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2006 01 24 PC0 CFM OF Planning Commission Agendas are now available on the City's Web Page @ www.la-quinta.org PLANNING COMMISSION AG EN DA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California JANUARY 24, 2006 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 2006-004 Beginning Minute Motion 2006-001 CALL TO ORDER A. Pledge of Allegiance B. Roll Call II. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Approval of the Minutes of the Regular Meeting of January 10, 2006. G:\WPDOCS\PC Minutes\1 AgendaW.doc V. PUBLIC HEARING: For all Public Hearings on the Agenda, a completed "Request to Speak" form must be filed with the Executive Secretary prior to the start of the Planning Commission consideration of that item. The Chairman will invite individuals who have requested the opportunity to speak, to come forward at the appropriate time. Any person may submit written comments to the Planning Commission before a public hearing, may appear and be heard in support of, or in opposition to, the approval of the project(s) at the time of the hearing. If you challenge any 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. A. Item ................ CONTINUED - ENVIRONMENTAL ASSESSMENT 2005- 550, GENERAL PLAN AMENDMENT 2005-106, ZONE CHANGE 2005-126, SPECIFIC PLAN 83-002, AMENDMENT #5, AND TENTATIVE PARCEL MAP 32752 Applicant ......... Ray Shaffer Location .......... Between Weiskopf and Jack Nicklaus Golf Courses, immediately south of PGA Boulevard, within PGA West Request ........... Consideration of: 1) A Negative Declaration of environmental impact; 2) A General Plan Amendment and Zone Change from Golf Course to Low Density Residential; 3) A Specific Plan to allow the conversion of 2.3 + acres of existing golf course/common area to residential use; and 4) Review of a Parcel Map to subdivide 2.3+ acres into three single-family lots . Action ............. Request to continue to February 14, 2006 B. Item ................ VILLAGE USE PERMIT 2004-025 AND TENTATIVE PARCEL MAP 33954 Applicant ......... F. H. LaBranche, Jr. Location .......... North side of Calle Amigo, one lot east of Avenida Bermudas Request ........... Consideration of three abutting live/work units, each consisting of an office area adjacent to Calle Amigo and a residential unit on the north end of the property; a parcel map to divide the existing lot into three lots. Action ............. Resolution 2006- and Resolution 2006- G:\WPDOCS\PC Minutes\1 AgendaW.doc C. Item ................ SITE DEVELOPMENT PERMIT 2005-848 Applicant ......... Transwest Housing, Inc. Location .......... Within Tract 32879, south side of Avenue 54, east side of Madison Street, north side of Greg Norman Course project and ± 1 /4 mile west of Monroe Street Request ........... Review of architectural and landscaping plans for the main entry gatehouse, main entry gate, and perimeter parkways for Griffin Ranch. Action ............. Resolution 2006- D. Item ................ SITE DEVELOPMENT PERMIT 2005-849 Applicant ......... Colin McDermott Location .......... Parcel 2 of Parcel Map 29889, on the south side of Avenue 47, east of Washington Street. Request ........... Review of architectural plans for a 3,400 square foot, one-story office building in the La Quinta Professional Plaza. Action ............. Resolution 2006- VI. BUSINESS ITEM: None. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None VIII. COMMISSIONER ITEMS: A. Review of City Council meeting of January 17, 2006. IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on February 14, 2006, at 7:00 p.m. DECLARATION OF POSTING I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare that the foregoing agenda for the La Quinta Planning Commission meeting of Tuesday, January 24, 2006, was posted on the outside entry to the Council Chamber, 78-495 Calle Tampico and the bulletin board at the La Quinta Cove Post Office, on Friday, January 20, 2006. DATED: January 20, 2006 Y + BETT SAWYER, Executive Secretary City of La Quinta, California G:\WPDOCS\PC Minutes\1 AgendaMdoc 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 Planning 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 Planning Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Secretary for distribution. It is requested that this take place prior to the beginning of the 7:00 p.m. meeting. G:\WPDOCS\PC Minutes\1 AgendaMdoc PH #, PLANNING COMMISSION STAFF REPORT DATE: JANUARY 24, 2006 CASE NOS.: ENVIRONMENTAL ASSESSMENT 2005-550, GENERAL PLAN AMENDMENT 2005-106, ZONE CHANGE 2005-126, SPECIFIC PLAN 83-002, AMENDMENT #5, AND TENTATIVE PARCEL MAP 32752 APPLICANT: RAY SHAFFER ENGINEER: MDS CONSULTING LOCATION: BETWEEN WEISKOPF AND JACK NICKLAUS, IMMEDIATELY SOUTH OF PGA BLVD. WITHIN PGA WEST REQUEST: CONSIDERATION OF: 1 . A NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT; 2. A GENERAL PLAN AMENDMENT AND ZONE CHANGE FROM "GOLF COURSE" TO "LOW DENSITY RESIDENTIAL"; 3. A SPECIFIC PLAN AMENDMENT TO ALLOW CONVERSION OF 2.3+ ACRES OF EXISTING GOLF COURSE/COMMON AREA TO RESIDENTIAL USE; AND 4. REVIEW OF PARCEL MAP TO SUBDIVIDE 2.3+ ACRES INTO THREE SINGLE-FAMILY LOTS. NEED FOR RE -ADVERTISING This request was originally reviewed at the meeting on December 27, 2005 and continued to January 10, 2006. During the first hearing the Planning Commission requested the applicant provide additional information from the two applicable PGA West Homeowners associations, KSL (the subject property owner) and the City Fire Marshal. At the January 10th meeting, the request was again continued to the meeting of January 24, 2006 as the applicant had not yet obtained all of the requested information. Staff has since received the information requested. However, part of this information necessitates once again continuing the matter in order to re -advertising and re -circulate the hearing notice for the February 14th Planning Commission meeting. A letter recently received from KSL states access will be allowed between the proposed Parcel 1 (the westerly most parcel) and Jack Nicklaus via a driveway. This driveway was originally identified by the applicant as an easement P:\Reports - PC\2006\1 24-06\SP 83-002 AM #5 ET AL SHAFFER\sp 83-002 amend #5 at al pc cont rpt 1-24.doc through the adjacent common area landscape lot owned by KSL. The KSL letter states the subject land would be sold to the applicant rather than granting an access easement (Attachment 1). Staff originally notified property owners within 500 feet of the subject property based on the westerly boundary not including the driveway area as part of the lot. Based on the new information the proposed parcel map needs to be redrawn to include the driveway as part of the project and there is a need to re -advertise the hearing based on the expanded parcel map boundary. Staff estimates an additional 15 owners will now be within the 500 foot radius and need to be sent notices. RECOMMENDATION Continue the application to the February 14, 2006 Planning Commission in order to allow staff to re -advertise and re -circulate the hearing notice to include all properties within the amended 500 foot radius. Attachment: KSL Letter Prepared by: Stan Sawa, Principal Planner PAReports - PC\2006\1-24-06\SP 83-002 AM #5 ET AL SHAFFER\sp 83-002 amend #5 at al pc cont rpt 1-24.doc IN-1b—'LUU6 NON U2:51 PM KSL Resorts 760 564 8030 FAX NO, 760 564 8003 P. ( KSL RESORTSh�I I January 16, 2006 VIA FACSI ILE (760) 777-1233, Stan Sawa Assistant Planning Director City of La Quinta 78-459 Calle Tampico La Quinta, California 92253 ATTACHMENT Re: PGA WEST Specific Plan Amendment 5 Weiskopf Course / Residential Lot Boundary Exhibits (attached) Property located south of PGA Blvd, north of the Weiskopf Course boundary, between .Tack Nicklaus Blvd and Weiskopf Way (the "Shaffer Development") Dear Mr. Sawa: This letter is being provided at the request of City stab as part of the review of the concept drawing prepared for Mr. Ray Shaffer depicting the Shaffer Development. In addition to the acquisition of the property underlying the three (3) residential lots depicted on the attached exhibits, Mr. Shaffer is also acquiring fee title to Lot D of Tract 28340-1 identified as the private drive/fire access connecting lack Nicklaus Blvd to residential parcel 1. The lot immediately south of Lot D (Lot C of Tract 28340-1) contains a golf cart path which will remain within the boundary of Lot C. Hopefully this information satisfies any issue the City may have had relating to access to any of the proposed residential lots from adjacent private streets. We appreciate Staffs consideration of the proposed Shaffer Development concept and ask for a positive recommendation of approval of Mr. Shaffer's application. Very truly yours, �- A — Samuel J. Barton Vice President Cc: Ray Shaffer Forrest Haag KSL Resorts . SO-905 Avenida Bermudas . La Quinta, CA 92253 . 760.564.8000 . I:ax 760.564 8003 . ksiresorts.com THE KSL RESORTS COLLECTION . KSLRESORTS.COM (MORE RESORT&SPA. . LA COSTA RE50RT AND SPA.. 801 CL OEL COROW)C.0 • GRAND WAILEA RESORT ,HOTEL& SPA. • LA OUINTA RESORT w CLUa.. PGA L PH #B PLANNING COMMISSION STAFF REPORT DATE: JANUARY 24, 2006 CASE NO.: VILLAGE USE PERMIT 2004-025 TENTATIVE PARCEL MAP 33954 APPLICANT: F. H. LABRANCHE, JR. REQUEST: CONSIDERATION OF THREE ABUTTING LIVE/WORK UNITS, EACH CONSISTING OF AN OFFICE AREA ADJACENT TO CALLE AMIGO, AND A RESIDENTIAL UNIT ON THE NORTH END OF THE PROPERTY; A PARCEL MAP TO DIVIDE THE EXISTING LOT INTO THREE LOTS. LOCATION: THE NORTH SIDE OF CALLE AMIGO, ONE LOT EAST OF AVENIDA BERMUDAS PROPERTY OWNER: F. H. LABRANCHE, JR. GENERAL PLAN/ ZONING DESIGNATIONS: VILLAGE COMMERCIAL ENVIRONMENTAL DETERMINATION: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS REVIEWED THIS PROJECT UNDER THE PROVISIONS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). THE PROJECT WAS DETERMINED TO BE EXEMPT FROM CEQA UNDER GUIDELINES SECTION 15332, INFILL DEVELOPMENT SURROUNDING LAND USES: NORTH: COMMERCIAL, RESTAURANT SOUTH: CALLE AMIGO, VACANT EAST: VACANT, OFFICE COMMERCIAL WEST: OFFICE COMMERCIAL BACKGROUND: The proposed project is located one lot east of Avenida Bermudas, on the north side of Calle Amigo. The Planning Commission will recall that two office buildings have been approved (and one of the two constructed) at the eastern end of this block, adjacent to Desert Club. This area of the Village has been expanding quickly, primarily in office and commercial uses. This proposed site is one block north of Avenue 52. PROJECT REQUEST: The applicant requests approval of two applications: The first is a Village Use Permit (VUP) to allow the construction of three live work units. The residential units proposed would occur on the north end of the property, while small, single room offices would occur adjacent to Calle Amigo. Each unit will be provided a single -car garage and two parking spaces (Attachment 1). The second application is a Tentative Parcel Map, which will divide the existing lot into three lots, allowing the sale of the individual units permitted under the VUP (Attachment 2). Each of the application requests is described individually below. Village Use Permit The Village Use Permit is required for most projects in the Village Commercial zone. The zone permits a wide range of uses, including both residential and office uses. The applicant proposes to combine these uses by providing three units which would each have an office, a single garage, and a residence. The buildings will total 5,631 square feet, on a 13,238 square foot lot (42.5% building coverage). The property would be marketed and sold as a residential use with the option of having an on -site office. Land Use Compatibility The concept of combining living and working spaces is not entirely new to the Village, although in the past the occurrence was more likely an office in an existing single-family home. This proposal creates a more formal separation between uses, with the office on the street, and the residential in the back of the lot. As the Commission is aware, there is great flexibility in permitted uses in the Village Commercial designation. The General Plan also describes this designation as appropriate for both commercial and residential (Medium High and High Density) land uses. The proposed project occurs on a block which has developed with office and commercial uses. On the west side of Avenida Bermudas, however, there are a number of single-family homes on smaller lots. The site is therefore not isolated from residential development. For residential use, the site is within walking distance of shopping and transit, and will encourage the traditional village atmosphere which the General Plan and Zoning Ordinance encouraged in this designation. The residential units will be about 2,100 square feet each, which is larger than most apartments. If the Medium High Density designation were applied to this property, the applicant would be allowed four units on the subject property, and if the High Density Residential designation were applied, up to five units could occur. The project therefore conforms to the density which would otherwise be allowed on the property in the Village. Each unit will be provided private open space in the form of a central courtyard. A small rear yard is also provided for each unit (please see further discussion below). The courtyard area and rear yard provide each unit with 972 square feet of private open space, which although less than a back yard, still represents 22% of the lot area of each unit, and more space than might be provided in an apartment project patio or balcony. The units will each have a single car garage and access to the parking in the front of the site. The Zoning Ordinance requires two garage spaces per unit for townhomes. The Village Commercial zone allows for flexibility in parking standards, and in this case provides one garage space and one open space. Further, the parking can be considered shared parking with the office use, insofar as the office use will create a daytime need for parking, while the residential use will typically have a night-time need. The site, therefore, will allow a livable space for future residents, and the use can be considered compatible with the area in which it is located. The office space for each unit will be 451 square feet (approximately the size of a two car garage). This will be sufficient space for such uses as a one-man lawyer's or architect's office, an office for an off -site salesperson, or perhaps a gallery for the resident's art work. These potential uses are all consistent with the Village Commercial designation, and the office and commercial buildings which surround the site. Finally, the design of the site with the office area on the street is encouraged in the Village Commercial zone, as it facilitates pedestrian activity. Common bay parking is provided on the street frontage which will serve the offices. Under the parking standards, 1,353 square feet of general office use would require five off-street parking spaces. In addition to the three garages, six spaces are proposed. The office component of the project, therefore, is considered compatible with the area in which it is located, and the residential use on the balance of the site. From a land use compatibility standpoint, staff has determined the proposal is consistent with the goals of the General Plan and Zoning Ordinance for the Village Commercial area. Site Design Each proposed unit has a 451 square foot office, a 251 square foot garage, and a residential unit of either 2,078 square feet or 2,127 square feet (the smaller unit is located in the middle of the three). The garage and office space will be single story. The residential units will be two stories. A central, private courtyard separates the office/garage portion of each unit from the residential portion. A bay parking area is proposed across the southern boundary of the site, adjacent to Calle Amigo. This area will provide six parking spaces, plus the three garages, as well as landscaped area. The ALRC, which reviewed early designs of the buildings, recommended a number of conditions, as follows: 1. Palm trees will be retained or relocated on the site. 2. Exterior walls shall be hand -troweled stucco finish 3. Wall cap detailing shall be added and can be cobblestone. 4. Window surround and doorway surround detailing shall be added. 5. Mullions for windows and doors shall be added. 6. Bottle trees eliminated from the plant list. 7. Tumbled cobble stone shall be used for the driveway. 8. Mudded Spanish clay tile roof shall be used. The applicant's representatives have worked very hard to improve the elevations of the buildings to comply with their conditions and with staff's concerns. A Spanish style is proposed, which will include a hand -troweled stucco finish, low walls adjacent to the parking area, wall caps, mudded Spanish roof tile, wrought iron gates and balconies, and multi -paned windows. The parking area is proposed to be cobblestone. The ALRC's request to preserve the palm trees was investigated by the applicant. He has submitted a letter from a certified arborist (Attachment 3) which indicates the trees should not be preserved. Staff believes the level of landscaping provided on the site compensates for the loss of the palms, and therefore recommends the condition not be imposed on the applicant. Each of the courtyards is proposed to be heavily landscaped and include a spa. Landscaping is also proposed in the parking area. In the rear yards, however, the applicant proposes neither landscaping nor privacy walls between units. Further, the site plan does not show a perimeter wall around the site, although the applicant has indicated the intent is that the rear and side yards be walled. Given the small amount of outdoor space on the site, staff believes the rear yards should be treated L as additional private open space, and has added a condition which requires the construction of block walls between units as well as around the perimeter, and the provision of landscaping in the rear yard. Tentative Parcel Map The second application under consideration is a commercial Parcel Map. The Map proposes the division of the 13,238 square foot lot into three parcels co -terminus with the improvements for each unit. In the Village Commercial Zone, there is no minimum lot size. The lots created will be unusually narrow, but since the intent is to allow the purchase of these units as stand-alone units, the request can be considered by the City. The applicant is proposing a subdivision which would be similar to a townhouse or condominium project, where each unit can be sold, rather than rented. A parcel map would normally be reviewed at a Director's Hearing. In this case, since the Village Use Permit requires Planning Commission approval, and the two applications are integral to each other, the Parcel Map has been forwarded to the Planning Commission for its approval. The map has been conditioned to require that cross lot easements be recorded which allow access and reciprocal parking for all three lots. The map has further been conditioned to require the formation of a homeowners' association to assure the long term maintenance of driveways, walls, and landscaping which affect all three properties. Staff's only concern with the parcel map is that it is directly related to the design submitted in the Village Use Permit. If the Village Use Permit were not built, the subdivision, if recorded, would result in three completely unusable lots. Therefore, a condition of approval has been proposed requiring a covenant be established and recorded in association with the Parcel Map that prohibits the individual sale or transfer of the subject lots until certificates of occupancy have been issued for the three units. This will ensure that the property remains under one ownership until the individual units have been developed. Public Notice This request was published in the Desert Sun newspaper on January 14, 2006, and mailed to all affected property owners and occupants within 500 feet of the project site as required by Section 9.200.110 of the Zoning Code. To date, no letters have been received. Public Agency Review A copy of this request has been sent to all applicable public agencies and City Departments. All written comments received are on file with the Community Development Department. Applicable comments received have been included in the recommended Conditions of Approval. STATEMENT OF MANDATORY FINDINGS: The proposed project is consistent with the General Plan and Zoning Ordinance. Findings to recommend approval of this request can be made and are contained in the attached Resolutions. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2006-_, approving Village Use Permit 2004-025. 2. Adopt Planning Commission Resolution 2005-_, approving Tentative Parcel Map 33954. Attachments: 1. Site Plan, Elevations, etc. 2. Tentative Parcel Map 33954 3. Letter from Dave Koller, Certified Arborist Prepared by: `� 'rya"' �� icole auviat Criste, Consulting Planner PLANNING COMMISSION RESOLUTION 2006- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE CONSTRUCTION OF A THREE UNIT LIVE/WORK PROJECT CASE NO.: VILLAGE USE PERMIT 2004-025 APPLICANT: F.H. LABRANCHE, JR. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24`" day of January, 2006, hold a duly noticed Public Hearing to consider the request of F. H. LaBranche for a Village Use Permit to allow the construction of a three unit live/work project on the north side of Calle Amigo, and more particularly described as: A.P.N.:770-182-004 WHEREAS, said Village Use Permit has complied with the requirements of the "Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Community Development Department has determined that the proposed Village Use Permit is exempt from CEQA review under Guidelines Section 15332 (Infill Development); and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings to justify approval of said Village Use Permit: 1 . The proposed Village Use Permit is consistent with the La Quinta General Plan, in that it will provide a mixed use project combining attached residential units and office space, as allowed in the General Plan for the Village Commercial land use designation. 2. The proposed Village Use Permit is consistent with the requirements of the La Quinta Zoning Code, in that it will provide uses consistent with those permitted in the Village Commercial district, and meets the standards of this district. 3. The proposed Village Use Permit complies with the requirements of the "Rules to Implement the California Environmental Quality Act of 1970," as amended (City Council Resolution 83-63), insofar as it has been determined that the project is exempt from CEQA review under Section 15332, Infill Development, and a Notice of Exemption should be filed. Planning Commission Resolution 2006- Village Use Permit 2004-025 F. H. LaBranche Adopted: January 24, 2006 4. Approval of the proposed Village Use Permit will not create conditions materially detrimental to the public health, safety and general welfare, nor injurious to or incompatible with other properties or land uses in the vicinity, insofar as adjacent properties are in the Village Commercial district. 5. The architectural design aspects of the proposed Village Use Permit, including but not limited to architectural style, scale, building mass, materials, colors, architectural detailing, roof style and other elements are compatible with surrounding development, and quality of design illustrated in the Village at La Quinta Design Guidelines, and with the overall design quality found in the City. 6. The site design aspects of the proposed Village Use Permit, including but not limited to project entries, parking provisions, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening and other elements, are compatible with surrounding development and quality of design illustrated in the Village at La Quinta Design Guidelines, and with the overall quality of design found in the City. 7. The project landscaping for the proposed Village Use Permit, including but not limited to location, size, type and coverage of plant materials, has been designed to provide visual relief, complement the building, unify and enhance visual continuity of the site with surrounding development, and is consistent with the concepts in the Village at La Quinta Design Guidelines. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1 . That the above recitations are true and constitute the findings of the Planning Commission in this case. 2. That it does hereby approve Village Use Permit 2004-025 for the reasons set forth in this Resolution and subject to the attached conditions of approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this the 241" day of January, 2006 by the following vote, to wit: AYES: NOES: i Planning Commission Resolution 2006- Village Use Permit 2004-025 F. H. LaBranche Adopted: January 24, 2006 ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta California ATTEST: DOUGLAS R. EVANS Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2004-025 - F. H. LABRANCHE, JR. ADOPTED: JANUARY 24, 2006 GENERAL 1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Village Use Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the developer of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of any permit by the City, the applicant shall obtain the necessary permits and/or clearances from the following agencies: • Fire Marshal Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) • Community Development Department Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley 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, applicant shall furnish proof of such approvals when submitting the improvement plans for City approval. 3. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. PROPERTY RIGHTS 4. Prior to the issuance of any permit(s), the applicant shall acquire, or confer, those easements, and other property rights necessary for the construction and/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 the maintenance, construction and reconstruction of essential improvements. Planning Commission Resolution 2006- Conditions of Approval - Recommended Village Use Permit 2004-025 F. H. LaBranche, Jr. Adopted: January 24, 2006 5. 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. 6. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Calle Amigo (Local Street, 50' ROW) — No additional right of way is required. 7. 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 shown on the Village Use Permit. 8. 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. 9. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of this Village Use Permit and the date of final acceptance of the on -site and off -site improvements for this Village Use Permit, unless such easement is approved by the City Engineer. 10. The applicant shall have prospective buyers of Parcels 1 through 3 of Tentative Parcel Map No. 33954 enter into reciprocal access and maintenance agreements to shared handicap parking stalls. Said access easements shall be shown on the recorded Final Parcel Map. FINAL MAPS 11. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. 2 Planning Commission Resolution 2006- Conditions of Approval - Recommended Village Use Permit 2004-025 F. H. LaBranche, Jr. Adopted: January 24, 2006 Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. The Final Map shall be of a 1 " = 40' scale. 12. Prior to the City's approval of a Final Map, the applicant shall provide a covenant restricting the sale or transfer of the three parcels until conditions of occupancy have been issued for the live/work units. Said covenant shall be reviewed and approved by the Community Development Department. Upon approval, said covenant shall be recorded with the Final Map. 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. 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 Section 13.24.040 (Improvement Plans), LQMC. 14. The following improvement plans shall be prepared and submitted for review and approval by the City. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note: the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Precise Grading Plan 1 " = 20' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. On -Site Precise Grading Plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, sidewalks, building floor elevations, parking lot improvements and ADA requirements for the parking lot and access to the building; and showing the existing street improvements out to at least the center lines of adjacent existing streets —including ADA accessibility route to surrounding buildings, parking facilities and public streets. M Planning Commission Resolution 2006- Conditions of Approval - Recommended Village Use Permit 2004-025 F. H. LaBranche, Jr. Adopted: January 24, 2006 15. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Online Engineering Library at the City website (www.la-quinta.org). Navigate to the Public Works Department home page and look for the Online Engineering Library hyperlink. 16. The applicant shall furnish a complete set of the AutoCAD files of all complete, approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format or a file format which can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. GRADING 17. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a precise grading permit approved by the City Engineer. 18. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A precise grading plan prepared by a qualified engineer or architect, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, and C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16 (Fugitive Dust Control), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. 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 submitted with its application for a grading permit. 4 Planning Commission Resolution 2006- Conditions of Approval - Recommended Village Use Permit 2004-025 F. H. LaBranche, Jr. Adopted: January 24, 2006 19. 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. 20. 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. 21. The driveway approach high point shall be a minimum of 9 inches above the gutter flow line per the Engineering Department requirements. DRAINAGE 21. Nuisance water shall be retained on site and disposed of in an underground drainage system to a drywell system as approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 22. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 23. No additional street improvements is required, except for: A. Calle Amigo 1) Construct a 6-foot wide sidewalk adjacent to curb along the Calle Amigo boundary. The sidewalk design shall be approved by the Public Works Department and Community Development Department. The sidewalk shall be constructed prior to occupancy of the first unit. The applicant shall advise the prospective owners of its continuing obligation to maintain the sidewalk located in the public right of way adjacent to its property in a good state of repair pursuant to Streets & Highways Code Section 5610. 5 Planning Commission Resolution 2006- Conditions of Approval - Recommended Village Use Permit 2004-025 F. H. LaBranche, Jr. Adopted: January 24, 2006 24. The applicant shall design parking spaces fronting the proposed development to incorporate pavement material of a tumbled cobble stone design that are traffic bearing. 25. Improvements shall be designed and constructed in accordance with City adopted standards. UTILITIES 26. 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. 27. 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. 28. The applicant shall design and construct water and sewer improvements within the Calle Amigo right of way as required by CVWD to provide service to the property. The applicant shall contact CVWD regarding said requirements and submit water and sewer improvement plans for their approval. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. LANDSCAPING 29. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 30. The applicant shall provide landscaping in the required setbacks and common lots and parkway areas. 31. Landscape and irrigation plans for landscaped lots and setbacks shall be signed and stamped by a licensed landscape architect. A Planning Commission Resolution 2006- Conditions of Approval - Recommended Village Use Permit 2004-025 F. H. LaBranche, Jr. Adopted: January 24, 2006 32. The applicant shall submit the landscape plans for approval to plan checking by the Public Works Department. When plan checking has been completed by the Public Works Department, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 33. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. QUALITY ASSURANCE 34. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 35. The applicant shall employ, or retain, qualified engineers, surveyors, and such of other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 36. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 37. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. FEES AND DEPOSITS 38. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee program in effect at the time of issuance of building permitls►. 7 Planning Commission Resolution 2006- Conditions of Approval - Recommended Village Use Permit 2004-025 F. H. LaBranche, Jr. Adopted: January 24, 2006 39. Prior to completion of any approval process for modification of boundaries of the property or lots subject to these conditions, the applicant shall process a reapportionment of any bonded assessment(s) against the property and pay the cost of such reapportionment. 40. Tentative Tract 33954 shall provide for parks through payment of an in -lieu fee, as specified in Chapter 13.48, LQMC. The in -lieu fee shall be based on the fair market value of the land within the subdivision. Land value information shall be provided to the Community Development Director, via land sale information, a current fair market value of land appraisal, or other information on land value within the subdivision. The Community Development Director may consider any subdivider -provided or other land value information source for use in calculation of the parkland fee. COMMUNITY DEVELOPMENT DEPARTMENT 41. Six foot high decorative block walls shall be provided on the northern property line, as well as on the east and west property line, from the northern site boundary to the courtyard gates. 42. Six foot block walls shall be provided between each of the units in the side yard area. 43. Prior to issuance of building permits, the applicant shall submit to the Community Development Director, for review and approval, landscaping plans for the rear yards which provides for a minimum of one shade tree, a planter area and groundcover. 44. The Architecture and Landscape Review Committee's recommendations for the following shall be maintained in the building plans to the same level as shown in the plans submitted for the Village Use Permit: a. Exterior hand trowelled stucco finish b. Wall cap detailing that can be cobblestone. C. Window surround and doorway surround detailing. d. Mullions for windows and doors e. Bottle trees eliminated from the plant list and alternative trees shall be proposed. f. Tumbled cobble stone for the driveway. g. Mudded Spanish clay tile roof Planning Commission Resolution 2006- Conditions of Approval - Recommended Village Use Permit 2004-025 F. H. LaBranche, Jr. Adopted: January 24, 2006 45. A Homeowners' Association (HOA) shall be established, to the satisfaction of the City Attorney, to assure long term maintenance of the parking area, perimeter wall, and front landscaping. The HOA shall be in place prior to the occupancy of any unit within the project. 46. Due to the limited number of on -site parking stalls and size of office space, each office shall be limited to not more than two employees on -site at any given time. OTHER AGENCY CONDITIONS 47. The project shall be annexed to Coachella Valley Water District Improvement District Numbers 55 and 82 for sanitation. 48. Plans for grading and landscaping shall be submitted to the Coachella Valley Water District for review. 9 PLANNING COMMISSION RESOLUTION 2006- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE SUBDIVISION OF A 13,238 SQUARE FOOT LOT INTO THREE PARCELS CASE NO.: TENTATIVE PARCEL MAP 33954 F. H. LABRANCHE, JR. WHEREAS, The Planning Commission of the City of La Quinta, California, did on the 24" day of January, 2006, hold a duly noticed Public Hearing to consider the request of F. H. LaBranche, for the subdivision of a 13,238 square foot lot into three parcels, located on the north side of Calle Amigo, one lot east of Avenida Bermudas, more particularly described as: ASSESSOR'S PARCEL NUMBER 770-182-004 WHEREAS, said Tentative Parcel Map has complied with the requirements of the "Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Community Development Department has determined that the proposed Village Use Permit is exempt from CEQA review under Guidelines Section 15332 (Infill Development); and, WHEREAS, the Community Development Department published the public hearing notice in the Desert Sun newspaper on January 13, 2006, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following Mandatory Findings to justify approving Tentative Parcel Map 33954: 1. The Tentative Parcel Map with its improvements and design, is consistent with the General Plan in that its street design and parcels are in conformance with applicable goals, policies, and will provide adequate infrastructure and public utilities. 2. The design of the parcel map and its proposed improvements are not likely to create environmental damage or substantially and avoidably injure wildlife or their habitat because the site does not contain significant biological resources. 3. The design of the subdivision and subsequent improvements are not likely to cause serious public health problems because the construction of three live/work units at this location will not have considerable cumulative Planning Commission Resolution 2006- Tentative Parcel Map 33954 F. H. LaBranche January 24, 2006 impacts. The project is consistent with the General Plan, and the potential impacts associated with General Plan buildout. 4. The design of the parcel map and the proposed types of improvements will not conflict with easements acquired by the public at large, for access through or use of the property within the subdivision in that none presently exist and access is provided within the project and to adjacent public streets. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That the Planning Commission does hereby approve Tentative Parcel Map 33954, subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 24`" day of January, 2006, by the following vote, to wit: AYES: NOES: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS Community Development Director City of La Quinta, California onca.,,.,t� crwnnan.on nawi io nn m��ror.n ae�.. .+... PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE PARCEL MAP 33954 - F. H. LABRANCHE, JR. ADOPTED: JANUARY 24, 2006 GENERAL 1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Village Use Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the developer of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of any permit by the City, the applicant shall obtain the necessary permits and/or clearances from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley 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, applicant shall furnish proof of such approvals when submitting the improvement plans for City approval. 3. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. PROPERTY RIGHTS 4. Prior to the issuance of any permit(s), the applicant shall acquire, or confer, those easements, and other property rights necessary for the construction and/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 the maintenance, construction and reconstruction of essential improvements. Planning Commission Resolution 2006- Conditions of Approval - Recommended Tentative Parcel Map 33954 F. H. LaBranche, Jr. Adopted: January 24, 2006 5. 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. 6. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Calle Amigo (Local Street, 50' ROW) — No additional right of way is required. 7. 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 shown on the Village Use Permit. 8. 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. 9. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of this Village Use Permit and the date of final acceptance of the on -site and off -site improvements for this Village Use Permit, unless such easement is approved by the City Engineer. 10. The applicant shall have prospective buyers of Parcels 1 through 3 of Tentative Parcel Map No. 33954 enter into reciprocal access and maintenance agreements to shared handicap parking stalls. Said access easements shall be shown on the recorded Final Parcel Map. FINAL MAPS 11. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. 2 Planning Commission Resolution 2006- Conditions of Approval - Recommended Tentative Parcel Map 33954 F. H. LaBranche, Jr. Adopted: January 24, 2006 Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. The Final Map shall be of a 1 " = 40' scale. 12. Prior to the City's approval of a Final Map, the applicant shall provide a covenant restricting the sale or transfer of the three parcels until conditions of occupancy have been issued for the live/work units. Said covenant shall be reviewed and approved by the Community Development Department. Upon approval, said covenant shall be recorded with the Final Map. 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. 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 Section 13.24.040 (Improvement Plans), LQMC. 14. The following improvement plans shall be prepared and submitted for review and approval by the City. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note: the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Precise Grading Plan 1 " = 20' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. On -Site Precise Grading Plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, sidewalks, building floor elevations, parking lot improvements and ADA requirements for the parking lot and access to the building; and showing the existing street improvements out to at least the center lines of adjacent existing streets —including ADA accessibility route to surrounding buildings, parking facilities and public streets. 10 Planning Commission Resolution 2006- Conditions of Approval - Recommended Tentative Parcel Map 33954 F. H. LaBranche, Jr. Adopted: January 24, 2006 15. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Online Engineering Library at the City website (www.la-quinta.org). Navigate to the Public Works Department home page and look for the Online Engineering Library hyperlink. 16. The applicant shall furnish a complete set of the AutoCAD files of all complete, approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format or a file format which can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. GRADING 17. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a precise grading permit approved by the City Engineer. 18. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A precise grading plan prepared by a qualified engineer or architect, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, and C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16 (Fugitive Dust Control), LQMC. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. 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 submitted with its application for a grading permit. 4 Planning Commission Resolution 2006- Conditions of Approval - Recommended Tentative Parcel Map 33954 F. H. LaBranche, Jr. Adopted: January 24, 2006 19. 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. 20. 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. 21. The driveway approach high point shall be a minimum of 9 inches above the gutter flow line per the Engineering Department requirements. DRAINAGE 21. Nuisance water shall be retained on site and disposed of in an underground drainage system to a drywell system as approved by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 22. The applicant shall comply with the provisions of Sections 13.24.060 (Street Improvements), 13.24.070 (Street Design - Generally) & 13.24.100 (Access For Individual Properties And Development), LQMC for public streets; and Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 23. No additional street improvements is required, except for: A. Calle Amigo 1) Construct a 6-foot wide sidewalk adjacent to curb along the Calle Amigo boundary. The sidewalk design shall be approved by the Public Works Department and Community Development Department. The sidewalk shall be constructed prior to occupancy of the first unit. The applicant shall advise the prospective owners of its continuing obligation to maintain the sidewalk located in the public right of way adjacent to its property in a good state of repair pursuant to Streets & Highways Code Section 5610. Vy Planning Commission Resolution 2006- Conditions of Approval - Recommended Tentative Parcel Map 33954 F. H. LaBranche, Jr. Adopted: January 24, 2006 24. The applicant shall design parking spaces fronting the proposed development to incorporate pavement material of a tumbled cobble stone design that are traffic bearing. 25. Improvements shall be designed and constructed in accordance with City adopted standards. UTILITIES 26. 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. 27. 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. 28. The applicant shall design and construct water and sewer improvements within the Calle Amigo right of way as required by CVWD to provide service to the property. The applicant shall contact CVWD regarding said requirements and submit water and sewer improvement plans for their approval. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. LANDSCAPING 29. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 30. The applicant shall provide landscaping in the required setbacks and common lots and parkway areas. 31. Landscape and irrigation plans for landscaped lots and setbacks shall be signed and stamped by a licensed landscape architect. M Planning Commission Resolution 2006- Conditions of Approval - Recommended Tentative Parcel Map 33954 F. H. LaBranche, Jr. Adopted: January 24, 2006 32. The applicant shall submit the landscape plans for approval to plan checking by the Public Works Department. When plan checking has been completed by the Public Works Department, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 33. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. QUALITY ASSURANCE 34. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 35. The applicant shall employ, or retain, qualified engineers, surveyors, and such of other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 36. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 37. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. FEES AND DEPOSITS 38. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee program in effect at the time of issuance of building permit(s). 7 Planning Commission Resolution 2006- Conditions of Approval - Recommended Tentative Parcel Map 33954 F. H. LaBranche, Jr. Adopted: January 24, 2006 39. Prior to completion of any approval process for modification of boundaries of the property or lots subject to these conditions, the applicant shall process a reapportionment of any bonded assessment(s) against the property and pay the cost of such reapportionment. 40. Tentative Tract 33954 shall provide for parks through payment of an in -lieu fee, as specified in Chapter 13.48, LQMC. The in -lieu fee shall be based on the fair market value of the land within the subdivision. Land value information shall be provided to the Community Development Director, via land sale information, a current fair market value of land appraisal, or other information on land value within the subdivision. The Community Development Director may consider any subdivider -provided or other land value information source for use in calculation of the parkland fee. COMMUNITY DEVELOPMENT DEPARTMENT 41. Six foot high decorative block walls shall be provided on the northern property line, as well as on the east and west property line, from the northern site boundary to the courtyard gates. 42. Six foot block walls shall be provided between each of the units in the side yard area. 43. Prior to issuance of building permits, the applicant shall submit to the Community Development Director, for review and approval, landscaping plans for the rear yards which provides for a minimum of one shade tree, a planter area and groundcover. 44. The Architecture and Landscape Review Committee's recommendations for the following shall be maintained in the building plans to the same level as shown in the plans submitted for the Village Use Permit: a. Exterior hand trowelled stucco finish b. Wall cap detailing that can be cobblestone. C. Window surround and doorway surround detailing. d. Mullions for windows and doors e. Bottle trees eliminated from the plant list and alternative trees shall be proposed. f. Tumbled cobble stone for the driveway. g. Mudded Spanish clay tile roof 9 Planning Commission Resolution 2006- Conditions of Approval - Recommended Tentative Parcel Map 33954 F. H. LaBranche, Jr. Adopted: January 24, 2006 45. A Homeowners' Association (HOA) shall be established, to the satisfaction of the City Attorney, to assure long term maintenance of the parking area, perimeter wall, and front landscaping. The HOA shall be in place prior to the occupancy of any unit within the project. 46. Due to the limited number of on -site parking stalls and size of office space, each office shall be limited to not more than two employees on -site at any given time. OTHER AGENCY CONDITIONS 47. The project shall be annexed to Coachella Valley Water District Improvement District Numbers 55 and 82 for sanitation. 48. Plans for grading and landscaping shall be submitted to the Coachella Valley Water District for review. E ATTACHMENT 3 DAVE KOLLm — CER17MD A"OMT 397 Tava Lane Pala Desert, CA 92211 October 1, 2005 Jim Westford 42-420 Adams Street Bermuda Draws, CA 92203 Dear Mr. Westford: 1 art writing in response to Four request for an opinion on moving five Date Palm (PhnsnW daolylifera) from Lot 11, Block 3, Cane Amigo, La Quints, California- I observed the vrees on September 27, 2005. The flees are approximately 15-:20 feet tall Fors of them originate from a single root mass. The ftfih one sets by itself a few feet away- Generally, young Ante palms can be separated from tbo moter htree when they afx feat tall of less. These trees are mature and will not spfvave separation from the mother root hall, In aMtion, because of lack of moisture, the Palms exhibit a severe point of constriction of the trunk at 10-12 feet above ground level. This is not partiouisay dangerous at this time. However, once the trees we given adequate water, they will begin to grow vigorously. palm tree growoccurs only; the gro th wing point slightly below where the youngest fronds originate. As fire top becomes heavier, it will most likely not be supported by the constricted trunk+ resal"ng it breakage of the trunk and irgurrf or damage to nearby People or objects. Because of the low poteaticl forr stuvival and a high risk of injury or "'Pefty damage associated with the Constricted tnmks, I recommend tbat the tees be removed and not transplarxod- Dave Koller International Society of Arboriculture, Certified Arbor'st Cerl flcare Number VIE-6912A6 (760)346-5116 PH #C PLANNING COMMISSION STAFF REPORT DATE: JANUARY 24, 2006 CASE NUMBER: SITE DEVELOPMENT PERMIT 2005-848 APPLICANT: TRANSWEST HOUSING, INC. PROPERTY OWNER: TRANSWEST HOUSING, INC REQUEST: REVIEW OF ARCHITECTURAL AND LANDSCAPING PLANS FOR THE MAIN ENTRY GATEHOUSE, MAIN ENTRY GATE AND PERIMETER PARKWAYS FOR GRIFFIN RANCH LOCATION: WITHIN TRACT 32879, SOUTH SIDE OF AVENUE 54, EAST SIDE OF MADISON, NORTH SIDE OF GREG NORMAN COURSE PROJECT AND ±'/4 MILE WEST OF MONROE STREET (ATTACHMENT 1) ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT 2004-526, FOR SP 2004-074 AND TT 32879, OF WHICH THIS PROJECT IS A PART OF, WAS CERTIFIED BY THE CITY COUNCIL ON JANUARY 4, 2005. NO CHANGED CIRCUMSTANCES OR CONDITIONS EXIST THAT REQUIRE PREPARATION OF ANY SUBSEQUENT ENVIRONMENTAL EVALUATION. BACKGROUND: Site Background The Griffin Ranch project was originally approved by the City Council on January 4, 2004. The project site is located south of Avenue 54 and east of Madison Street (Attachment 1) and proposes to develop approximately 200 acres into 303 single- family lots, including on -site equestrian facilities and access to the City multi- purpose trail system (Attachment 2). This proposal constitutes the initial precise development approval request, as is required for all accessory uses and residential unit plans for the development. Project Proposal The applicant has submitted preliminary landscaping plans for the Avenue 54 and Madison Street perimeter parkway areas, as well as the main gatehouse structure and entry gate off of Madison Street. The applicant has stated that the clubhouse structure, unit plans, and related preliminary landscape plans for these improvements P:\Reports - PC\2006\1-24-06\SDP 05-848\perptsdp848.d0c will be submitted later as part of another Site Development Permit application. The approved Specific Plan for Griffin Ranch includes interior streetscape, secondary gates and other minor improvements that will be reviewed as plan check items. This package includes exhibits to illustrate the proposed typical plant palette and conceptual landscape improvement layout for the main gatehouse entry, and the Madison Street and Avenue 54 parkways. The landscape palettes for the parkways and main entry are identical, with variations on use of the materials listed. Several species used in the palette are not on the master palette as approved for the Griffin Ranch Specific Plan (Attachment 3). However, staff generally applies some flexibility in landscape design and materials when comparing actual pallettes with specific plans, particularly where no pre-existing landscape improvements are involved. The landscape palettes presented do include a significant number of the species on the master list, and is considered acceptable. A material and color board, along with color exhibits, will be presented at the January 24, 2006 Planning Commission meeting. Main Entry Landscaping The main entry is designed to present an equestrian -based theme when entering the project. It incorporates some desert plantings and minimal turf area, the exception being the small "pasture area" shown to the north at Madison Street; this area is shown in the Specific Plan to incorporate orchard type tree stands (Attachment 4). The landscape plan calls out 24 to 72 inch box trees, which will generally be located along the entry roads and the lake and wall areas. The entry drives will be surfaced with a decorative interlocking paver system. A lake feature will extend between the main vehicular gate and the Madison Street parkway, with bridged pedestrian and vehicle access. Equestrian sculptures are shown in the water feature between both vehicular access drives. These sculptures will require review by staff for their potential as signs, and may qualify for credit under the City's Arts in Public Places requirements. A wrought -iron picket fence will be placed along the south entry boundary, with meandering sections of dry stack stone wall placed throughout the entry area. Perimeter Landscape The perimeter landscape plans utilize the same plant palette as the main entry, and include the required multi -purpose trail and split -rail fencing for both Avenue 54 and Madison Street, which will be constructed per the City standard for this fencing (Note: City standards provide that, where a multi purpose trail is required, a sidewalk is not necessary. However, the developer has opted to provide both the trail and sidewalk on Avenue 54). The sidewalk and trail will be separated by the split -rail fencing. Low shrubs and accents will be planted between curb and sidewalk, with P:\Reports - PC\2006\1 24-06\SDP 05 848\perptsdp848.doc L decomposed granite as cover. Turf is only used occasionally in brief pockets, between the project perimeter wall and trail. There are non -recreational turf areas at the Madison Street/Avenue 54 corner (shown as "pasture"), and at the secondary entries off Avenue 54 (typical shown for both entries). These preliminary plans are consistent with the Specific Plan concepts, and it is recommended that the turf proposed at the entry and corner areas be minimized and replaced with native materials from the palette. Main Gatehouse The main gatehouse is 511 square feet and stands at 27.5 feet to the roof peak. Two parking stalls are shown on the east side of the structure. An outdoor fireplace faces the entry (southern) side of the gatehouse. The main gatehouse is architecturally similar to the conceptual rendering as shown in the Specific Plan document (Attachment 5). Separate finial and chimney elements extend to 30.5 feet and 32.8 feet, respectively; the chimney will need to be lowered to 31 feet, to comply with the provisions of the Zoning Code governing architectural projections. The gatehouse will consist of a smoothed stucco finish, raked at the gabled roof edges, with a concrete "S" the and exposed rafter tails. Use of stone at the front elevation is significantly reduced from the original Specific Plan concept, but overall, the design of the building is consistent with the approved Specific Plan concept. Architecturally, the design of the gatehouse would be stronger if a two-piece clay tile roof were substituted for the concrete "S" tile. Entry Gate The entry gate will be located approximately 80 feet from the gatehouse and toward the project interior. The design provides dual pedestrian access gates, and two- piece swinging gates for each vehicular access drive. All gates are metal -framed wood with decorative iron bars. A fountain is designed into both sides of the wall separating the two vehicular access gates. A short wood trellis is set above each pedestrian gate, apparently intended to provide for extension of vines or other landscaping above those gates. Carriage style light fixtures are mounted so as to flank each vehicular gate, and provide lighting for the pedestrian entries as well. The gate pilasters and wall sections will be finished in stonework, with brick and tile capping. Staff has no concerns with the main entry gate design as proposed. The secondary entry gates off Avenue 54 will be required to be consistent in design and materials with the main entry gate as ultimately approved. Architecture and Landscape Review Committee (ALRC) Action - On January 4, 2006, the ALRC reviewed these proposed architectural and landscape plans, and unanimously recommended approval of the Site Development Permit by Minute Motion 2005- (Attachment 6), subject to incorporation of the following: rI P:\Reports - M2006\1 24-06\SDP 05-848\perptsdp848.d0c L 1 . Additional tree stands shall be placed at the perimeter areas of the main entry, consistent with the tree pattern of the preliminary landscape plan. Specifically, the area designated "Pasture" on the approved preliminary plans shall be enhanced in this manner. 2. The turf areas at the Avenue 54 entry and the Avenue 54/Madison Street corner shall be minimized, and replaced with native desertscape materials from the landscape palette. Secondary entry gates on Avenue 54 shall be consistent in design and materials to the main entry gate as approved under this Site Development Permit. 3. The entry gatehouse chimney shall be lowered to a maximum of 31 feet. The ALRC discussed the landscaping and gatehouse relative to their consistency with the original approved Specific Plan concepts, and determined these plans were consistent with those conceptual representations. They also discussed vehicular height clearance at the gatehouse, which will be addressed by the Fire Marshal and Building Department during plan check. MANDATORY FINDINGS As required by Section 9.210.010 (Site Development Permits) of the Zoning Ordinance, findings to approve Site Development Permit 2005-848 can be found in the attached Resolution to be adopted for this case. RECOMMENDATION: Adopt Planning Commission Resolution 2006- , approving Site Development Permit 2005-848, subject to the recommended findings and conditions. Attachments: 1 . Location Map 2. Tract 32879 layout 3. Approved Plant Palette - Griffin Ranch Specific Plan 4. Entry Concept - Griffin Ranch Specific Plan 5. Gatehouse Concept - Griffin Ranch Specific Plan 6. ALRC Minutes of January 4, 2006 Prepared by: %WallaC~sbit,-Wssociate Planner PAReports - PC\2006\1-24-06\SDP 05-848\perptsdp848.doc U L PLANNING COMMISSION RESOLUTION 2006- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE DEVELOPMENT PLANS FOR A GUARD HOUSE BUILDING, ACCESS GATES, AND PERIMETER LANDSCAPING FOR THE GRIFFIN RANCH PROJECT CASE NO.: SITE DEVELOPMENT PERMIT 2005-848 APPLICANT: TRANSWEST HOUSING, INC. WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24' day of January, 2006, hold a duly noticed Public Hearing to consider the request of Transwest Housing, Inc. to approve development plans for a guard house building, access gates, and perimeter landscaping for the Griffin Ranch project, located on the south side of Avenue 54, east side of Madison Street, north side of Greg Norman course project and ±'/a mile west of Monroe Street, more particularly described as: PORTIONS OF THE NORTH 1/2 OF SECTION 15, T67S R7E, S.B.B.M WHEREAS, said Site Development Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63) in that the La Quinta Community Development Department has determined the Site Development Permit is within Specific Plan 2004- 074 and is exempt from the California Environmental Quality Act of 1970, as amended, per Public Resources Code Section 65457(a). A Negative Declaration (Environmental Assessment 2004-526) was certified on January 4, 2005, by the City Council for Specific Plan 2004-074. No changed circumstances or conditions exist which would trigger the preparation of a subsequent Environmental Impact Report or environmental review pursuant to Public Resources Code Section 21 166; and, WHEREAS, the Architecture and Landscaping Review Committee, did on the 4`h day of January 2006, at a regular meeting, recommend approval of the development plans, subject to conditions; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify approval of said Site Development Permit: 1. The improvements contemplated under SDP 2005-848 are consistent with the General Plan, in that the property is designated for residential development. The proposed improvements are related uses to the private residential development as approved under the Griffin Ranch project. r, peresosdp848 �- Planning Commission Resolution 2006- Site Development Permit 2005-848 Transwest Housing, Inc. January 24, 2006 2. The guard house building, access gates, and perimeter landscaping improvements as conditioned, are designed to comply with City Zoning Code requirements and are in compliance with Specific Plan 2004-074, as approved for the Griffin Ranch project. 3. The architectural design of the guard house building and entry gate as conditioned, including but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements is compatible with the surrounding development and with the quality of design prevalent in the city. The guard house building and entry gate are well designed and implement the design theme as approved for the Griffin Ranch project. 4. The site design of the project as conditioned, including but not limited to project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. The entry for the guard house and gate will enhance the surrounding PGA West, Greg Norman and other development areas proximate to the Griffin Ranch project. 5. Project landscaping as conditioned, including but not limited to the location, type, size, color, texture, and coverage of plant materials, has been designed in a manner that will provide 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 and implement design concepts of the approved Griffin Ranch project. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1 . That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby approve Site Development Permit 2005-848 for the reasons set forth in this Resolution, subject to the Conditions attached hereto as Exhibit A. r, L peresos#848 Planning Commission Resolution 2006- Site Development Permit 2005-848 Transwest Housing, Inc. January 24, 2006 PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 24`" day of January, 2006, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS Community Development Director City of La Quinta, California peresosdp848 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SITE DEVELOPMENT PERMIT 2005-848 TRANSWEST HOUSING, INC. JANUARY 24, 2006 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. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the applicable clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • South Coast Air Quality Management District, Coachella Valley 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. 3. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 at seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; the State Water Resources Control Board's Order No. 99-08-DWQ and the approved SWPPP for Tentative Tract Map No. 33076. 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 P:\Reports - PC\2006\1-24-06\SDP 05-848\pccoasdp848.d0c Planning Commission Resolution 2006- Conditions Of Approval - RECOMMENDED Site Development Permit 2005-848 Transwest Housing, Inc. January 24, 2006 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. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 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. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 4. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; the State Water Resources Control Board's Order No. 99-08-DWQ and the approved SWPPP for Tentative Tract Map No. 33076. 5. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). P:\Reports - P02006\1-24-06\SDP 05-848\pccoasdp848.doc 2 Planning Commission Resolution 2006- Conditions Of Approval - RECOMMENDED Site Development Permit 2005-848 Transwest Housing, Inc. January 24, 2006 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. 6. 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. 7. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. Precise Grading Plan 1 " = 30' Horizontal B. Landscape Plans 1 " = 40' Horizontal C. PM 10 Plan (if applicable) 1 " = 40' Horizontal D. SWPPP (if applicable) 1" = 40' Horizontal NOTE: A through D to be submitted concurrently. 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. The applicant shall prepare an accessibility assessment on a marked up print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. 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. P:\Reports - PC\2006\1-24-06\SDP 05-848\pccoasdp848.doc 3 Planning Commission Resolution 2006- Conditions Of Approval - RECOMMENDED Site Development Permit 2005-848 Transwest Housing, Inc. January 24, 2006 PRECISE GRADING 8. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 9. 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. 10. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer or architect, B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and D. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. 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. 11. 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. DRAINAGE 12. Stormwater handling shall conform to the applicable approved hydrology and drainage report for Griffin Ranch development, Tentative Tract Map No. 32879 or as modified for this Site Development Permit. Nuisance water shall be disposed of through a Maxwell Plus System or equivalent system approved by the City Engineer. 13. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the P:\Reports - PC\2006\1-24-06\SDP 05-848\pccoasdp848.doc 4 Planning Commission Resolution 2006- Conditions Of Approval - RECOMMENDED Site Development Permit 2005-848 Transwest Housing, Inc. January 24, 2006 setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 14. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 15. The applicant shall comply with the provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. Additionally, the 100 year stormwater shall be retained within the interior street right of way. The tributary drainage area shall extend to the centerline of adjacent public streets and include any resulting uncaptured tributary stormwater flows. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 16. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 17. 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. 18. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 19. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 20. For on -site common retention basins, retention depth shall be according to Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted with maintenance free ground cover. For retention basins on individual lots, retention depth shall not exceed two feet. UTILITIES 21. The applicant shall obtain the approval of the City Engineer for the location of all P:\Reports - PC\2006\1-24-06\SDP 05-848\pccoasdp848.doc 5 Planning Commission Resolution 2006- Conditions Of Approval - RECOMMENDED Site Development Permit 2005-848 Transwest Housing, Inc. January 24, 2006 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. 22. 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. 23. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. ENTRY DRIVE AND GATEHOUSE PARKING 24. The applicant may be required to reconfigure the parking facilities and provide additional parking to conform with requirements of the LQMC Chapter 9.150 (Parking) and/or applicable ADA requirements as prescribed in International Building Code Section 1129B - Accessible Parking Required. 25. Entry drives, main interior circulation routes, corner cutbacks, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. 26. The applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty feet width provided at the turn -around opening provided. 27. 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. P:\Reports - PC\2006\1-24-06\SDP 05-848\pccoasdp848.doc 6 Planning Commission Resolution 2006- Conditions Of Approval - RECOMMENDED Site Development Permit 2005-848 Transwest Housing, Inc. January 24, 2006 28. The applicant or his design professional shall check and if necessary modify the intersection sight triangle for adequate sight distance at both the Madison Street and Avenue 54 Entry Drive intersections. 29. Per Condition 74 of the Conditions of Approval for Tentative Tract Map No. 32879, the minimum dimension for access roads and gates is 20 feet clear unobstructed width and a minimum vertical clearance of 13 feet, 6 inches in height. In order to assure compliance with this condition, the gatehouse design, especially the Porte Cochere segments, shall be approved by the City Engineer and the Fire Marshal. MULTI -PURPOSE TRAILS 30. The applicant shall construct a multi -use trail per La Quinta Standard 260 as proposed by this Site Development Permit along all frontage within the landscaped setback. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed to separate the multi -purpose trail from the pedestrian sidewalk, where applicable, in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. Bonding for the fence to be installed shall be posted prior to final map approval. At grade intersection crossings shall be of a medium and design and location as approved by the Engineering Department on the street improvement plan submittal. Pursuant the aforementioned condition, the design of the multi -purpose trails shall be modified to be located at curb ramp locations at all intersections. 31. The HOA shall be responsible for the perpetual maintenance of the off -site multi -purpose trail. Said maintenance shall be established in the CC&R's and transmitted to the Public Works Department for approval prior to Final Map approval. LANDSCAPING 32. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 33. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 34. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. P:\Reports - PC\2006\1-24-06\SDP 05-848\pccoasdp848.doc 7 Planning Commission Resolution 2006- Conditions Of Approval - RECOMMENDED Site Development Permit 2005-848 Transwest Housing, Inc. January 24, 2006 The applicant shall submit the landscape plans for plan checking to the Public Works Department, for review by Public Works and the Community Development Department (CDD). When plan checking has been completed by these Departments, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for final approval by the City Engineer and CDD. 35. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. 36. Additional tree stands shall be placed at the perimeter areas of the main entry, consistent with the tree pattern as identified in the preliminary landscape plan. Specifically, the area designated "Pasture" on the approved preliminary plans shall be enhanced in this manner. 37. The turfed areas at the Avenue 54 entry and the Avenue 54/Madison Street corner shall be minimized, and replaced with native desertscape materials from the landscape palette. Secondary entry gates on Avenue 54 shall be consistent in design and materials to the main entry gate as approved under this Site Development Permit. IJTll ITIFS 38. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 39. 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. 40. 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. 41. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply P:\Reports - PC\2006\1-24-06\SDP 05-848\pccoasdp848.doc 8 Planning Commission Resolution 2006- Conditions Of Approval - RECOMMENDED Site Development Permit 2005-848 Transwest Housing, Inc. January 24, 2006 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. QUALITY ASSURANCE 42. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 43. The applicant shall employ, or retain, qualified engineers, surveyors, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 44. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with the plans, specifications and other applicable regulations. 45. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 46. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 47. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. P:\Reports - PC\2006\1-24-06\SDP 05-848\pccoasdp848.doc 9 Planning Commission Resolution 2006- Conditions Of Approval - RECOMMENDED Site Development Permit 2005-848 Transwest Housing, Inc. January 24, 2006 FEES AND DEPOSITS 48. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. 49. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). MISCELLANEOUS 50. Pursuant to Zoning Code Section Code Section 9.210.010.1-1, this Site Development Permit is valid for one year from its effective date. Issuance of a building permit is considered use of said permit. 51. Comments from the Sheriff's Department for SDP 2005-848, on file in the Community Development Department, shall be considered during plan check and implemented where feasible. 52. The entry gatehouse chimney shall be lowered to a maximum height of 31 feet. P:\Reports PC\2006\1-24-06\SDP 05-848\pccoasdp848.doc 10 ATTACHMENT 1 z 0 LLJ u- W W � N N z O z 0 V � U HIGHWAY 111 z V) .04 Q 10 �1' AVENUE 48 AVENUE 49 AVENUE 50 T z 0 AVENUE 51 Y O ui zfm-- N AVENUE 52 T ' AVENUE 53 `1 W in AVENUE 54 �Q w w V SRE 'I uj Olt AVENUE 55 AIRPORT BLVD VICINITY MAP N.T.S. N.T.S. ATTACHMENT W�mm www cif a33 3 do w�m a N, tl1NN m'aaa (7 Wi Wi U/ [T�''r '!-}CSC R0Q00Q , J �aaa L JC 11T/ IIIIIIIIIIIIIIIIIIIS — d 133N1S Ni IGVVY M M/a Griffin Ranch Specific Plan City of La Qulnta ATTACHMENT TABLE 1 MASTER PLANT PALETTE Botanical Name Common Name Trees Acacia smallii Sweet Acacia Acacia salicina Willow Acacia Acacia stenophylla Shoestring Acacia Brachychiton popuineus 11304104res— Cercidium 'Desert Musem' Palo Verde Cercidium floridum Blue Palo Verde Cercidium praecox Sonoran Palo Verde Chilopsis linearis Desert Willow Citrus Citrus Tree Eucalypus microtheca Coolibah Ficus retusa'Nitida' Indian Laurel Fig Fraxinus uhdei 'Majestic Beauty' Evergreen Ash Geijera parvifolia Australian Willow Jacaranda mimosifolia Jacaranda Lysiloma thombed Feather Bush Olea Europe 'Wilsoni' or'Swan Hill' Olive Prosopis chilensis Prosopis giandulosa Texan Honey Mesquite Quercus virginiana 'Heritage' Heritage Live Oak Rhus lances African Sumac Schinus molle California Pepper Thevetia peruviana Yellow Olearder Palms Brahea armata Mexican Blue Palm Butia capitata Pindo Palm Chamerops humilis Mediterranean Fan Palm Cocos plumose Queen Palm Cycas revoluta Sago Palm Phoenix dactylifera Date Palm v.^APv+ a✓a.1.-nA4 Phoenix roebelenii i my Date Palm "&wUs 4+ty Washingtonia hybrid Cali orris a m Shrubs Bougainvillea'00 LA LA' Shrub Bougainvillea Buxus microphylia japonica Japanese Boxwood Caesalpina giiliesii Mexican Bird of Paradise October 7, 2004 Page 42 of 61 Griffin Ranch Specific Plan City of La Quanta Caesalpina pulcherrima Red Bird of Paradise Callistemon viminalis 'Little John' Dwarf Weeping Bottlebrush Carissa macrocarpa 'boxwood beauty' Natal Plum Carissa macrocarpa'Tuttlei' Natal Plum Cassia nemophila Bushy Senna Cassia phyllodenia Silver Leaf Cassia Dodonea viscosa Hopseed Bush Encelia farinosa Brittle Bush Euryops p. 'Viridis' Green -leaf Euryops Ilex vomitoria 'Stokes' Stokes Holly Justicia spicigera Mexican Honeysuckle Leucophyilum f. 'Rio Bravo' Texas Ranger Leucophyllum f. 'Sierra Banquet' Texas Ranger Ligustrum j. 'Texanum' Texas Privet Myrtus communis 'Compacta' Dwarf Myrtle Muhlenbergia iindheimeri 'Regal Mist' Deer Grass Nandina domestics 'Compacts' Compact Heavenly Bamboo Nandina domestics 'Harbor Dwarf Dwarf Heavenly Bamboo Nandina domestica 'Nana' Dwarf Heavenly Bamboo Neriurn oleander'Petite Pink' Dwarf Oleander Rhaphiolepis I. 'Ballerina' Indian Hawthorn Rhaphiolepis I. 'Springtime' Indian Hawthorn Photinia fraseri Fraser's Photinia Pittosporum tobira 'Variegata' Variegated Mock Orange Pittosporum tobira'Wheeleri' Dwarf Mock Orange Salvia g. 'Sierra Linda' Red Sage Salvia Leucantha Mexican Bush Sage Thevetia peruviana Yellow Oleander Xylosma congestum Shiny Xylosma Xylosma c. 'Compacta' Dwarf Xylosma Groundcover Annual Color Seasonal Flowers Acacia r. 'Desert Carpet' Trailing Acacia Baccharis p. 'Centennial' Coyote Bush Carissa macrocarpa 'Green Carpet' Natal Plum Dalea greggii Prostrate Indigo Bush Gazania 'Mitsua Orange' Gazania Gazania 'Mitsua Yellow' Gazania Gazania rigens leucalaena Trailing Gazania Lantana montevedensis Purple Prostrate Lantana Lantana m. 'New Gold' Yellow Prostrate Lantana Rosmarinus o. 'Lockwood de Forest' Dwarf Rosemary Santolina virens Green Santolina Verbena peruviana Verbena Verbena p. 'Starfire' Verbena Verbena rigida Verbena October 7, 2004 Page 43 of 62 Griffin Ranch Specific Plan City of La Quinta Espaliers & Vines Bougainvillea 'Barbara Karst' Bougainvillea Bougainvillea 'Lavender Queen' Bougainvillea Calliandra inequilatera Pink Powder Puff Ficus pumila Creeping Fig Gelsemium sempervirens Carolina Jessamine Macfadyena unguis-cati Cat's Claw Vine Tecomarla capensis Cape Honeysuckle Accents Agave Americana Century Plant Aloe variegate Partridge Breast Aloe Dasylirion wheeler! Desert Spoon Hesperaloe parviflora Red Yucca Yucca pendula Yucca October 7, 2004 Page 44 of 62 ATTACHMENT |k • \ 2 )7 2k ( m % EXHIBIT 25 |k) k k k � ■ | c M A D"SMpNo, INC Main Entry— PIa n MAV�,SUM =ASSOM7 _ I I ATTACHMENT Architecture and Landscaping Review Committee January 4, 2006 2. Committee Member Christopher asked if the road deign would be changed. Mr. Werner stated no; they were changing the street configuration in regard to the entries. TheAain entrance will be on the tract to the north and each tact will have a secondary entry. / 3. Committee Member Bobbitt asked if/ncenter ct would have its own models. Mr. Mangrum statedMr. Werner stated each tract will have its own recrewith different themes. 4. Committee Member Bobbitt ask if the landscaping continuity would be the same within be tracts. Mr. Wener stated yes and their will be a trail syste between the two. 5. Committee Mem/,dr pher noted the Porte cochere height will need to be rthey redesign it. Mr. Werner stated it would be raimmittee Member Christopher noted fiberglass garagnd entry doors are allowing more design. He woulapplicant to consider using something that has a more design on the streetscape. It will give more variety to tcape. 6. Committee M mber Smith asked if the landscaping will be desertscape. Mr. Mangrum stated the open space is desertscap and will be shallow. They should have a grade of enrer stated one will have a basketball court and gatherin spaces. The rear yards will have half walls. 7. Therebeing no further questions of the applicant, it was moved and #conded by Committee Members Bobbitt/Christopher to adgOt Minute Motion 2006-001 recommending approval of Site D velopment Permit 2005-845, as recommended. B. Site Development Permit 2005-848; a request of Transwest Housing, Inc. for consideration of architectural and landscaping plans for a main entry gatehouse, main entry gate and perimeter parkways, for Griffin Ranch (Tentative Tract Map 32879) located on the south side of Avenue 54, east side of Madison Street, north side of Greg Norman Course project and ± 1 /4 mile west of Monroe Street. 1. Associate Planner Wallace Nesbit presented the information contained in the staff report, a copy of which is on file in the A:\1-4-06 ALRC.doc 2 Architecture and Landscaping Review Committee January 4, 2006 Community Development Department. Staff introduced Marty Butler, Chuck Shepardson, landscape architect, Phil Pekarek, architect, who were available to answer questions. 2. Committee Member Bobbitt asked about pedestrian access on the front entry gates. Mr. Shepardson explained there would be access to this area, but they would not be able to pass the main entry gates. He noted there are large areas of turf, but when they run the total perimeter of turf, they meet the allowable numbers. They intend to create a look of a pasture with rye and fescue. Committee Member Bobbitt stated his concern that it would become a weed problem. He suggested using a hybrid. 3. Committee Member Smith asked if horses would be in this area. Mr. Shepardson stated no, there would be horse statues. The trails are on the perimeter and some within the project. 4. Committee Member Bobbitt asked who maintains the trail. Staff stated the perimeter trails would be maintained by the City. Ms. Butler stated the HOA would maintain the interior trails. 5. Committee Member Christopher confirmed they would need to meet the City's Water Efficient Landscape Ordinance. Staff stated yes. Discussion followed on the fencing material. 6. Committee Member Christopher asked where the horses would be maintained. Ms. Butler explained a separate 15-acre parcel had been purchased to maintain and stable the horses. 7. Committee Member Christopher commended the architecture on his design and noted it would be an attribute to the area. 8. Committee Members Bobbitt and Smith agreed and added the landscaping is excellent as well. 9. Committee Member Bobbitt noted the gated entry would not allow large trucks to exit. Ms. Butler explained they were to enter and exit through the secondary entrance. Mr. Pekarek stated he thought the projection on the gatehouse would fall under the commercial height limits. Staff explained they were only asking for a one foot reduction. In regard to the stone elements, they determined to go with the Spanish farmhouse look and get away from the Tuscany look. In addition, they A:11-4-06 ALRC.doc 3 Architecture and Landscaping Review Committee January 4, 2006 VI would like to request a larger overhang of 18 inches, than allowed by the Code. Staff stated they have no problem as long as they meet the Building Code requirements. 10. There being no further questions of the applicant, it was moved and seconded by Committee Members Bobbitt/Christopher to adopt Minute Motion 2006-002 recommending approval of Site Development Permit 2005-848, as recommended and as follows: a. Leave the open space and introduce more trees. B. Site Development Permit 2005-849; a request of Colin McDermott for consideration of architectural plans for a 3,400 square foot one story fice building in the La Quinta Professional Plaza complex located on th south side of Avenue 47, east of Washington Street. 1. ssociate Planner Wallace Nesbit presented the information c ntained in the staff report, a copy of which is on file in the Co munity Development Department. Staff introduced Dave Pres and Michael Buccino who were available to answer questi ns. 2. Comm itte Member Christopher asked if the tower material was real copper. Mr. Prest stated it was real copper, the same as the other buil 'ng that was just completed. 3. Committee Bobbitt asked what plants staff was recommending in a staff report. Staff clarified the plants identified should bete same as what was listed in the Specific Plan for the entire dev opment. Discussion followed regarding plant and tree varieties. 4. There being no further questNJQs of the applicant, it was moved and seconded by Committee tubes Crhtopher/Smith to adopt Minute Motion 2006-003 re ommendingrisapproval of Site Development Permit 2005-849, \rewcommended and as follows: a. The plan pallet shall be integthe master plant pallet. 1�11' CORRESPONDENCE AND WRITTEN MATERIAL: None. A:\ 1-4-06 ALRC.doc 4 PH #D STAFF REPORT PLANNING COMMISSION DATE: JANUARY 24, 2006 CASE NO: SITE DEVELOPMENT PERMIT 2005-849 APPLICANT: COLIN McDERMOTT PROPERTY OWNER: COLIN McDERMOTT REQUEST: REVIEW OF ARCHITECTURAL PLANS FOR A 3,400 SQUARE FOOT, ONE-STORY OFFICE BUILDING, IN THE LA QUINTA PROFESSIONAL PLAZA (PALM DESERT NATIONAL BANK COMPLEX) LOCATION: PARCEL 2 OF PM 29889 - ON THE SOUTH SIDE OF AVENUE 47, ±300 FEET EAST OF WASHINGTON STREET (ATTACHMENT 1) ENVIRONMENTAL CONSIDERATION: SITE DEVELOPMENT PERMIT 2005-849 IS WITHIN SPECIFIC PLAN 2000-049 (LA QUINTA PROFESSIONAL PLAZA), FOR WHICH AN ENVIRONMENTAL ASSESSMENT WAS PREPARED (EA 2000-405) AND CERTIFIED BY THE LA QUINTA CITY COUNCIL ON APRIL 17, 2001 (RESOLUTION 2001-42). NO CHANGED CIRCUMSTANCES OR CONDITIONS EXIST WHICH WOULD TRIGGER THE PREPARATION OF ANY SUBSEQUENT ENVIRONMENTAL REVIEW, PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. GENERAL PLAN DESIGNATION: CC (COMMUNITY COMMERCIAL) ZONING: CC (COMMUNITY COMMERCIAL) BACKGROUND: Site Background The 4.9-acre La Quinta Professional Plaza was approved as a 53,500 square -foot commercial office complex in April 2001. That approval consisted of a Specific Plan for the entire site, along with a Site Development Permit for the existing Palm Desert National Bank. In December 2002, a minor change was approved by the Community Development Director to allow Parcel 11 a 2,000 s.f. increase in approved building area and use change from office/restaurant to all restaurant (Bobbi J's and Louise's Pantry). All additional structures for the site are to be in compliance with the approved Specific Plan (SP 2000-049), and are reviewed via the Site Development Permit process. Project Background The applicant proposes a ±3,400 gross square foot office building on Parcel 2 of PM 29889 (0.47 acres), on the south side of Avenue 47 and east of Washington Street (Attachment #2). Parcel 2 is currently occupied by a temporary modular structure being used as general leasing and construction offices for the overall center. This office space will be built as a shell, with interior space configuration to be determined as it is leased for tenant office improvements. All on -site parking and access ways for the entire Center were constructed with Phase 1 improvements, in accordance with the approved Specific Plan 2000-049. This building is on the last pad site, and will complete the Center (Attachment #3). Building Architecture - This proposed building incorporates the general architectural theme set forth in the approved La Quinta Professional Plaza Specific Plan, and is consistent with the design of other buildings previously approved for this complex. Building Height - The Specific Plan allows for building heights up to 35 feet (tower features may extend up to 40 feet). The proposed office building height is well below that at 21 feet, 10 inches to its highest point. This building is not subject to the one story, 22 foot height limit for Arterial corridors as it is not within the required proximity of any such corridor. However, specific plan projects may vary from this requirement based on their design and/or development standards as approved. Parking — The proposed building site fronts on developed parking stalls as per the approved civil plans for the overall parking area. The Specific Plan was approved with a total of 214 parking spaces; the final civil design yielded 211 spaces. The original Specific Plan approval was based on all buildings being general office. However, an administrative (staff level) amendment to allow Parcel 11 to develop as all restaurant with an additional 2,000 s.f. of building area, from 3,600 to approximately 5,600 s.f. was approved. Landscaping - In regard to landscaping, the entire parking area, on -site circulation and major landscape components were installed with Phase 1 and during construction of the other buildings in the complex. As with the other buildings for this complex, the landscape improvements associated with this building are limited to infill of peripheral area and surrounds of the building itself. The tree species to be used are consistent with the Specific Plan palette, with exception of the Chilean Mesquites and the one African Sumac tree. While the shrub and accent palette specified for the project is well designed, it does not include species from the approved Specific Plan palette, and does not conform to the existing landscape environment for the project. It should be noted that each building was approved with its own individual landscape plan for its limited pad area, and there are variations due to planting change -outs for maintenance, die -off and other reasons. Lighting - The developer previously installed all parking area fixtures at a height of 18 feet for all poles. This lighting plan is in compliance with the applicable Zoning Code sections on lighting of parking lots, and has been accepted by the City. No other lighting is proposed beyond exterior building -mounted fixtures and low-level landscape lighting, which will be addressed during plan checking. Architecture and Landscape Review Committee (ALRC) Action - On January 4, 2006 the ALRC reviewed the project landscaping and building architecture (Attachment #4). No significant issues were raised by the Committee. There was brief discussion in regard to consistency of the landscaping as proposed with the existing plantings and Specific Plan plant palette as originally approved, which led to the following recommendation: 1. Replace the Chilean Mesquites with Argentine Mesquites. 2. Revise the plant palette to replace at least two shrub and two accent species with species from the approved plant palette for Specific Plan 2000-049, which are selected to be compatible with existing landscaping employed throughout the Specific Plan area for the La Quinta Professional Plaza. The ALRC unanimously recommended approval of the Site Development Permit subject to the above. Public Notice This case was advertised in the Desert Sun newspaper on January 13, 2006. All property owners within 500 feet of the site were mailed a copy of the public hearing notice as required. No negative comments have been received. Any correspondence received before the meeting will be transmitted to the Planning Commission. Public Agency Review Staff transmitted the applicant's request to all responsible and concerned public agencies. All comments received are on file at the Community Development Department, and have been incorporated into the attached Conditions of Approval, as appropriate. ANALYSIS: Staff has reviewed this project in conjunction with the La Quinta General Plan and La Quinta Professional Plaza Specific Plan. The project design is consistent with these plans and no significant issues are evident. r L Staff does have a minor concern with parking, as this Center will now begin leasing out the remaining space. The entire Specific Plan currently provides for 211 spaces to serve the entire complex; other than the existing restaurant uses and a 4,600 square -foot medical office building, the entire site is general office use. Parking requirements for the entire complex were based on general office uses (one space per 250 s.f. of gross floor area). However, medical office use is considered consistent with the intent of the Specific Plan, as there is a statement to that effect within the Plan document (Attachment 5). As medical office uses require more intensive parking than general office use, staff is concerned about parking in this Center based on the increased restaurant and recent medical building approval. Other more intensive uses may be proposed that could cause problems with on -site parking. While there have been no complaints or issues raised in regard to parking at this complex, no further changes to uses within the Specific Plan which increase parking requirements should be granted, and staff recommends limiting this building to general office use by condition. STATEMENT OF MANDATORY FINDINGS: Findings necessary to approve this proposal can be found in the attached Resolution to be adopted for this case. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2006-_ confirming the el environmental determination of the Community Devopment Director, and granting approval of Site Development Permit 2005-849, subject to conditions as recommended by staff. Prepared by r Associate Planner Attachments: 1. Location Map 2. SDP 2005-849 Site Plan 3. La Quinta Professional Plaza Site Plan 4. ALRC minutes of 1 /04/06 5. Excerpt from La Quinta Professional Plaza Specific Plan; medical offices PLANNING COMMISSION RESOLUTION 2006- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT PLANS FOR A ONE-STORY, t3,400 SQUARE FOOT GENERAL OFFICE STRUCTURE SITE DEVELOPMENT PERMIT 2005-849 COLIN McDERMOTT WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 241" day of January, 2006, consider a Site Development Permit application by Colin McDermott, for a one-story, ±3,400 square -foot general office structure, located on the south side of Avenue 47, ±200 feet east of Washington Street, and more particularly described as: PARCEL 2 OF PARCEL MAP 29889 WHEREAS, said Site Development Permit application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Community Development Department did prepare Environmental Assessment 2000-405, which was certified by the La Quinta City Council on April 17, 2001 (Resolution 2001-42), for the La Quinta Professional Plaza Specific Plan (SP 2000-049), of which this project is a part. Based on that Assessment, it has been determined that none of the circumstances exists, as set forth in Public Resources Code 21166, that would trigger preparation of any further environmental review, have been shown to exist; and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings to justify approval of said Site Development Permit: 1. The proposed Site Development Permit is consistent with the La Quinta General Plan, as it will be developed in a manner consistent with the General Plan Land Use designation of Community Commercial and other current City standards. 2. The proposed Site Development Permit is consistent with the La Quinta Zoning Code, as the project contemplates land uses that are permitted under existing Community Commercial zoning, and which were previously addressed in the EIR certified for the La Quinta General Plan, and approved under Specific Plan 2000-049. Specifically, development of existing CC- Planning Commission Resolution 2006- Site Development Permit 2005-849 - Colin McDermott January 24, 2006 zoned land is considered to implement zoning consistency with the General Plan and said Specific Plan. The general office use proposed is consistent with the intent and purpose of the La Quinta Professional Plaza Specific Plan, in that general office uses will further said intent and purpose through the provision of a broader inventory of professional office space to create a unique center. 3. The proposed Site Development Permit complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (City Council Resolution 83-63), as it has been determined that said Site Development Permit was considered during review of Environmental Assessment 2000-405, prepared for Specific Plan 2000-049, and certified by the La Quinta City Council on April 17, 2001, of which this Site Development Permit is a part. No changed circumstances exist that would trigger preparation of any further environmental review. 4. The architectural design aspects of the proposed Site Development Permit will be compatible with, and not detrimental to, surrounding development in the Lake La Quinta tract, the approved Specific Plan 2000-049, and with the overall design quality prevalent in the City. 5. The site design aspects of the proposed Site Development Permit will be compatible with, and not detrimental to, surrounding development in the Lake La Quinta tract, the approved Specific Plan 2000-049 and with the overall design quality prevalent in the City. The building pad, mass and footprint are consistent with the specific plan approval. 6. The project landscaping for the proposed Site Development Permit has been designed to unify and enhance visual continuity of the proposed project with the surrounding development, and is consistent with the landscape concept approved for Specific Plan 2000-049, as conditioned. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby approve Site Development Permit 2005-849 for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. Planning Commission Resolution 2006- Site Development Permit 2005-849 - Colin McDermott January 24, 2006 PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on this the 24th day of January, 2006, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS Community Development Director City of La Quinta, California P:\Reports - PC\2006\1-24-06\SDP 05-849\peresosdp849.doc i; � PLANNING COMMISSION RESOLUTION 2006- EXHIBIT "A" CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2005-849 COLIN McDERMOTT JANUARY 24, 2006 GENERAL CONDITIONS OF APPROVAL 1. Site Development Permit (SDP) 2005-849 shall be developed in compliance with these conditions and all approved site plan, elevation, color, materials and other approved exhibits submitted for this application, and any subsequent amendment(s). In the event of any conflicts between these conditions and the provisions of SDP 2005-849, these conditions shall take precedence. 2. SDP 2005-849 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: • Environmental Assessment 2000-405 • Specific Plan 2000-049 • Tentative Parcel Map 29889 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. 3. This approval shall expire two years after its effective date, as determined pursuant to Section 9.200.060.0 of the Zoning Code, unless extended pursuant to the provisions of Section 9.200.080. 4. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the developer of any claim, action or proceeding and shall cooperate fully in the defense. 5. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Riverside County Fire Marshal • La Quinta Building and Safety Department • La Quinta Public Works Department (Grading/Improvement/Encroachment Permits) Planning Commission Resolution 2006- Conditions Of Approval - Recommended Site Development Permit 2005-849 Colin McDermott January 24, 2006 Exhibit "A" • La Quinta Community Development Department • Riverside County Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Southern California Gas Company • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • Waste Management of the Desert • South Coast Air Quality Management District, Coachella Valley 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 plans for City approval. 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; and the State Water Resources Control Board's Order No. 99-08-DWQ. 7. All aspects of this project (plan preparation, all construction phases, operations, etc.) shall be subject to and comply with the adopted Mitigation Monitoring Program and Negative Declaration (EA 2000-405), as certified by the La Quinta City Council for Specific Plan 2000-049. PROPERTY RIGHTS 8. Prior to the issuance of any permit(s), the applicant shall acquire, or confer, those easements, and other property rights necessary for the construction and/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 the maintenance, construction and reconstruction of essential improvements. 9. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 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 Planning Commission Resolution 2006- Conditions Of Approval - Recommended Site Development Permit 2005-849 Colin McDermott January 24, 2006 Exhibit "A" to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Additionally, the applicant shall enter into reciprocal access and maintenance agreements with other parcels in Parcel Map No. 29889 and submit documentation to the Community Development Department. 10. Direct vehicular access to Avenue 47 is restricted, except for those access points identified on the approved Parcel Map No. 29889. 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. 11. The applicant shall enter into a reciprocal easement agreement with all parcels within Parcel Map No. 29889 for all common use access driveways and parking lot infrastructure. 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. 12. 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. 13. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Commercial Precise Grading Plan 1 " = 30' Horizontal B. PM10 Plan 1" = 40' Horizontal Planning Commission Resolution 2006- Conditions Of Approval - Recommended Site Development Permit 2005-849 Colin McDermott January 24, 2006 Exhibit "A" The applicant shall prepare an accessibility assessment on annotated print of the building floor plan identifying every building egress and notes the 2001 California Building Code accessibility requirements associated with each door. The assessment must comply with submittal requirements of the Building & Safety Department. A copy of the reviewed assessment shall be submitted to the Engineering Department in conjunction with the Site Development Plan when it is submitted for plan checking. "On -Site 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, to include ADA accessibility routes to public streets and other buildings within Parcel Map 29889. 14. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Online Engineering Library at the City website (www.la-quinta.org). Navigate to the Public Works Department home page and look for the Online Engineering Library hyperlink. 15. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions. If the plans were not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. FIRE PROTECTION 16. Applicant shall comply with all requirements of the Fire Marshal. More specific, detailed requirements shall be addressed at time plans are submitted for plan checking. Building plans shall be submitted to the Fire Department for plan review, to run concurrent with City plan checking. 0 Planning Commission Resolution 2006- Exhibit "A" Conditions Of Approval - Recommended Site Development Permit 2005-849 Colin McDermott January 24, 2006 GRADING 17. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, LQMC. The applicant shall furnish security, in a form acceptable to the City, in an amount sufficient to guarantee compliance with the provisions of the permit. 18. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. 19. Handicap access and facilities shall be provided in accordance with Federal (ADA), State and local requirements. Handicap accessible parking shall generally conform with the approved Rough Grading and Parking plan for Parcel Map No. 29889. Applicant shall include in the On -site Precise Grading Plan transitional improvements between the building and parking areas to comply with ADA requirements and City Standards. DRAINAGE 20. Stormwater handling shall conform with the approved hydrology and drainage report for Parcel Map No. 29889 as applied to this site development permit. Nuisance water shall be disposed of in an approved manner. The applicant shall demonstrate to the Public Works Department's satisfaction, the ability of the existing drainage system to accept the stormwater flow in Lake La Quinta. UTILITIES 21. 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 2006- Exhibit "A" Conditions Of Approval - Recommended Site Development Permit 2005-849 Colin McDermott January 24, 2006 22. 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. PARKING LOTS and ACCESS POINTS 23. The applicant may be required to reconfigure existing parking facilities to conform with requirements of the LQMC Chapter 9.150 (Parking) and ADA requirements aforementioned in GRADING. Entry drives, main interior circulation routes, corner cutbacks, bus turnouts, dedicated turn lanes, ADA accessibility route to public streets and other features shown on the approved construction plans, may require additional street widths and other improvements as may be determined by the City Engineer. CONSTRUCTION 24. 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. LANDSCAPING 25. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and parking lot areas. 26. Landscape and irrigation plans for landscaped lots and setbacks, retention basins, common lots and parking lot areas shall be signed and stamped by a licensed landscape architect. 27. The applicant shall submit the landscape plans for plan checking to the Public Works Department, for review by Public Works and the Community Development Department (CDD). When plan checking has been completed by these Departments, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for 1 Planning Commission Resolution 2006- Exhibit "A" Conditions Of Approval - Recommended Site Development Permit 2005-849 Colin McDermott January 24, 2006 final approval by the City Engineer and CDD. 28. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. 29. The preliminary landscape plan for SDP 2005-849 shall be revised, to incorporate two shrub and two accent species from the approved plant palette for Specific Plan 2000-049, selected to be compatible with existing landscaping employed throughout the Specific Plan area for the La Quinta Professional Plaza. The Chilean Mesquite tree species shall be replaced with Argentine Mesquite. The landscape plan shall be submitted through the Public Works Department for plan checking by both the Public Works and Community Development Departments QUALITY ASSURANCE 30. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 31. The applicant shall employ or retain qualified civil engineers, geotechnical engineers, surveyors, or other appropriate professionals to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 32. The applicant shall arrange and bear the cost of measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods comply with plans, specifications and applicable regulations. 33. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all improvement plans which were signed by the City. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. Planning Commission Resolution 2006- Conditions Of Approval - Recommended Site Development Permit 2005-849 Colin McDermott January 24, 2006 MAINTENANCE 34. The applicant shall make provisions for maintenance of all on -site improvements drives, and sidewalks. The applicant improvements until expressly released f appropriate public agency. FEES AND DEPOSITS Exhibit "A" the continuous and perpetual perimeter landscaping, access shall maintain required public rom this responsibility by the 35. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. 36. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). MISCELLANEOUS 37. The applicant shall submit a detailed building lighting plan, to include exterior fixture details and outdoor perimeter walkway and accent lighting. Details and specifications for each fixture to be used shall be provided with said plan. The lighting plan shall be approved by the Building and Safety and Community Development Departments, prior to issuance of a building permit. 38. All roof -mounted mechanical equipment must be screened and installed using compatible architectural materials and treatments, in a manner so as not to be visible from surrounding properties and streets. Working drawings showing all such equipment and locations shall be submitted to the Building and Safety Department along with construction plan submittal for building permits. Method and design of screening must be approved by the Community Development Department prior to any issuance of building permits related to structures requiring such screening. 39. Tenant spaces for the building as approved under SDP 2005-849 shall be limited to 3,400 s.f. of general office use. Any proposal for more parking - intensive uses shall be reviewed by the Community Director, and may be approved based on a determination that parking in the entire complex will not be adversely affected by approval of the proposed use. ATTACHMENT SI PARA O 3.20 AC NTO�- T..R.A.020-042, 7.R.A. 020.024 It N J ATTACHMENT 2 N 89'37'00' E R. 600 00' E�ulmp dN tr dIM e N 89'37W E 9399' a i a N a J a J a z O N N W LL O CC IL 1 z 3 cF a J ATTACHMENT A Architecture and Landscaping Review Committee January 4, 2006 would like to request a larger over)afig of 18 inches, than allowed by the Code. Staff stat they have no problem as long as they meet the Building de requirements. 10. There being no further q stions of the applicant, it was moved and seconded by Co ittee Members Bobbitt/Christopher to adopt Minute Moti 2006-002 recommending approval of Site Development P rmit 2005-848, as recommended and as follows: a. L94ve the open space and introduce more trees. B. Site Development Permit 2005-849; a request of Colin McDermott for consideration of architectural plans for a 3,400 square foot one-story office building in the La Quinta Professional Plaza complex located on the south side of Avenue 47, east of Washington Street. 1. Associate Planner Wallace Nesbit presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Dave Prest and Michael Buccino who were available to answer questions. 2. Committee Member Christopher asked if the tower material was real copper. Mr. Prest stated it was real copper, the same as the other building that was just completed. 3. Committee Member Bobbitt asked what plants staff was recommending in the staff report. Staff clarified the plants identified should be the same as what was listed in the Specific Plan for the entire development. Discussion followed regarding plant and tree varieties. 4. There being no further questions of the applicant, it was moved and seconded by Committee Members Christopher/Smith to adopt Minute Motion 2006-003 recommending approval of Site Development Permit 2005-849, as recommended and as follows: a. The plan pallet shall be integrated with the master plant pallet. VI. CORRESPONDENCE AND WRITTEN MATERIAL: None. A:\1-4-06 ALRC.doc 4 ATTACHMENT 5 Zoning Code unless a different standard is identified below. Should a development standard containe4 in this Specific Plan conflict with an equivalent standard contained in the City of La Quints, Zoning Code the provisions of the Specific Plan shall take precedence. In instances where the Specific Plan does no address a particular regulation, the applicable portion of the City of La Quints, Zoning Code shall govern A. PRINCIPAL USES PERMITTED This Specific Plan shall allow all uses identified as Permitted as a principal use, Permitted as i accessory to the principal use, Permitted as a principal or accessory use if a Conditional Ust Permit is approved, Permitted if a minor use permit is approved, and Permitted as a temporar3 use as identified in and subject to the provisions of the Mixed/Regional Commercial (M/RC; Zoning District described in Section 9.80.040 of the La Quinta Zoning Code. B. PROPERTY DEVELOPMENT STANDARDS • Maximum structure height': 35 feet • Maximum number of stories: • Maximum Floor Area Ratio: 0.25 • 'Building Setbacks' — from Washington Street: 30 feet — from Avenue 47: 20 feet — from Caleo Bay: 20 feet • Landscape Setbacks' — from Washington Street: 20 feet — from Avenue 47: 20 feet — from Caleo Bay: 10 feet • Interior Landscape10 — parking areas: 5% of project area — non parking areas: 5% of project area • Required Parking — Banks: One space per 250 square feet (sf) Gross Floor Area (GFA). — Office Buildings: One space per 250 sf, minimum of 30% of required spaces shall bt covered by a trellis or carport structure. — Restaurant: One space per 250 sf, hours of operation will limit use along with parkin] management in conjunction with CR zone. — A facility to accommodate a minimum of five bicycles shall be provided for an) restaurant use. — Other Uses: Parking provisions of the La Quinta Zoning Code Section 9.150 shall apply 7 Not including minor architectural appendages, such towers, up to 40 feet. Building on Pad S shall not exceed 28 feet in height. " Number given is minimum building setback from the street rightof--way. In addition to the required landscape setback, the building setback may contain parking, driveways and similar facilities. ' Perimeter landscape setback shall consist of landscaped area within the building setback. Number given is minimum landscaped setback from the street right-of-way. to Perimeter landscape setbacks shall not be credited toward the interior landscape requirement. April I8, 2ool - Paae 1,