE STATE 0 i OF CALIFORNIA V ®� 9,765 Sq Ft % 0 1 % 8, 448 S Ft NO2 03'22"w - _ N89 51 '54 "E 628. 94' IID TRANSMISSION ' P=467. q 56.8 -- -- -- -- __ __ __ POLE TOREMAI [AFFECTS PARCEL 11 I , ' 9, 848 Sq Ft I P=4�67.9 161. 5' 134. 1 ' - - - - - I - - EXISTING WATER TANK I 128.4 � - � _ �0 p �5 i 3:1 119.3 o _ 6.02 -S - - - L _ I �,' P=466® 5.2 % © I , 0 AN EASEMENT FOR PRIVATE STREET PURPOSES AND INCIDENTAL PURPOSES � --11, �-t�------- - - - -.- -_ _1158_---- � C�' � 5� � � MAX ' i �n P® 66. I I ��I' - - - _ - - - - _IID DISTRIBUTIO RECORDED MARCH 24, 2006 AS INSTRUMENT N0. 2006-209354 OF OFFICIAL RECORDS. v % % O N 4 - - - - - ��} - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - REMOI/ED - - 140. 0' I L '21. 3' - - N -o , -- ' EI�IERG Cy 1 IN FAVOR OF: GRIFFIN RANCH HOMEOWNERS ASSOCIATION 9,230 Sq Ft �� �� ,G = q ' '� 10, 032 Sq Ft _ _ o .-o I ' 10, 887 S Ft _ I T P 465.® 1 F` P 466.5 33 I VER LOW 21 P=466.5 P®�66.5 �N ;G I P ¢ [AFFECTS PARCEL 11 P.U.E.; I ks cc 8,826 Sq Ft °� �N I I �� �57� 11. THIS ITEM HAS BEEN INTENTIONALLY DELETED. 108 7' 11 668 S Ft 100- YR W. S. 462.0 07 P= 66.9 0 8,102 Sq Ft ' - - ' q N I I o I „ 1� W LOT F � P=467.0 _ _ 2. I DRYWELL � n 12. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED ASSIGNMENT r" q �1 ), - _ 'I� 21,525 Sq Ft 4 OF AGREEMENTS, LICENSES, PERMITS, CONTRACTS AND ENTITLEMENTS" RECORDED , � I o , 8, 924 S Ft � � ,, � o• , � I OPEN SPACE/ w � � 1 W �� 10, 647 Sq Ft O I i y P= 66.6 - _ 113. 7' - _ I W 110. 1 ' o I I 1 CL � i NOVEMBER 15, 2007 AS INSTRUMENT NO. 2007-0696226 OF OFFICIAL RECORDS. P=466 6 J -0 ' _ _ _ _ _ o m 3: 1 - RETENTION BASIN v I'I- 116.8' --10 Q O -- ---- o W MAX 5 "� �,� L N 93.5' v� 1 140.0' � � � - - - - � ' `, � J � � !� Oj � � ��•, � / Iz � [AFFECTS PARCEL 1 ] - - - - , 8, 882 S Ft N - �► - _ Q W I > `O N q - 16�. - 8, 000 Sq Ft �� , O _ _ _ _ 13. THIS ITEM HAS BEEN INTENTIONALLY DELETED. w P=65.9 8,279 S Ft NI Q 75.8 92 ' a ' �' P=465.9 W Q, q J > i� � ' I 6 I 11 14. THIS ITEM HAS BEEN INTENTIONALLY DELETED. N8,721 i i cP P=465.8 2 15' 30 N 8, 721 Sq Ft I� 1 O 10' F-. U E. °� I a� W 00 1 ' j ~/-y 1° I i ' ' - ® 113.7 _ _ ' �L 1 15. RIGHTS OF THE PUBLIC IN AND TO THAT PORTION OF THE LAND LYING WITHIN ANY o (`) 1 . P=466.7 _I 8, 093 Sq Ft 110. 0 0� � _ - W N w I I I = _ _ _ - I - - 110 0, II i A % 8, 494 Sq Ft 1= I ROAD, STREET OR HIGHWAY. z 10, 649 Sq Ft ° 1 8, 879 Sq Ft , �.. P 66.7 �F/"� _ _ �L P=465.8 00 I� i P=�66.� 2q 5 P®� 66.4 ' - _ 112.8' _ _ W - - 110.3' - - v� '� N % ; Icy I l�D NSMI ION 16. RIGHTS OF PARTIES IN POSSESSION. 1 I„I„I <OI �°� 1� _ _ 110. 7 _ IW I ro RELOTED 17. THE REQUIREMENT THAT A DEED BE EXECUTED BY COASTLINE REOLE -HOLDINGS CORP. 140.0' -- I i LL ' �- �?� ® �� �� O I= 1 Co A CALIFORNIA CORPORATION GRANTING A PORTION OF THE PROPERTY ACQUIRED i LL �� I� I 1 i ERRONEOUSLY BY TRUSTEES DEED RECORDED FEBRUARY 17, 2011 AS INSTRUMENT NO. i N Co o', 0.5 1 8,876 Sq Ft "� 1, p 2011-0074787 TO THE RECORD OWNER OF SAID LAND o �, 9, 612 Sq Ft 1 ' 00 co I r) SEE 10 CO CO P® 65.5 20.5' P®�65.5 9,533 Sq Ft o%I 11,112 SF I� 14 0 I N SECTION of �65.3 1 17 LA QUINTA TENTATIVE MAP SHEET DATA TABLE O I ® \ P®�65a5 QJI� 9 779 S Ft _ P=465.1 I o , z I� O o, � 0> q � 8,165 Sq Ft , '� � r 1 _ _ � N Y \ / 1 ®� o 1------- -- 1 N 9,565 Sq Ft P=466.5 j I P=466.5 -; P.U.E. - �, 72.5' 1S- --_- it ' 9,507 S Ft 00 W SF 1�2 ' 15' 30 LEFT) R ----------- P=�65 1 C P=465.6 �� `� ----- - ------------- 85.8 0 - g _ r 20 5 , 65.2 I � � ��, 83.4' _ -----�-__ ASSESSORS PARCEL NUMBER. 767-320-039 I� TE �� 1-----------------1_ 11,675 Sq Ft I', I �� _ VA --------- _ o P. U---1 10 ------- LEGAL DESCRIPTION: LOT B OF LOT LINE ADJUSTMENT 06-459, RECORDED 08/23/06, AS ��0 I 93.7 - - 81.8= 76.8' INSTRUMENT NO. 06-0620771, O.R. BEING WITHIN THE NORTH 1/2 OF THE SOUTHEAST 1/4 OF THE STREET LOT A �� NORTHEAST 1 /4 OF SECTION 15, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND , EMERGENCY-__=_-114�1---- J �- - _ o F� MERIDIAN. -- - --------- - -- ACCESS I 9� o NO PARKING - - - - - - - - - - - EXISTING GENERAL PLAN DESIGNATION. LOW DENSITY RESIDENTIAL; ( DU/AC) --------------- - - - - -- L 4 _ _ __-_�------------------------------------------------------- `�'�'��' SEE DETAIL BELOW � 29,175 Sq Ft 9�y EXISTING ZONING DESIGNATION: RVL (VERY LOW DENSITY RESIDENTIAL WITH EQUESTRIAN OVERLAY) DOG PARK PICNIC AREA - - - PROPOSED ZONING: RL - LOW DENSITY RESIDENTIAL (4 DU/AC) N89 52 56 E 1287.95 - - - - - - - • - EXISTING SPECIFIC PLAN TITLE AND LAND USE DESIGNATION: N/A �#D DISTRIBURON i TOTAL GROSS SITE AREA: 533,703 SF; 12.25 AC TO BE REMOIVED TOTAL NET SITE AREA: 520,319SF; 11.94AC IID TRANSMISSION I POLE To REMAIN I I ; BUILDABLE LOTS: 36 � 7 I � P I COMMON AREAS/ OPEN SPACE/ NON -BUILDABLE LOTS: 3 B � AM I'LD) 0 2 3 5 41 1 AVERAGE BUILDABLE LOT SIZE: 9,757 SF i MINIMUM BUILDABLE LOT SIZE: 8,000 SF „ ,> ,> ADJOINING MAPS: TRACT NO 26769 M.B. 235/40-41; LOT A & C PER LLA 06-459 UTILITIES: ELECTRIC: IMPERIAL IRRIGATION DISTRICT (760) 398-5854 GAS: THE GAS COMPANY (760) 335-7772 15 I I i I SEWER: COACHELLA ONVALLEOY WATERDISTRICT(760) 398-2651 GRAPHIC SCALE WATER: COACHELLA VALLEY WATER DISTRICT (760) 398-2651 40 ° 20 `° 8° 160 LEGEND TELEVISION: TIME WARNER CABLE (760) 674-5472 PROP. PROP. SCHOOLS: COACHELLA VALLEY UNIFIED SCHOOL DISTRICT (760) 399-5137 PROP. R/W inch �40 ft. BOUNDARY ■ ■ ■ ■ WASTE REMOVAL: BURRTEC (760) 340-211 3 PUE 41' PUE RIGHT-OF-WAY -- -- SOURCE OF WATER SUPPLY: CVWD; MONROE STREET 20.5' � 20.5' 10' 18' 18' 10' PROPERTY LINE SEWAGE DISPOSAL: CVWD; MONROE STREET ASSESSOR'S PARCEL NO. OWNER/DEVELOPER: 767-320-039 PRISM -BIRCH ASSOCIATES, LLC PROPOSED STORM DRAIN LINE * 3189 AIRWAY AVENUE, SUITE B PROP. COSTA MESA, CA 92626 „ PROP. c� F BASE COURSE WEDGE NOTES. PROPOSED SEWER LINE 8 SWR EDGE PROP. '`�S ��. COMPACTED CURB TEL (714) 708-2740 2% COMPACTS EXISTING UTILITIES ARE SHOWN IN AN APPROXIMATE LOCATION ONLY. uR6 A.C. - - - 2% PROPOSED WATER E 8 WTR F.I.R.M. DESIGNATION IS ZONE 'C" LIN _- . _ FUTURE DRIVE TO RECREATION / - ENGINEER: ----` CONTOUR INTERVAL •------------'-`-"""""�---" 1 FOOT ' OPEN SPACE LOT THOMAS BROS. INDEX (2003 EDITION) PAGE 5530, E-3 PBLA, ENGINEERING, INC. TELESCOPING GATE * TC ELEVATIONS ARE 0.04 HIGHER THAN CL ELEVATIONS AS INDICATED ON PLAN 79405 HWY 111 SUITE 9-139 LOT NUMBER BUILDING SETBACKS LA QUINTA, CA 92253 I TYPICAL STREET SECTION FRONT: 20 FEET TEL: (760) 250-0638 (PRIVATE) REAR: 20 FEET FAX: (760) 771-6332 PROPOSED PAD ELEVATION P®1. SIDE - INTERIOR / EXTERIOR: 5 FEET / 10 FEET LOT SUMMARY. i SINGLE FAMILY RESIDENTIAL 37 LOTS PROPOSED SLOPE U T CITY OF LA QUINTA CO. OF RIVERSIDE ULT STREET LOTS 6 LOTS ry R%`W R/W ACREAGE: RETENTION BASIN/LANDSCAPE 3 LOTS PL EX. PROPOSED COUNTOUR 400 ' 32' 30' S4' TOTAL 12.25 AC 7.84 AC ZONING & LAND USE: EXISTING COUNTOUR 400 20' 15' 47' 2' SINGLE FAMILY RESIDENTIAL ' � � ' FIT- LS SETBACK ui 12' 11' 12' 12' o STREET LOTS EXISTING LAND USE _ ' 0 0 2.78 AC RANCH/EQUESTRIAN EXISTING RIGHT-OF-WAY ' , - - - Q w EXISTING ZONING RVL , m 1� GRIND AND OVERLAY RETENTION BASIN/LANDSCAPE 1.63 AC PROPOSED ZONING RL (TO MATCH 2O15 GENERAL PLAN) y o� Of V)� MINIMUM LOT SIZE 8,000 SF % OF GRADE 0.55/0 v v RIGHT THROUGH THROUGH MERGE _ PROPOSED AVERAGE LOT SIZE LANE LANE � 9,757 SF EARTHWORK QUANTITIES RAW TURN LANE ------ J DENSITY 3.0 UNITS PER ACRE CUT: 29,156CY FILL: 21,328 FS FINISHED SURFACE I TC TOP OF CURB -- PROP. 8 FT MEANDERING 12± FLOOD AND FAULT ZONES: NOTES: HP HIGH POINT EXISTING ASPHALT LP LOW POINT SIDEWALK FLOOD ZONE (FEMA); ZONE C / MAP NO. 0602452300B RETENTION BASIN SHOWN IS PRELIMINARY ONLY. BASIN GB GRADE BREAK T DATE: MARCH 22, 1983 MAY BE REALIGNED TO ALLOW FOR FUTURE AMENITIES R= RADIUS TELESCOPING GATE MONROE STREET at PROJECT ENTRY L= LENGTH of CURVE (PUBLIC) PAD ELEVATIONS MAY BE SUBJECT TO ADJUSTMENT BASIS OF BEARINGS PER PLANNING AND ENGINEERING DEPARTMENT FLOW DIRECTION BASED ON THE BEARING OF NORTH 02. 03' 33" WEST OF THE REQUIREMENTS. CENTERLINE OF MONROE STREET AS SHOWN ON LOT LINE EASEMENT PER - - - - - - EXHIBIT REVISION BLOCK ADJUSTMENT NO. 06-459, INSTRUMENT NO. 2011-0074797 IN CITY STREET LOT "A" TO BE DEDICATED TO THE CITY OF LA QUINTA EASEMENT NOTES ENTRY DETAIL NUMBER DESCRIPTION OF LA QUINTA, COUNTY OF RIVERSIDE. PREPARED BY: C 1 T Y O F L A QUINTA PCA JOB NO. THIS WILL BE A GATED COMMUNITY WITH PRIVATE STREETS 6' WIDE TRAIL 1 inch = 20 ft. 2011-2 BENCHMARK TRAIL TO BE 1'ABOVE P PBLA ENGINEERING, INC. BM 99 RR SPIKE IN P/P AT NORTHEAST CORNER AVE. 50 AND MONROE ST. NO RETAINING WALL ARE PROPOSED. 6 FT. BLOCK WALLS DETENTION BASIN Planning • Englnesring • Surveying TENTATIVE TRACT MAP NO. ELEV =-000.29 PLUS 500.00 = 499.71 PROPOSED FOR PERIMETER BOUNDARY, SIDE AND REAR INTERIOR T 4790 IRVINE BLVD,. STE 105-262 Sht. 1 of 2 PROPERTY LINES. PROPOSED SPOT ELEVATIONS EL®%® B L IRVINE. CALIF. 92620 �a��� ZI)NJE CHANGF. F.XH IJ31T �r I�NTATI�'E IAGT MAP No. 3ewl WEST EXISTING ZONING: RL = EQUESTRIAN OVERLAY GRIFFIN RANCH NORTH EXISTING ZONING: RVL +EQUESTRIAN OVERLAY PROPOSED GRIFFIN RANCH CASITAS PROJECT LOT " C" PER � ,�06-459 SINGLE FAMILY RESIDENCE (EXISTING) 1 I I TTM 36561 EXISTING ZONING: RVL with EQUESTRIAN OVERLAY PROPOSED ZONING: RL LOW DENSITY RESIDENTIAL with OVERLAYE UESTRIAN' Q I 1 I 1 1 ---------- ILA QUINTA ESTA ES (EXISTING) I I I I I I I SOUTH E ISTING ZONING: RVL with E I QUEST IAN OVERLAY I I I I I I I I I L______- TRACT IN U b'? 6 9 �---- 235/:1-0-41 r----------.B. /J � � I L --------- ------- 1( IL I l 7 I I I ` /, I I----------J I I L-------- I 1 ♦ ' ♦ I I I � / I I I I I---------� 1 < I I L---� i--------.�i I — — — — — — — — — — — — — — — — — --------------------------------------------------------------------------------------------- ------ —----------J-� - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - --------- ------------------------ ------- ------------------- T------------------ ----------- r- 1 I rj _ I I I I -,I I 1 I I I r- I L---------------- I I I 1 I I I l _ I / I u I -J ; I--- yam)- ��T � 66 cr) C/) 50TH AV w z z O v m 52ND A -c Q 54TH Q v\ AIR OR BL D C z (O_ Q 60TH AVE PROJECT co c 66TH AVE 2 VICINITY MAP NOT TO SCALE lo- ATTACHMENT 5 N W E S GRAPHIC SCALE 80 O 30 BO 120 240 ( IN FEET ) 1 inch = 60 ft. PREPARED BY: PBLA ENGINEERING, INC. Planning • Engineering • Surveying 4790 IRVINE BLVD,. STE 105-262 ' IRVINE, CALIF. 92620 (888) 714-9642 9 (714)389-9191 FAX ATTACHMENT 6 May 18, 2016 Mr, Jay Wuu Principal Planner City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 RE: Saddle Club Proposed Development Dear Mr. Wuu= We have been asked by Prism Realty to provide a letter of support for their proposed residential development adjacent to our community, the Estates at La Quinta. While change is inevitable, it is not always easy to accept. However, Prism Realty has met with our residents on several occasions, readily answered our questions and have either augmented their plans to adapt to the majority of our concerns or provided answers to satisfy our questions. Specific issues that we have discussed and mutually agreed upon include the following. ➢ Locate the entry gate/exit gate towards the west side of the community garden at Lot 37. ➢ Only single story homes will be built in the first row north of us. While the homes have not yet been designed, we prefer that the homes be a maximum of 20' high from concrete pad to the tallest point of the roof/architectural feature. Pad elevations must be equal to or lower than ours. Plant a landscaped buffer along the north side of our common wall at the conclusion of grading of the project. The majority of the buffer will be a minimum of 19' in width, irrigated and planted with trees and bushes as shown on the Concept Plan. The landscape buffer will be maintained by the project to soften sight lines of roofs/architectural features. ➢ In addition, we have been assured that we will be provided an opportunity to comment on any future landscaping and home design plans prior to the project being developed. They have been good to work with, cooperative and have been very responsive to our issues and concerns. This is in stark contrast to the proposed development to the south of us. As a board member of the Estates at La Quinta Homeowners Association, this letter confirms our support for the Prism Realty Proposed Saddle Club Residential Development. Sincerely, / o. -I A 4, Tom Brohard, Board of Directors Estates at La Quinta Homeowners Association 81905 Mountain View Lane La Quinta, CA 92253 i PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 13, 2016 CASE NUMBER: SIGN PROGRAM AMENDMENT 2016-0001 APPLICANT: GRAPHIC SOLUTIONS PROPERTY OWNER: HARSCH INVESTMENT REALTY, LLC, SERIES F REQUEST: CONSIDER CALL-UP REVIEW REQUEST FOR A SIGN PROGRAM AMENDMENT FOR THE PLAZA LA QUINTA SHOPPING CENTER, AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CEQA: THE LA QUINTA PLANNING DIVISION HAS DETERMINED THAT THIS PROPOSAL IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO PROVISIONS OF SECTION 15301 (EXISTING FACILITIES) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), IN THAT THIS PROPOSAL INCLUDES THE ADDITION OF ON -PREMISE SIGNS. LOCATION: RECOMMENDED ACTION 78267 HIGHWAY 111 Staff requests that the Planning Commission consider a call-up review request for Sign Program Amendment 2016-0001 for the Plaza La Quinta Shopping Center. EXECUTIVE SUMMARY The applicant proposes to amend the Plaza La Quinta Shopping Center Sign Program for a commercial center on 9.5 acres at the southwest corner of Highway 111 and Washington Street. The Plaza La Quinta Sign Program Amendment was approved as a staff level decision of the Design and Development Department on August 18, 2016 (Attachment 1) The Director of Design and Development received a call-up review request from a member of the Planning Commission and the Planning Commission acting as the Board of Appeals shall vote on consideration of the appeal. PROPOSAL AND ANALYSIS The applicant requests an amendment to the existing sign program be approved for Page 1 of 2 Plaza La Quinta Shopping Center as follows: Remove the existing requirements for externally illuminated wood sandblasted wall signs or wood framed tile face hanging wood signs for tenants in the multi -tenant portion of the building towards the rear of the shopping center, exclusive of the Vons anchor building. Allow for placement of tenant wall signs affixed to a new decorative parapet wall for tenants of the major building with a maximum 3 foot 5 inch height (29 signs total). Tenant wall signs size requirements for all buildings are proposed to be consistent with the existing sign program with each wall sign limited to a maximum sign area of 50 square feet, a maximum letter height of 24 inches, and logos limited to 30 inches in height. The pad location at the corner of Washington Street and Highway 111 would be permitted to have a tenant wall sign at the south elevation. This is consistent with the City's sign ordinance (Chapter 9.160.050) that permits wall signs along a common -use parking lot. Two project identification signs are proposed on modified architectural roof projections not to exceed 42 square feet in sign area. Requirements for the anchor tenant sign are not identified in the sign program and therefore the requirements of the City's sign ordinance prevail. The attachment for Site Photos in the administrative staff report for SAPR2016-0001 included two incorrect photos of the Plaza at La Quinta shopping center and has been revised as Attachment 2. CALL-UP REVIEW The call-up review procedures of Chapter 9.200.120, Appeals (Attachment 3), requires that a request for a call-up review shall be initiated by a member of a board of appeals (either the Planning Commission or City Council) delivering a written request for call-up review to the City Manager or designee within fifteen calendar says of the date on which the decision of the Director or the Planning Commission was rendered. The call-up review request for Sign Program Amendment 2016-0001 was made within fifteen days of August 18, 2016 and was subsequently scheduled for the September 13, 2016 Planning Commission for consideration of the call-up review request. The appeal has been scheduled for a decision as a subsequent Business Session agenda item if the Planning Commission acting as the board of appeals votes to approve consideration of the appeal. Prepared and approved by: Gabriel Perez, Planning Manager Attachments: 1. August 18, 2016 Administrative Staff Report SAPR2016-0001 2. Site Photos (Revised) 3. La Quinta Municipal Code, Chapter 9.200.120 Appeals Page 2 of 2 ATTACHMENT 1 STAFF REPORT DATE: AUGUST 18, 2016 CASE NO: SIGN PROGRAM AMENDMENT 2016-0001 APPLICANT: GRAPHIC SOLUTIONS PROPERTY OWNER: HARSCH INVESTMENT REALTY, LLC, SERIES F REQUEST: ADOPT A SIGN PROGRAM AMENDMENT FOR THE PLAZA LA QUINTA SHOPPING CENTER, AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CEQA: THE LA QUINTA PLANNING DEPARTMENT HAS DETERMINED THAT THIS PROPOSAL IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO PROVISIONS OF SECTION 15301 (a) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), IN THAT THIS PROPOSAL INCLUDES ON -PREMISE SIGNS. LOCATION: 78267 HIGHWAY 111 EXECUTIVE SUMMARY The applicant proposes to amend the Plaza La Quinta Shopping Center Sign Program for a commercial center on 9.5 acres at the northwest corner of Highway 111 and Washington Street. The Plaza La Quinta Sign Program was originally approved by Riverside County prior to the incorporation of the City of La Quinta and amended on March 13, 2001 by the La Quinta Planning Commission. The proposed amendment would create a new sign area affixed to a decorative parapet along the roof of the existing multi -tenant building to provide greater visibility for tenants. BACKGROUND In the early 1980's Plaza La Quinta developed as a 137,700 square foot shopping center before the incorporation of the City of La Quinta. The center is designed in an early California architectural style utilizing beige plaster walls, decorative the accents and paving, wood framed multi -pane windows and doors, and red clay tile roofs. The adopted sign program requires externally illuminated wood sandblasted wall signs or wood framed tile face hanging wood signs. On March 13, 2001, the Planning Commission approved an amended sign program for "single or multi -tenant occupancy pad building" uses to include internally illuminated canister (cabinet) or individual internally illuminated channel letter signs, mounted on or parallel to the building elevation. PROPOSAL AND ANALYSIS The applicant requests an amendment to the existing sign program be approved for Plaza La Quinta Shopping Center (Attachment 2). The proposed amendment to the sign program includes removal of the existing requirements for externally illuminated wood sandblasted wall signs or wood framed tile face hanging wood signs for tenants in the multitenant portion of the building towards the rear of the shopping center, exclusive of the Vans anchor building. The applicant has indicated that there is limited visibility for signs under these requirements for smaller tenants without direct frontage on Highway 111. The applicant also states that no visible wall area exists along the frontage for each tenant for the display of signs at the major building. The applicant proposes the following modifications to the sign program: Allow for placement of tenant wall signs affixed to a new decorative parapet wall for tenants of the major building with a maximum 3 foot 5 inch height (29 signs total) (Attachment 3). Tenant wall signs size requirements for all buildings are consistent with the existing sign program with each wall sign limited to a maximum sign area of 50 square feet, a maximum letter height of 24 inches, and logos limited to 30 inches in height. The pad location at the corner of Washington Street and Highway 111 would be permitted to have a tenant wall sign at the south elevation. This is consistent with the City's sign ordinance (Chapter 9.160.050) that permits wall signs along a common -use parking lot. Two project identification signs are proposed on modified architectural roof projections not to exceed 42 square feet in sign area. Requirements for the anchor tenant sign are not identified in the sign program and therefore the requirements of the City's sign ordinance prevail. The proposed sign program amendment will modify the roof appearance of the major building at the commercial center and will provide increased visibility to the businesses. Additionally, few of the businesses in main building are not advertised on monument signs at the center with the exception of the La Quinta Baking Company and Leslie's Pool Supplies. Future signs for each tenant will be submitted under the general sign permit process as they are identified, and reviewed against the parameters of this Sign Program as approved. ENVIRONMENTAL REVIEW The Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15301 of the California Environmental Quality Act in that the proposed project can be characterized as an existing facility. Report prepared and approved by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Location Map 3. Approved Sign Program Plaza La Quinta 4. Proposed Sign Program Amendment Plaza La Quinta 5. Photos of Existing Shopping Center r 4OFM Now P- J l rf tiY Von 9.200.120 Appeals. Page 1 of 2 ATTACHMENT 3 La Quinta Municipal Code Up Previous Next Main Search Print No Frames Title 9 ZONING Chapter 9.200 GENERAL PERMITTING PROCEDURES 9.200.120 Appeals. A. Appealable Decisions. Any development review action by the director may be appealed to the planning commission and any development review action by the planning commission may be appealed to the city council in compliance with the provisions of this section. For purposes of this section, the "board of appeals" shall be the planning commission for decisions appealed to the planning commission and shall be the city council for decisions appealed to the city council. B. Persons Who May Appeal. Any interested person may appeal a decision of the director or the planning commission regarding the action taken on a development review permit application for a development project upon submittal of the required documents and information and the payment of the required fee. C. Call -Up Review. The board of appeals (either the planning commission or city council), on its own motion adopted by a majority vote of its total membership, may elect to call up and review any decision of the director or the planning commission regarding the action taken on a development review permit application. The planning commission's or city council's call-up review shall be processed in accordance with this section. D. Appeal Procedures. 1. Time Limits for Filing Appeals. a. All appeals, except call-up reviews pursuant to subsection C, shall be filed with the director within fifteen calendar days of the date on which the decision being appealed was rendered. If the fifteenth day is a nonworking day for the city, the appeal period shall be extended to include the next city working day. No appeal shall be accepted after the appeal period has expired. b. A request for call-up review pursuant to subsection C shall be initiated by a member of a board of appeals (either the planning commission or city council) delivering written request for call-up review to the city manager or designee within fifteen calendar days of the date on which the decision of the director or the planning commission (as applicable) was rendered. Upon timely receipt of the request for call-up review, the city manager or designee shall schedule as an agenda item at the next regular meeting of the board of appeals, on which the member calling up review is seated, the question whether an appeal shall be considered for the decision subject to call-up review. If the next regular meeting of the board of appeals is cancelled, the city manager or designee shall reschedule the question whether an appeal shall be considered at the next regular meeting that is not cancelled. No appeal may be heard on a decision subject to call-up review unless a majority of the membership of the board of appeals votes to approve the consideration of the appeal. The board of appeals shall consider the appeal that was subject to call-up review not later than forty-five days after the board of appeals votes to approve consideration of the appeal. An appeal may be heard and decided at the same meeting at which the majority of the membership voted to approve the call-up review, provided no applicable law would be violated if the hearing of an appeal occurs at the same meeting. A member of the city council may initiate the call-up review process for a director's decision on a development review permit, without the need for review of that http://gcode.us/codes/laquinta/view.php?topic=9-9_200-9_200_ 120&frames=on 9/5/2016 9.200.120 Appeals. Page 2 of 2 decision by the planning commission, in which case an appeal of the decision subject to Gall- up review may be considered directly by the city council if a majority of the membership of the city council vote to approve the consideration of the appeal pursuant to this section. 2. Required Documents. Each appeal, except for call-up reviews, shall be in writing and shall include all grounds for the appeal and sufficient information so as to make it clear to the planning commission or city council the substance of each of the grounds for appeal. The director may require that the written appeal be accompanied by such other documents and information that the director determines to be necessary to adequately explain and provide proper notification for the appeal. No appeal shall be accepted if it fails to contain the grounds for the appeal and the description of the grounds. 3. Forwarding of Records. When an appeal has been received, the director shall forward to the planning commission or city council all documents and information on file pertinent to the appeal together with the minutes or official action of the decision -making authority and a report on the basis of the decision. 4. Public Hearing Requirements. If the original approving action did not require a public hearing, the appeal review shall not require a public hearing. If the original approving action required a public hearing, the appeal review shall also require a public hearing. Notice and scheduling requirements for an appeal hearing shall be the same as those for an original hearing as described in Section 9.200.110. 5. Issues to be Considered. The planning commission or city council may refuse to consider any issues which were not raised by the appellant or another person either by verbal testimony or written correspondence made at or before the time the decision -making authority took action. When reviewing a decision -making authority's decision via its own call-up review, the planning commission or city council may raise and consider any issue it deems appropriate to the project application. 6. Action on Appeal. Not later than forty-five days after an appeal has been received and accepted by the director, the planning commission or city council shall consider the appeal and take one of the following actions: a. Take action to sustain, reverse or modify the original decision. If an original decision to approve a project is modified, the planning commission or city council may modify permitted land uses, place additional or different conditions of approval on the project, direct that revisions be made to project plans, or require other project modifications. b. Continue the appeal for further consideration. c. Refer the application back to the original decision -making authority with directions. 7. Majority Vote. Action by the planning commission or city council to reverse or modify an appealed decision shall require a majority vote of appeal board members present. If there is a tie vote, the original decision shall stand. (Ord. 538 § 6, 2016; Ord. 284 § 1, 1996) View the mobile version. http://gcode.us/codes/laquinta/view.php?topic=9-9_200-9_200_ 120&frames=on 9/5/2016 BS 2 PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 13, 2016 CASE NUMBER: SIGN PROGRAM AMENDMENT 2016-0001 APPLICANT: GRAPHIC SOLUTIONS PROPERTY OWNER: HARSCH INVESTMENT REALTY, LLC, SERIES F REQUEST: CONSIDER APPEAL OF A SIGN PROGRAM AMENDMENT FOR THE PLAZA LA QUINTA SHOPPING CENTER, AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT CEQA: THE LA QUINTA PLANNING DIVISION HAS DETERMINED THAT THIS PROPOSAL IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO PROVISIONS OF SECTION 15301 (EXISTING FACILITIES) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), IN THAT THIS PROPOSAL INCLUDES THE ADDITION OF ON -PREMISE SIGNS. LOCATION: 78267 HIGHWAY 111 RECOMMENDED ACTION Staff recommends that the Planning Commission approve a resolution to sustain the original staff decision for approval of Sign Program Amendment 2016-0001 for the Plaza La Quinta Shopping Center. As an alternative, a resolution to overrule the Director's decision has been prepared for the consideration by the Planning Commission. EXECUTIVE SUMMARY The applicant proposes to amend the Plaza La Quinta Shopping Center Sign Program for a commercial center on 9.5 acres at the southwest corner of Highway 111 and Washington Street (Attachment 1). The proposed amendment would create a new sign area affixed to a decorative parapet along the roof of the existing multi -tenant building to provide greater visibility for tenants (Attachment 2). The Plaza La Quinta Sign Program Amendment was approved as a staff level decision of the Design and Development Department on August 18, 2016. Page 1 of 3 BACKGROUND In the early 1980's Plaza La Quinta developed as a 137,700 square foot shopping center before the incorporation of the City of La Quinta. The center is designed in an early California architectural style utilizing beige plaster walls, decorative tile accents and paving, wood framed multi -pane windows and doors, and red clay tile roofs. The adopted sign program requires externally illuminated wood sandblasted wall signs or wood framed tile face hanging wood signs. On March 13, 2001, the Planning Commission approved an amended sign program for "single or multi -tenant occupancy pad building" uses to include internally illuminated canister (cabinet) or individual internally illuminated channel letter signs, mounted on or parallel to the building elevation. PROPOSAL AND ANALYSIS The applicant requests an amendment to the existing sign program be approved for Plaza La Quinta Shopping Center (Attachment 3). The applicant has indicated that there is limited visibility for signs under the existing requirements for framed tile face hanging wood signs for smaller tenants without direct frontage on Highway 111. The applicant also states that no visible wall area exists along the frontage for each tenant for the display of signs at the "major" building. The applicant proposes the following modifications to the sign program (Attachment 4): Remove the existing requirements for externally illuminated wood sandblasted wall signs or wood framed tile face hanging wood signs for tenants in the multi -tenant portion of the building towards the rear of the shopping center, exclusive of the Vons anchor building (Attachment 5). Allow for placement of tenant wall signs affixed to a new decorative parapet wall for tenants of the major building with a maximum 3 foot 5 inch height (29 signs total) (Attachment 4). Tenant wall signs size requirements for all buildings are proposed to be consistent with the existing sign program with each wall sign limited to a maximum sign area of 50 square feet, a maximum letter height of 24 inches, and logos limited to 30 inches in height. The pad location at the corner of Washington Street and Highway 111 would be permitted to have a tenant wall sign at the south elevation. This is consistent with the City's sign ordinance (Chapter 9.160.050) that permits wall signs along a common -use parking lot. Two project identification signs are proposed on modified architectural roof projections not to exceed 42 square feet in sign area. Requirements for the anchor tenant sign are not identified in the sign program and therefore the requirements of the City's sign ordinance prevail. Page 2 of 3 The proposed sign program amendment will modify the roof appearance of the major building at the commercial center and will provide increased visibility to the businesses (Attachment 6). Additionally, few of the businesses in main building are advertised on monument signs at the center which is limited to the La Quinta Baking Company and Leslie's Pool Supplies. Future signs for each tenant will be submitted under the general sign permit process as they are identified, and reviewed against the parameters of this Sign Program as approved (Attachment 7). ENVIRONMENTAL REVIEW The Design and Development Department has determined that this project is exempt from environmental review pursuant to Section 15301, Existing Facilities, of the California Environmental Quality Act in that the proposed project can be characterized as an existing facility. Prepared and approved by: Gabriel Perez, Planning Manager Attachments: 1. Project Information 2. Location Map 3. Approved Sign Program Plaza La Quinta 4. Proposed Sign Program Amendment Plaza La Quinta 5. Photos of Existing Shopping Center 6. Visualization renderings of new proposed signs 7. Building Perspectives of Sign Program Amendment Page 3 of 3 Planning Commission Resolution 2016 - Sign Program Amendment 2016-0001 Applicant: Harsch Investment Realty Adopted: Page 1 of 3 PLANNING COMMISSION RESOLUTION 2016- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, SUSTAINING THE DIRECTOR DECISION FOR THE APPROVAL OF A REQUEST TO ADOPT A SIGN PROGRAM AMENDMENT FOR THE PLAZA LA QUINTA SHOPPING CENTER AT 78267 HIGHWAY 111 CI1_M4,111111M1.14 19314►ia 4Z111814zi&ZIJ10W11161 APPLICANT: HARSCH INVESTMENT REALTY, LLC, SERIES F WHEREAS, the Design and Development Director of the City of La Quinta, California did, on the 18th day of August, 2016, approve a request by Harsch Investment Realty, for the proposed sign program amendment, SAPR2016-0001, for the Plaza La Quinta shopping center, more particularly described as: APN: 604-050-007, -012, -016, -059, -061, -069 WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 13th day of September, 2016, by majority vote approve call-up review of SAPR2016-0001. WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 13th day of September, 2016, consider an appeal of Sign Program Amendment 2016-0001. WHEREAS, upon hearing and considering all testimony and arguments for the appeal, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.090 of the Municipal Code to justify approval of said Sign Program Amendment 2016-0001: 1. Consistency with General Plan The project site is designated General Commercial on the General Plan land use map and the proposed sign program amendment further promotes general commercial uses at the shopping center. 2. Consistency with Zoning Code Sign program amendments are authorized by the Zoning Code and the proposed sign program amendment is consistent with the purpose and intent of Chapter 9.160. The sign program amendment is in harmony with and visually related to: Planning Commission Resolution 2016 - Sign Program Amendment 2016-0001 Applicant: Harsch Investment Realty Adopted: Page 2 of 3 a. All signs within the planned sign program, via the incorporation of several common design elements such as materials, letter style, colors, illumination, sign type or sign shape. b. The buildings they identify. This may be accomplished by utilizing materials, colors, or design motif included in the building being identified. 3. Compliance with California Environmental Quality Act (CEQA) The Design and Development Department has determined that the proposed sign program amendment is categorically exempt from further environmental review pursuant to Section 15061(b)(3), Review for Exemptions - General Rule, in that it can be seen with certainty that there is no possibility for this action to have a significant effect on the environment, and individual development plans will be reviewed under CEQA as they are proposed. 4. Surrounding Uses As conditioned, approval of the application will not create conditions materially detrimental to the public health, safety and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The proposed sign program amendment design elements are consistent in size and scale with the existing signage in surrounding commercial centers. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the findings of the Planning Commission in this case. SECTION 2. That the above project be determined by the Planning Commission to be exempt from CEQA pursuant to Section 15061(B)(3), Review for Exemptions - General Rule, in that it can be seen with certainty that there is no possibility for this action to have a significant effect on the environment, and individual development plans will be reviewed under CEQA as they are proposed. SECTION 3. That it does hereby sustain the Director's decision approving Sign Program Amendment 2016-0001, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. Planning Commission Resolution 2016 - Sign Program Amendment 2016-0001 Applicant: Harsch Investment Realty Adopted: Page 3 of 3 PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 13th day of September, 2016, by the following vote: AYES: NOES: ABSENT: ABSTAIN: PHILIP BETTENCOURT, Chairperson City of La Quinta, California ATTEST: GABRIEL PEREZ, Planning Manager City of La Quinta, California PLANNING COMMISSION RESOLUTION 2016- CONDITIONS OF APPROVAL - RECOMMENDED SIGN PROGRAM AMENDMENT 2016-0001 PLAZA LA QUINTA SHOPPING CENTER SIGN PROGRAM AMENDMENT ADOPTED: Page 1 of 1 GENERAL 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 Sign Program Amendment. 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. Individually internally illuminated letter sign returns and trim caps shall be limited to two colors (trim and returns to be one color). The colors shall be approved by the Design and Development Department. 3. Any changes to the sign program, including sign size, sign placement and/or sign design, will require a sign program amendment application to be filed with the Design and Development Department. Page 1 of 1 Planning Commission Resolution 2016 - Sign Program Amendment 2016-0001 Applicant: Harsch Investment Realty Adopted: Page 1 of 2 PLANNING COMMISSION RESOLUTION 2016- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, REVERSE THE DIRECTOR DECISION FOR THE APPROVAL OF A REQUEST TO ADOPT A SIGN PROGRAM AMENDMENT FOR THE PLAZA LA QUINTA SHOPPING CENTER AT 78267 HIGHWAY 111 CI1_M4,111111M1.14 19314►ia 4Z111814zi&ZIJ10W11161 APPLICANT: HARSCH INVESTMENT REALTY, LLC, SERIES F WHEREAS, the Design and Development Director of the City of La Quinta, California did, on the 18th day of August, 2016, approve a request by Harsch Investment Realty, for the proposed sign program amendment, SAPR2016-0001, for the Plaza La Quinta shopping center, more particularly described as: APN: 604-050-007, -012, -016, -059, -061, -069 WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 13th day of September, 2016, by majority vote approve call-up review of SAPR2016-0001. WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 13th day of September, 2016, consider an appeal of SAPR2016-0001. WHEREAS, upon hearing and considering all testimony and arguments for the appeal, if any, of all interested persons desiring to be heard, said Planning Commission did make the following mandatory findings pursuant to Section 9.210.090 of the Municipal Code for denial of Sign Program Amendment 2016-0001: 1. Consistency with Zoning Code The materials, letter style, colors, illumination, sign type and size shape is inconsistent with the architectural style of the buildings within the shopping center. The sign program creates a new location for placement of building - mounted signs on a parapet roof for all tenants of the main building of the shopping center that is inconsistent with the architectural style of the shopping center. 2. Surrounding Uses The proposed sign program amendment adversely affects surrounding land uses as the request establishes a sign program that is inconsistent with the design and harmony of the commercial centers in the vicinity. Planning Commission Resolution 2016 - Sign Program Amendment 2016-0001 Applicant: Harsch Investment Realty Adopted: Page 2 of 2 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: SECTION 1. That the above recitations are true and constitute the findings of the Planning Commission in this case. SECTION 2. That it does hereby reverse the Director's decision approving Sign Program Amendment 2016-0001, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the City of La Quinta Planning Commission, held on this the 13th day of September, 2016, by the following vote: AYES: NOES: ABSENT: ABSTAIN: PHILIP BETTENCOURT, Chairperson City of La Quinta, California I_11i9*3$1 GABRIEL PEREZ, Planning Manager City of La Quinta, California ATTACHMENT 1 Project Information CASE NUMBER: SIGN PROGRAM AMENDMENT 2016-0001 APPLICANT: GRAPHIC SOLUTIONS PROPERTY OWNER: HARSCH INVESTMENT REALTY, LLC, SERIES F DESIGNER: GRAPHIC SOLUTIONS REQUEST: ADOPT A SIGN PROGRAM AMENDMENT FOR THE PLAZA LA QUINTA SHOPPING CENTER, AND FIND THE PROJECT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT LOCATION: 78267 HIGHWAY 111 GENERAL PLAN DESIGNATION: GENERAL COMMERCIAL ZONING DESIGNATION: COMMUNITY COMMERCIAL SURROUNDING ZONING/LAND USES: NORTH: POINT HAPPY SHOPPING CENTER SOUTH: RESIDENTIAL NEIGHBORHOOD EAST: LA QUINTA COURT SHOPPING CENTER WEST: VACANT AND CITY BOUNDARY ATTACHMENT 2 —A s.,' \�C )Site f i�Tll_. A I L Vicinity Map ATTACHMENT 3 03/21/01 APPROVED BY COMMUNITY DEVELOPMENT DEPT BY f-f 2 �� DATE -2t PLAZA LA OUINTA EXHIBIT 1✓l� ✓t�y�. ���y'�� SIGN CRITERIA CASE NO. ,...;,. The purpose of the attached criteria is to establish sign standards necessary to insure maximum tenant identification within an overall harmony of design for the total shopping center. The criteria has been designed to give tenants a considerable amount of flexibility in personalizing their own store and at the same time allow for maximum creativity in sign design. However, since deviations from the broad criteria would be an injustice to all other tenants who comply, conformance to the criteria will be strictly enforced. In the interest of the center, any installed non -conforming or unapproved signs shall be brought into conformance at the expense of the tenant. Signing your location within the limits of the criteria is important to your business future and that of your neighbors. All concerned with this project look forward to working with you on it. Creative and accurate efforts now will contribute to everyone's future. As an assistance to your planning, we offer the following: A. GENERAL The tenant shall pay for all signs and their installation and maintenance. The tenant shall also be responsible for obtaining all necessary permits and approvals. You will receive assistance in this regard from your leasing agent and the sign contractor. B. SUGGESTED SIGNING CONTRACTOR In order to minimize the cost of signing to the tenant, to insure safe and high quality workmanship and materials, and to further provide for conformity, JOHN HOWENSTINE INC. has been selected as the proposed signing contractor for the center. However, should the tenant desire to use another contractor the approval of the Landlord is required. C. SIGN TYPES SIGN TYPE A - FASCIA SIGN Exterior illuminated wood -framed tile sign. Tile is dark brown. Center logo on the left, tenant logo on the right. Borders will be an alternating color dependent upon store front, either rust, green or blue border. Shielded fluorescent light fixture provided by owner. Custom typeface designed by JHI or supplied by tenant. Maximum dollar amounts have been established for these fascia -mounted signs for initial purchase, as follows: SIGN LENGTH 18" x 10' 18" x 12' 18" x 14" Over 16' length PURCHASE PRICE $675.00 $810.00 $945.00 By Quote Page 1 03/21/01 The above pricing includes sign blank, title, frame, design and painting. Additional cost for installation and permits. SIGN "TYPE B - UNDER CANOPY SIGN Constructed of 3" cedar, sandblasted background with raised letters. Doublefaced, custom designed to emphasize store theme identification. Sign to be chain hung or bracketed under canopy. SIGN COST - $350.00 (Price does not include bracket) SIGN TYPE C - WALL SIGN Single faced sandblasted wood wall sign, constructed of 3" cedar. This sign will have custom design and colors. Dependant upon location and availability of space, this sign will be offered in addition to the required signs. SIGN COST -- BY QUOTE SIGN TYPE D - SINGLE I MULTI- TENANT FASCIA SIGN (No limits to Tenant Floor Area) Within a single or multi -tenant occupancy pad building, a sign shall be considered to be a fascia sign if the sign would fall without support from the building or improvement. Additionally, these signs shall be mounted flush against or parallel to the surface of the building fagade. These signs typically consist of either signage enclosed within a cabinet box or individual channel lit letters. The area of rectangles, triangles, circles, and etc., or a combination thereof, as necessary to enclose the sign shall determine total area of the sign. This total area must comply with maximum square footage requirements of the City of La Quinta Sign Ordinance. (One (1) square foot of signage per lineal foot of leas space frontage up to a maximum of 50 square feet.) NOTE 1. Within a single or multi -tenant occupancy pad building, the addition of Sign Type D - fascia sign may negate the requirement to have Sign Type A and Sign Type C upon approval of the Landlord. 2. Logo cabinet box signs shall only be allowed if it is a part of a formally registered trademark of the business that is used for business sign identification. Cabinet sign faces shall have opaque backgrounds. 3. Individual internally illuminated letter signs shall not exceed 24" in height with logos not exceeding 30" in height. 4. IndividualIy internally illuminated letter returns and trim caps shall be limited to two colors (trim caps and returns to be the same color). The colors shall be approved by the Community Development Department. 5. No "halo" lit signs shall be allowed. b. Type D signs shall be approved by the Community Development Department. Approval of the sign may be referred to the Planning Commission if it is deemed that the design of the sign warrants such review. Page 2 03/21/01 D. PROCEDURE Tenant should review these criteria and determine some preliminary sign concepts. When such concepts are available, your leasing agent can arrange contact with you and the representative of JOHN HOWENSTINE INC. or M&H Realty Partners. When your final sign designs have been drawn by JOHN HOWENSTINE INC. or an approved Sign Contractor, and approved by you, they should be submitted by your leasing agent for owner approval. When this approval is obtained in writing, the signing contractor will complete fabrication and delivery of your signs. Thank you. If you have any questions on this sign criteria, your leasing agent will be happy to assist you. M&H Property Management Plaza La Quinta 78-401 Highway 111, Suite'V' La Quinta, CA 92253 760.771.4580 Reference: JOHN HOWENSTINE INC. 3188-J Airway Avenue Costa Mesa, CA 92626 (714) 557-4064 Page 3 F-1 L 0 t1 � y r Y p l I I 4 yy ~ a M IEEE �.TT If 9e l 11 s'FiNI i3 Er,� �"da sz.. �Hf=x J iS:E .1l�sw .Sc T2_ S .sY E S.S:IS E�i • #TNa��'"e� ��a� 1 _ems � ��� : �ea�a9; _ o's_"� - SEo' - ise:�_ �. S 2o.7— ":uYC R A'l�'=: `o:'S� eEo_ P .i. l- C:U.0 • - ��:s.`s �_$B:� `a � =Ea" �,5: eE! �_ = '_S: �E7% ` 7 : cjc;-_'E - E� y3" E:_ a-"3` al :� o_o -" "I: ` '• - --- - Y3. J z ATTACHMENT 4 AMENDMENT TO PLAZA LA QUINTA SIGN PROGRAM PLAZA LA QUINTA SIGN PLAN SA 2001-536 APPROVED MARCH 26, 2001 AUGUST 2, 2016 Harsch Investment Realty, LLC Series F 78-401 Highway 111 Suite C La Qu i nta, CA 92253 VICINITY MAP Prepared by: D �» o cn �,GHAPHIC SRUTIONS o °o° ENVIRONMENTAL GRAPHIC DESIGN c�aRKcr 2952 MAIN ST • SAN DIEGO, CA 92113 doe TEL:(619) 239-1335 FAX (619) 235-6018 SITE W BRANDY ORNER ❑ D 0 NORTH FREE STANDING ANCHOR (NOT A PART) 6 NORTH 0 40' 80' 160' SITE PLAN - TENANT WALL SIGN LOCATIONS (NOT A PART) 1A CD 4 2 0 � S �� 00 O D�OO �� © FREESTANDING O O MULTI -TENANT Q O �O TENANT SIGN LOCATIONS Q TENANT WALL SIGN Q PROJECT ID/TENANT SIGN FREE STANDING FILENAME GRAPHIC SOLUTIONS Plaza La Quinta TENANT Sign Program ENVIRONMENTAL GRAPHIC DESIGN SHEET DESIGNER DATE 2952 MAIN ST SAN DIEGO, CA 92113 1 JWB 8/2/2016 TEL 16191 239-1335 FAX (619) 235-6018 STOREFRONT ELEVATION - PLAZA LA QUINTA A STOREFRONT ELEVATION - PLAZA LA QUINTA c s ree n STOREFRONT ELEVATION - PLAZA LA QUINTA STOREFRONT ELEVATION - PLAZA LA QUINTA 4 w ------------- - $1 sk TYPICAL EXAMPLE OF TENANT SIGN LOCATIONS TENANT WALL SIGN Q PROJECT ID/TENANT SIGN SIGNS ARE LOCATED ONE PER TENANT BUILDING FRONTAGE. 4 C w AiilllllbSTOREFRONT ELEVATION - PLAZA LA QUINTA lqw a r it 1s FILE NAME GRAPHIC SOLUTIONS Plaza La Quinta TENANT Sign Program Plaza ENVIRONMENTAL GRAPHIC DESIGN SHEET DESIGNER E 2 JWBDAT 8/2/2016 2952 MAIN ST SAN DIEGO, CA 92113 TEL:(6191 239-1335 FAX (619) 235-6618 EAST STOREFRONT ELEVATION - PLAZA LA QLIINTA SCALE:1/16" =1'-0" 151r2 so. FT. 199a Fr. a---------------------------- ----------------- J — FBE:AIING i'ENTEB tftp wswEt- [hires r ? 1nity Fi n `La. QviiTila es 9a. FT. s; sn. FT. �I it 4 5111IMMINIJ LESLIE �« SGfrI1E5. :: s OWEST STOREFRONT ELEVATION - PLAZA LA QUINTA O SCALE: 1/16" =1'-T TYPICAL EXAMPLE OF TENANT SIGN LOCATIONS SIGNS ARE LOCATED ONE PER TENANT BUILDING FRONTAGE. EXISTING SIGN FILENAME g g Plaza La Quinta TENANT Sign Pro ram GRAPHIC SOLUTIONS ENVIRONMENTAL GRAPHIC DESIGN r.. 2952 MAIN ST SAN OIEGO, CA 92113 TEL:(619) 239-1335 FAX (619) 235-6018 SHEET 3 DESIGNER JWB DATE 8/2/2016 SCALE: 1/4" =1'-0" B TYPICAL EXAMPLE OF TENANT SIGN LOCATIONS SIGNS ARE LOCATED ONE PER TENANT BUILDING FRONTAGE. FILENAME GRAPHIC S0LU110NS Plaza La Quinta TENANT Sign Program ENVIRONMENTAL GRAPHIC DESIGN SHEET DESIGNER DATE 4 JWB 8/2/2016 2952 MAIN ST SAN DIEGO, CA 92113 TEL 239-1335 FAX (619) 235-6018 MAX 80% OF LENGTH ARCHITECTURAL BACKGROUND MAX 70% OF WIDTH ARCHITECTURAL BACKGROUND C PROJECT I.D. / TENANT WALL SIGN DETAIL (TYPICAL) SCALE: 1/4" = V-0" (PROJECT I.D. SIGN AS SHOWN 42 SQ. FT.) FILE NAME Plaza La Quinta TENANT Sign 1 GRAPHIC SOLUTIONS ENVIRONMENTAL GRAPHIC DESIGN SHEET DESIGNER DATE 5 JWB 8/2/2016 2952 MAIN ST - SAN DIEGO, CA 92113 TEL:(619) 239-1335 FAX (619) 235-6018 ILLUMINATED WALL SIGN SPECIFICATIONS QUANTITY (1) per tenant building frontage LOCATION At Landlord designated locations on building wall. Must be flush mounted and centered top to bottom and left to right in designated sign location or as designated by Landlord. COPY Tenant identification / logo SIZE 1 sq. ft. per linear foot of tenant building frontage; up to 50 sq. ft. maximum area. Letter body 24" maximum. Capitals, swashes, ascenders and descenders, and logos 30" maximum. NOTE: Maximum letter height and copy are may not be achievable in the available sign location. Signs shall be sized so they are balanced and in scale in relation to the architectural backgrounds and available building wall space. MATERIALS Fabricated Aluminum Channel Letters 3 1/2" to 5" deep with translucent acrylic faces and painted aluminum returns COLORS Colors as approved by Owner TYPE FACE Custom tenant logotype with Owner approval LIGHTING Internal L.E.D. Illumination FABRICATED ALUMINUM CHANNEL LETTER TRANSLUCENT ACRYLIC FACE WHITE - LED LIGHT MODULES TRIM CAP PAINTED TO MATCH RETURN COLOR EXAMPLES OF MAXIMUM LETTER & LOGO HEIGHT LOGOS: 30" MAX. HEIGHT X '..j. O N --- ---—- la:hm ------------------- CAPS, SWASHES, ASCENDERS & DESCEND 30" MAX. HEIGHT LETTER BODY: 24" MAX. HEIGHT ----------- Id Surgery OTENANT ID WALL SIGN - ILLUMINATED (TYPICAL) FABRICATED ALUMINUM CHANNEL LE' TRANSLUCENT ACRYLIC WHITE - LED LIGHT MODI WHITE RETURNS OTENANT ID WALL SIGN - ILLUMINATED (TYPICAL) NOT TO SCALE TRIM BUILDING � �-POWER SUPPLY BOX ENCLOSES LED DRIVERS LOW VOLTAGE WIRE CONNECTS TO LED DRIVER SECTION DETAIL (TYPICAL) NOT TO SCALE FILE NAME Plaza La Quinta TENANT Sign Program j GRAPHIC SOLUTIONS ENVIRONMENTAL GRAPHIC DESIGN SHEET DESIGNER DATE 2952 MAIN ST SAN DIEGO, CA 92113 6 JWB 8/2/2016 TE06191 239-1335 FAX (619) 235-6018 NON -ILLUMINATED WALL SIGN SPECIFICATIONS QUANTITY (1) per tenant building frontage LOCATION At Landlord designated locations on building wall. Must be flush mounted and centered top to bottom and left to right in designated sign location or as designated by Landlord. COPY Tenant identification / logo SIZE 1 sq. ft. per linear foot of tenant building frontage; up to 50 sq. ft. maximum area. Letter body 24" maximum. Capitals, swashes, ascenders and descenders, and logos 30" maximum. NOTE: Maximum letter height and copy are may not be achievable in the available sign location. Signs shall be sized so they are balanced and in scale in relation to the architectural backgrounds and available building wall space. MATERIALS Painted acrylic dimensional letters COLORS Colors as approved by Owner TYPE FACE Custom tenant logotype with Owner approval LIGHTING None 8 n (7, c o n TENANT ID WALL SIGN - NON ILLUMINATED (TYPICAL) 15 DIMENSIONAL CUTOUT LETTERS; FLUSH MOUNTED TO WALL SURFACE WITH STAINLESS STEEL PINS; PAINT FINISHED TENANT ID WALL SIGN - NON ILLUMINATED (TYPICAL) NOT TO SCALE SECTION DETAIL (TYPICAL) NOT TO SCALE FILENAME g g Plaza La Quinta TENANT Sign Program GRAPHIC SOLUTIONS ENVIRONMENTAL GRAPHIC DESIGN SHEET DESIGNER DATE 2952 MAIN ST SAN DIEGO, CA 92113 7 JWB 8/2/2016 TEL:(6191 239-1335 FAX (619) 235-6018 BLADE SIGN SPECIFICATIONS QUANTITY (1) sign per tenant elevation with individual tenant entry LOCATION Adjacent to exterior entry door. Minimum clearance: 8' from bottom of sign to finished grade surface. SIZE Maximum of 3 square feet. Maximum of 3" deep. DESIGN GUIDELINES Tenant logo and identity colors shall be incorporated using unique background shapes. Sign backgrounds shall be fabricated of aluminum, high -density polyurethane foam, or wood with surfaces paint finished. Letters and graphics may be paint or applied vinyl. Sign to be chain hung or bracketed under canopy. Bracket must be paint finished. 3" MAX TENANT ID BLADE SIGN - SIDE VIEW (TYPICAL NOT TO SCALE too FILENAME GRAPHIC SOLUTIONS TENANT ID BLADE SIGN -NON ILLUMINATED (TYPICAL) Plaza La Quinta TENANT Sign Program NOT TO SCALE SHEET DESIGNER DATE ENVIRONMENTAL GRAPHIC DESIGN 2952 MAIN ST SAN DIEGO, CA 92113 8 JWB 8/2/2016 TEL(619) 239-1335 FAX (619) 235-6019 INTRODUCTION The objective of this Sign Plan Amendment is to provide design standards and specifications that assure consistency in quality, size, placement, and configuration for signage and to provide for project and tenant identification. This Plan dated Aug 2, 2016 shall amend Plaza La Quinta Sign Criteria dated 3/21/01 and approved as Final Sign Program 3/26/2001, Case No. SA 2001-536. THE PROJECT Plaza La Quinta is a multibuilding shopping center located at the southwest corner of Highway III and Washington Street in La Quinta, California. The site is bounded on the north by Highway 111, on the west by Indian Wells City Limits, on the south by low density residential zoned properties and open space, and on the east by Washington Street. This 127,562 SF Plaza La Quinta sits as a retail community shopping center, zoned CC in the City of La Quinta Official Zoning Map. THE SIGN PLAN This Amended Sign Plan includes tenant signs as follows: TENANT SIGNS: Tenant shall be allowed 1 flush mounted Illuminated Wall Sign plus 1 under- canopy/blade sign per tenant frontage along a street or along a common -use parking lot with no direct street frontage. • Illuminated Wall Signs consist of individual, internally LED illuminated channel letters and logos, 3-1/2 inches or 5 inches deep with acrylic faces and painted aluminum returns. (Sheet 6) • Non -illuminated Wall Signs may be used in addition to required illuminated sign, installed in Landlord designated locations only. Non - illuminated signs consist of dimensional acrylic letters and logos not to exceed 1/2 inch deep. (Sheet 7) Each Wall Sign is limited to 50 SF with a maximum letter body height of 24 inches; capitals, letter swashes, ascenders and descenders, and logos are limited to 30 inches high. • Under-Canopy/Blade Signs shall be double-faced, custom designed to emphasize store theme identification. Sign to be chain -hung under - canopy or bracket mounted at tenant entrance. Signs not to exceed 3 inches thick and 3 SF. See Sheet 8. Tenants are limited to the sign types and quantities designated herein. All signs must meet the requirements of La Quinta Municipal Code Chapter 9.160 and the Amended Sign Plan in accordance with La Quinta Municipal Code Chapter 9.160.090 E. Tenants may install Owner/Landlord designated signs only after the review and approval process has been completed, the Tenant has obtained Owner/Landlord written approval and any required City of La Quinta sign permits have been issued. DEVIATION Project identification wall signs may be displayed in two locations on the parapet in lieu of tenant signs. (Sheet 2, Sign Type B) FILENAME g g Plaza La Quinta TENANT Sign Pro ram HAPHIC SOLUTIONS IRONMENTAL GRAPHIC DESIGN 3952 MAIN 9- 35 FSANAX X (619DIEGO, C3 96013 TEL:16191 239-1335 FAX (fi191 235-fifiifi SHEET 9 DESIGNER DATE JWB 8/2/2016 ATTACHMENT 5 ATTACHMENT 6 t U HARSCH INVESTMENT PROPERTIES PLAZA LA QU I NTA EXHIBIT A La Qvinta California September 10, 2015 ���►� AWBREY COOK ROGERS MCGILL ARCHITECTS + INTERIORS 1045 14th Avenue, Suite 100 San Diego, CA 92101-5701 Phone: (619) 398-3480 U1 HARSCH INVESTMENT PROPERTIES PLAZA LA QU I NTA EXHIBIT B La Qvinta, California September 10, 2015 AWBREY COOK ROGERS MCGILL ARCHITECTS + INTERIORS 1045 14th Avenue, Suite 100 San Diego, CA 92101-5701 Phone: (619) 398-3480 0 t ,j -�A4 Ar s 41; ,1 a+ f •••sss f it � LAZA LA Q U I N TP a Quints_ Cnlifoi U1 HARSCH INVESTMENT PROPERTIES PLAZA LA QU I NTA EXHIBIT D La Qvinta, California September 10, 2015 AWBREY COOK ROGERS MCGILL ARCHITECTS + INTERIORS 1045 14th Avenue, Suite 100 San Diego, CA 92101-5701 Phone: (619) 398-3480 U1 HARSCH INVESTMENT PROPERTIES PLAZA LA QUINTA EXHIBIT E - ENLARGED DETAIL OF EXHIBIT D La Quinta, California September 10, 2015 ,='& AWBREY COOK ROGERS MCGILL ARCHITECTS + INTERIORS 1045 14th Avenue, Suite 100 San Diego, CA 92101-5701 Phone: (619) 398-3480 kTTA POR sw i° Iff AM r Qe - y- •�s �.. - r \•t fi� ti-tifi� ti`; 1 �, MON WNift I1 ry - - -JOOIOP_ Of T LA QL NTA'SURGERY CENTER xlixl \1IX,Y[ i `� - r ; - �r j■e ILA J T"w'! =r. - �IN -- - _ kfiv t �^ � - ..•1!' � y„ � %FIB —_ -wa woo, NINNTAM a Ec -T �T fi .f .t r r� +� i- .rE .tea .r # �4,��� 111111. r 4_iIii _ ll MAX M 153 �i F;TfC CHIREJPR};j DID) PR(1P(l.qFll • FXHI 'b"AM i I TTTIO CMW S. w"- R - r. ri nis _ v aD MA Ir u r , _ • Y _ _ *sue _ 1_ w Ya - - — a i ra. .r•.' s_. � u 1 f'°Iir�: l a +�LIiP7f.:, �' it P. � �" # •a - 3 �: rdfil �rr3it s AT $ta►bUcK - 1 „aCFteE�°ile�12 ■ � ■ � lye F L. Ai - Via:. ,. - � - . .. F _ i .. _ • _ r .i s- BAD C a uut-nta,, Lail-tornic Sent 06. 2016