The URL can be used to link to this page

2006 09 26 PCT4t!t 4 4a Qum& Planning Commission Agendas are now available on the City's Web Page @ www.la-guinta.org PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California SEPTEMBER 26, 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 2006-031 Beginning Minute Motion 2006-023 1. CALL TO ORDER 11. 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 September 12, 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 ................ ENVIRONMENTAL ASSESSMENT 2006-574, CONDITIONAL USE PERMIT 2006-099, AND SITE DEVELOPMENT PERMIT 2006-866 Applicant ......... Trans West Housing, Inc. Location .......... East side of Monroe Street, '/4 mile south of Avenue 54 Request ........... Consideration of architectural and landscaping plans for a stable, a covered arena, a caretaker's residence, related accessory buildings and an equestrian facility. Action ............. Resolution 2006- , Resolution 2006- , Resolution 2006- B. Item ................ CONTINUED - SIGN APPLICATION 2006-1015 Applicant ......... Prest/Vuksic Architects Location .......... West side of Caleo Bay, north of Avenue 48 Request ........... Consideration of a Sign Program to serve Caleo Bay Park. Action ............. Minute Motion 2006- C. Item ................ SIGN APPLICATION 2006-1017 Applicant ......... Coronel Enterprises, Inc. Location .......... Corner of Calle Tampico and Avenida Navarro Request ........... Consideration of a Sign Program to serve Coronel Plaza Action ............. Minute Motion 2006- D. Item ................ SITE DEVELOPMENT PERMIT 2006-867 Applicant ......... Thomas Enterprises, Inc. Location .......... North side of Highway 111, east of Adams Street in The Pavilions at La Quinta Center Request ........... Consideration of development Plans for a restaurant with approximately 4,800 square feet of floor area Action ............. Resolution 2006- G:\WPDDCS\PC Minutes\1 AgendaW.doc E. Item ................ SITE DEVELOPMENT PERMIT 2006-869 Applicant ......... Washington 1 1 1, Ltd. Location .......... Bounded by Highway 111, Avenue 47, Washington Street, and Adams Street, within Washington Park Commercial Center (Shops 1 and 2) Request ........... Consideration of a development plans for a 14,541 square foot retail commercial building featuring up to eight minor units Action ............. Resolution 2006- VI. BUSINESS ITEMS: A. Item ................ SOI-R01 — TENTATIVE PARCEL MAP 34784 Applicant ......... Washington 111, Ltd. Location .......... North side of Darby Road, ± 670 feet west of Adams Street Request ........... Consideration of a proposed project within the City's northern Sphere of Influence Action ............. Move to table B. Item ................ MODIFICATION BY APPLICANT 2006-005 Applicant ......... Kelly Pacific Construction Location .......... Southwest corner of Desert Club Drive and Calle Barcelona Request ........... Consideration of a request to substitute required carports with canopy trees Action ............. Minute Motion 2006- VII. CORRESPONDENCE AND WRITTEN MATERIAL: None Vill. COMMISSIONER ITEMS: A. Parks and Recreation Master Plan Focus Group B. Ethics Training C. Joint meeting of the City Council and Planning Commission — October 24, 2006, 5:00 p.m. D. Administrative approval of Tentative Tract Map extensions E. Review of City Council meeting of September 19, 2006 IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on October 10, 2006, at 7:00 p.m. G:\WPDOCS\PC Minutes\7 AgendaW.doc 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, September 26, 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, September 22, 2006. DATED: September 22, 2006 BEAWYER, Executive Secretary City of La Quinta, California Public Notices The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7123, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the 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:MPDOCS\PC Minutes\1 AgendaMdoc MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA September 12, 2006 CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:00 p.m. by Chairman Quill who asked Jerry Herman to lead the flag salute. B. Present: Commissioners Ed Alderson, Katie Barrows, Rick Daniels, Jim Engle and Chairman Paul Quill. C. Staff present: Community Development Director Doug Evans, Assistant City Attorney Michael Houston, Planning Manager Les Johnson, Development Services Principal Engineer Ed Wimmer, Principal Planner Fred Baker, Associate Planner Andrew Mogensen, Assistant Planner Jay Wuu, and Executive Secretary Betty Sawyer. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: A. It was moved and seconded by Commissioners Daniels/Barrows to reorganize the Agenda to take Public Hearing Item C first and Business Item B second. Unanimously approved. IV. CONSENT ITEMS: A. Chairman Quill asked if there were any changes to the Minutes of the August 8, 2006 regular meeting. There being no changes to the minutes, it was moved and seconded by Commissioners Daniels/Alderson to approve the minutes as submitted. Unanimously approved. V. PUBLIC HEARINGS: None. C. Sign Application 2006-1015; a request of Prest/Vuksic Architects for consideration of a Sign Program to serve Caleo Bay, for the property located on the west side of Caleo Bay, north of Avenue 48. 1. Chairman Quill opened the public hearing and asked for the staff report. Staff informed the Commission that a letter had been received from the Rancho La Quinta Homeowners' Association requesting a continuance. r-%%A1cnnrmar A- Planning Commission Minutes August 8, 2006 2. Commissioner Daniels asked when the HOA had been notified. Staff explained the hearing notice was mailed to the corporate office and the local office did not receive notification until Friday, September 8, 2006. 3. It was moved and seconded by Commissioners Barrows/Alderson to continue Sign Application 2006-1012 to September 26, 2006 BUSINESS ITEM: B. SO1-RO1 - Tentative Parcel Map 34784; a request of Washington 111, Ltd., for consideration of a proposed project within the City's northern Sphere of Influence for the property located on the north side of Darby Road west of Adams Street. 1. Chairman Quill opened the public hearing and asked for the staff report. Staff informed the Commission a continuance was requested to give the applicant time to review the City's conditions. 2. It was moved and seconded by Commissioners Barrows/Daniels to continue SOI-13O1 - Tentative Parcel Map 34784, to the meeting of September 26, 2006. Unanimously approved. PUBLIC HEARINGS: A. Conditional Use Permit 2006-098; a request of Premier Billiards for consideration of a Billiards Center and bar use in association with a retail sales area within a commercial center for the property located at 79-400 Highway 1 1 1, Suite 202 and 103. 1. Chairman Quill opened the public hearing and asked for the staff report. Principal Planner Fred Baker presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Quill asked if there were any questions of staff. Commissioner Daniels asked if there were any other similar facilities in La Quinta and questioned why staff was recommending such restrictive hours. Staff stated there were no other businesses like this one and in regard to the hours, the applicant was requesting those hours. 3. Commissioner Engle asked if there had been any comment from the surrounding property owners. Staff stated no. Planning Commission Minutes August 8, 2006 4. There being no further questions of staff, Chairman Quill asked if the applicant would like to address the Commission. Mr. John Bart, Managing Partner, gave a presentation on the proposal. 5. Commissioner Alderson asked if they would be holding competitive competitions. Mr. Bart stated no, they would be having league playing nights. They may also have some exhibitions during the year. 6. There being no further public comment, the public participation portion of the hearing was closed and open for Commission discussion. Commissioner Alderson stated he has toured the facility and it is a first class operation. He has no problem with the project. 7. It was moved and seconded by Commissioners Barrows/Alderson to adopt Planning Commission Resolution 2006-030, recommending approval of Conditional Use Permit 2006-098, as recommended. ROLL CALL: AYES: Commissioners Alderson, Barrows, Daniels, Engle, and Chairman Quill. NOES: None. ABSENT: None. ABSTAIN: None. B. Sign Application 2006-1012; a request of Costco Wholesale for consideration of a Sign Program for permanent business identification for Costco Wholesale and Costco Gasoline located at 79-795 Highway 1 1 1; south of Highway 1111, west of Jefferson Street; east of Dune Palms Road. 1 . Chairman Quill opened the public hearing and asked for the staff report. Assistant Planner Jay Wuu presented the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Quill asked if there were any questions of staff. Commissioner Daniels stated it was his understanding the Commission had approved an access out to Jefferson Street. Planning Manager Les Johnson stated there are two access points to the project, but they both connect to Highway 1 1 1 . There had been discussions regarding an access onto Jefferson Street but because it would require approval by another City, it was removed from the project description. Planning Commission Minutes August 8, 2006 3. Commissioner Daniels asked if this signage was equal to what had been approved for the other businesses along Highway 1 1 1. Staff stated yes. 4. Commissioner Engle stated that at this distance you would need at least a six foot letter for the sign to be seen from Highway 111. This appears to be a typical Costco sign. 5. Commissioner Daniels noted they have not requested a monument sign; is this request for more signs was a trade off for not having a monument sign. Staff stated Komar, the front property owners, are proposing a monument sign. Costco does have priority for that monument sign. Community Development Director Doug Evans stated they are proposing alternative size for the Commission that they will discuss in their presentation. 6. Commissioner Engle asked for clarification on the sizes proposed. Staff explained. Commissioner Engle stated that when you divide the building size back with the sign square feet they are in the middle of what is already approved. Community Development Director Doug Evans stated that staff's evaluation is based on the artistic side of the sign rather than the mathematical. 7. There being no further questions of staff, Chairman Quill asked if the applicant would like to address the Commission. Mr. Peter Clement, representing Costco, stated they thought their signs were proportionately equal to the other signs along Highway 111 . Discussion followed regarding alternative sign sizes. 8. Commissioner Daniels asked the size of the Costco sign in Palm Desert. Mr. Clements stated the letters are nine feet. He also stated they do have an agreement with Komar properties for space on their monument sign, but they do not intend to use it. 9. There being no further public comment, the public participation portion of the hearing was closed and open for Commission discussion. 10. Commissioner Barrows asked for clarification on what the Code will allow versus what the applicant is requesting. Staff stated the Code was not crafted to be appropriate for "big box" retailers. Staff compared the signs based on a comparison of other businesses along Highway 111 and the distance from Highway 111. Planning Commission Minutes August 8, 2006 11. Commissioner Daniels stated the sign should only identify where a store is and how to get to it, which to him does not have anything to do with building size. He agrees with staff's recommendation and believes whatever is approved must be equitable to what has been approved. Community Development Director Doug Evans suggested the sign be reduced to approximately 230 square feet with the "C" being no less than five feet. 12. It was moved and seconded by Commissioners Barrows/Alderson to adopt Minute Motion 2006-021, approving Sign Application 2006-1012, as recommended by staff with the total sign area not exceed 230 square feet and the "C" not to exceed five feet in height. VI. BUSINESS ITEMS: A. Site Development Permit 2006-853, Amendment No. 1; a request of Trans West Housing, Inc., for consideration of production units less than the minimum livable area of 2,800 square feet for the property located within Tract 32879, The Griffin Ranch, Avenue 54, east of Madison Street, west of Monroe Street. 1. Chairman Quill opened the public hearing and asked for the staff report. Associate Planner Andrew Mogensen presented the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Quill asked if there were any questions of staff. Commissioner Daniels asked who set the minimum size. Staff clarified it was set in the Specific Plan. 3. There being no further questions of staff, Chairman Quill asked if the applicant would like to address the Commission. Mr. Jerry Herman, Trans West Housing, stated they concur with staff's recommendation. 4. There being no further public comment, the public participation portion was closed and open for Commission discussion. 5. It was moved and seconded by Commissioners Alderson/Barrows to adopt Minute Motion 2006-023, approving Site Development Permit 2006-853, Amendment No. 1, as recommended by staff. VIII. CORRESPONDENCE AND WRITTEN MATERIAL: None. Planning Commission Minutes August 8, 2006 IX. COMMISSIONER ITEMS: A. Community Development Director asked the Commission to attend the Parks and Recreation Master Plan Focus Group on October 20, 2006 at 12:00 noon. Commissioners requested staff see if there could be an option to meet at 5:00 p.m. as an alternate time. B. Assistant City Attorney Michael Houston informed the Commission the Ethics training will be held on October 2, 2006 at 6:30. This is a mandatory training and the Commission has the option of attending the in-house training or a self test is available. C. Planning Manager Les Johnson introduced the two new staff members to the Commission. D. Review of City Council meeting of September 5, 2006. X. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Alderson/Barrows to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission to be held on September 26, 2006. This meeting of the Planning Commission was adjourned at 8:05 p.m. on September 12, 2006. Respectfully submitted, Betty J. Sawyer, Executive Secretary City of La Quinta, California PH #A PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 26, 2006 CASE NUMBERS: ENVIRONMENTAL ASSESSMENT 2006-574, CONDITIONAL USE PERMIT CUP 2006-099, AND SITE DEVELOPMENT PERMIT 2006-866 APPLICANT & PROPERTY OWNER: TRANS WEST HOUSING, INC. REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPING PLANS AND CONSIDERATION OF A CONDITIONAL USE PERMIT AND SITE DEVELOPMENT PERMIT FOR AN EQUESTRIAN FACILITY LOCATION: EAST SIDE OF MONROE STREET, '/4 MILE SOUTH OF AVENUE 54 ENVIRONMENTAL CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS PREPARED ENVIRONMENTAL ASSESSMENT 2006-574 FOR CONDITIONAL USE PERMIT 2006-099 AND SITE DEVELOPMENT PERMIT 2006-866 IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. THE COMMUNITY DEVELOPMENT DIRECTOR HAS DETERMINED THAT THE PROJECT WILL NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT AND THEREFORE RECOMMENDS A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT BE CERTIFIED. ZONING: RL (LOW DENSITY RESIDENTIAL) W/ EQUESTRIAN OVERLAY GENERAL PLAN: LDR (LOW DENSITY RESIDENTIAL) SURROUNDING ZONING AND LAND USES: NORTH: RVL / GRIFFIN RANCH / RURAL RESIDENCE SOUTH: RL / LA QUINTA ESTATES EAST: MONROE STREET / CITY LIMITS / RURAL FARMLAND WEST: RL / GRIFFIN RANCH / RESIDENTIAL BACKGROUND: Griffin Ranch was originally approved by the City Council on January 4, 2004 by means of multiple submittals. As an equestrian -oriented community, Griffin Ranch was designed with its own private riding trail system and has access to the City's multi -purpose trail system. The proposed Saddle Club will serve as the equestrian boarding facility. The separate residential portions of Griffin Ranch are currently being developed with a clubhouse and 393 single-family lots over approximately 245 acres. The existing site for the proposed Griffin Ranch Saddle Club has historically been used as an equestrian facility. In previous years, the property has boarded a greater number of horses than what is currently proposed and has been used for riding shows and equestrian -related events, including nighttime events. The property is within an existing Equestrian Overlay District (EOD) in which equestrian centers require a conditional use permit. Commercial equestrian facilities are permitted use in the EOD with an approved Conditional Use Permit. PROJECT PROPOSAL The Griffin Ranch Saddle Club will consist of an equestrian boarding facility for the use of Griffin Ranch residents and the general public. The applicant has submitted colored elevations, landscaping plans, operational plans, and site plans for stables, a covered arena, a caretaker's residence, and related accessory buildings. All of the buildings proposed are intended to be metal paneled, steel -framed structures designed for agricultural uses. The two existing residential buildings located on site will be incorporated into the project for use as an office/clubhouse and second caretaker's residence. The applicants are proposing the Saddle Club for daily operation from 7am to 9pm in the summer and closing an hour earlier during the darker winter season. The Saddle Club will have 24-hour onsite supervision from both a resident manager and caretaker. In addition to boarding horses, the facility will be used for educational clinics and riding and jumping classes. No competitions, rodeos, or similar public events will be held at the facility. The applicants have made modifications to the proposal from their initial submittal. The draft environmental assessment for this project has been revised to reflect those changes to the project proposal. PROJECT LAYOUT Main entry to the Saddle Club will be via Monroe Street (Attachment 1). The main entry is the only portion of the project proposed to be paved. The interior roads will consist of decomposed gravel or other similar material stabilized for dust control. A second entry will be provided at the northwest corner of the site and will be for the use of Griffin Ranch residents. The interior drive will be designed to accommodate large vehicles as the trash, recycling, manure, chips, and hay storage areas are located in the northwest corner of the site. The drive along the south property line, immediately south of the covered stalls, will be blocked via gates and will only available for occasional oversized vehicles and emergency use. The primary fencing used along Monroe Street, the Griffin Ranch residential perimeter, and the turn out pastures and pens will consist of white sp►it-rail fencing. The southern perimeter adjacent to the existing residences currently has a six foot block wall with some sections having an additional two feet of blocks added. Turnout pastures located along the northeast portion of the site have been leased from the adjoining property owner who also lives adjacent to the property. The hot walker and circular pen have been placed at the northwest portion of the site, distanced from the southern properties, and in close proximity to the stables. The applicants have already made a number of site plan modifications at the request of neighbors and staff. Modifications included re -orientation of the barn and manure storage buildings away from the southern property line. The exercise pens have been shifted to the north and will be surrounded with landscaping, but are limited from further modification due to drainage retention. Horse trails are proposed between the barns, stalls, covered arena, exercise pen, outdcor arena, and turnout pastures. A gated horse trail connection has been recommended from the turnout pastures to the multi -purpose trail along the west side of Monroe Street. LANDSCAPING The applicants have submitted a conceptual landscaping plan with an extensive plant palate (Attachment 2). The primary ground cover throughout the project will be turf, necessary for both equestrian functions and dust control. Monroe Street and the main entry road are identified to be lined with canopy trees in the conceptual landscaping plan. The gated entry has been identified to be planted with perennials and includes a water feature. A main focal point of the site will be the landscaped center turnaround adjacent to the covered arena and barns. Plans identify this center turnaround to have a flower bed and fountain. Landscaping along the southern property boundary is limited due to an existing Coachella Valley Water District (CVWD) easement. The applicant will be utilizing Bureau of Reclamation water from the All -American Canal to provide landscaping irrigation and dust control. An automated water cannon system will be used to spray down the entire site. The existing pastures have been irrigated with, and will continue to utilize, flood irrigation methods. Staff has recommended removing Oleander and other plants which may be poisonous to horses from the plant list. Conditions have been added to ensure the applicant replaces landscaping and irrigation materials damaged or eaten by horses. Landscaping in the CVWD Easement Although the Coachella Valley Water District (CVWD) does not permit trees to be planted within their easement along the southern boundary, the applicants have been allowed to replace pre-existing palm trees. The CVWD has commented that the replaced palm trees do not have a significant enough root structure to impact the underlying utility lines. The applicants will be planting a hedge such as Carolina Cherry (Prunus Caroliniana) or similar material, in order to provide a screening buffer. Carolina Cherry is specifically recommended since it can readily reach 8 feet or more in height and will not impact the underlying utilities. It has been suggested that the existing block wall along the southerly property line be raised from 6 to 8 feet, however the existing residential subdivision's block wall cannot be safely raised to support an additional two courses under the building code. The applicants have provided a certified letter with calculations from a licensed engineer to verify this. PROPOSED BUILDINGS Covered Riding Arena with Attached Stalls - At the center of the Saddle Club, the applicants are proposing to construct a 37,500 SF covered riding arena. The 24'6" tall covered arena will be open -sided with the exception of the north and south sides flanked by covered stalls. The roof material will consist of 26 gauge zincalume steel with a light tan ("light -stone") colored, baked enamel coating. The roofline fascia will consist of green painted aluminum trim. The attached covered stalls will also be constructed of the same roofing material, but will consist of sidewalls manufactured from steel -sided plywood, coated with a similar baked enamel material as the roofing, colored a slightly darker tan than the roofing material. The wall beams identified in the colored elevations will be a darker tan color than the adjacent wall paneling. The closest point from the covered stalls to the southern property line will be 56 feet. Horse Barns - The project will include two inward -facing, elongated, horse barns consisting of 20 stalls each. The roofline of the barns will be 15'3" in height and will be constructed from the same materials and utilize the same color scheme as the covered arena and stalls. The center aisle will be constructed with paver flooring. Each stall will be connected to a 12' x 12' run with an exit gate. The horse barns will be 60 feet to the northern property line and approximately 350 feet from the southern property line. Accessory Buildings - Accessory buildings will be constructed of the same materials and color scheme as the other structures. The site will have four accessory buildings: a manure storage building, wood shaving storage building, hay storage building, and maintenance building. The manure storage building will be the smallest of the four structures, 14' x 26' in size (364 SF) and 17' in height, designed to fully enclose a single roll -off waste hauler which is proposed to be removed of manure every other day. Staff has recommended the manure building be installed with a fly -spray system and odor control blocks and that the roll -off containers be covered or enclosed when removed from the site. The manure storage building will be 25 feet from the northern property line, 64 feet from the western property line, and 307 feet from the southern property line. The wood shaving and hay storage buildings will each be identical in size and height, 40' x 75' in size (3,000 SF) and 21'6" in height at the peak of their roofline. These two buildings are proposed to be open on one side. These two buildings are respectively 32 and 34 feet from the eastern property line. The wood shavings storage building is 235 feet and the hay storage building is 185 feet from the southern property line. An enclosed maintenance building will also be included to house machinery, and will be 24' x 50' in size (1,200 SF) and 17' 6" in height. The maintenance building will be 30 feet from the eastern property line and 120 feet from the southern property line. Caretaker's Residences - At the southwest corner of the site, the applicants are proposing a 999 SF caretaker's residence (The site plan erroneously cites 1,400 SF). The 14' 2 7/8" high, three bedroom, ranch -style home will have a concrete tile roof, stucco walls, wood trim and columns, and a carport. The applicants have stated the proposed caretaker's residence will be painted with the same color scheme as the adjacent accessory structures. A second, additional caretaker's residence for the manager will occupy one of the two existing residences. VISUAL STUDY The applicants installed story poles for the covered arena and staked the locations of all the proposed buildings on the site. Staff visited the site and took photographs of the poles and the locations of buildings. The neighboring homeowners association was notified by the applicant and the poles and stakes were kept in place for a few weeks so that residents were ensured an opportunity to view them. The applicants also prepared a DVD exhibit as a visual example of the proposed layout (Attachment 3). EXISTING BUILDINGS Two existing buildings are located onsite. The applicants have stated that no architectural modifications will be made to these buildings but that the interiors will be remodeled and the exteriors will be repainted with the same color scheme as the other proposed structures. The single story residence will be used as an office and clubhouse for patrons of the equestrian club and the two story residence will be used by the stable manager. The clubhouse will not be staffed, will not provide any specific amenities, and will essentially serve as a waiting room. The existing pool will be fenced in and used by the on -site caretaker and manager. Griffin Ranch will have a separate clubhouse and pool for use of the residents, the site development permit for which is currently being processed by staff (SDP 2006-872). FACILITY OPERATIONS The applicants are proposing the Saddle Club for daily operation from 7am to 9pm with 24-hour onsite supervision from both a resident manager and caretaker. The applicants have stated that winter hours will close earlier at 8pm. The Saddle Club membership will consist of both residents of Griffin Ranch and paying non-resident members. The applicants anticipate about 70 to 75 horses to be boarded at a time but have a maximum occupancy limit of 90 horses. It is expected that the boarding of horses will be seasonal with the higher figure during winter and spring. The covered riding arena will primarily be used during the evening hours since the outdoor pens and pastures will remain unlighted. The applicants have stated that no competitions, rodeos, or similar public events will be held at the facility. The design of the facility does not include a grandstand or similar event viewing area. The applicants have stated that no public announcement or other loudspeaker system will be used. The Saddle Club will provide daily riding lessons and clinics two to four times a day. Horse jumping activities will be conducted both within the covered arena and the exercise pens. The applicants also intend to operate a Coo/ Fog brand misting system to cool the interior of the stables during hot weather. NUISANCE ABATEMENT The applicant has worked with staff to identify and preemptively address potential nuisances from the proposed Saddle Club. A number of the measures involve routine steps such as regular manure removal and cleaning of the facility. Others, such as the proposed fly -spray system, are relatively automated. Among the measures proposed and referenced within the conditions of approval are: • Stables will contain rubber mats and will be cleaned daily. Fresh wood shavings will be available as a bedding surface. • Dust control of riding pens and non -landscaped areas will be by means of daily watering and will adhere to the City Dust Control Ordinance. The applicant will be utilizing an automated watering system. Staff has researched means of dust control for riding facilities and found water to be the most effective and most commonly used form of dust control. Chemical applications such as oil or sodium -based coagulation solutions are not recommended due to limited effectiveness and environmental concerns. • Existing outdoor lighting will be removed. Only focused and shielded security lighting will be utilized. A photometric plan to be reviewed and approved by staff is requested in the proposed conditions of approval to ensure conformance with the Outdoor Lighting Ordinance. • No public announcement or other loudspeaker system will be used. • The proposed insect control system is an automatic pyrethrum -based spray system. The spray lines and nozzles are installed above stalls, manure areas, or where needed, and emit at regular pre-set intervals with a timer. Fly -Guy is state pest control board licensed and utilizes natural insecticide extracts from chrysanthemum flowers (pyrethrum) and sassafras roots (http://www.fly-guy.com). • Odor control blocks will be placed every 50 to 75 feet along the southern property boundary and other locations as deemed necessary. Staff has recommended the blocks also be placed within the manure storage building (http://www.goidenbeliproducts.com/index.htm). The proposed Big Time brand blocks are 20 lbs. and are effective for up to two months. The same odor blocks are commonly used by municipalities for odor abatement at sewage treatment facilities and placed in manholes to reduce odors emanating from sewer lines. • The manure building will be fully enclosed, contain the proposed insect control system, and manure will be removed by a licensed hauler every other day or more frequently if needed. Manure will be disposed of in a roll -off container which will be covered when removed. • Manure will be ground mulched when deposited in grass pastures only. Manure will be removed from all other sites daily. • Landscaped hedges and shrubs with significant foliage will be placed along residential boundaries for screening purposes. COMPLIANCE WITH EQUESTRIAN OVERLAY DISTRICT REGULATIONS As the project site is located within an existing Equestrian Overlay District (EOD), the project is required to comply with specific regulations regarding setbacks, fencing requirements, dust control, manure collection and usage, stall cleaning, lighting, and loudspeaker usage. The applicants have provided a table comparing the proposed building setbacks to the minimum setbacks required under the EOD ordinance in Attachment 4. All of the proposed setbacks comply with or are greater than the minimum required. In addition, the applicant's operational plan complies with the stable cleaning and manure usage and removal requirements under Section 9.140.060, the Equestrian Overlay District regulations of the Zoning Code. ANALYSIS As the proposed equestrian facility will replace another, rather than involve a change of use, staff has worked with the applicant with input from the adjacent homeowners to formulate a plan of action to resolve the nuisance issues associated with the previous equestrian facility. While there are concerns regarding odor and dust control related to the operations of the facility, staff believes appropriate nuisance abatement measures will be taken which have been included in the recommended conditions of approval. Should these measures later be deemed insufficient, Conditional Use Permit Condition of Approval No.15 and the City Code Compliance Department shall require the operator to modify the measures to reduce public nuisance issues to an acceptable level. The applicant has requested full turning movements to and from the site onto Monroe Street, for the purpose of accommodating horse trailers. Public Works has recommended only permitting a left turn in (SDP COA #44), due to the need for full turning movements at a proposed residential entry closer to Avenue 54. Staff does not anticipate significant traffic counts from the Saddle Club facility. Since the majority of trips will involve residents of Griffin Ranch, staff has recommended the access gate between the Saddle Club and the residential portions of Griffin Ranch remain open during business hours (CUP COA #22). There has been some interest by the adjacent property owners in regards to raising the existing block wall height from 6 to 8 feet. The Planning Commission should anticipate a request for a new 8 foot block wall and the need for discussion. A Mitigated Negative Declaration of environmental assessment has been prepared. Mitigation include a number of implemented dust and odor control measures which include watering, sanitation practices such as regular stall cleaning, and maintenance practices such as frequent manure removal, to ensure that air quality impacts are less than significant. All mitigation measures have been incorporated into the conditions of approval (CUP COA #2). ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE RECOMMENDATION On August 2, 2006, the Committee adopted Minute Motion 2006-029 recommending approval with a few landscaping -related conditions which have either been addressed by the applicant or incorporated into the relevant conditions of approval. PUBLIC NOTICE AND COMMENT: This project was advertised in the Desert Sun newspaper and posted on September 16, 2006. All property owners within 500 feet of the site were mailed a copy of the public hearing notice. Staff has received a number of emails regarding correspondence between the applicant and neighbors from the adjacent La Quinta Estates and has received emailed comments from the Director of the La Quinta Estates Home Owner's Association with questions and concerns over operational and nuisance abatement measures. At the time of the filing of this report, staff received one phone call and fifteen letters of support for the application. RECOMMENDATION: Adoption of Resolutions of the Planning Commission approving Environmental Assessment 2006-574, Conditional Use Permit 2006-099, and Site Development Permit 2006-866 pursuant to the Findings and subject to the attached Conditions of Approval. Attachments: 1. Saddle Club Vicinity Map, Color Site Plans, Architectural Elevations, and Landscaping 2. Saddle Club Site Plan 3. Saddle Club CD -Rom & DVD 4. Saddle Club Operational Plan 5. Correspondence and Letters from the Public 6. Staff Photos of the Site 7. ALRC Minutes of August 2, 2006 Prepared by: ANPOAEW J. MOGENSEN Associate Planner Environmental Checklist Form 1. Project title: Site Development Permit 2006-866, Conditional Use Permit 2006-099, Griffin Ranch Saddle Club 2. Lead agency name and address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 3. Contact person and phone number: Andrew J. Mogensen, Associate Planner 760-777-7125 4. Project location: Northwest corner of Monroe Street and Avenue 55 (extended). APN 767- 320-007,-014,-015. 5. Project sponsor's name and address: Transwest Housing 47120 Dune Palms Road, Suite C La Quinta, CA 92253 6. General plan designation: Very Low Density 7. Zoning: Very Low Density Residential, Residential Equestrian Overlay 8. Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) The Conditional Use Permit is required to allow a commercial stable in the Equestrian Overlay District. The Development Code sets forth specific development standards for such facilities. The applicants are proposing the Saddle Club for daily operation from lam to 9pm with 24-hour onsite supervision from both a resident manager and caretaker. The Saddle Club membership will be available to property owners of Griffin Ranch and the public. The applicants anticipate about 70 to 75 horses to be boarded at a time but have a maximum occupancy limit of 90 horses. Horse trailers will be limited to a maximum parking limit of 24 hours. The covered riding arena will be used during the darker hours of the evening since the outdoor pens and pastures will remain unlighted. Outdoor lighting will be limited to focused security lighting only and the existing lighting system will be removed. No competitions, rodeos, or similar public events will be held at the facility. No grandstand or viewing area will be constructed. No public announcement or other loudspeaker system will be used. The Saddle Club will provide daily riding lessons and clinics two to four times a day for members. Horse jumping activities will be conducted both within the covered arena and the exercise pens. Stables and the manure storage building will include an automated fly -spray system and heavy-duty odor control blocks will be utilized. Manure will be removed from the site every other day or as needed by a licensed waste hauler within a covered container. Manure will not be spread in the exercise pens and stables. The property is currently being used for boarding 20 to 80 horses, in addition to residential facilities. The Site Development Permit is required to allow the construction of a private commercial stable on 15.0 acres located on the west side of Monroe, at Avenue 55 (extended). The facility will include barns, covered stalls, a covered arena, exercise pens and pastures, a maintenance Building, fully enclosed manure storage building, two care takers residences, and an office and clubhouse facility. The two existing residential buildings located on site will be incorporated into the project for use as an office/clubhouse and second caretaker's residence. All of the equestrian buildings proposed for construction are intended to be metal paneled, steel -framed agricultural structures. The City staff report for the Site Development Permit and Conditional Use Permit are incorporated by reference. The staff report and recommended conditions of approval include additional project description information and conditions of approval which include all mitigation measures included in this Environmental Assessment / Impact Study. 9. Surrounding land uses and setting: Briefly describe the project's surroundings: North: Vacant, approved TTM 34642 South: Existing single family residential homes East: Monroe Street, agricultural lands West: Griffin Ranch single family residential 10. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Coachella Valley Water District -2- ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a 'Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Biological Resources Hazards & Hazardous Materials Mineral Resources Public Services Utilities / Service Systems Agriculture Resources Cultural Resources Hydrology / Water Quality Noise Recreation Air Quality Geology /Soils Land Use / Planning Population / Housing Transportation/Traffic Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature Date &Z EVALJATION OF ENVIRONMENTAL IMPACTS: I) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on - site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," maybe cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and -a- b) the mitigation measure identified, if any, to reduce the impact to less than significance -5- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact 1. AESTHE,TICS -- Would the project: a) Have a substantial adverse effect on a scenic vista? (La Quinta General Plan Exhibit X 3.6 "Image Corridors") b) Substantially damage scenic resources, X including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (Aerial photog-aph; Site Inspection) c) Substantially degrade the existing X visual character or quality of the site and its surroundings? (Application materials) d) Create a new source of substantial X light or glare which would adversely affect day or nighttime views in the area? (Application materials) I. a)-c) The proposed project site is currently partially developed, including the boarding of 20 to 80 horses, and two existing single family homes and a pool. One of the single family homes is to be integrated into the project as a clubhouse, and the second will remain as a residential unit. The site is not located on an Image Corridor, as defined by the General Plan. The applicants prepared a visual study to identify potential visual impacts and views in relation to the proposed site. The applicants installed story poles for the covered arena and staked the locations of all the proposed buildings on the site. Staff photographed the site and the staked locations of buildings. The project proposes primarily open areas, with barns, stalls and arena buildings located on the western half of the property, and pastures and exercise pens located in the eastern half. Views from the site, and on properties around the site, are primarily to the west and southwest. Homes surrounding the site on the north, west and south will not have significant impediments to their views, due to the lower profile of structures (up to 21 feet), and the direction of the views in relation to the proposed site. Impacts will be less than significant. There are no significant trees, rock outcroppings or historic buildings on the site. The site is located in a relatively rural area of the City, with a mix of single family homes and agricultural and ranching activities. The proposed equestrian facility is consistent with the agricultural/ranching land uses in the area and with the existing General Plan and Zoning designations. The site is located within the Equestrian M Overlay and the use is consistent with this overlay. Impacts associated with visual character have been found to be less than significant. d) The project will operate from 7.00 a.m. to 9.00 p.m., and will not include on site event or outdoor arena lighting. Security lighting will be provided. The City will require photometric analysis of all on site lighting as required by the City's Zoning Code and shall require compliance with these standards to assure that the lighting conforms to the City's standards, prohibiting spill -over to adjacent properties. Implementation of City standard will assure that impacts are less than significant. 7- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact 11. AGRICULTURE RESOURCES: Would theproject: a) Convert Prime Farmland, Unique X Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? (General Plan EIR p. II1-21 ff. ) X b) Conflict with existing zoning for agricultural use, or a Williamson Act contrZct? ("Zoning Map) c) Involve other changes in the existing X environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? (General Plan Land Use Map; Site Inspection) II. a)-c) The proposed project consists of a riding stable and associated facilities. The land is currently vacant, and not in use for farming. Agricultural activities occur to the east, across Monroe Street, and further to the south and east. The proposed project is consistent with agricultural activities, insofar as it will result in the keeping of animals, as might occur on a ranch. There are no Williamson Act contracts on the site. The project will have no impact on agricultural activities in the vicinity, and will complement these activities. No impacts are expected. 53 Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact III. AIR QUALITY: Would the project: a) Conflict with or obstruct X implementation of the applicable air quality plan? (SCAQMD CEQA Handbook) b) Violate any air quality standard or X contribute substantially to an existing or projected air quality violation? (SCAQMD CEQA Hancbook) c) Result in a cumulatively considerable i net increase of any criteria pollutant for which the project region is non- X attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (SCAQMD CEQA Handbook, 2002 PM10 Plan for the Coachella Valley) d) Expose sensitive receptors to X substantial pollutant concentrations? (Project Description, Aerial Photo) c) Create objectionable odors affecting a X substantial number of people? (Project Description, Aerial Photo) III. a)- e) The development of air quality plans by the South Coast Air Quality Management District was based on the City's General Plan build out. The proposed project will result in a riding stable, consistent with the Equestrian Overlay placed on these lands as permitted in the General Plan. Therefore, it can be concluded that the proposed project is consistent with, the air quality planning undertaken for the Coachella Valley, and the City. An air quality impact analysis was prepared for the proposed project. The analysis found that construction activities could result in potentially significant impacts associated with PM10 on a cumulative basis, although impacts associated with the proposed project itself do not exceed SCAQMD thresholds. The analysis provides mitigation measures, listed below, which will reduce impacts to less than significant levels. 1 Letter report entitled "The Saddle Club at Griffin Ranch Focused Traffic and Air Quality Analysis," prepared by Endo Engineering, and signed Vicki Lee Endo, May 15, 2006. 6+1 The analysis further found that the motor vehicle emissions associated with the project in the long term will not exceed SCAQMD thresholds, and impacts are therefore less than significant. The analysis also included an analysis of vector and odor control. The facility, by its nature, will result in flies, and has the potential to result in odors, particularly those associated with manure storage on site. The analysis found, however, that the proposed fly spray system, and the minimum separation between project facilities and adjacent homes of at least 80 feet, would reduce impacts associated with flies to less than significant levels. The analysis of odors associated with the proposed project found that the project site is designed with odor minimizing principles, including good ventilation and stall orientation, and that good management practices, including the regular removal of manure from the enclosed manure storage building, will assure that impacts associated with odors are reduced to less than significant levels. In addition, Section 9.140.060 of the Municipal Code contains measures regarding the use, placement, and setbacks of manure and manure storage buildings, which regulate odor control of equestrian facilities. As the property is currently being used by 20-80 horses for on -site boarding depending on season, impacts associated with the keeping of horses are pre-existing. As described above, the air quality analysis recommends the following mitigation measures be implemented to assure that impacts associated with air quality are reduced to less than significant levels, as follows: 1. All non -grass areas including arenas and trails will be irrigated daily to control dust. Water cannons will be utilized to assist with coverage. 2. Riding and activity hours will be between 7.00 a.m. to 9.00 p.m. (except in the summer when activities will occur during the cooler hours of the day) to minimize the amount of dust and odor. 3. All stall, aisles and work areas will have an insect spray system to control the breeding of flies and a high-pressure mist cool -fog cooling system. 4. The southern property boundary shall be landscaped with a hedge material. 5. Horse stalls shall be cleaned daily. 6. Odor control blocks will be placed every 50 to 75 feet along the southern property boundary. 7. All improvements and periodic maintenance of the interior drive and parking areas shall be included in the Fugitive Dust Control Plan, and designed to reduce the potential for fugitive Dust emissions. 8. The manure dump building shall be located at least 80 feet from the residential units to the west and north, and 330 feet from the residential units to the south. 9. Manure shall be removed from the site by a licensed hauler every other day, or as needed, in order to minimize odors. 10. Manure bins will be covered prior to transport. 11. The manure storage building will include an insect spray system. With implementation of these mitigation measures, the proposed project's air quality impacts are less than significant. M Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IV. BIOLOGICAL RESOURCES -- Would the ro'ect: a) Have a substantial adverse effect, either X directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service (General Plan MEA, p. 78 ff.) b) Have a substantial adverse effect on any X riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (General Plan MEA, p. 78 ff.) c) Have a substantial adverse effect on X federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (General Plan MEA, p. 78 ff.) d) Interfere substantially with the X movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (General Plan MEA, p. 78 ff.) e) Conflict with any local policies or X ordinances protecting biological resources, such as a .ree preservation policy or ordinance? (General Plan MEA, p. 73 ff.) f) Conflict with the provisions of an X adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? (General Plan MEA, p. 78 ff.) IV. a)-f) As previously stated, the proposed project site is developed with horse boarding and pastures. The parcel contains limited native vegetation. A biological resource survey was prepared for the proposed project2. The survey found that the site consists primarily of ornamental and agricultural plantings. No rare or endangered plants were identified on the site, and none are listed as potentially occurring. An on -site survey was conducted of the site, identifying desert spiny lizard, side -blotched lizard, European starling, mourning dove, common raven, California ground squirrel, house mouse and desert cottontail on the site. No species of concern were identified on the site. No burrowing owls, or suitable burrows for this species, were identified on the site. No riparian habitat was identified on the site, nor are there any wetlands. Because of the high level of disturbance on the site, it is expected that impacts to biological resources will be less than significant. The proposed project lies outside the boundary of the fee payment area for the Coachella Valley Fringe -toed Lizard habitat Conservation Plan, and is not identified as a conservation area in the Coachella Valley Multiple Species Habitat Conservation Plan. Overall impacts associated with biological resources are insignificant. 2 'Biologica: Assessment and Impact Analysis of the proposed La Quinta 15-acre Residential Project," prepared by James Cornett, March 2006, 12- Potentially Less Than Less Than No Significant Significant w/ Significant Impa, Impact Mitigation Impact V. CULTURAL RESOURCES -- Would the project: a) Cause a substantial adverse change in X the significance of a historical resource as defined in '15064.5? (General Plan MEA p. 123 ff.) b) Cause a substantial adverse change in X the significance of an archaeological resource pursuant to'15064.5? (General Plan MEA p. 123 ff.) c) Directly or indirectly destroy a unique X paleontological resource or site or unique geologic feature? (General Plan MEA p. 88 ff.) d) Disturb any human remains, including X I those interred outside of formal cemeteries? (General Ph MEA p. 123 ff.) V.a)-d) A cultural resource report was prepared for the proposed project3. The survey included both records searches of available maps and reports, and a field investigation. The records search found that the project site has not been previously studied, although 21 historical/archaeological sites and 14 isolates have been identified within one mile of the project site. The on site survey identified no pre -historic resources, and determined that none of the structures on the site had the potential to be historic. Impacts associated with cultural resources are therefore expected to be insignificant. A paleontological resource report was also prepared for the proposed project°. The survey included records searches of available maps and reports, as well as a field investigation. The records search identified that the project area occurs within the historic boundary of ancient Lake Cahuilla, and that the soils on and around the site are of the Holocene age. The survey also identified mollusks on the site during the on site investigation. Development of the project could result in destruction of invertebrate fossils. This represents a potentially significant impact which shall be mitigated, as follows: 1. Any earth moving activity in Holocene -age lakebed required for the proposed project shall be monitored by a qualified paleontologist. The paleontologist shall be empowered to redirect earth moving activities if required to identify and remove resources. The monitor shall also be equipped to quickly remove resources if 3 "IiistoricaL'Archaeological Resources Survey Report Assessor's Parcel Numbers 767-320-007 and 014;' prepared by CRM Tech, April 2006. 4 "Paleontological Resources Assessment Report Assessor's Parcel Numbers 767-320-007 and 014," prepared by CRM Tech, April 2006. 13- found. The monitor shall submit, within 30 days of completion of earth moving activities, a report of findings to the Planning Department for its review and approval. Any resource removed from the site shall be properly documented and curated. 2. The proposed project site is not a known burial site or cemetery. No remains are known to have been interred at the project site. Should remains be encountered during excavation of the site, California law requires that the coroner be contacted, and that he/she take responsibility for proper disposal of remains, and for Native American consultation, if necessary. The proposed project will be subject to these state requirements, which will serve to assure that impacts associated with human remains are insignificant. With implementation of the mitigation measure included above, impacts associated with cultural resources will be reduced to less than significant levels. -14- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact Vl. GEOLOGY AND SOILS -- Would the project: a) Expose people or structures to X potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, X as del neated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? (General Plan MEA Exhibit 6.2) ii) Strong seismic ground shaking? X (General Plan MEA Exhibit 6.2) iii) Seismic -related ground failure, X including 'iquefaction? (General Plan MEA Exhibit 6.3) iv) Landslides? (General Plan MEA Exhibit X 6.4) b) Result in substantial soil erosion or X the loss of topsoil? (General Plan MEA Fi :xhibit 6.5) c) Be located on expansive soil, as X defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property (General Plan MEA Exhibit 6.1) d) Have soils incapable of adequately X supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? (General Plan Exhibit 8.1) VI. a)-d) The site is not located in an Alquist-Priolo Earthquake Fault Zone. The site, and the City in general, is located in a seismically active area, and will experience strong ground shaking during an earthquake. The City will enforce Uniform Building Code standards for seismic zones for the proposed project. 15- The preliminary geotechnical investigations prepared for the project site found that although the site occurs in an area where groundwater occurs at a depth of 45 feet, the soils on the project site are too dense to generally be subject to liquefaction. The City will require project -specific geotechnical analysis in conjunction with the submittal of building plans for the site, to assure that any required remedial soil stabilization is implemented as part of the building permit process. These City standards will assure that impacts associated with seismic hazards are reduced to less than significant levels. The site is flat, and is not located near a hillside. No landslide potential occurs. The potential for soil erosion is addressed under Air Quality, above, and Hydrology, below. Soils in the area of the project site are not expansive. The project site is within the service area of the Coachella Valley Water District, and all facilities will be required to connect to existing sanitary sewer services. 5 "Geotechnical Invetigation Proposed Saddle Club Facility...," prepared by Sladden Engineering, January 2006. 16- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact VII. HAZARDS AND HAZARDOUS MATERIALS --Would theproject: a) Create a significant hazard to the X public or the environment through the routine transport, use, or disposal of hazardous materials? (Application materials) r b) Create a significant hazard to the X public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (General Plan MEA, p. 95 ff.) c) Emit hazardous emissions or handle X hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? (Application materials) d) Be located on a site which is included X on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (Application materials) e) For a project located within an airport I X land use plan or, where such a plan has not been adopted, within two miles of a public: airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) f) For a project within the vicinity of a X private airstrip, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) g) Impair implementation of or physically X interfere with an adopted emergency response plan or emergency evacuation plan? (General Plan MEA p. 95 ff) h) Expose people or structures to a 1 17- significant risk of loss, injury or death X involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (General Plan land use map) VII. a)-h) The development of the site is likely to result in the storage of cleaning materials for use in the horse boarding operations. These materials, however, are hazardous, and are not expected in large quantities. Waste and manure from the facility will be removed on a regular basis, by licensed haulers. The site is not within the boundaries of the airport land use plan. There are no identified hazardous materials sites within the project area°. The project has been integrated into the City's emergency preparedness planning for some years. There are no wildlands located adjacent or near the project site. No impacts associated with hazardous materials are expected. 6 "Results of Phase I Environmental Site Assessment Griffin Saddle Club," prepared by Proterra Consulting, February 2C06. -18- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact :Mitigation Impact VIII. HYDROLOGY AND WATER QUALITY -- Would the project: a) Violate any water quality standards or X waste discharge requirements? (General Plan EIR p. III-1€7 ff.) b) Substantially deplete groundwater X supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been panted)? (General Plan EIR p. III-187 ff.) c) Substantially alter the existing drainage X pattem of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on - or off site? (General Plan EIR p. III-187 ff.) d) Substantially alter the existing drainage X patten of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on - or off -site? (General Plan EIR p. III-187 ff.) e) Create or contribute runoff water which X would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff?(General Plan EIR p. III-187 ff.) 0 Place housing within a 100-year flood X hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (General Plan EIR p. I1I-187 ff.) g) Place within a 100-year flood hazard X area structures which would im ede or -19- redirect flood flows? (Master Environmental Assessment Exhibit 6.6) VIII. a)-g) Domestic water will be supplied by CVWD. The District has prepared an Urban Water Management Plan based on General Plan land uses in all the jurisdictions within its service area. The Plan demonstrates that the District has available, or can supply, sufficient water to serve the proposed project as well as long term build out of the area. Impacts are expected to be less than significant. The proposed project will not generate flows which will impact either water quality or waste discharge requirements. The proposed project isbe required to implement National Pollution Elimination System (NPDES) requirements for storm flows, both during construction and operation of the project. These City requirements are designed to assure that water quality is not impacted by development sites. The project will be connected to Coachella Valley Water District (CV WD) sanitary sewer lines. A preliminary hydrology study was prepared for the proposed project'. The study found that the site is located within a Zone C according to the FEMA map for the area. The site is therefore subject to minimal flooding. The hydrology analysis determined that on -site drainage will be conveyed via swales to a retention basin located in the area of the exercise pens. The analysis found that the 100 year 3 hour storm would generate 1.86 acre feet of water to be stored in this retention basin, which will be sized to accommodate this runoff, plus a safety factor as required by the City. The City Engineer will review and approve the hydrology for the site prior to the issuance of grading permits. This City standard will assure that impacts associated with storm water on the site will be reduced to less than significant levels. 7 "Preliminary Hydrology Report, Griffin Ranch Saddle Club," prepared by MSA Consulting, Inc., June 2006. -20- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established X community? (Aerial photo) b) Conflict with any applicable land use X plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (General Plan Exhibit 2.1) c) Conflict with any applicable habitat X conservation plan or natural community conservation plan? General Plan MEA p. 74 IX. a)-c) The proposed project is currently a horse ranch and boards 20 to 80 horses, and th, proposed project will expand and improve this existing use. The General Plai identifies the property for equestrian use and very low density residential use. Th, Zoning Map identifies the area as being located within an existing Equestrian Overla; district, which permits the use of horses, related equestrian accessory buildings, ani the use of commercial equestrian facilities with an approved Conditional Use Permit The proposed project is therefore consistent with the General Plan and Zoning for th, property. There is no existing community on the site, and self contained residentia development occurring on the north, west and east will not be impacted by th proposed project as mitigated. No impacts associated with land use and planning ar expected. Section 9.140.060 of the La Quinta Municipal Code regulates the Equestrian Overla District (EOD). The EOD code provides definitions for equestrian -related building: regulates the setbacks of equestrian -related buildings, permitted uses, the keeping o horses, and regulates equestrian related nuisance issues through performance standard such as the use and removal of manure, dust control methodology, parking standard outdoor lighting, noise, and odor. Because the project addresses and meets th performance standards as set forth in the Section 9.140.060, the project has bee determined to comply with the Equestrian Overlay District code and all applicabl performance standards. The proposed project is outside the fee mitigation area for the Coachella Valle Fringe -toed Lizard habitat Conservation Plan. -21- Potentially Less Than Less Than No Significant Significant w/ Signifcant Impact Impact Mitigation Impact X. MINERAL RESOURCES -- Would the project: a) Result in the loss of availability of a X known mineral resource that would be of value to the region and the residents of the state? (Master Environmental Assessment j p. 71 f ..) _ b) Result in the loss of availability of a X locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Master Environmental Assessment p. 71 f=.) X. a) & b) The site is located in an area of the City designated Mineral Resource Zone MR7.-1, which indicates that no resources occur. There will be no impact to mineral resources as a result of the proposed project. -22- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XI. NOISE - Would the project result in: a) Exposure of persons to or generation X of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (General Plan MEA p. I l l ff.) b) Exposure of persons to or generation X of excessive groundbome vibration or groundbome noise levels? (General Plan MEAp Ill f.) FAsubstantial permanent increase in X ent noise levels in the project vicinity above levels existing without the project'? (General Plan MEA p. I I l ff.) d) A substantial temporary or periodic X increase in ambient noise levels in the project vicinity above levels existing without the project? (General Plan MEA p. 111 ff; e) For a project located within an airport X land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (General Plan land use map) 0 For a project within the vicinity of a X private airstrip, would the project expose people residing or working in the project area to excessive noise levels? (General Plan land use map) XI. a)-f) The proposed project will result in the use of equipment on site which has the potential to generate noise. In order to quantify the potential noise impacts, a noise analysis was prepared. The noise analysis included specific analysis for horse activity at the site, as well as the equipment which will be used on the site (hot walker, wash racks, grooming racks, fly spray pump, Koolfog pump, and vacuum unit). The location of 8 "Exterior Noise Analysis for TransWest Housing Saddle Club;' prepared by Bridgenet, May 2006. -23- each activity and piece of equipment or activity was identified, and the noise levels it would generate was analyzed. The analysis concluded that the loudest activity would be the use of the vacuum unit. Based on the noise levels generated, noise contours on the site were developed. These determined that noise levels at the property line from activities and equipment on the project site will be 50 bBA Leq or less at all property lines. This noise level is below the City's standards for noise levels at residential land uses, resulting in less than significant impacts to residential units located on the north, west and south. The development of the project site will result in short term increased noise levels during construction activities on the site. The size of the site, and the distance to the closest residence (80 feet at the closest point), as well as existing or planned walls around existing or planned residential projects adjacent to the site, will assure that these noise levels are less than significant. Furthermore, the City Municipal Code limits construction hours to the less sensitive daytime hours, when ambient noise levels are higher, and increases in noise levels are less discernable. Impacts are expected to be less than significant. The project site is not located in an airport influence area. Overall impacts associated with noise are expected to be less than significant. -24- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XII. POPULATION AND HOUSING - Would the project: a) Induce substantial population growth X in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? (General Plan, p. 9 ff., application materials) b) Displace substantial numbers of X existing housing, necessitating the constriction of replacement housing elsewhere? (General Plan, p. 9 ff., application materials) c) Displace substantial numbers of X people, necessitating the construction of replacement housing elsewhere? (General Plan, p. 9 ff., application materials) XII. a)-c) The development and improvement of horse stables and pastures will not induce population growth, but will accommodate the animals of new and existing residents in the area. The site currently operates as an equestrian boarding facility, and the proposal will not displace either people or housing. No impacts are anticipated. -25- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XIII. PUBLIC SERVICES a) Wo ild the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, fie construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other perfornance objectives for any of the public services: Fire protection? (General Plan MEA, p. 57) X Police protection? (General Plan MEA, p. 57) X Schools? (General Plan MEA, p. 52 ff.) X Parks? (General Plan; Recreation and Parks X Master Plan) Other public facilities? (General Plan MEA, X p. 46 ff.) XIII. a) Development and improvement of the horse stables and other facilities will have an insignificant impact on public services. The site is already developed, and its impact on these services has already been absorbed by fire and police services. The improvements proposed will have no impact on schools, as no new population will result from the project. -26- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XI IV. RECREATION -- a) Would the project increase the use of X existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Application materials; General Plan Exhibit 5.1) b) Does the project include recreational X facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Application materials) XIV. a) & b) The development and improvements proposed by the proposed project will add to the recreational facilities available in the City and will be a recreational benefit to the City, consistent with the Equestrian Overlay district for the property. The project will be available to members who will consist of both property owners of Griffin Ranch and the general public. No competitions, rodeos, horse shows, or similar public events will be held at the facility. Improvements to the site will result in beneficial impacts, insofar as facilities will be expanded and improved. No negative impacts are expected. -27- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XV. TRANSPORTATION/TRAFFIC Would the project: _ a) Cause an increase in traffic which is X substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (General Plan EIR, p. III-29 ff.) b) Exceed, either individually or X cumulatively, a level of service standard establ shed by the county congestion management agency for designated roads r highways? (General Plan EIR, p. 111-29 ff.)) Result in a change in air traffic rc X patterns, including either an increase in traffic levels or a change in location that m substantial safety risks? (No air traresults ffic involved in project) d' ) Substantially increase hazards due to a X design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Application materials) e) Result in inadequate emergency X access? (Application materials) T X f) Result in inadequate parking capacity? (Application materials) g) Conflict with adopted policies, plans, X or programs supporting alternative transportation (e.g., bus turnouts, bicycle L racks)? (Project description; MF,A Exhibit 3.10) --- - _ XV. a)-g) Development and improvement of the project site is expected to have a negligiblc impact on traffic and circulation. A traffic analysis was prepared for the proposed project, to assess this particularly specialized land use9. The analysis found that the 9 Letter report entitled "The Saddle Club at Griffin Ranch Focused Traffic and Air Quality Analysis," prepared by End( Engineering, and signed Vicki Lee Endo, May 15, 2006. -28- project will likely generate about 130 trips per day at full occupancy, 13 of which would occur in the morning peak hour, and 13 during the evening peak hour. Given that the site is currently operating, the total trips generated are only expected to represent a 12.5% increase over current baseline conditions. The traffic analysis considered the trips generated, and the potential need for improvements on the site. The analysis concluded that signalization and right turn lanes at the project site were not required, however, the analysis did find that the location of a left turn break in the median on Monroe Street would be warranted within 2 years of initiation of the proposed project. This need arises from the size of vehicles associated with the proposed project (trucks hauling trailers) and the potential for U-turns at Avenue 54 and Monroe Street. The analysis further determined that for this same reason, acceleration/deceleration lanes should be provided on the west side of Monroe to allow these larger vehicles to accelerate or decelerate outside the traffic flow of the street. The project includes such a acceleration/deceleration lane. The analysis also considered the parking provided within the proposed project, and found it sufficient to accommodate both cars and trucks hauling trailers. The analysis also found that the site access provides safe access to the public street, with inclusion of a stop sign for eastbound vehicles. Access to and from the existing residential development will also be provided. The analysis concluded that the proposed project will have less than significant impacts on traffic and circulation. The findings and recommendations of the traffic analysis as cited above have been reviewed and approved by the City Engineer, and are incorporated into conditions of approval for the proposed project. These conditions of approval will assure that the impacts associated with traffic and circulation are less than significant. No horse shows or other special events will occur on the site. Horse trailers are prohibited from parking on -site longer than 24 hours. -29- Potentially Less Than Less Than No Significant Significant w/ Significant Impact Impact Mitigation Impact XVI. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment X requirements of the applicable Regional Water Quality Control Board? (General Plan M :A, p. 58 ff.) b) Require or result in the construction of X new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plai MEA, p. 58 ff.) c) Require or result in the construction of X new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, p. 58 ff.) d) Have sufficient water supplies X available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (General Plan MEA, p. 58 ff.) e) Result in a determination by the I X wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the project's ted demand in addition to the der's existing commitments? L al Plan MEA, p. 58 ff) f) Be served by a landfill with sufficient X permitted capacity to accommodate the project's solid waste disposal needs? (General Plan MEA, p. 58 ff.) g) Comply with federal, state, and local X statutes and regulations related to solid waste? (General Plan MEA, p. 58 ff.) XVI. a)-g) Implementation of the proposed project will have an insignificant impact on utilities. -30- The project site is currently served by CVWD for sanitary sewer service. The modest increase in activity at the site will not have an impact on wastewater generated at the site. CVWD's treatment plant has sufficient capacity, and has the ability to expand its capacity as demand rises. Similarly, CVWD's Urban Water Management Plan indicates that the District has sufficient water supplies, or plans for addition to its water supplies, to serve the proposed project and other projects in its service area in the long term. The increase in activity resulting from the proposed project will not significantly increase water consumption at the site. The proposed project's hydrologist has designed storm drainage on the property to retain the 100 year storm, as required by the City. The City Engineer will review the plans to assure that storm flows are adequately contained, prior to the issuance of grading permits. Domestic waste will be collected by Burrtec Waste and Recycling Services, the City's solid waste franchisee. Burrtec currently hauls City solid waste to the Edom Hill transfer station. From there, waste is transported to one of several regional landfills, including the Lambs Canyon, Badlands, and El Sobrante landfills. These landfills have sufficient capacity to accommodate the proposed project. The disposal of manure is likely to be handled by a specialized hauler, who may deliver the materials to a composting facility for its recycling as manure. The applicant will be responsible for maintaining adequate contracts to assure that the manure management requirements imposed by the City are maintained in the long term. -31- Potentially Less Than Less Than No LImpact Significant Significant w/ Mitigation Significant Impact Impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE -- a) Does the project have the potential to X degrace the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have the potential to achieve short-term, to the disadvantage X of long-term environmental goals? ci ) Does the project have impacts that are X 1 individually limited, but cumulatively considerable ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? d) Does the project have environmental X effects which will cause substantial adverse effects on human beings, either directly or indirectly? XVII. a) The project site has been graded and disturbed, and development will not impact biological resources. The site has the potential to impact paleontological resources, but mitigation measures included in this document reduce impacts to less than significant levels. XVII. b) The proposed project is consistent with the provision of equestrian related facilities as envisioned in the General Plan. As such, it implements the long term goals of the General Plan. XVII. c) The air quality analysis identified potential cumulative impacts associated with fugitive dust associated with project construction. Mitigation measures contained in -32- this document, however, assure that these cumulative impacts are reduced to less than significant levels. XVII. (I) The proposed project will only marginally increase activities at the project site. Impacts associated with noise, traffic and similar issues which could impact human beings are all expected to be less than significant. -33- XVIII. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. Not applicable. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Not applicable. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. Not applicable. -34- V) 0 0 N 9- NO o � N � a. I ( �O QO L~. w F A r� aQ a� �W OV �y O O O � 6 a O O (y O O O O w G ,C 0 G ,F in in v� �n (n in in Q iin �n C G oo o 0 0 0 0 F v v G C v v u a v v 0 0 ° ° o 0 0 on 0 rL 0 to 00 ago r r to G M c tc w w c � 0 Ci U aG^. Ci U U PG., 0.0l u G °G8 O T v m M p ti O •� LYi ❑ G c a o ca o .; o`i) v 3 b ? 3 Y E .. PLANNING COMMISSION RESOLUTION 2006- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 2006-574 PREPARED FOR CONDITIONAL USE PERMIT 2006-099 AND SITE DEVELOPMENT PERMIT 2006-866 ENVIRONMENTAL ASSESSMENT 2006-574 APPLICANT: TRANS WEST HOUSING WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 261" day of September, 2006, held a duly noticed Public Hearing to consider the request of Trans West Housing for Environmental Assessment 2006-574 prepared for Conditional Use Permit 2006-099 and Site Development Permit 2006-866 located '/4 mile south of Avenue 54 along the west side of Monroe Street, more particularly described as: APN 767-320-006 & 767-320-007; AND WHEREAS, said Environmental Assessment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63). The Community Development Director has determined that the project will not have a significant adverse impact on the environment and therefore, is recommending that this Mitigated Negative Declaration of environmental impact be certified. A Notice of Intent to Adopt a Mitigated Negative Declaration has been posted with the Riverside County Recorder's office as required by Sect'on 15072 of the California Environmental Quality Act (CEQA) statutes; and WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify recommending to the City Council certification of said Environmental Assessment: 1. The proposed applications will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigated impacts were identified by Environmental Assessment 2006-574. 2. The proposed equestrian facility will not have a significant impact from the current existing equestrian facility in that the proposal does not involve a significant change or increase in use and is currently located within an existing Equestrian Overlay district. P1Re3orts- PC\2006\9-26-06\Griffin Ranch Saddle Club\EA 2006-574 Reso.doc Planning Commission Resolution 2006- Environmental Assessment 2006-574 Griffin Ranch Trans West Housing Adopted: September 26, 2006 3. The proposed project will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. 4. There is no evidence before the City that the proposed project will have the potential for an adverse effect on wildlife resources or the habitat on which the wildlife depends. 5. The proposed project does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as no significant effects on environmental factors have been identified by the Environmental Assessment. 6. The proposed project will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the area will not be significantly affected by the proposed project. 7. The proposed project will not have environmental effects that will adversely affect the human population, either directly or indirectly, as no significant impacts have been identified which would affect human health, risk potential or public services. 8. There is no substantial evidence in light of the entire record that the project may have a significant effect on the environment. 9. The Planning Commission has considered Environmental Assessment 2006-547 and said Assessment reflects the independent judgment of the City. 10. The City has on the basis of substantial evidence, rebutted the presumption of adverse effect set forth in 14 CAL Code Regulations 753.5(d). 11. The location and custodian of the City's records relating to this project is the Community Development Department located at 78-495 Calle Tampico, La Quinta, California. NOW THEREFORE, BE IT RESOLVED by the honorable Planning P:\Reports - PC\2006\9-26-06\Griffin Ranch Saddle Club\EA 2006-574 Reso.doc Planning Commission Resolution 2006- Environmental Assessment 2006-574 Griffin Ranch Trans West Housing Adopted: September 26, 2006 Commission of the City of La Quinta, California, as follows: 1 . That the above recitations are true and correct and constitute the findings of the Planning Commission for this Environmental Assessment. 2. That it does hereby approve certification of Environmental Assessment 2006- 574 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Mitigation Monitoring Program, attached and on file in the Community Development Department. 3. That Environmental Assessment 2006-574 reflects the independent judgment of the City. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 26" day of September, 2006, by the following vote, to wit: AYES: Commissioners NOES: ABSENT: ABSTAIN: PAUL QUILL, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS, Community Development Director City of La Quinta, California P:\Reports PC\2006\9-26-06\Griffin Ranch Saddle Club\EA 2006-574 Reso.doc PLANNING COMMISSION RESOLUTION 2006- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE DEVELOPMENT PLANS FOR AN EQUESTRIAN FACILITY TO BE LOCATED '/4 MILE SOUTH OF AVENUE 54 ON MONROE STREET CASE NO.: SITE DEVELOPMENT PERMIT 2006-866 APPLICANT: TRANS WEST HOUSING WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 26T" day of September, 2006, hold a duly noticed Public Hearing to consider the request of TRANS WEST HOUSING to approve the development plans for an equestrian facility which includes a covered riding arena, stables, two caretaker's residences, outdoor pens, pastures, and related accessory buildings located iA mile south of Avenue 54 on the west side of Monroe Street, more particularly described as: APN 767-320-006 & 767-320-007; AND 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 83-68), in that the La Quinta Community Development Department has completed Environmental Assessment (EA) 2006-574. The Community Development Director has determined that the project will not have a significant adverse impact on the environment and therefore, recommends a Mitigated Negative Declaration of environmental impact be certified; and WHEREAS, the Architecture and Landscaping Review Committee did on the 41h day of October, 2006, at a regular meeting, recommended approval of the development plans, subject to conditions; and, WHEREAS, the Community Development Department published a public hearing notice in the Desert Sun newspaper on the 261h day of August, 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 find the following facts and reasons to justify approval of said Site Development Permit: The equestrian center and related structures are consistent with the City's General Plan in that the property is designated Very Low Density Residential PAeports - PC\2006\9 26-06\Griffin Ranch Saddle Club\SDP 2006-866 Reso.doc Planning Commission Resolution 2006- Site Development Permit 2006-866 Trans West Housing Saddle Club Adopted: October 26, 2006 (VLDR). The uses are consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2). 2. The equestrian facility is consistent with the Very Low Density Residential Zoning designation and is a permitted use located within an existing Equestrian Overlay district. 3. The architectural design of the equestrian facility including, but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with the surrounding development and with the quality of design prevalent in the city. The equestrian center is well designed and will conform to the equestrian theme for the project. 4. The site design of the project including, but not limited to project entries, interior circulation, pedestrian amenities, multi -purpose trails, exterior lighting, pastures, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city. 5. Project landscaping including, but not limited to the location, type, size, color, texture, and coverage of plant materials, with conditions, has been designed so as to 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 of the 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 2006-866 for the reasons set forth in this Resolution, subject to the Conditions, attached hereto; PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 26" day of October, 2006, by the following vote, to wit: P:\Repxts PC\2006\9-26-06\Griffin Ranch Saddle Club\SDP 2006-866 Reso.doc Planning Commission Resolution 2006- Site Development Permit 2006-866 Trans West Housing Saddle Club Adopted: October 26, 2006 AYES: NOES: ABSENT: ABSTAIN: PAUL QUILL, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS Community Development Director City of La Quinta, California P:\Reports - PC\2006\9-26-06\Griffin Ranch Saddle Club\SDP 2006-866 Reso.doc PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 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 necessary applicable clearances and/or permits from the following agencies: Fire Marshal Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) Community Development Department Riverside County Environmental Health Department Coachella Valley Unified School District Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) California Water Quality Control Board (CWQCB) 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. PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 3. A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 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 conditions of Specific Plan 2003-066 and Site Development Plan 2004-807. 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 0 ) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. 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. 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. 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. P:\Reports - PC\2006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc COA Page 2 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. a) 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. b) The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 5. Approval of this Site Development Permit shall not be construed as approval for any horizontal dimensions implied by any site plans or exhibits unless specifically identified in the following conditions of approval. PROPERTY RIGHTS 6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include Irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer, if applicable. 7. 'The applicant shall offer for dedication of all public street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 8. The public street right-of-way offers for dedication required for this development include: PUBLIC STREETS A. Monroe Street (Primary Arterial, Option A, 1 10' ROW) — The standard 55 P:\Reports - P02006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc GOA Page 3 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 from the centerline of Monroe Street for a total 110-foot ultimate developed right of way except for an additional right of way dedication at the Primary Entry of 67 feet from the centerline and 248 feet long plus a transitional taper dedication of an additional 150 feet to accommodate improvements conditioned under the STREET AND TRAFFIC IMPROVEMENTS section of these conditions of approval. 9. The applicant shall retain for private use all private street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. The private street rights -of -way to be retained for private use required for this development include: PRIVATE STREETS A. Circulation Road. The typical street section shall be as shown on the site plan and to be a minimum 24 feet right-of-way except for areas where parking stalls are provided. The applicant may be required to provide additional roadway width to accommodate turnaround, unloading and loading of horse transport vehicles as required by the City Engineer or Community Development Director. B. Emergency and Oversized Vehicles Turnaround " Loop" Road. The typical street section shall be as shown on the site plan and to be a minimum 20 feet roadway except for additional roadway as required by the Fire Marshal. The emergency and oversized vehicle turnaround road along the southerly boundary shall conform to the shape shown on the site map except for minor revisions as may be required by the City Engineer or Community Development Director. 11. Direct vehicular access to Monroe Street is restricted, except for those access points identified on the Site Plan, or as otherwise conditioned in these conditions of approval. 12. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Monroe Street (Primary Arterial) - 20-foot from the R/W-P/L. P:\Reperts - PC\2006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc COA Page 4 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 The 20-foot perimeter landscaping setback shall be maintained along the deceleration and acceleration lanes proposed at the entrance and in addition to the roadway parkway. The multi -purpose trail and perimeter landscaping shall be adjusted accordingly. 13. 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. 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. 14. 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. 15. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Rough Grading Plan 1 " = 40' Horizontal B. PM10 Plan 1" = 40' Horizontal C. SWPPP 1 " = 40' Horizontal NOTE: A through C to be submitted concurrently. D. On -Site Precise Grading Plan E. Storm Drain Plans 1 " = 30' Horizontal 1 " = 40' Horizontal P:\Reports-'C\2006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc COA Page 5 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 F. Off -Site Street Plan 1 " = 40' Horizontal, 1 " = 4' Vertical G. On -Site Street Plans 1 " = 40' Horizontal, 1" = 4' Vertical NOTE: D through G 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. All Off -Site Plan & Profile Street Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. "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, retaining and perimeter walls, etc. ADA accessibility to public streets, adjacent buildings and existing handicap parking shall be shown on the Precise Grading Plans at a scale to be determined by the Public Works Department. All On -Site Signing & Travel Surface Delineation Plans shall show, at a minimum; Stop Signs, Limit Line and Parking Stall Delineation, No Parking Signs, Fire Hydrant delineation as approved by the Fire Marshal and Street Name Signs per Public Works Standard Plans and/or as approved by the Engineering Department. 16. 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 Standard Drawing hyperlink. 17. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The P:\Reports PC\2006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc COA Page 6 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 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 that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 18. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 19. Depending on the timing of this Site Development Permit, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction. P:\Reports --C\2006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc COA Page 7 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 GRADING 20. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 21. 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. 22. 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. 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 as submitted with its application for a grading permit. 23. 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. 24. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum P:\Reports - PC\2006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc COA Page 8 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 25. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the Preliminary Grading Plan submitted with this Site Development Permit, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 26. Prior to the issuance of a building permit for any building lot, the applicant shall provide a pad elevation and geotechnical certification stamped and signed by a qualified engineer or surveyor, as applicable. DRAINAGE 27. Proposed retention basins shall comply with the provisions of Section 13.24.120 (Drainage), LQMC and Engineering Bulletin No. 97-03. Retention basin freeboard shall be 1 foot or alternatively, 25 % of the total retention basin volume for the dressage arena and open arena. Additionally, drainage shall follow guidelines found in Engineering Bulletin — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin - Underground Retention Basin Design Requirements as applicable. More specifically, stormwater falling on site during the 100 year storm shall be retained within the development, unless otherwise approved by the City Engineer. The tributary drainage area shall extend to the centerline of adjacent public streets. The design storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total run off. 28. Nuisance water shall be retained on site. As proposed by the applicant, nuisance water shall be disposed of in Maxwell Systems approved by the City Engineer. The proposed aforementioned system shall be designed to contain nuisance water surges from landscape area, commercial units, and off -site and on -site street nuisance water. Flow from adjacent well sites shall be designed for P:\Reports - PC\2006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc COA Page 9 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 retention area percolation by separate infiltration system approved by the City Engineer. 29. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 30. For properties where sump conditions exist, the applicant must either define a diversion/overflow strategy or retain upstream stormwater as required for existing as -built conditions from all off -site tributary flow from the respective high points. The applicant must provide either on -site retention or alternative facilities of diversion/pass through, if selected. Historical flow paths should be identified and routing provided in the hydrology analysis equivalent to historical flow direction. As local topography allows, tributary areas may exceed limits of property lines adjacent to public roads. The 100-year storm shall be the governing event in the designer's evaluation. 31. For on -site common retention basins, retention depth shall be according to Engineering Bulletin 97.03, and side slopes shall not exceed 3:1. 32. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.1OO.O40(B)(7), LQMC. 33. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. I ITII ITIFS 34. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 35. 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. P:\Reports PC\2006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc COA Page 10 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 36. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. Service lines required for this development shall be underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 37. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 38. 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. 39. The applicant shall construct the following street improvements to conform with the General Plan street type noted in parentheses. A. OFF -SITE STREETS 1) Monroe Street (Primary Arterial - Option A; 1 10' WWI: Widen the west side of the street along all frontage adjacent to the Site Development Permit boundary to its ultimate width on the west side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The west curb face shall be located forty three feet (43') west of the centerline, except at locations where additional street width is needed to accommodate: a) A deceleration/right turn only lane and acceleration lane at Monroe Street Primary Entry. The west curb face shall be located fifty five feet (55') west of the centerline. As a P:\Reperts - PC\2006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc COA Page 11 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 minimum, the required right of way shall be for a length of 248 feet plus a transitional taper dedication of an additional 150 feet. Other required improvements in the Monroe Street right or way and/or adjacent landscape setback area include: b) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. c) Half width of an 18 - foot wide raised landscaped median along the entire boundary of the Site Development Permit. An AC curb shall be installed along the centerline of Monroe Street as approved by Riverside County and the City Engineer in order to segment the median. d) Establish a benchmark in the Monroe Street right of way and file a record of the benchmark with the County of Riverside. e) A 10-foot wide Multi -Purpose Trail. The applicant shall construct a multi -use trail per La Quinta Standard 260 along the Site Development Permit frontage within the landscaped setback. Multi -Purpose Trail boundaries shall be delineated by a 4-inch wide concrete or similar approved inflexible border between the trail and adjacent landscaping. The location and design of the trail shall be approved by the City. A split rail fence shall be constructed along the roadway side of the multi -purpose trail in accordance with Section 9.140.060 (Item E, 3a) of the Zoning Ordinance. 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. A maintenance easement dedication in favor of the City shall be offered for Multi -Purpose Trails. Auxiliary Multi - Purpose Trails, beyond those required by General Plan and related Equestrian Overlay, will be maintained by the Developer or HOA as applicable and not offered for P:\Reports-'C\2006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc COA Page 12 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 maintenance dedication. However, pursuant to this requirement, the Developer or HOA shall enter into an agreement with the City for the perpetual maintenance of the Auxiliary Multi -Purpose Trail. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). B. PRIVATE STREETS 1) Circulation Road - Construct full 24-foot wide travel width improvements per the Saddle Club Site Plan Section B-B except for areas where parking stalls are provided. The applicant shall provide additional street widening to accommodate turnaround, unloading and loading of horse transport vehicles as required by the City Engineer. Where on -street parking is prohibited, the applicant shall make provisions for perpetual enforcement of the No Parking restriction. 2) Emergency Turnaround and Oversized Vehicle "Loop" Road — Construct full 20-foot wide travel width improvements per the Saddle Club Site Plan Section A -A to conform to the lay -out shown on the Site Development Permit site plan, except for revisions as may be required by the City Engineer and the Fire Department. 31 Main Entry — The applicant shall increase the entry paving as identified in the Site Development Permit to 200 feet from the proposed Monroe Street curb face. Should it later be determined that the required entry paving is insufficient to control the collection of track out debris onto the right-of-way, entry paving shall be increased to a length which can adequately prevent track out debris from entering the right-of-way. Curve radii for curbs at all private street intersections and the Monroe Street entrance shall not be less than 55 feet to accommodate larger tractor trailers. Truck turning routes shall confirm absence of conflict with the opposing traffic lane. P:\Reports-'C\2006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc COA Page 13 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 40. 'The Monroe Street gated entry shall provide for a one trailer truck minimum stacking capacity for inbound traffic to be a minimum length of 70 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain entry into the development can safely make a full turn -around (minimum radius to be 24 feet) out onto the main street from the gated entry. Pursuant to said condition, there shall be a minimum of twenty feet width provided at the turn -around opening provided. Two lanes of traffic shall be provided on the entry side of the main gated entry, one lane shall be for members and one lane for visitors. The two travel lanes shall be a minimum of 20 feet of total paved roadway surface or as approved by the Fire Department. Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus turnouts, dedicated turn lanes and other features shown on the approved construction plans, may require additional street widths as may be determined by the City Engineer. 41. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Primary Arterial 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. The applicant proposes the use of a decomposed granite and crushed aggregate base for the on -site street system. The on -site street section shall be as approved by the City Engineer in the plan review process. 42. 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 P:\Reports - PC\2006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc COA Page 14 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. A. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 43. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 44. General access points and turning movements of traffic are limited to the following: Primary Entry (Monroe Street): Right turn movements in and out and left turn in movements are permitted. Left turn movements out are prohibited. CONSTRUCTION 45. 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 AND SCREENING 46. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 47. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 48. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and open space shall be signed and stamped by a licensed landscape architect. 49. The applicant shall submit the landscape plans for approval to plan checking by the Community Development Department. When plan checking has been PAReports - PC\2006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc GOA Page 15 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 completed by the Community Development Department and 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 Community Development Director and the City Engineer. NOTE: Plans are not approved for construction until signed by both the Community Development Director and the City Engineer. 50. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Community Development Director and the City Engineer. Use of lawn areas shall utilize spray irrigation being placed within 18 inches of curbs along public streets. 51. The applicant or his agent has the responsibility for proper sight distance requirements in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way to confirm with the latest edition of the AASHTO Geometric Design of Highways and Streets. 52. The applicant shall bond for half of the median landscape improvements until the completion of the full landscaped median width at which time the developer or successor shall pay it's pro rata share of said improvements. 53. Oleanders and any other plant species deemed poisonous to horses and people shall be removed from the approved landscaping plant list. Any existing plant species deemed poisonous shall be removed from the project site. 54. Measures shall be taken to replace and repair any landscaping or irrigation equipment which is damaged or eaten by horses. 55. The applicants shall plant a hedge such as Carolina Cherry (Prunus Caroliniana) or similar material approved by the Community Development Department, in order to provide a screening buffer within the Coachella Valley Water District easement along the southern property boundary. Hedge material suitable for screening shall provide significant foliage and shall be permitted to grow and be maintained at a minimum of 8 feet in height. 56. Non -turf ground cover within landscaping areas shall contain a surface treatment for erosion and dust control purposes. Non -turf landscaping areas PAReports - PC\2006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc COA Page 16 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 shall be maintained and included in the overall dust control program. 57. The Monroe Street perimeter shall be redesigned to more closely match the City of La Quinta standard multi -purpose trail detail in order to allow for a minimum of 3' to 4' feet of additional landscaped space between the trail and sidewalk in order to provide separation of equestrian trail users from the street and sidewalk. 58. Enhanced landscape screening consisting of additional trees and shrubs with significant foliage shall be planted along Monroe Street. Enhanced landscape screening shall be reviewed and approved by the Community Development Department during the landscaping plan check process. 59. The applicants shall provide a gated pedestrian/equestrian connection at the end of the on -site horse trail between the turnout pastures and the multi -purpose trail along Monroe Street. 60. A solid concrete, Trex brand, or similar type of inflexible edging material shall be installed along the edges of all on -site and perimeter equestrian and multi- purpose trails. 61. The applicants shall provide enhanced landscape screening between the southern face of the covered arena stalls and the access road, to be reviewed and approved by the Community Development Department during the landscaping plan check process. 62. The applicants shall provide enhanced landscape screening between the manure storage building, accessory buildings, and their adjacent perimeter, to be reviewed and approved by the Community Development Department during the landscaping plan check process. 63. Any ground -mounted mechanical equipment shall be screened by a wall, landscaping, or combination of the two, of a sufficient height and/or density to fully screen such equipment above its horizontal plane. 64. Any building mounted mechanical equipment shall be fully screened from view by an architectural feature, wall, or parapet of sufficient height to fully screen such equipment above its horizontal plane. 65. Permanent, immovable, or fixed location water cannons utilized for irrigation and P?Reports - PC\2006\9-26 06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc COA Page 17 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 dust control shall be placed or mounted to a decorative column, pilaster, or foundation approved by the Community Development Director. Landscaped screening of said water cannons shall be provided if deemed necessary. QUALITY ASSURANCE 66. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 67. 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. 68. 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. 69. 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 70. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 71. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. 72. The applicant shall be responsible for the cleaning and removal of tracked out gravel and dirt on to the adjacent public right-of-way. P:\Reports - PC\2006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc COA Page 18 of 19 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SDP 2006-866, GRIFFIN RANCH SADDLE CLUB TRANS WEST HOUSING SEPTEMBER 26, 2006 FEES AND DEPOSITS 73. 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. 74. 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). FIRE DEPARTMENT 75. For any buildings with public access i.e. recreational halls, clubhouses, etc. or buildings with a commercial use i.e. gatehouses, maintenance sheds, etc. Super fire hydrants are to be placed no closer than 25 feet and not more than 165 feet from any portion of the first floor of said building following approved travel ways around the exterior of the building. Minimum fire flow for these areas would be 1500 GPM for a 2-hour duration at 20 PSI. 76. Gates may be automatic or manual and shall be equipped with a rapid entry system (KNOX). Plans shall be submitted to the Fire Department for approval prior to installation. Automatic gate pins shall be rated with a shear pin force, not to exceed 30 pounds. Gates activated by the rapid entry system shall remain open until closed by the rapid entry system. Automatic gates shall be provided with backup power. 77. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval. 78. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane signs. 79. Final conditions shall be reviewed and approved by the Fire Marshall during the plan check stage. P:\Reports - PC\2006\9-26-06\Griffin Ranch Saddle Club\COA SDP 2006-866.doc GOA Page 19 of 19 PLANNING COMMISSION RESOLUTION 2006- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA APPROVING OF USES FOR AN EQUESTRIAN FACILITY TO BE LOCATED IK MILE SOUTH OF AVENUE 54 ON MONROE STREET CASE NO.: CONDITIONAL USE PERMIT 2006-099 APPLICANT: TRANS WEST HOUSING WHEREAS, the Planning Commission of the City of La Quinta, California, did on the, 26T" day of September, 2006 hold a duly noticed Public Hearing, to review the proposed equestrian uses applied for in Conditional Use Permit 2006-099, including a covered riding arena, stables, two caretaker's residences, and related accessory buildings, more particularly described as: APN 767-320-006 & 767-320-007; AND WHEREAS, said Conditional Use Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the La Quinta Community Development Department has completed Environmental Assessment (EA) 2006-574. The Community Development Director has determined that the project will not have a significant adverse impact on the environment and therefore, recommends a Mitigated Negative Declaration of environmental impact be certified; and WHEREAS, the Community Development Department published the public hearing notice in the Desert Sun newspaper on the 26T" day of August, 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, the Project materials, staff report, staff presentation, the applicant's presentation, and the testimony and materials submitted by interested persons during the public hearing, did establish the following facts which support a recommendation for approval of Conditional Use Permit 2006-099. 1. Consistency with General Plan. The proposed uses for the equestrian center and related structures are consistent with the City's General Plan in that the property is designated Very Low Density Residential (VLDR). The uses are consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2). 2. Consistency with Zoning Code. The proposed uses are consistent with the Planning Commission Resolution 2006- Conditional Use Permit 2006-099 Griffin Ranch Saddle Club Adopted: September 26, 2006 City's Zoning Code in that the proposed uses are compatible with the both the existing Very Low Density Residential (RVL) zoning district and the existing Equestrian Overlay district, which permits the use of commercial stables and riding academies with an approved Conditional Use Permit. 3. Compatibility with Surrounding Uses. That approval of this Conditional Use Permit, in this case, will not be detrimental to the public health, safety or general welfare or injurious to, or incompatible with the properties and land uses in the vicinity in that public agencies have reviewed the proposed equestrian facility for these issues with no significant concerns identified. 4. California Environmental Quality Act (CEQA). The Planning Commission has independently reviewed and considered the information contained in the Mitigated Negative Declaration, and finds that it adequately describes and addresses the environmental effects of the Project, and that, based upon the Initial Study, the comments received thereon, and the entire record of proceeding for this Project, there is no substantial evidence in light of the whole record that there may be significant adverse environmental effects as a result of the 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 Commission in this case; 2. That it does hereby approve of Conditional Use Permit 2006-099 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on this the 261" day of September, 2006, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Resolution 2006- Conditional Use Permit 2006-099 Griffin Ranch Saddle Club Adopted: September 26, 2006 Paul Quill, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS, Community Development Director City cf La Quinta, California PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2006-099 TRANS WEST HOUSING, INC. SEPTEMBER 26, 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. CUP 2006-099 shall comply with all applicable conditions and/or mitigation measures, which are incorporated by reference herein, for the following related approvals: • Environmental Assessment 2006-574 • Site Development Permit 2006-866 In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Community Development Director shall determine precedence. No development permits will be issued until compliance with these conditions has been achieved. 3. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the necessary clearances and/or permits from the following agencies, as applicable: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside County Environmental Health Department • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • South Coast Air Quality Management District (SCAQMD) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2006-099 TRANS WEST HOUSING, INC. SEPTEMBER 26, 2006 approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. 4. The subject property for the Saddle Club equestrian center shall be in conformance with the approved application exhibits (including floor plans) and conditions of approval contained in Conditional Use Permit 2006-099 and Site Development Permit 2006-866, unless otherwise amended by the following conditions. FEES AND DEPOSITS 5. 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. 6. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). HEALTH, SAFETY, AND MAINTENANCE 7. Provisions shall be made for the continuous and perpetual maintenance of all private on -site improvements, including automated insect control systems, dust control systems, perimeter landscaping, access drives, and sidewalks. 8. An automated Fly -Guy brand or similar fly/insect control spray system shall be installed and maintained in the manure storage building and all horse stalls, aisles, and work areas. 9. The applicants shall initiate and maintain procedures for routine dust control. All driving surfaces shall consist of a dustless or dust -resistant gravel material and shall be watered regularly. Non -grass areas, such as arenas, trails, pens, and walkers, shall be watered daily for dust -control purposes. Watering of non -grass areas shall be conducted more frequently should wind conditions necessitate. Water cannons, irrigation, and water trucks shall be utilized as a part of the dust control program. RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2006-099 TRANS WEST HOUSING, INC. SEPTEMBER 26. 2006 10. Odor control measures shall include heavy-duty odor control blocks such as Golden Bell Big Time brand or similar product placed at 50 to 75 foot intervals along the southern property boundary and within the manure storage building. Should odor control be deemed necessary by the City along other property boundaries, the applicant shall be responsible for the installation and maintenance of additional odor control blocks. 11. Manure shall be stored completely within the manure storage building and shall be removed from the site by a licensed waste hauler no less than once per week. Containers used for manure storage shall be enclosed or covered when being removed from the building and site. Entries to the manure storage building shall remain closed when not in use. 12. The applicant shall be responsible for the daily removal of all nuisance manure including from the public right-of-way, equestrian trails, and landscaped areas. 13, Ground mulching of manure shall only be permitted within designated grass pastures. Should new laws be adopted prohibiting this practice, it shall be prohibited. 14. The applicants shall be responsible for the sanitary operations of the facility including but not limited to daily cleaning of the stalls, regular cleaning and deodorizing of the manure storage building, regular maintenance of odor and pest control systems, prevention and interdiction of wastewater from entering into stormwater retention and flows, and regular manure removal from the site. 15. The City shall maintain the ability to revoke this CUP and set a new public hearing date in order to impose additional conditions to correct problems that may arise such as property maintenance and related Municipal Code violations, and excessive nuisance related responses from code enforcement. Additional conditions, to correct problems, include but are not limited to modifications of hours of operation, restrictions to the number of boarded horses, dust control measures, odor control measures, and methods and frequency of manure usage and removal. RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2006-099 TRANS WEST HOUSING, INC. SEPTEMBER 26, 2006 FACILITY OPERATIONS 16. Hours of operation for the Saddle Club shall be limited to between 7am and 9pm. Modifications to these hours shall only be permitted with the approval of the Community Development Director. 17. Horse shows, competitions, rodeos, auctions, or other similar special events shall be prohibited. 18. Outdoor loudspeakers and public announcement systems shall be prohibited from installation and use. 19. Onsite equestrian boarding shall be limited to a maximum of 90 horses. Boarding or keeping of other types of livestock shall be prohibited. 20. Parking shall be restricted to designated areas upon gravel road surfaces. No vehicles shall be permitted to park within landscaped areas, pastures, pens, or on grass surfaces. 21. Horse trailers shall have a maximum 24 hour parking limit. Horse trailers may be kept on -site longer than 24 hours if stored within an accessory building. 22. The northerly access gate between the residential portion of Griffin Ranch and the Saddle Club shall remain open during business hours. 23. The southerly portion of the circular access road shall be gated and limited to use by emergency and oversized vehicles only. OUTDOOR LIGHTING 24. The existing outdoor lighting system shall be dismantled and removed from the site. 25. Only focused and shielded security lighting installed in accord with the Outdoor Lighting Ordinance shall be permitted. Details of all exterior light fixtures and a photometric plan shall be submitted to the Community Development Department prior to the issuance of building permits to ensure conformance with the Outdoor Lighting Ordinance. r STAFF REPORT PLANNING COMMISSION DATE: SEPTEMBER 26, 2006 CASE NO: SIGN APPLICATION 2006-1015 APPLICANT: PREST/VUKSIC ARCHITECTS PROPERTY OWNER: Dr. STEVE PHAN REQUEST: CONSIDERATION OF A REQUEST FOR A SIGN PROGRAM TO SERVE CALEO BAY PARK LOCATION: WESTSIDE OF CALEO BAY DRIVE, APPROXMIATLEY 300 FEET NORTH OF AVENUE 48 (ATTACHMENT 1) ENVIRONMENTAL CONSIDERATION: ON -PREMISE SIGNS ARE CATEGORICALLY EXEMPT UNDER CEQA GUIDELINES SECTION 1531 1(a) GENERAL PLAN DESIGNATION: CC (COMMUNITY COMMERCIAL) ZONING: CC (COMMUNITY COMMERCIAL) BACKGROUND: Site History Caleo Bay Park was approved as a multi -phased commercial development on a 5.0 acre parcel through Tentative Parcel Map (TPM) 31248. The project includes five (5) separate one story buildings on each parcel with a common parking area. Currently, only Phase 1, a 10,000 square foot multi -tenant office building, has been approved through Site Development Permit 2004-815. The remaining building phases have yet to be built, however, Building 'A' is complete and ready for tenant occupancy. This Sign Program was continued from the previous Planning Commission Meeting dated September 12, 2006. The program was continued at the request of the Rancho La Quinta Home Owners Association so that they may have adequate time for further review. SIGN PROGRAM PROPOSAL: The applicant requests a Sign Program be approved for Caleo Bay Park (Attachment 2). The proposed Sign Program provides specifications for building mounted signs, P:\Eric\SA\Sign Programs\Caleo Bay Park\SA 06-1015 Caleo Bay Park (STAFF REPORT).rtf specifications for up to two monument signs, definitive sign locations, and general standards and provisions for sign construction, installation and maintenance. However, all tenants have yet to be secured, so the program is designed to be flexible while providing for some optional approaches for signing. Building -mounted Signs The program identifies building -mounted sign locations for approved building W. Sign locations have yet to be determined for those buildings not yet built, (Buildings B - E). The sign program further identifies sign illumination to be between 4500 — 6500 neon or equal with 30 MA transformers. The sign program provides guidelines for lettering square footage, stating that the square footage for a single sign line shall not exceed 15 sq. ft. or 25 sq. ft. for two lines. Additionally, the sign program states that sign letters shall not exceed 9", logos are not to exceed 9 square feet and that signage must stay within designated areas (Attachment 3). Monument Signs The monument sign provisions states that said signs shall not exceed 8 feet in height from finished grade. These signs shall be double sided and externally illuminated with landscape lighting. The sign program allows for one monument sign per entry; one along Avenue 48 and the other along Caleo Bay Drive. The monument sign will be consistent with the architecture of the buildings. The monument signs will have a maximum of 8 tenants per sign with each sign face sign not exceeding 50 sq. ft. Letter type for the monument sign shall be Helvetica, or Optima, or as approved by the City. All monument sign lettering shall be vinyl. Window Signs Generally, this type of incidental accessory signing is exempt under the sign code, but is addressed here for continuity. Each tenant with entry window facings is allowed one 18 x 18 inch (2.25 square feet) sign panel area in vinyl letters, which will identify the tenant by name and logo, and the tenant's business hours. Lettering is to be at least 1 inch in height, color shall be eggshell, and shall be face or reverse/second surface mounted. ANALYSIS: 1. The proposed sign program allows for a maximum of one sign per tenant, with a maximum sign area of 25 square feet. Although the sign program is more restrictive than the City's Sign Code, it is believed that the style of architecture will be better preserved under the proposed sign program. Additionally, under a Sign Program, there is more opportunity for flexibility PAEric�WSign Programs\Caleo Bay Park\SA 06-1015 Caleo Bay Park (STAFF REPORT).rtf due to the opportunity to review sign size, location and design as part of the total building design, and incorporate that design into the overall program. 2. Building mounted signs facing Avenue 48 are proposed to be illuminated. Avenue 48 is designated as a Primary Arterial — A (4D) per the General Plan. Signs facing Avenue 48 would be suitable due to traffic volumes, however due to the close proximity of residential uses (Rancho La Quinta) to the proposed illuminated signs, it my not be appropriate for illuminated signs to located on buildings which directly face onto Avenue 48 (future buildings C, D, E). Other illuminated signs within Caleo Bay Park may be illuminated, as landscaping, setbacks, and future buildings within the Park will help screen excess sign light. 3. Caleo Bay Drive is designated as a local street per the General Plan. Existing residential uses (Lake La Quinta) are in close proximity to the project, and as such, building mounted or illuminated signs possess the potential to cause adverse effects on residents. 4. The office building signs as proposed generally meet the standards contained in the City's Sign Code provisions. The individual tenant signs are limited to 15 s.f. for single -line and 25 s.f. for double -line copy signs. Logo signs are considered additional sign area and are limited to 9 s.f., which is below the Zoning Code allowance for tenant signs. 5. Future signs for each tenant will be submitted under the general sign permit process as they are identified, and reviewed against the parameters of this Sign Program as approved. FINDINGS: The following findings can be made in support of Sign Application 2006-1015: A. Sign Application 2006-1015, as recommended, is consistent with the purpose and intent of Chapter 9.160, in that it does not conflict with the standards as set forth in said Chapter. B. Sign Application 2006-1015, as recommended, is harmonious with and visually related to all signs as proposed under the Sign Program, due to the common use of letter type and size, color and location of signs. C. Sign Application 2006-1015, as recommended, is harmonious with and visually related to the subject buildings as the scale of the signs and letter sizes used accentuate the building design. D. Sign Application 2006-1015, as recommended, is harmonious with and visually related to surrounding development, as it will not adversely affect surrounding land uses or obscure other adjacent conforming signs. P:\Eric\:>A\Sign Programs\Caleo Bay Park\SA 06-1015 Caleo Bay Park (STAFF REPORT).rtf RECOMMENDATION: Adopt Minute Motion No. 2006 approving Sign Application 2006-1015 as submitted: 1. Buildings fronting Caleo Bay Drive shall be allowed building mounted signs. However, those signs facing Caleo Bay shall not be illuminated and shall have a sign area no greater than 10 square feet for single line and 20 square feet for double line. 2. Building mounted signs facing Avenue 48 are permitted. Buildings C, D, and E are allowed building mounted signs to face Avenue 48, however these buildings are prohibited from building mounted illuminated signs facing Avenue 48. The final sign program shall be amended accordingly. 3. Final sign plans shall be submitted to the Community Development Department for approval prior to issuance of a building permit for the signs. 4. Monument Signs: Monument signs are limited to one per entry. Each monument sign is allowed a maximum of three (3) tenant signs, and shall conform to the following height limits: A) Caleo Bay Drive - Maximum height of monument sign shall not exceed five (5) feet, measured from top of curb. B) Avenue 48 - Maximum height of monument sign shall not exceed six (6) feet, measured form top of curb. 5. Prior to the sign program being effective, the applicant must revise and resubmit the sign program to the Community Development Department. Prepared by: Eric Ce}a, Assistant Planner Attachments: 1. Location Map P:\Eric\SA\Sign Programs\Caleo Bay Park\SA 06-1015 Caleo Bay Park (STAFF REPORT).rtf 2. Sign Program 3. Sign locations P:\Eric\SA\Sign Programs\Caleo Bay Park\SA 06-1015 Caleo Bay Park (STAFF REPORT).rtf Caleo Bay Park Sign Program Sign Program: The purpose of the sign Program is to ensure: design, production, implementation, consistency, quality coordination, proportion, enhancement, image compatibility between all signs within the Sign Program area. As such, the Sign Program is intended to address placement, color, style, sign material, and their consistency on the property. This program also serves to communicate particular tenant sign parameters to compliment the project as a whole, while achieving a unified, attractive balanced appearance. Although the Sign Program exhibits establish the letter and sign dimensions, the Sign Program is not intended to substitute Chapter 9.160. of the city of La Quinta Zoning Ordinance. Applicability: A sign program is a coordinated sign plan for an individual building or a group of buildings. For those signs requiring a program, no permit shall be issued for an individual sign unless and until a Sign Program for the lot on which the sign will be erected has been submitted and approved by the City in conformance with the City of La Quints Sign Ordinance. General Requirement, Standards and/or Provisions: All signs shall be constructed, installed and maintained in accordance with the following standards: I. All sign (s) shall comply with the Sign Program, current local zoning, meet with the provisions of the Uniform Building and electrical codes, be maintained in good structural condition and appearance, and MUST be Underwriters Laboratory (U.L.) and BEAR the U.L. listing. a. The tenant, the tenant's agent and/or the tenant's sign contractor and/or general contractor shall be responsible for obtaining any and all permits required. 3. Former tenant (s) she be responsible for the removal of the signage, including: sealing patching, painting, and electrical disconnect (s). Removals to be completed within a 10 (ten) day period of lease termination at the tenant's expense. It is required that you use a sign contractor for signage and signage component removal and electrical disconnect, and a painting contractor for finishing and painting work. All repair work must match the building color and texture. Working area must be left in a neat and clean condition. 4. No audible, flashing, animated, moving, pulsating, electronic and/or search lighting or sign (s) not specifically mentioned herein shall be permitted. 5. It is the responsibility of the sign applicant to verify all sign locations and/or field condition, conduit and primary and electrical locations and services, prior to installation of any sign (s). 6. No exposed raceways, crossovers, conductors, wiring, injunction boxes. Transformer boxes will be used to cover and/or conceal transformers. All bolts, fastenings, and clips shall be non "rust prone" and painted to match the exterior building color permitted. EXCEPT WHEN THE DESIGNATED SIGN LOCATION (S) HAS SUPPORT BEAMS, NO ACCESS, AND/OR A NON -WORKING AND/OR BUILDING INSPECTOR AREA BEHIND THE DESIGNATED SIGN LOCATION A RACEWAY MAY BE INCORPORATED IF THE RACEWAY IS DESIGNED TO BE AN ARCHITECTURAL ELEMENT THAT IS AESTHETICALLY PLEASING. 7. Sign Contractor must have the following: General Liability Insurance, Workers Compensation, Contracting and City Business License. Tenant will be responsible for its sign contractor to indemnify, defend and hold harmless the Landlord and its agents from any damage or liability resulting from the contractor's work. Tenant will also provide adequate evidence of the contractor's insurance coverage, naming the Landlord as additional insured. 8. Sign labels that pertain to construction and installation shall be permitted and placed in a conspicuous location for inspections and/ or emergencies. 9. Penetrations of the building structure required by installation (s) shall be neatly scaled in a "water tight" condition and painted to match exterior surface. 10. Sign (s) shall have access and/ or adequate "crawl space" for inspection (s) and servicing. 11. No live and/ or simulated animals or humans may be used as a sign. 12. No sign (s) shall be permitted that pose a nuisance or hazard. 13. No exposed neon, lamps, tubing, and/or bulbs, shall be permitted. 14. Roof sign (s) or projected sign (s) shall not be permitted. 15. Temporary identification signs such as: construction, developer, seasonal promotions and/or compliance non -illuminated advertising displays permitted as per La Quinta City Code. Some time restrictions may apply. 16. Sign (s) that project onto the public right-of-way shall not be permitted. 17. The tenant will be responsible for the maintenance of their sign (s). Repairs may be required within 30 (thirty) days of repair/ servicing. If not mitigated within 30 (thirty) days, the Landlord may repair and/or service the sign at the tenant's expense. 18. Owner shall reserve the right to have architectural control. Specifications for Building Signs: I. Signs shall be individual mounted illuminated Reverse Channel/ "Halo -Lit" lettering. ,:. Reverse Channel lettering and logo (s) to be fabricated from aluminum, formed into a pan Channel configuration with approximately 2" — 4" return and "pinned" of the building fascia approximately I '/,". 3. Letter type style shall be approved by landlord and City. Tenant signs shall include the business name only as registered on the lease agreement. `�. Lettering to be single line or double line copy as noted and shown on elevation. 6. Sign illumination may range from 4500 — 6500 neon or equal with 30 MA transformers. ". Lettering referenced herein shall be consistent with tenants national branding identity exists shall be Dark Bronze. Signage falling into the national branding category will be subject to the provisional clause. Logos referenced herein shall be aesthically tasteful and subject to the LQPP's architectural control committee's review. £I. Tenant (s) with nationally recognized lettering and/or logo (s) LE., trademarks and/or franchises must provide the Landlord and sign contractor copies for permitting. The tenant is responsible for conformance to the type of sign signage area allocations and must be approved by the Landlord and the City Of La Quinta. ' SEE PROVISIONAL CLAUSE 9. Sign lettering square footage not to exceed 15 sq. ft. for one single line sign or 25 sq.ft. for two lines. In general, lettering height should not exceed 9" as shown in the attached elevations. Exceptions may be considered for short signs that could have slightly larger letters without looking out of scale. Logo areas are in addition to this and shall not exceed 9 sq.ft. Signs and logos to stay within the zones outlined on the attached elevations. 0. A tenant may have a maximum of 1 (one) sign on any building elevation (see attached exhibits). 11. Signage to stay within designated area as shown on elevations. 12. See exhibits for material and location requirements. Specifications for monument signs: I. One monument sign per entry shall be permitted. 2. Sign (s) shall be a maximum of 50 sq.ft. per sign. :I. Sign (s) not to exceed 8 feet from finish grade. 't. Sign (s) shall be double sided. 5. Signs shall be externally illuminated with landscape lighting. Color options: Dark Bronze 6. Sign (s) to blend with architecture of building, as depicted on exhibit. '7. Monument sign (s) to have removable copy (maximum of 8 tenants per monument — divider to be painted to match building color). For Sign Program purposes, a building shall be mutually exclusive and "stand alone'. 8. Letter type shall be Helvetica, or Optima, or as approved by landlord and City. 9. Lettering to be vinyl. Specifications for window signs (Secondary) I. One for parking lot side only. 2. Not to exceed I8" x 18", includes hours of operation. 3. Copy shall be matching cut vinyl lettering. 4. Lettering to be at least 1" in height. 5. Lettering type to be Helvetica (Medium) or Optima, or as approved by landlord and City. 6. Lettering to be face or reverse/ second surface mount. If timing prevails on window, it is recommended that a face application process is used. ;. Lettering color to be Eggshell. Submittal Requirements: A sign application consistent with this program shall consist of the following: For each proposed sign application on the building, the following shall be specified or drawn to scale and dimensioned plans: 1.) A dimensioned location of each sign in the building and/ or property. Z) Sign dimensions including letter height, color, sign length and sign projection from the building. 3.) Color scheme. 4) Type style or graphic style. 5) Material being used. 6-) Method of installation/ attachment/ cross-section. 7) Site plan indicating the location of the occupant space on the site. 8.) Fabrication and installation details. All pe-mits for sign (s) and their installation shall be obtained by the sign applicant (s). The sign applicant shall satisfy all requirements and specifications herein. 4 Binding Effect: No sign shall be erected, constructed, installed, displayed, altered, placed or maintained except in conformance with this program. In case of any conflict between the provisions of this program and any other provisions of Chapter 9.160 of the City Zoning ordinance, the City Zoning Ordinance shall prevail. Approvals: The design and construction of the tenant's signage must receive written approval by the Landlord/ Owner and the City of La Quinta before fabrication and installation. The owner's or managers written approval shall be submitted to the City, along with a completed City application, approved plans, and fees. Owner's approval shall be based on the following Conformity to the provisions of this sign program. 2. Complete information, i.e. contractor's name, company name, address, license number, and workers compensation number. To secure the owners approval, 3 (three) copies of the design drawing of the signage must be submitted directly to the Owner Final Inspection of Sign Installation: The installing sign contractor shall call the City for a final inspection after having installed the sign. The Final Inspection Card must be maintained on file with the Sign Contractor. 3. Signs that deviate from this Sign Program will be removed at the tenant's expense. *Provisional Clause: This Sign Program is intended to address nearly all sign types while adhering to City sign codes and facilitating business operations. It is understood that a tenant could have sign needs that may not "fit' the Sign Program. With this understanding and in all fairness to applicants, landlord and the La Quinta Community Development Deparuent will reserve the right to review proposals on a "case by case" basis. Applicants that fall into this category are strongly encouraged to meet with the landlord and the Community Development Department prior to sign design to review and exhaust all options prior to using said provision due to legal sensitiviri and extended lead times of provision: The following situations are candidates for this provision: I. Franchise/ Business Opportunities/ Operations Systems that specifically mandate certain lettering and/ or logos. Z. Hardships as set forth in the City Code A letter will be required from tenants on corporate letterhead indicating the business noted on #1 above plus an approval from the owner approving provision. THIS MUST BE SUBMITTED WITH APPLICATION TO SATISFY CITY OF LA QUTNTA COMMUNITY DEVELOPMENT DEPARTMENT SIGN APPLICATION :1EQUIREMENTS. BE ADVISED: This clause is set forth to be fair and just. If it is determined that this provision has been disregarded, abused, altered or falsified in any way, the offending tenant will be cited, and the sign may be removed by Landlord within 30 days of citation, and legal action my prevail. PM #C STAFF REPORT PLANNING COMMISSION DATE: SEPTEMBER 26, 2006 CASE NO: SIGN APPLICATION 2006-1017 APPLICANT: CORONEL ENTERPRISES, INC. PROPERTY OWNER: ISH CORONEL REQUEST: CONSIDERATION OF A REQUEST FOR A SIGN PROGRAM TO SERVE CORONEL PLAZA LOCATION: CORNER OF CALLE TAMPICO AND AVENIDA NAVARRO (ATTACHMENT 1) ENVIRONMENTAL CONSIDERATION: ON -PREMISE SIGNS ARE CATEGORICALLY EXEMPT UNDER CEQA GUIDELINES SECTION 1531 1(a) GENERAL PLAN DESIGNATION: VC (VILLAGE COMMERCIAL) ZONING: VC (VILLAGE COMMERCIAL) BACKGROUND: Site History Coronel Plaza was approved as a two-story 15,525 square foot professional office building with subterranean parking on 0.30 acres located at the southwest corner of Avenida Navarro and Calle Tampico. The building is situated within the La Quinta Village Area and was originally approved through Village Use Permit (VUP) 2004-021 on March 23, 2004. The building will serve approximately eight tenants, four on the first floor and four on the second floor. The building is nearing completion and will soon be ready for tenant occupancy. SIGN PROGRAM PROPOSAL: The applicant requests a Sign Program be approved for Coronel Plaza (Attachment 2). The proposed Sign Program provides specifications for building mounted signs, specifications for a single monument sign, definitive sign locations, and general standards and provisions for sign construction, installation and maintenance. However, all tenants have yet to be secured, so the program is designed to be flexible while providing for some optional approaches for signing. P:\Eric',SA\S gn Programs\Coronet Plaza\SA 06-1017 Coronel Plaza (STAFF REPORT).rtf Building -mounted Signs The program identifies building -mounted sign locations for Coronel Plaza (Attachment 3). The sign program further states that building -mounted signs are non -illuminated and are assigned a predetermined sign location via the sign program. Due to the architectural style of the building, sign locations are relatively small and limit sign size. Monument Sign The monument sign provisions state that the sign will be located on the North West side of the lot, within the depressed plaza. The program limits the monument sign to a maximum height of 6 feet, measured from finished grade of plaza. The sign will be 2 feet wide and 12 feet in length. The sign cabinet will be designed in the same architectural style as the building and will have a canterra stone cap protruding 3 inches from the sign on all sides. The sign will be single sided and will not be externally illuminated. The monument signs will read "Coronet Plaza" and is intended to identify the building and project rather than individual tenants. The sign program allows a maximum letter size of twelve 0 2) inches. Window Signs Generally, this type of incidental accessory signing is exempt under the sign code, but is addressed here for continuity. Each tenant may display on either the entry door or adjoining window, but not both, a maximum of three Credit Card decals, a company name and logo, and three lines of copy. Company names and logos will be limited to a 6 inch by 10 inch area. ANALYSIS: 1. The proposed sign program allows for a maximum of one sign per tenant facing Avenida Navarro, with the maximum sign area not to exceed the sign location area. Although the sign program is more restrictive than the City's Sign Code, it is believed that the style of architecture will be better preserved under the proposed sign program. Additionally, under a Sign Program, there is more opportunity for flexibility due to the opportunity to review sign size, location and design as part of the total building design, and incorporate that design into the overall program. 2. Sign locations and maximum sign area have also been identified for building - mounted signs facing Calle Tampico. Sign area and location are more restrictive than the City's Sign Code, however the more restrictive sign regulations help preserve the architectural style of the Plaza. P:\Eric',SA\S gn Programs\Coronet Plaza\SA 06-1017 Coronel Plaza (STAFF REPORT).rtf 3. The monument sign location complies with the City's Sign Code, and is not located within 5 feet of the public right-of-way. 4. Building -mounted signs will not be illuminated, thereby minimizing glare and lighting impacts on surrounding uses. 5. Proposed signs are intended to be custom designed signs (predominately individual custom letters) and will resemble existing signs within the La Quinta Village. 6. The office building signs as proposed generally meet the standards contained in the City's Sign Code provisions, as individual tenant signs are limited to predetermined sign locations and area. 7. Future signs for each tenant will be submitted under the general sign permit process as they are identified, and reviewed against the parameters of this Sign Program as approved. FINDINGS: The following findings can be made in support of Sign Application 2006-1017: A. Sign Application 2006-1017, as recommended, is consistent with the purpose and intent of Chapter 9.160, in that it does not conflict with the standards as set forth in said Chapter. B. Sign Application 2006-1017, as recommended, is harmonious with and visually related to all signs as proposed under the Sign Program, due to the common use of letter type and size, color and location of signs. C. Sign Application 2006-1017, as recommended, is harmonious with and visually related to the subject buildings as the scale of the signs and letter sizes used accentuate the building design. D. Sign Application 2006-1017, as recommended, is harmonious with and visually related to surrounding development, as it will not adversely affect surrounding land uses or obscure other adjacent conforming signs. RECOMMENDATION: Adopt Minute Motion No. 2006 _ approving Sign Application 2006-1017 as submitted: 1. Final sign plans shall be submitted to the Community Development Department for approval prior to issuance of a building permit for the signs. PAEric'SA\Sign Programs\Coronet Plaza\SA 06-1017 Coronel Plaza (STAFF REPORT).rtf 2. The sign program shall be amended to require custom signs for each tenant, state that signs are non -illuminated, and that canned signs are prohibited. 3. Eliminate all signs above 2nd floor windows. Prepared by: Eri c ja, Assistant Planner Attachments: 1. Location Map 2. Sign Program PAEric\SA\Sign Programs\Coronet Plaza\SA 06-1017 Coronel Plaza (STAFF REPORT).rtf ATTACHMENT #2 SIGN PROGRAM For CORNF.L PLAZA Lots 1 and 2 Corner of Calle Tampico & Avinida Navarro LA QUINTA, CA 92253 Prepared by: South West Concepts July, 18,2006 TABLE OF CONTENTS Purpose GENERAL PURPOSE II Construction Installation/Removal Prohibited Signs Exceptions Designs/Submittals PROGRAM OVERVIEW -FREESTANDING SIGN III Monument Sign PROGRAM OVERVIEW -TENANT SIGNS IV Tenants — Building Signs Banners & Temporary Signs Window Graphics SIGN APPROVAL. V I. INTRODUCTION Purpose Cornel Plaza Sign Program has been established to provide a professional sign and graphics program that is beneficial to The City of La Quinta, Cornel Plaza tenants, and the public. In support of this objective, the following qualities were blended into the design and scope of work within this program: a. Creative and original designs b. Integration with project architecture C. High quality workmanship and materials This program can be divided into two general categories. First is the free standing sign. This includes the Cornel Plaza monument sign. The second category of signs, are tenant signs, which serve to identify individual tenants and their services. The tenant signs consist of wall signs, including logo signs. A diversity of lettering font and alternating use of color and sign type will be encouraged. Process Each tenant or lessee will be provided with a copy of the tenant sign guidelines and criteria as their first step in obtaining signs within Cornel Plaza. This criteria will be entitled "Cornel Plaza Master Sign Program" and will be a part of the tenant lease agreement. Tenants will be required to comply with these criteria. All tenants are required to contact the City of La Quinta for all required permits before having any sign fabricated or installed. The City requires a permit for all signs prior to installation. Finally the "General information", section located at the beginning of this document spells out the conditions and general scope for both categories of Freestanding and Tenant signs. II. GENERAL INFORMATION All signs shall be constructed, installed and maintained in accordance with the following standards: 1. All sign(s) shall comply with the sign program, meet the provisions of the Uniform Building Code, be maintained in good structural condition and appearance and must be Underwriters Laboratory (U.L) and bear the U.L listing. 2. The tenant and/or the tenant's contractor shall be responsible for obtaining any and all permits required. 3. Upon removal of the signage, the former tenant shall be responsible for the removal of the signage, including: sealing, patching and painting. Removals shall be completed within a 10 (ten) day period of lease termination at the tenant's expense. All repair work must match the building color and texture. Working area must be left in a neat and clean condition. 4. No audible, flashing, animated, moving, pulsating, electronic and/or search lighting or sign(s) not specifically mentioned herein shall be permitted. 5. It is the responsibility of Owner or Owners representative to verify all conduit locations and services prior to installation of sign(s). 6. No exposed raceways, crossovers, conductors, wiring, junction boxes, transformers, etc. shall be permitted. 7. All bolts, fastenings, and clips shall be non "rust prone" and painted to match the exterior building color permitted. 8. Sign contractors must have the following: General Liability Insurance, Workers Compensation, and a Contracting License. Tenant will be responsible for its sign contractor to indemnify, defend and hold harmless the Landlord and its agents from any damage or liability resulting from the contractor's work. 9. Penetrations of the building structure required by installtion (s) shall be neatly sealed in a "water tight" condition and painted to match exterior surface. 10. No live and/or simulated animals or humans may be used as a sign. 11. No sign (s) shall be permitted that pose a nuisance or hazard. 12. Sign (s) that project onto the public right-of-way shall not be permitted. 13.Owner shall reserve the right to have architectural control. Construction 1. All bolts, fastenings, clips, conduits, etc. shall be hot dipped galvanized iron or equal. Where externally mounted, all items shall be painted to match the exterior color of the surfaces mounted thereon. 2. All manufacturers/installers are advised that prior to final acceptance, authorized representative of the landlord may inspect each sign for conformance. Any signs found not to be in conformance will be rejected and removed immediately or modified as needed by the tenant or tenant's contractor. 3. No substitutes will be accepted by the landlord whatsoever unless so indicated in specifications and approved by both the landlord (owner) and The City of La Quinta. 4. Three sets of drawings are required prior to start of any work detailing all specifications and methods of construction and must be approved by the landlord. Installation / Removals 1. All penetrations of any building structure required for sign installation shall be neatly sealed and continuously maintained in watertight condition. 2. All contractors for installation, removal or service must be fully licensed and must provide the landlord with certificate of insurance prior to commencing any work. 3. All methods of attachment to any structure must be detailed on drawings and be approved by the landlord (owner) and The City of La Quinta. 4. Upon removal of the signage, the former tenant shall be responsible for the removal of the signage, including: sealing, patching, and painting. Prohibited Signs 1. Conformance to the guidelines for signs at Cornel Plaza will be strictly enforced. Any illegal non -conforming or unapproved signs are strictly forbidden. 2. Flashing, moving, animated, blinking, or audible effects are prohibited. 3. Any sign on a vehicle parked, which indicates its use is for the purpose of advertising a particular tenant, services or product is prohibited. 4. Signs that are movable or transportable. 5. Temporary signs that other than those allowed by the sign ordinance of The City of La Quinta and as described in this Sign Program, are prohibited. In no case, shall any temporary banners or similar displays be attached or affixed to any permanent freestanding signs. Exceptions 1. Any changes from the Master Sign Program must be submitted to the landlord (owner) and The City of La Quinta for review and approval. 2. All applications for exceptions must be accompanied by color renderings, samples, shop drawings, and will be subject to a modification of the Master Sign Program process. Designs / Submittals 1. It is expected that professional designers will prepare artwork for all tenants and that such artwork will include scaled schematic drawings and specifications. 2. Submittals will be made to the landlord (owner) and to The City of La Quinta for approval before any such work may begin. Work started without approval will be considered non -conforming and will be subject to immediate removal. Owner approval, in writing, shall be required and proof there of provided to City prior to City approval of any sign. III. PROGRAM OVERVIEW — FREESTANDING SIGN This section describes in general terms the freestanding sign. For graphic representation and details see "Exhibits" section. No additional freestanding signs shall be allowed. Monument Sign 1. The purpose of the Monument sign is designed to help landmark the Plaza along Calle Tampico, and Avinida Navarro. 2. There will be one Monument sign, which will be located on the North West side of the lot, within the depressed plaza. 3. The Pad monument is to be 6'-0" high measured from finished grade of the plaza, or 12" below the grade of the curb. The monument sign will be 2'-0" wide with a cantera stone cap that protrudes 3" on all sides. Letter size shall not exceed 12" and shall be raised 1" min from surface. IV. PROGRAM OVERVIEW — TENANTS SIGNS Tenants — Building Signs 1. The tenant signs shall not be illuminated. They will be raised no more than 12" in height and raised 1" min from building surface. 2. Each tenant will be assigned one of the predetermined sign envelopes as identified in the sign program. The tenant sign may not exceed this sign envelope. 3. The use of corporate logos, trade styles and colors shall be in conformance with the City of La Quinta sign ordinance. 4. Sign area may not exceed sign envelopes and individual signs shall be placed to ensure proper placement and a minimum of 6" separation from sign and architectural elements such as balconies, eves, windows, etc. 5. Tenants that do not have an established sign design will be encouraged to consult professional design firms in order to develop a sign design that meets the goals stated in this document. 6. It is intended that the tenant identification signs be implemented using imaginative and varied designs that are appropriate to the sign area allowed for each individual tenant. PROGRAM OVERVIEW — TENANTS SIGNS CONT. Banners & Temporary signs 1. Grand Opening banner type signs will be allowed on a tenant to tenant basis and will require approval by the landlord (owner), and the City of La Quinta. 2. All banners and temporary signs shall conform to the City of La Quinta Municipal Codes. 3. Banners are not to be affixed in a permanent manner to any building face or structure. Repairs due to damage caused to building or structures by temporary banners will be the responsibility of the tenant. Window Graphics Window graphics are not intended to be viewed from the public right-of-way, but rather are intended to assist the shopper in an informative and readable manner, but not clutter the doors and/or windows on which they are displayed. 1. Tenant may display on either the entry door or adjoining window, but not on both, the following: - Honored Credit card decals (maximum of three (3)) - Company Name and/or Logo (limited to 6" x 10" area) - Three (3) Lines of Copy (limited to product or service description, business hours and address). The sign display shall be limited to a maximum area of three (3) square feet. 2. Neon window signs shall comply with U.L. standards and will be permitted only with landlord approval. Limit to 1 sign. 3. Window graphics specifically not mentioned in this section will conform with La Quinta Municipal Code Section 9.160.020. V. SIGN APPROVAL All building mounted and monument signs shall be approved by the City of La Quinta Community Development Department. II i,i �1i t� ► ► wvaJoad NJIs 1 S PIT I W"DOHd NJIs N �s s, a( k1 969 9 9 9 L4 O i0 ii U .0 iy Q x Irn D I � '9 � J ; q}C 4 "T i i Z WI1 �171 ~* gip" cis' iioA f;9 000 9 a 6`4 n v�d l D 3 s RM D wN aid i ai i Y J I � PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 26, 2006 CASE NOS.: SITE DEVELOPMENT PERMIT 2006-867 APPLICANT: THOMAS ENTERPRISES, INC. ARCHITECT: SMITH CONSULTING ARCHITECTS (NORMAN BARRETT) LANDSCAPE ARCHITECT: JPBLA, INC. LOCATION: NORTH SIDE OF HIGHWAY 1 1 1, EAST OF ADAMS STREET IN THE PAVILIONS AT LA QUINTA CENTER REQUEST: CONSIDERATION OF DEVELOPMENT PLANS FOR A PANERA BREAD RESTAURANT WITH APPROXIMATELY 4,800 SQUARE FEET OF FLOOR AREA ENVIRONMENTAL REVIEW: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS REQUEST HAS BEEN ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 2003-481, PREPARED FOR SPECIFIC PLAN 2003-066, WHICH WAS CERTIFIED BY THE CITY COUNCIL ON OCTOBER 7, 2003. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED, NOR HAS ANY NEW INFORMATION BEEN SUBMITTED WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL REVIEW. THIS REQUEST IMPLEMENTS THE APPROVED SPECIFIC PLAN. ZONING: CR (REGIONAL COMMERCIAL) GENERAL PLAN DESIGNATION: M/RC (MIXED REGIONAL COMMERCIAL) SURROUNDING ZONING AND LAND USES: NORTH: CP / MINI STORAGE FACILITY AND CR / POST OFFICE AND GYM SOUTH: CR / AUTO CENTER ACROSS HIGHWAY 1 1 1 EAST: CR/VACANT WEST: CR / ONE -ELEVEN LA QUINTA SHOPPING CENTER p \stan\sp 03-066 thomas\sdp 2006-867 pc rpt.doc BACKGROUND: The proposed site is part of a 17.48-acre project located along the north side of the Highway 111 commercial corridor east of Adams Street know as the Pavilion at La Quinta (Attachment 1). The project is under construction will portions of it completed to date. Specific Plan 2003-066 was approved for this 17+ acre property on October 7, 2003 and allows the construction of a 175,200 square foot shopping center, including five detached pad buildings, varying from 3,900 to 9,000 square feet. This pad site was previously approved for a Chick-Fil-A restaurant with a drive-thru in October, 2004 under SDP 2004-812. That project has fallen through prior to initiation of any construction allowing a new proposal. PROJECT PROPOSAL: The architectural and landscaping plans have been submitted for a 4,800 square foot Panera Bread restaurant with no drive -through lane on Pad 2,located on the north side of Highway 111, directly north of Torre Nissan (Attachment 2). The approved Specific Plan for this Center indicates the following design guidelines: • Buildings will be "traditional Mediterranean Tuscany village"; • Formula, strongly themed or "corporate" architecture is prohibited; • Hip, gable and shed tile roofs, or combinations thereof are encouraged for main building masses; • Flat roofs with a parapet in combination with the other types of roofs are permitted; • Deep set windows and covered plastered arcades are encouraged; and • Exterior wall materials are to consist of a smooth exterior plaster finish. The proposed restaurant has been designed with utilization of the general guidelines noted above. Exterior materials consist of clay tile roofing, a sand finish plaster, some decorative tile, stacked El Dorado stone on some towers, arcades, and a wainscot treatment. Colors are proposed to include red blend clay tile, and tan to light brown plaster and stone. The plaster colors will be used in multiple combinations on the building to provide variety. The colors and materials comply with those specified in the Specific Plan. One variation proposed is the use of maroon colored sunbrella awnings over most of the windows as an accent and window shade. The building height is 22-feet high. Four tower elements are higher with a maximum of 28-feet high. Within 150-feet of Highway 111, the structure complies with the 22-feet height limit and higher allowance for tower elements. p \stan\sp 03-066 thomas\sdp 2006-867 pc rpt.doc Landscaping will match that previously used in the center and include a variety of trees, shrubs and groundcover. The landscaping south of the building along Highway 111, while shown on the conceptual landscape plan, has already been installed by the master developer as a part of the overall project. Parking lot lighting will consist of shoe -box style lights with flush lenses set at 20- feet high and match those used in the project. The specific plan called out this site as a restaurant and provided adequate parking for it. Some parking is provided on the west side of the building, but the majority of the parking is located to the north in the main parking lot. ISSUFS- The building architecture is compatible with the previous construction in the center. The elevation facing Highway 111 has been provided with two trellis structures over arched recessed openings to minimize a "back of store" look. During ALRC review Staff proposed several improvements to the project. The ALRC did recommend these revisions be incorporated into the Conditions of Approval recommended to the Planning Commission. Following is a brief discussion as presented to the ALRC. • The building facade along Highway 111 is important as it is adjoining a designated primary image corridor. The proposed architectural treatment has been improved over previously approved buildings in the center. However, further refinements would improve its appearance. The building recesses behind the two trellis structures are arched at the top and not compatible with the flat trellis top. The two arched openings should be straight and align with the trellis. The center opening where there is no trellis should be changed to an arched opening with a popout trim treatment. Condition of Approval #48A and 48B addresses these items. • On the left side of the building facing Highway 111, there are two equipment doors facing the street. To better screen them from view, a 4' high decorative screen wall is needed at the south edge of the walkway in front of the doors. Condition of Approval #48C addresses this item. • The landscaping is well designed and compatible with the existing center. One addition that is needed is a shade tree in a well on the north side of the building adjacent to the parking spaces to provide the required shaded parking. Condition of Approval #37 addresses this item. p \stan\sp 03-066 thomas\sdp 2006-867 pc rpt.doc PUBLIC NOTICE: This map application was advertised in the Desert Sun newspaper on September 16, 2006. All property owners within 500 feet of the site were mailed a copy of the Public Hearing notice as required by the La Quinta Municipal Code. As of this writing, no comments have been received. ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE: The Architecture and Landscaping Review Committee reviewed this request at their meeting of September 6, 2006 and adopted a Minute Motion recommending approval of the architectural and landscaping plans, subject to Staff recommended conditions (Attachment 3). SITE DEVELOPMENT PERMIT FINDINGS: The findings needed to approve this Site Development Permit, as specified in the Zoning Code, can be made as stipulated in the attached Resolution, subject to the recommended Conditions of Approval. RECOMMENDATION: Adopt Planning Commission Resolution 2006- , approving Site Development Permit 2006-867, subject to the attached Conditions of Approval. Attachments: 1. Location Map 2. Development Plans 3. Minutes of Architecture September 6, 2006 Prepared by: Stan Sawa, Principal Planner and Landscaping Review Committee meeting of p \stan\sp 03-066 thomas\sdp 2006-867 pc rpt.doc PLANNING COMMISSION RESOLUTION 2006- A RESOLUTION OF THE OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT PLANS FOR A 4,800 SQUARE FOOT RESTAURANT LOCATED ON THE NORTH SIDE OF HIGHWAY 111 EAST OF ADAMS STREET CASE: SITE DEVELOPMENT PERMIT 2006-867 APPLICANT: THOMAS ENTERPRISES WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 261h day of September, 2006, hold a duly noticed Public Hearing to consider a request by Thomas Enterprises for approval of a Site Development Permit to allow a 4,800 square foot restaurant (Panera Bread) located on the north side of Highway 111, east of Adams Street in The Pavilion at La Quinta center, more particularly described as: PORTION OF APN: 649-020-063 WHEREAS, the Community Development Department published a public hearing notice in the Desert Sun newspaper on the 16`h day of September, 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, the La Quinta Community Development Department has determined that the request has been assessed in conjunction with Environmental Assessment 2003-481 prepared for Specific Plan 2003-066, for which a Mitigated Negative Declaration was certified on October 7, 2003. No changed circumstances or conditions are proposed, nor any new information submitted which would trigger the preparation of a subsequent environmental review in accordance with Section 15162 of the Guidelines for Implementation the California Environmental Quality Act; and WHEREAS, the Architecture and Landscaping Review Committee at their meeting of September 6, 2006 reviewed the development plans and adopted a Minute Motion recommending approval, subject to Staff recommended conditions; and WHEREAS, at the Public Hearing upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make the following Mandatory Findings to justify approval of said Site Development Permit: P:\STAN\sdp\sdp 2006-867 pc res.doc Planning Commission Resolution 2006- Site Development Permit 2006-867 Thomas Enterprises Adopted: Page 2 The project site has a Regional Commercial General Plan designation. The proposed restaurant is consistent with this land use designation and is a permitted use in the Regional Commercial designation. 2. The proposed restaurant is designed to comply with the Zoning Code and Specific Plan requirements, including, but not limited to height limits, parking, lot coverage, and signs. 3. The Community Development Department has determined that this request has been assessed in conjunction with Environmental Assessment 2003- 481, prepared for Specific Plan 2003-066, which was certified by the City Council on October 7, 2003. No changed circumstances or conditions are proposed, nor has any new information been submitted which would trigger the preparation of a subsequent environmental review. 4. The architectural design of the project, including, but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with the surrounding development in the center and with the quality of design prevalent in the City. 5. The site design of the project, including, but not limited to project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the City. 6. Project landscaping, including, but not limited to the location, type, size, color, texture, and coverage of plant materials has been designed and conditioned to provide relief, compliment buildings, visually emphasize prominent design elements and vistas, provide a harmonious transition between adjacent land uses and between development and open space, provide an overall unifying influence, enhance the visual continuity of the project, and compliment the surrounding project area, ensuring lower maintenance and water use. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California as follows: P:\stamsp 03-066 thomas\sdp 06-867 pc res.doc Planning Commission Resolution 2006- Site Development Permit 2006-867 Thomas Enterprises Adopted: Page 3 1. That the above recitations are true and correct and constitute the findings of said Planning Commission in this case; 2. This project site is a part of Specific Plan 2003-066 for which Environmental Assessment 2003-481 was prepared with a Mitigated Negative Declaration certified on October 7, 2003. No changed circumstances or conditions are proposed, nor has any new information submitted which would trigger need for the preparation of a subsequent environmental review in accordance with Section 15162 of the Guidelines for Implementation the California Environmental Quality Act; 3. That it does hereby approve Site Development Permit 2006-867, 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 26`h day of September, 2006, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: PAUL QUILL, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS Community Development Director City of La Quinta, California P:\stan\sp 03-066 thomas\sdp 06-867 pc res.doc PLANNING COMMISSION RESOLUTION 2006- SITE DEVELOPMENT PERMIT 2006-867 THOMAS ENTERPRISES CONDITIONS OF APPROVAL — RECOMMENDED ADOPTED: 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 necessary applicable clearances and/or permits from the following agencies: Fire Marshal Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) • Community Development Department Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) California Water Quality Control Board (CWQCB) • SunLine Transit Agency • SCAQMD Coachella Valley • Caltrans 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. P:\Repols - PC\2006\9-26-06\SDP 2006-867 Thomas (Panera Bread)\sdp 2006-867 pc coa.doc Planning Commission Resolution 2006- Conditions of Approval - Recommended Site Development Permit 2006-867 - Thomas Enterprises Adopted: 3. If previous permits are not in effect for Specific Plan 2003-066 or Site Development Plan 2004-807, a project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 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 conditions of Specific Plan 2003-066 and Site Development Plan 2004-807. A. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP"). B. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. C. 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. D. 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. E. 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. P:\Reports PC\2006\9-26-06\SDP 2006-867 Thomas (Panera Bread)\sdp 2006-867 pc coa.doc Planning Commission Resolution 2006- Conditions of Approval - Recommended Site Development Permit 2006-867 - Thomas Enterprises Adopted: 6) Waste Management and Materials Pollution Control. a) 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. b) 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. F. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 5. Prior to issuance of any permitls►, the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. 6. The applicant shall offer for dedication all public street rights -of -way in conformance with Specific Plan 2003-066 and Site Development Permit 2004- 807. 7. Direct vehicular access to Highway 1 1 1 is restricted, except for those access points identified on the Specific Plan 2003-066 and/or SDP 2004-807, or as otherwise conditioned in these conditions of approval. 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. PAReports - PC\2006\9-26-06\SDP 2006-867 Thomas (Panera Bread)\sdp 2006-867 pc coa.doc Planning Commission Resolution 2006- Conditions of Approval - Recommended Site Development Permit 2006-867 - Thomas Enterprises Adopted: 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. 9. 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. 10. 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/ Storm Drain 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. "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, retaining and perimeter walls, etc. ADA accessibility to public streets, adjacent buildings and existing handicap parking shall be shown on the Precise Grading Plans at a scale to be determined by the Public Works Department. 11. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Public Works Department home page at the City website (www.la-quinta.org). Navigate to the Public Works Department home page and look for the appropriate hyperlink under Design Guidance. 12. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully PAReports - PC\2006\9-26-06\SDP 2006-867 Thomas (Panera Bread)\sdp 2006-867 pc coa.doc Planning Commission Resolution 2006- Conditions of Approval - Recommended Site Development Permit 2006-867 - Thomas Enterprises Adopted: 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 that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT SECURITY AGREEMENTS 13. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 14. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC and conditions of Specific Plan 2003-066 and Site Development Permit 2004-807. 15. 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. 16. 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, and B. A Fugitive Dust Control Plan per the Green Sheet PM10 Form. 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 as submitted with its application for a grading permit. P:\Reports - PC\2006\9-26-06\SDP 2006-867 Thomas (Panera Bread)\sdp 2006-867 pc coa.doc Planning Commission Resolution 2006- Conditions of Approval - Recommended Site Development Permit 2006-867 - Thomas Enterprises Adopted: 17. 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. 18. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches 0 8") behind the curb. 19. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the Preliminary Grading Plan submitted with this Site Development Permit, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 20. Prior to the issuance of a building permit for any building lot, the applicant shall provide a pad elevation and geotechnical certification stamped and signed by a qualified engineer or surveyor, as applicable. 21. Stormwater handling shall conform with the approved hydrology and drainage report for Parcel Map No. 29351, or as conditioned and modified for SP 2003- 066 and SDP 2004-807 or this Site Development Permit. Nuisance water shall be disposed of in an approved manner. The tributary drainage area shall extend to the centerline of adjacent public streets. Nuisance water shall be disposed of in a drywell or equivalent system approved by the City Engineer prior to discharge into the Coachella Valley Storm Water Channel. UTILITIES 22. The applicant shall conform with all applicable conditions of SP 2003-066 and Site Development Permit 2004-807. P:\Reports - PC\2006\9-26-06\SDP 2006-867 Thomas (Panera Bread)lsdp 2006-867 pc coa.doc Planning Commission Resolution 2006- Conditions of Approval - Recommended Site Development Permit 2006-867 - Thomas Enterprises Adopted: STREET AND TRAFFIC IMPROVEMENTS 23. 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. 24. The applicant shall construct the following street improvements to conform with the General Plan street type noted in parentheses. A. OFF -SITE STREETS 11 Highway 1 1 1 (Major Arterial - State; 140' R/W): a) No widening of the north side of the street along all frontage adjacent to the Site Development Permit is required for its ultimate width as specified in the General Plan and the requirements of these conditions except at locations where additional street width is needed to accommodate conditions of SP 2003-066 and SDP 2004-807. 2) General access points and turning movements of traffic are limited to those approved by SP 2003-066 and SDP 2004-807. 25. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Areas 3.0" a.c./4.5" c.a.b. Loading Areas 4.0" a.c./5.0" c.a.b. or the approved equivalents of alternate materials. 26. 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 P:\Reports - PC\2006\9-26-06\SDP 2006-867 Thomas (Panera Bread)\sdp 2006-867 pc coa.doc Planning Commission Resolution 2006- Conditions of Approval - Recommended Site Development Permit 2006-867 - Thomas Enterprises Adopted: designs are approved. A. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs and sidewalks. 27. Improvements shall be designed and constructed in accordance with City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. PARKING LOT AND ACCESSWAYS 28. The design of parking facilities shall conform to LQMC Chapter 9.150, and conditions of the approved SP 2003-066 and SDP 2004-807; particularly the following conditions should apply: A. Parking stall striping shall be the City of La Quinta double striped hairpin design. B. All entry doorways shall be ADA accessible and shall be approved in the precise grading plan process. C. At least one handicap parking stall shall be van accessible. CONSTRUCTION 29. 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 30. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 31. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and parking areas. 32. Landscape and irrigation plans for landscaped lots and setbacks, medians, and retention basins, shall be signed and stamped by a licensed landscape architect. P:\Reports - PC\2006\9-26-06\SDP 2006-867 Thomas (Panera Bread)\sdp 2006-867 pc coa.doc Planning Commission Resolution 2006- Conditions of Approval - Recommended Site Development Permit 2006-867 - Thomas Enterprises Adopted: 33. The applicant shall obtain the approval signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for approval by the Community Development Director. 34. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Community Development Director and the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public 35. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets, 5`h Edition or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 36. Final landscape plans for on -site planting shall be reviewed by the ALRC and approved by the Community Development Director prior to issuance of building permit. Final plans shall include all landscaping associated with this project including Highway 111 perimeter landscaping. 37. A 36" box size Rhus lancea tree shall be provided in a well on the north side of the building adjacent to the parking spaces to provide the required shaded parking. PUBLIC SERVICES 38. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. QUALITY ASSURANCE 39. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 40. 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. 41. 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 P:\Repoqs - PC\2006\9-26-06\SDP 2006-867 Thomas IPanera Breadl\sdp 2006-867 pc coa.doc Planning Commission Resolution 2006- Conditions of Approval - Recommended Site Development Permit 2006-867 - Thomas Enterprises Adopted: materials and methods employed comply with the plans, specifications and other applicable regulations. 42. 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 43. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 44. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 45. 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. 46. 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). 47. If previously not paid prior to rough grading of initial project, the Fringe -toed lizard mitigation fee of $600 per acre shall be paid prior to issuance of building permit for this project. COMMUNITY DEVELOPMENT 48. The final working drawings shall be revised to include the following: A. The two arched recesses shown on the south building elevation shall be straight on the top and align with the adjacent trellis top. P:\Reports - PC\2006\9-26-06\SDP 2006-867 Thomas Wanera Bread)\sdp 2006-867 pc coa.doc Planning Commission Resolution 2006- Conditions of Approval - Recommended Site Development Permit 2006-867 - Thomas Enterprises Adopted: B. The center recessed opening on the south building elevation where there is no trellis shall be changed to an arched opening with a popout trim treatment around its edge. C. On the south building elevation, a 4' high decorative screen wall (stucco and El Dorado Stone) shall be provided at the south edge of the walkway in front of the equipment doors if berming does not provide equivalent screening. 49. Business identification signs shall comply with the adopted sign program for the shopping center. FIRE MARSHAL 50. During City plan check, the plans shall be submitted to the Riverside County Fire Marshal for approval. P:\Reports - PC\2006\9-26-06\SDP 2006-867 Thomas (Panera Bread)\sdp 2006-867 pc coa.doc til An%chMont � c c� g IL W F- N CASE MAP . CASE Na ` NORTH SDP 2006-867 SCALE: THOMAS ENTERPRISES NTS ATTACHMENT Architecture and Landscaping Review Committee September 6, 2006 2,600 squar feet. Committee Member Bobbitt asked the material of Pe garage doors. Mr. Herman, representing Trans West, statq8 it was a composite of wood on metal. 3. There b ng no further questions, it was moved and seconded by Co mittee Members Smith/Bobbitt to adopt Minute Motion 2006- 27 recommending approval of Site Development Permit 200 -853, Amendment No. 1, as recommended and amended: a. A different material should be considered for the garage doors. Unanimously approved. B. Site Development Permit 2006-867; a request of Thomas Enterprises for consideration of architectural and landscaping plans for a 4,800 square foot restaurant for the property located on the north side of Highway 111, east of Adams Street in The Pavilion at La Quinta Center. 1. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Norman Barrett, representing Thomas Enterprises. 2. Committee Member Smith asked staff to indicate on the plans the location of the area they were recommending changes. Staff reviewed the proposed changes on the site plans. 3. Committee Member Bobbitt stated that if the berm is not adequate to screen the building, a wall should be added. 4. There being no further questions, it was moved and seconded by Committee Members Bobbitt/Smith to adopt Minute Motion 2006-028 recommending approval of Site Development Permit 2006-867, as recommended. Unanimously approved. C. ' e Development Permit 2006-869; a request of Bill Sanchez for Wa ington Park for consideration of architectural and conceptual lands ping plans for a retail commercial building featuring eight minor units f the property bounded by Highway 111, Avenue 47, Washingto Street and Adams Street, within Washington Park Commercial nter (Shops 1 and 2). r.-�VNcnnroni are _F_na no 2 PH #E STAFF REPORT PLANNING COMMISSION DATE: SEPTEMBER 26, 2006 CASE NO.: SITE DEVELOPMENT PERMIT 2006-869 REQUEST: CONSIDERATION OF DEVELOPMENT PLANS FOR A 14,541 SQUARE FOOT RETAIL COMMERCIAL BUILDING FEATURING UP TO EIGHT MINOR UNITS WITHIN WASHINGTON PARK COMMERCIAL CENTER LOCATION: BOUNDED BY HIGHWAY 1 1 1, AVENUE 47, WASHINGTON STREET, AND ADAMS STREET, WITHIN WASHINGTON PARK COMMERCIAL CENTER (SHOPS 1 & 2) APPLICANT: WASHINGTON 111, LTD. PROPERTY OWNER: WASHINGTON 111, LTD. ENVIRONMENTAL REVIEW: THE CITY COUNCIL CERTIFIED ENVIRONMENTAL ASSESSMENT 2002-459 FOR SPECIFIC PLAN 89-011 AMENDMENT NO. 4, WASHINGTON PARK COMMERCIAL CENTER ON DECEMBER 17, 2002. NO CHANGED CIRCUMSTANCES OR CONDITIONS AND NO NEW INFORMATION IS PROPOSED WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL ASSESSMENT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. ZONING: REGIONAL COMMERCIAL (CR) GENERAL PLAN DESIGNATION: REGIONAL COMMERCIAL (RC) SURROUNDING ZONING/LAND USE: NORTH: REGIONAL COMMERCIAL (RC) SOUTH: LOW DENSITY RESIDENTIAL (LDR) / COMMUNITY COMMERCIAL (CC) EAST: REGIONAL COMMERCIAL (RC) WEST: LOW DENSITY RESIDENTIAL (LDR) BACKGROUND AND OVERVIEW: This phase of Washington Park will consist of up to 8 minor tenant units constructed within the current vacant area between Office Depot, the to -be -constructed Cost Plus World Market, and Stein Mart. The applicants installed a parking area and driving aisle at this location due to a perceived need for a sewer easement which was later determined to be unnecessary. As a result, the applicants are returning to the original design proposal in conformance with the Washington Park Specific Plan (SP 89-011, Amendment No. 4). The loss of the roughly 25 existing parking spaces has been determined to have no impact on the project, as they were supplemental to the overall count and do not serve any tenants. The architecture and elevations for Shops 1 & 2 was heard and recommended for approval by the ALRC during their September 6`h, 2006 meeting. The Committee members reiterated staffs' concern with the rear of the structures and recommended architectural treatments such as contrasting -color pilasters and trellises. The applicant has since provided a revised submittal which identifies these treatments. PROPOSAL: The proposed Shops 1 and 2 will fill-in the existing gap between Cost Plus World Market and Stein Mart. The proposed architectural design is similar in style to other buildings in the commercial center, and is consistent with the Washington Park Specific Plan. The buildings are proposed to have flat roofs with uncomplicated and varied roof lines with multi -paned windows. Facade materials consist of smooth exterior plaster with stone veneer accents, which are the same materials used on existing portions of Washington Park. Sidewalks will consist of saw -cut diamond - patterned concrete with slate grey color insets and partially covered with trellised canopies. Landscaping will consist of tree wells and planters. Landscaping at the rear will provide some screening of the loading areas from the adjacent offices along Avenue 47. Roof lines are distinctive and vary with the use of parapet heights and setback screening elements utilized on existing phases. The color palate and materials board are identical to those used on existing buildings and are consistent with the Specific Plan. ANALYSIS: The applicant's proposed Shops 1 & 2 will consist of up to eight minor tenants, though the applicant has stated that the possibility exists to have a single tenant utilize the entire space or combination thereof. Colors, materials, landscaping, and elevations will be identical to those phases which have been previously approved. The applicant has revised their landscaping, sidewalks, and rear elevations to meet the Architecture and Landscaping Committee's recommendations, providing a rear elevation featuring contrasting -color pilasters, trellises, and landscaping to assist with screening. ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE (ALRC) REVIEW: The ALRC reviewed this request at the September 6", 2006 meeting. The Committee adopted Minute Motion 2006-029 recommending approval with the following conditions: 1. The rear facade of Shops 1 and 2 shall be revised to include architectural details at the rear, designed in accord with the existing portions of Washington Park. 2. The applicants shall provide foliage -screening landscaping such as Mesquites or Palo Verdes within planning areas adjacent to the rear loading areas. 3. Items cited on the materials board shall include a citation that they will be consistent with materials used in previous approved phases of Washington Park. PUBLIC NOTICE AND COMMENT: This project was advertised in the Desert Sun newspaper and posted on September 16, 2006. All property owners within 500 feet of the site were mailed a copy of the public hearing notice. No comments concerning this item were received from either the members of the public or outside agencies. FINDINGS! The findings necessary to approve the Site Development Permit can be made provided the recommended Conditions of Approval are imposed per Section 9.210.010 of the Zoning Code as noted in the attached Resolution. RECOMMENDATION: Adopt Planning Commission Resolution 2006-_ approving Site Development Permit 2006-869 pursuant to Findings and conditions, to allow construction of two commercial buildings (Shops 1 & 2). ATTACHMENTS: 1. Plans and Elevations 2. Minutes for the September 6, 2006 Architecture and Landscape Review Committee Prepared by: 01 Andy w J. Mogensen, Associate Planner PLANNING COMMISSION RESOLUTION 2006- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT PLANS FOR TWO RETAIL COMMERCIAL BUILDINGS, SHOPS 1 & 2, FEATURING UP TO EIGHT MINOR UNITS WITHIN THE WASHINGTON PARK COMMERCIAL CENTER CASE NO.: SITE DEVELOPMENT PERMIT 2006-869 APPLICANT: WASHINGTON 111, LTD WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 26T" day of September 2006, hold a duly noticed Public Hearing to consider the request of WASHINGTON 111, LTD to approve the construction of a portion of a retail shopping center in the Washington Park commercial center located on the east side of Washington Street, south of Highway 1 1 1, more particularly described as: Parcel Map #32683 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 83-68). The City Council certified Environmental Assessment 2002-459 for Specific Plan 89-01 1 Amendment No. 4, Washington Park Commercial Center. 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 21166; and, WHEREAS, the Architecture and Landscaping Review Committee, did on the 61h day of September, 2006, at a regular meeting, recommended 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 commercial units in this proposed phase of the project are consistent with the General Plan in that they are designated for regional commercial uses. 2. The commercial project has been designed to be consistent with the applicable provisions of the City's Zoning Code, or amended as allowed in compliance with Specific Plan 89-011 Amendment No.4. PAReports - PC\2006\9-26-06\S1)P 06-869 Washington Park\sdp 2006-869 pc res.doc Planning Commission Resolution 2006- Site Development Permit 2006-869 Shops 1 & 2 Washington 111, LTD Adopted: September 26, 2006 3. The architectural design of the commercial project, including, but not limited to, the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements, are compatible with the surrounding development, previously approved and constructed phases, and with the quality of design prevalent in the City. The commercial center is suitably designed and conforms to the established theme of the project. 4. The site design of the project, 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 previously approved and constructed phases, surrounding development, and with the quality of design prevalent in the City. 5. Project landscaping, including but not limited to the arrangement, variety, size, color, texture, and coverage of plant materials, with conditions, has been designed so as to provide relief, complement buildings, visually emphasize prominent design elements, screen undesirable views, provide a harmonious transition between adjacent land uses, and provide an overall unifying influence to enhance the visual continuity of the 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 2006-869 for the reasons set forth in this Resolution, subject to the Conditions, attached hereto; PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 26`" day of September, 2006, by the following vote, to wit: AYES: Commissioners NOES: P:\Reports - PC\2006\9-26-06\SDP 06-869 Washington Park\sdp 2006-869 pc res.doc Planning Commission Resolution 2006- Site Development Permit 2006-869 Shops 1 & 2 Washington 111, LTD Adopted: September 26, 2006 ABSENT: ABSTAIN: PAUL QUILL, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS Community Development Director City of La Quinta, California P:\Reports - PC\2006\9-26-06\SDP 06-869 Washington Park\sdp 2006-869 pc res.doc PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL — RECOMMENDED SITE DEVELOPMENT PERMIT 2006-869 WASHINGTON PARK, SHOPS 1 & 2 SEPTEMBER 26, 2006 C;FNFRAL 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 necessary applicable clearances and/or permits from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department Desert Sands Unified School District Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • 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. PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-869 WASHINGTON PARK, SHOPS 1 & 2 SEPTEMBER 26, 2006 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, the State Water Resources Control Board's Order No. 99-08-DWQ and conditions of Specific Plan 87-011 and Parcel Map Nos. 30903 and 32683. PROPERTY RIGHTS 4. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. Said conferred rights shall also include grant of access easement to the City of La Quinta for the purpose of graffiti removal by City staff or assigned agent in perpetuity and agreement to the method to remove graffiti and to paint over to best match existing. The applicant shall establish the aforementioned requirements in the CC&R's for the development or other agreements as approved by the City Engineer. 5. 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. 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. PAReports - PC\2006\9-26-06\SDP 06-869 Washington Park\COA - SDP 2006-869.doc Page 2 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-869 WASHINGTON PARK, SHOPS 1 & 2 SEPTEMBER 26, 2006 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. 1. On -Site Commercial Precise Grading/Storm Drain Plan (as revised for this Site Development Permit) 1 " = 20' Horizontal 2. PM10 Plan 1" = 40' Horizontal 3. Storm Drain Plans (as revised for this Site Development Permit) 1 " = 40' 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. "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, retaining and perimeter walls, etc. ADA accessibility to public streets, adjacent buildings and existing handicap parking shall be shown on the Precise Grading Plans at a scale to be determined by the Public Works Department. 8. The City maintains standard plans, detail sheets and/or construction notes for elements of construction. For a fee, established by City Resolution, the applicant may purchase such standard plans, detail sheets and/or construction notes from the City. 9. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format, or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. PAReports - PC\2006\9-26-06\SDP 06-869 Washington Park\COA - SDP 2006-869.doc Page 3 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-869 WASHINGTON PARK, SHOPS 1 & 2 SEPTEMBER 26, 2006 IMPROVEMENT SECURITY AGREEMENTS 10. Should the applicant fail to construct the improvements for the development, or fail to satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. PRECISE GRADING 11. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC and conditions of Specific Plan 87-01 1 and Parcel Map Nos. 30903 and 32683. 12. 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. 13. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A precise grading/storm drain plan prepared by a qualified engineer or architect, B. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and All grading shall conform to the recommendations contained in the previously approved 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 as submitted with its application for a grading permit. 14. 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. 15. Prior to any site grading or regrading that will raise or lower any portion of the PAReports - PC\2006\9-26-06\SDP 06-669 Washington Park\COA - SDP 2006-669.doc Page 4 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-869 WASHINGTON PARK, SHOPS 1 & 2 SEPTEMBER 26, 2006 site by more than plus or minus three tenths of a foot from the elevations shown on the Precise Grading Plan submitted with this Site Development Permit, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 16. 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. DRAINAGE 17. Stormwater handling shall conform with the approved hydrology and drainage report for Specific Plan 87-01 1, Amendment No. 4 or Parcel Map Nos. 30903 & 32683, or as conditioned and' modified for this Site Development Permit. Nuisance water shall be disposed of in a trickling sand filter and leach field or equivalent system approved by the City Engineer. UTILITIES 18. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. PARKING LOT AND ACCESS AISLES 19. The design of parking facilities shall conform to LQMC Chapter 9.150, and conditions of the approved SP 87-011, Amendment No. 4 and Parcel Map Nos. 30903 & 32683, particularly the following conditions should apply: A. Parking stall striping shall be the City of La Quinta double striped hairpin design. B. All entry doorways shall be ADA accessible and shall be approved in the precise grading plan process. PAReports - PC\2006\9-26-06\SDP 05-869 Washington Park\COA - SDP 2006-869.doc Page 5 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-869 WASHINGTON PARK, SHOPS 1 & 2 SEPTEMBER 26, 2006 CONSTRUCTION 20. 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. 21. Building materials and colors shall remain consistent with the previously approved phases of Washington Park. LANDSCAPING AND SCREENING 22. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 23. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and parking areas. 24. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 25. The applicant shall submit landscape plans for approval to the Community Development Department. The applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submittal for signature by the Community Development Director and the City Engineer. NOTE: Plans are not approved for construction until signed by both the Community Development Director and the City Engineer. 26. Landscape areas shall have permanent irrigation improvements meeting the requirements of the Community Development Director and the City Engineer. 27. The applicant or his agent has the responsibility for proper sight distance requirements per guidelines in the AASHTO "A Policy on Geometric Design of Highways and Streets, 5`h Edition or latest, in the design and/or installation of all landscaping and appurtenances abutting and within the private and public street right-of-way. 28. All building mounted mechanical equipment shall be fully screened from view by an architectural feature, wall, or parapet of sufficient height to fully screen such PAReports - P02006\9-26-06\SDP 06-869 Washington Park\COA - SDP 2006-869.doc Page 6 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-869 WASHINGTON PARK, SHOPS 1 & 2 SEPTEMBER 26, 2006 equipment above its horizontal plane. 29. Any ground mounted mechanical equipment, transformers, or utility boxes shall be screened by a wall, landscaping, or combination of the two, of a sufficient height and/or density to fully screen such equipment above its horizontal plane. 30. A tubular -steel "ribbon -type" -or other securable, foundation -inset bicycle parking rack shall be provided at the front of the buildings, large enough to accommodate at least three bicycles. Bicycle racks shall be placed in shaded locations, out of the way of pedestrian flows or landscaping, and shall be provided with a mechanism which permits locking a bicycle onto the rack. Final placement shall be approved by the Community Development Department. OUTDOOR LIGHTING 31. Exterior lighting and light housing shall be consistent with the previously approved phases of Washington Park and comply with outdoor lighting requirements and restrictions in Section 9.100.150 of the City Municipal Code. QUALITY ASSURANCE 32. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 33. 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. 34. 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. 35. 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, PAReports - PC\2006\9-26-06\SDP 06-869 Washington Park\COA - SDP 2006-869.doc Page 7 PLANNING COMMISSION RESOLUTION 2006- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2006-869 WASHINGTON PARK, SHOPS 1 & 2 SEPTEMBER 26, 2006 revised to reflect the as -built conditions. MAINTENANCE 36. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 37. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. FEES AND DEPOSITS 38. 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. 39. 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). PAReports - PC\2006\9-26-06\SDP 06-869 Washington Park\COA - SDP 2006-869.doc Page 8 N CV i..� �6 LL• �C LL xg • W - � W W H y _.Q P I � m _ aI 0 w LS S' i 5 L'i rbk ��_ � a� .< � = � � � ; � �� ;� \> ��. \ �\ \2y«� �� \� � \�}�� 2�\\ \~ may: 0 {tfltt�/it1f1 �It {lIIIIEI rrl! {II f E 1 1 1 111' 1 1 1 1111 1 ' f{iIH!�111{{{1111 11: Ioo®oo®©Oao.A i a Ir 11l1i t {11l7!!11 I; l41311 {!t! !i 8fili l�l is l9i fl� .000. s a 1 f f t 1 f ! 1 ! 1 1 ! 1000�' ON3°O3-1 ONI1NVld U31SVW f 1 F1 STAFF REPORT PLANNING COMMISSION DATE: SEPTEMBER 26, 2006 ITEM: SPHERE OF INFLUENCE - RIVERSIDE COUNTY 2006-01 TENTATIVE PARCEL MAP 34784; RIVERSIDE COUNTY APPLICATION APPLICANT: WASHINGTON 111, LTD. LOCATION: NORTH SIDE OF DARBY ROAD, ±670 FEET WEST OF ADAMS STREET (ATTACHMENT 1) REQUEST: PLANNING COMMISSION REVIEW AND COMMENT ON PROJECT PROPOSED IN THE CITY SPHERE OF INFLUENCE (SOI) BACKGROUND: This item was continued at the September 12, 2006 Planning Commission meeting at the applicant's request (Attachment 1). Subsequently, the applicant has indicated that the parcel map will be redesigned, with the revised version to be submitted to the City for review (Attachment 2). Staff will prepare a report on the revised map when it is available, and schedule it for Planning Commission review accordingly. RECOMMENDATION: Move to table consideration of comments on TPM 34784 to Riverside County. Prepared by: Wallace Nesbit, Principal Planner Attachments: 1. Applicant's 9/12/06 request to continue 2. Applicant's 9/19/06 request to table 2006 16:43 From: BILL SANCHEZ 7603424046 To ATTACHMENT 1 WASHINGTON III, LTD P18 DECLARATION AVE, INDIO, CA 92201 September 12, 2000 Doug Evans C'onmiunity Development Director City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 SEN f VIA FAX TO 760-777-12 33 RE: SOI-1101 Tentative Parcel Map 14784 Dear Mr. Evans: 760-775-7967 1 760-775-832S IIldlD//Inl 6 L�SEP '2006 ll� CITVDEi�p pMEN7 DEPggr,HENT Washington 111. LTD is requesting that item SOI-RUl 'Tentative Parcel Map 34784 for property located on Darby Road in Bermuda Dunes be continued to the September 26, 2006 Planning Commission hearing. Washington I 11, i.TD is requesting the continuation u> allow for additional time to compare: the City of La Quinta recommended Conditions ol'Approval with Ihose provide to us by the County of Riverside. 1 hank you for your consideration. Sinecrely. Bill Sanchez. Construction Manager Washington 111, LTD gsancher.(aldc.rr.corn cc: Mr. Jack Tarr. Washington 111, LTD ATTACHMENT Wally Nesbit From: Anthony Ramirez [aramirez@wamereng.coml Sent: Tuesday, September 19, 2006 11:21 AM To: Wally Nesbit Cc: 'Bill Sanchez';'Vickey Fawley' Subject: TPM 34784 for Washington 111, LTD. iood Morning Wally, ,s discussed, please remove the TPM 34784 off the Agenda for Planning Commission. We re currently re -designing the TPM, with numerous changes. Upon completion of the re- esign, we will re -submit the amended exhibit to you for your review. If you have any uestions, please feel free to call me. Thank you in advance. Inthony lgmirez 'tanner '3-185 Highway 111, Suite A 'alm Desert, CA 92260 'hone: 760) 341-3101 -ax: 760) 341-5999 --mail: aramirez@wamereng.com Warner I engineering 9/19/2006 PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 26, 2006 CASE NO.: MODIFICATION BY APPLICANT MBA 2006-005 APPLICANT: KELLY PACIFIC CONSTRUCTION REQUEST: CONSIDERATION OF A REQUEST TO SUBSTITUTE REQUIRED CARPORTS WITH CANOPY TREES LOCATION: SOUTHWEST CORNER OF DESERT CLUB DRIVE AND CALLE BARCELONA PROPERTY OWNER: JAMES F. KELLY LANDSCAPE ARCHITECT: JOHN C. KRIEG GENERAL PLAN/ ZONING DESIGNATIONS: VILLAGE COMMERCIAL/VC DISTRICT ENVIRONMENTAL DETERMINATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW PURSUANT TO PROVISIONS OF SECTION 15301 (CLASS 1) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), IN THAT THE PROPOSED PROJECT CONSTITUTES A MINOR ALTERATION TO AN EXISTING PROJECT AND, THEREFORE, WILL HAVE NO PERMANENT EFFECTS ON THE ENVIRONMENT SURROUNDING LAND USES: NORTH: CALLE BARCELONA AND VACANT LAND BEYOND SOUTH: VISTA DE MONTANA OFFICE BUILDING EAST: DESERT CLUB DRIVE AND PALMER'S RESTAURANT WEST: EXISTING RESTAURANT PARKING LOT BACKGROUND: On September 28, 2004, the Planning Commission approved Village Use Permit 2004-024, allowing the construction of the 6,354 SQFT Plaza De Barcelona office building located at the corner of Desert Club Drive and Calle Barcelona in the Village Commercial District. In that approval, the applicant was to construct a metal trellis carport structure, the design of which was to be submitted and approved by staff at a later date. Of the 19 parking spaces, the applicant was to have eight covered spaces on the south side of the site. With the exception of the carport, the building has since been completed. PROJECT REQUEST On August 23, 2006, the applicant submitted a Modification by Applicant request to substitute the covered metal trellis with canopy trees. The applicant has requested that 4 Tipuana trees with 12"-14" trunk sizes and 2 Mesquite trees with 10"-12" trunk sizes be utilized in place of a shade structure. Section 9.150.060 requires that thirty percent of the provided general office parking spaces be covered by a carport. Village Use Permit 2004-024 Condition of Approval No. 34 from Resolution No. 2004-075 permitted the applicant to substitute the required carport with a metal trellis. As per Section 9.200.090 of the Zoning Code, Modifications by Applicant, plans modified at the initiative of the applicant from those approved by the decision - making authority may be submitted to the Director for a determination. The Director determined that the proposed carport substitution would result in a significant change in the project, and has thus referred the change back to the original decision -making authority, the Planning Commission. ANALYSIS: Section 9.150.060 requires carports to cover thirty percent of all general office parking spaces. Exceptions to this rule have occurred in the Village District, which allows for flexible parking standards, but in those occasions which the carport requirement has been waived, the applicant has done so with Commission approval through the Village Use Permit application process. The intent of the carport requirement is to provide shade for employees who park for the duration of the workday. Trees can provide shade, but require significant foliage and height, factors which are only achieved through time and growth. PAReports - PC\2006\9-26-06\MUP 06-005 Kelly Carports\PC Stf Rpt MBA 06-005 Carports.doc RECOMMENDATION: Trees only provide limited amounts of shade and are not expected to adequately compensate for the required carport structure. Staff does not support the applicant's request to eliminate a zoning development standard without discernible special circumstances applicable to the property. Staff recommends a denial of the request by the following action: 1. Adopt Planning Commission Minute Motion 2006-_, denying Modification by Applicant MBA 06-005, subject to the finding that the proposed substitution of the required carport with landscaping does not conform with Section 9.150.060 of the Zoning Code or approved Village Use Permit 2004- 024. Attachments: 1. Landscaping Site Plans w/Letter Prepared by: Ar�6rew J. Mogensen Associate Planner PAReports - PC\2006\9-26-06\MUP 06-005 Kelly Carports\PC Stf Rpt MBA 06-005 Carports.doc 4 stP Qum& cF`y OFT TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: DOUG EVANS, COMMUNITY DEVELOPMENT DIRECTOR DATE: SEPTEMBER 26, 2006 SUBJECT: JOINT MEETINGS The City Council has set the date of October 24, 2005 at 5:00 p.m. at the date and time for the next Joint Meeting between the City Council, Planning Commission and Architectural and Landscape Review Committee. Staff is requesting the Commission bring suggested agenda topics to the meeting for discussion. The Joint meeting with the Community Services Commission will remain at 12:00 noon on October 20, 2006. Multiple scheduling issues made it impossible to change. -- - ..__. .-.— I..-....,,,„, ivwl oDa= p.t SEP2G M l COMM N OkEW TA PREST•VUKSIC nEPAHmrnMEitNT_ A R C H IT E C T S September 26, 2006 Via Facsimile 760-777-1233 The City of La Quinta Planning Commission 78-495 Calle Tampico La Quinta, California 92253 RE: Sign Program SA 06-1015 — 47-875 Caleo Bay Park Dear Sirs, The above referenced sign program is scheduled for review at tonight's Planning Commission meeting. At this time, there are some items in the sign program that require additional attention. We are respectfully requesting that the Planning Commission grant a continuance. Should you have any questions, please do not hesitate to contact me directly at 779- 5393. 44530 SAN PABLO AVE SUITE 200 PALM DESERT CA 92260 T. 760 779 5393 F .760 779 5395 T-Vf 4 4 aamrsi MEMORANDUM TO: Honorable Chairman and Members of the Planning Commission FROM: Douglas R. Evans, Corn Development Director DATE: September 26, 2006 RE: Public Hearing Item #A, Griffin Ranch Saddle Club Staff has made a minor addition to the Conditional Use Permit's Condition of Approval #16, based upon the applicant's letter submitted on Friday, September 22 (attached). The modification reflects the applicant's willingness to condition closure one hour earlier during the winter months, as referenced in the staff report. The Environmental Assessment has been modified accordingly to reflect this addition to the conditions of approval (modified EA pages are also attached). Inserted text is referenced in bold italics: 16. Hours of operation for the Saddle Club shall be limited to between 7am and 9pm, except for Daylight Savings Hours during which the facility shall close at 8pm. Modifications to these hours shall only be permitted with the approval of the Community Development Director. In addition to the above item, staff has received an additional letters from the public regarding the project, including a letter of support from the adjacent La Quinta Estates homeowner's association. Those letters have also been attached with this memorandum. Page 1 of I Andy Mogensen From: Jerry Herman Qherman@mccomic.comj Sent: Friday, September 22, 2006 9:44 AM To: Andy Mogensen Cc: Marty Butler Subject: Saddle Club Andy, We want to change our hours of operation to the following: Hours of operation for the Equestrian Center will be 7:00 A.M. to 9:00 P.M. during summer or daylight savings time and 7:00 A.M. to 8:00 P.M. during the winter months. Jerry Herman Project Manager Phone 760-777-4307 • Fax 760-777-4306 Cell 760-272-6542 UPTIVNIIIII Environmental Checklist Form 1. Project title: Site Development Permit 2006-866, Conditional Use Permit 2006-099, Griffin Ranch Saddle Club 2. Lead agency name and address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 3. Contact person and phone number: Andrew J. Mogensen, Associate Planner 760-777-7125 4. Project location: Northwest comer of Monroe Street and Avenue 55 (extended). APN 767- 320-007, -014, -015. 5. Project sponsor's name and address: Transwest Housing 47120 Dune Palms Road, Suite C La Quinta, CA 92253 6. General plan designation: Very Low Density 7. Zoning: Very Low Density Residential, Residential Equestrian Overlay 8. Description of project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) The Conditional Use Permit is required to allow a commercial stable in the Equestrian Overlay District. The Development Code sets forth specific development standards for such facilities. The applicants are proposing the Saddle Club for daily operation from 7am to 9pm, except for Daylight Savings Hours during which the facility shall close at 8pm, with 24- hour onsite supervision from both a resident manager and caretaker. The Saddle Club membership will be available to property owners of Griffin Ranch and the public. The applicants anticipate about 70 to 75 horses to be boarded at a time but have a maximum occupancy limit of 90 horses. Horse trailers will be limited to a maximum parking limit of 24 hours. The covered riding arena will be used during the darker hours of the evening since the outdoor pens and pastures will remain unlighted. Outdoor lighting will be limited to focused security lighting only and the existing lighting system will be removed. No competitions, rodeos, or similar public events will be held at the facility. No grandstand or viewing area will be constructed. No public announcement or other loudspeaker system will be used. The Saddle Club will provide daily riding lessons and clinics two to four times a day for members. Horse jumping activities will be conducted both within the covered arena and the exercise pens. Stables and the manure storage building will include an automated fly -spray system and heavy-duty odor control blocks will be utilized. Manure will be removed from the site every other day or as needed by a licensed waste hauler within a covered container. Manure will not be spread in the exercise pens and stables. The property is currently being used for boarding 20 to 80 horses, in addition to residential facilities. The Site Development Permit is required to allow the construction of a private commercial stable on 15.0 acres located on the west side of Monroe, at Avenue 55 (extended). The facility Overlay and the use is consistent with this overlay. Impacts associated with visual character have been found to be less than significant. d) The project will operate from 7.00 a.m. to 9.00 p.m., except for Daylight Savings Hours during which the facility shall close at 80m, and will not include on site event or outdoor arena lighting. Security lighting will be provided. The City will require photometric analysis of all on site lighting as required by the City's Zoning Code and shall require compliance with these standards to assure that the lighting conforms to the City's standards, prohibiting spill -over to adjacent properties. Implementation of City standard will assure that impacts are less than significant. -7- The analysis further found that the motor vehicle emissions associated with the project in the long term will not exceed SCAQMD thresholds, and impacts are therefore les: than significant. The analysis also included an analysis of vector and odor control. The facility, by it, nature, will result in flies, and has the potential to result in odors, particularly those associated with manure storage on site. The analysis found, however, that the proposed fly spray system, and the minimum separation between project facilities and adjacem homes of at least 80 feet, would reduce impacts associated with flies to less thar significant levels. The analysis of odors associated with the proposed project found that the project site is designed with odor minimizing principles, including good ventilation and stall orientation, and that good management practices, including the regular removal of manure from the enclosed manure storage building, will assure thal impacts associated with odors are reduced to less than significant levels. In addition. Section 9.140.060 of the Municipal Code contains measures regarding the use, placement, and setbacks of manure and manure storage buildings, which regulate odor control of equestrian facilities. As the property is currently being used by 20-80 horse: for on -site boarding depending on season, impacts associated with the keeping o1 horses are pre-existing. As described above, the air quality analysis recommends the following mitigation measures be implemented to assure that impacts associated with air quality are reduced to less than significant levels, as follows: 1. All non -grass areas including arenas and trails will be irrigated daily to control dust. Water cannons will be utilized to assist with coverage. 2. Riding and activity hours will be between 7.00 a.m. to 9.00 p.m. (except fof Daylight Savings Hours during which the facility shall close at 8pm, and in the summer when activities will occur during the cooler hours of the day) tc minimize the amount of dust and odor. 3. All stall, aisles and work areas will have an insect spray system to control the breeding of flies and a high-pressure mist cool -fog cooling system. 4. The southern property boundary shall be landscaped with a hedge material. 5. Horse stalls shall be cleaned daily. 6. Odor control blocks will be placed every 50 to 75 feet along the southern property boundary. 7. All improvements and periodic maintenance of the interior drive and parking areas shall be included in the Fugitive Dust Control Plan, and designed tc reduce the potential for fugitive Dust emissions. 8. The manure dump building shall be located at least 80 feet from the residential units to the west and north, and 330 feet from the residential units to the south. 9. Manure shall be removed from the site by a licensed hauler every other day, of as needed, in order to minimize odors. 10. Manure bins will be covered prior to transport. 11. The manure storage building will include an insect spray system. With implementation of these mitigation measures, the proposed project's air quality impacts are less than significant. to- Page I of I Andy6Mogensen From: Tom Brohard [tbrohard@earthlink.net) Sent: Tuesday, September 26, 2006 9:18 AM To: Andy Mogensen Cc: Marty Butler; Tom Brohard Subject: Support for Griffin Ranch Saddle Club Project r'TiJm After reading The Desert Sun articles on the Griffin Ranch Saddle Club Project this morning, together with the letters and emails posted on thedesertsun.com website, it is important to clarify our position as follows: The Board of Directors of the Estates at La Quinta, together with the majority of our residents, SUPPORTS the Griffin Ranch Saddle Club Project. We sincerely appreciate the cooperation and assistance received from Trans West in positively addressing and resolving the issues our community had previously faced with the Gruen Ranch Saddle Club Project. Tom Brohard, Secretary Board of Directors The Estates at La Quinta Homeowners Association 9/26/2006 September 25, 2006 City of La Quinta Planning Commission 78-495 Calle Tampico La Quinta, CA RE: Environmental Assessment 2006-574 Conditional Use Permit 2006-099, and Site Development Permit 2006-866 Mary Cornell 80821 Vista Lazo La Quinta, CA 92253 760-574-4673 ID�ECEIVE uu uu SP26 DEPA Let me begin by stating that 1 not only believe that the Griffin Ranch Equestrian Center will be a positive addition to the City of La Quinta, but I feel that the City of La Quinta has an obligation to support this project in line with their "spoken" commitment to preserve and provide equestrian use property. Ten plus years ago, we began looking for property on which to build a custom home. We went back to The Estates at La Quinta many times over a two year period before deciding upon property AWAY from horses. The particular lot we were considering at The Estates at La Quinta was at the northwest comer of the development. The `thing" that kept us from purchasing the lot was the fact that there was horse manure piled four feet high along the perimeter wall! People who chose to purchase those lots "KNEW" what they were getting in for. As 1 recall, it was made very clear to anyone interested in the lots that they were adjacent to an existing and continuing Equestrian Facility. We did not want the smell, flies, etc. associated with the existing facility and chose to purchase land elsewhere. Fast forward to two years ago when I first became interested in horses. Wouldn't you know it, I ended up at Bob Kohl's facility adjacent to The Estates at La Quinta! Though Bob's place was far from "pristine", at least the horse manure was no longer piled high against the block walls. While at Bob's, he had anywhere from 60-100 horses on the property at any given time; based upon the season. There were few barns or stalls, so most horses were kept in pastures and turn outs. There was only one riding arena and the access to it was along a drive way immediately adjacent to the lots on the north side of The Estates at La Quinta. The biggest problem we had with the adjoining property was the excessive number of unruly dogs at several of the homes, requiring them to install wire fencing well above the block wall to keep the dogs in their yards. I remember (well) one morning when I climbed on a ladder to provide a distraction to keep one big dog from literally killing a smaller one in one of the yards, while instructing the woman where the little one was hiding. I can't imagine the city or anyone else being anything but whole heartedly in favor of a first class Equestrian Facility such as is planned by Griffin Ranch. With the city's promise to provide for Equestrian Use within the city perimeter, what better way than this? The new facility will adequately provide for both horses and riders, all with the latest in technology fly control systems, misters, and very expensive riding surfaces which they will most certainly NOT want blowing away! This facility will be so far and above what Bob Kohl's place was, that there is simply no room for complaint. The Griffin Equestrian Center is such an improvement on what The Estates at La Quinta Homeowner's Association originally agreed to and accepted, that they should also be in favor of this facility. It certainly is an improvement over what they had before. Since the so-called Equestrian developments (like Rancho Santana) are getting away with only giving lip service to being equestrian friendly (the developer refused to add my name to a IisUor start a list of people interested in having horses there*),1 firmly believe that this is an opportunity for the City of La Quinta to take a stand. Sincerely, p Ma mell P.S." The developer of Rancho Santana actually said he was hoping to go "back to the city' and tell them there simply were no people interested in having horses so he could remove the equestrian provisions in the development. I am not the only person that had this same "experience" with them. JO Mop IAUT Qo VAI 6UUINAKU September 25, 2006 Tacy R. Southard 101100 Parkside Drive North Shore, California 92254 City of La Quinta Planning Commission P.O. Box 1504 La Quinta, California 92254 Via Facsimile Re:: Griffin Ranch Saddle Club CUP 2006-099 and Site Development Permit 2006-866 Dear Commissioners: 760-393-1331 ECEIVE .SEP216 M CAMD&ALI gip& I am writing to fully support the approval of the Griffin Ranch Saddle Club project by the City of La Qunta. As an avid equestrian for many years, this well -planned project, together with La Quinta's growing trail system, is precisely the type that would entice me to move back within the "city limits". The Griffin Ranch, together with the Saddle Club, is an essential part of what the modem horseman requires: a well -designed stable and riding complex, conveniently located very near his home, with access to safe and attractive riding trails that connect to wilderness trails. Please approve the Griffin Ranch Saddle Club. Sincerely, Tacy R- Southard va cvtcuuv me v:uo Pea lou III If01 lb Yumia, viv war& 9001/001 9nwbe" s,a) M Ma, ry m VIM? eMe. ooz oe.2 RANCHO ELLENITA THE LLOYD-TROVER PARTNERSHIP ei-.50 qYi SC PA. wit en e CLL . n Paaae M 9e0 ee.. September 25, 2006 Plamiog Cmmwl City of 1A Quiota via Facsimile Traawnrissimto (760) 777-7I07 RE: Cm&bo ml Use Pmaut 2W6-099 & Sire DavcdWrnem Pared 2006-"6 APPlir+m Traneweet Housitg, Inc. DateofHearing Scptunber26,2006 ""eX` WAMM"1 My flm0y owru and operates Rancho eumita, a 40 acre saNvegdable farm and few art gaunt' m the nMhead corpor of Avenue 54 end Morava, Shut, appv6wlely 1/4 milenmW ofda,F posed Saddle Club. We mmngtY mWodtln Griffin Rench project juc u1 dins The Saddle Club, It continua Om uadi im of qualityresidmtmyrmaenimd developmmd and is a perfed uaoaitim gojed bdmm the reeve urbamwd areas of Ia Quids and the rural WcaltmaVequestrian areas of Viffia Sawa Rosa Additionally. the "horse mdashy," thmughthe polo clubs, HITS, and other amvom brW radhom of dollarsimeaur"economy.W.Ayfnanoedbylboprivatc sea,, mgneobaoxsom area's appeal totemida by Offma divasnyofadivitieaandeomes. While The Saddle dub will beapi uftheuny, twill be aminregrel Pest Ofihe equestrian voane, activities which mfled enhance the unique , of our oommmnity. We dumcfere respectgapy request that you gear the rmpregcd Coaftonal Use Permd for an equestrian facdV and approve the mvbdcdmil and landacapug plane oftbe Saddle Club. Smcmelyymm Falm Lloyd Traver ELLEN "cro T oveft, M.V1gGrN6 PARTNER •taQ4.va:l.mn. Message Pagel of2 Andy Mogensen From: Marty Butler [mbutler@mccomic.com) Sent: Monday, September 25, 2006 4:16 PM To: Tom Brohard Cc: Andy Mogensen; Barry McComic Subject: RE: Planning Commission Report for the Saddle Club Tom, In reviewing your comments to Andrew, we agree with all of your suggestions except the following: Under the item #3 on Health, Safety and Maintenance. We feel that cleaning the stalls once a day is adequate, because we have a system in place where the horses are not stall -bound but are rotated 3 days a week for a 4 hour period into the pasture area. In regards to the stall flooring, we will use a soft rubber mat for the horses and the use of shavings we feel is far superior for the horses and the facility. At race track facilities they use straw at private facilities they use wood shavings. The wood shavings have a fresh pine smell and are biodegradable. The shavings absorb urine. Our Equestrian manager tried to get on the web site noted for magnum pellets and it was `for sale" and was not able to be accessed. Our manager indicated that the pellets are not readily available and we would have a supply problem if used, so based upon that assessment we would prefer to continue with ourrequest All other mentioned items are acceptable and are already being acted upon. I would appreciate it if you could write us a letter, where you offer your majority support via the Board's concurrence. Marty Butler From: Tom Brohard [mailto:tbrohard@earthlink.net] Sent: Monday, September 25, 2006 7:25 AM io: 'Andy Mogensen'; Marty Butler Cc: 'Carolyn Walker'; Tom Brohard Subject: Planning Commission Report for the Saddle Club Andy — Thank you for providing the staff report for the Griffin Ranch Saddle Club on Friday for our review. I then forwarded this report to each of the residents at the Estates at La Quinta. The Board of Directors of the Estates at La Quinta, together with the majority of our residents, support the proposed Griffin Ranch Saddle Club Project as long as minor clarifications of the recommended Conditions of Approval are made as identified below: 1. Hours of Operation — The Mitigation Monitoring Program and Condition 16 of the CUP should be changed to be consistent with the staff report and our understanding obtained through discussions with Trans West so operations are limited to between 7 AM and 9 PM during summer or daylight savings time and between 7 AM and 8 PM during winter or standard time. 2. Removal of Manure — Condition 11 of the CUP should be changed to be consistent with the staff report to remove the manure from the storage building every other day or more frequently if needed. 3. Healt_h Safety, and Maintenance — From our discussions yesterday with other equestrian facility owners, the following items should also be considered for mitigation of potential impacts: a. Condition 14 of the CUP — Require cleaning of the stalls twice a day rather than daily. b. Additional CUP Condition— Require installation of bait stations to control rats and mice. 9/26/2006 Message Page 2 of 2 c. Additional CUP Condition — Require the use of Soft Stall flooring (see www.softstall.com) and magnum pellets (see www.mybedding.com) in lieu of rubber mats and wood shavings in the stalls. 4. Access Limitations — Condition 44 of the Site Development Permit prohibits left turns from the project access driveway to Monroe Street. This will likely result in undesirable U-tums on Monroe Street at the south end of the raised median, either midblock or at the intersection of Monroe Street and Mountain View Lane (the only access to our homes). Allowing left turns out of the Saddle Club driveway seems to be preferable to these U-tums. The opportunity to provide these comments is sincerely appreciated and we look forward to Tuesday's meeting Nith the P anning Commission. Please call me at (760) 398-8885 if there are any questions. rhank you. rom Brohard, Secretary 3oard of Directors the Estates at La Quinta Homeowners Association From: Carolyn Walker [mailto:cwalker@la-quinta.org] Sent: Friday, September 22, 2006 4:10 PM ro: jherman@mccomic.com; mbutfer@mccomic.com; jjames@mccomic.com; jeffw@f5frlms.com; brohard@earthlink.net 'c: Andy Mogensen iubject: [Norton AntiSpam] Planning Commission Report attached you will find: 1. Agenda for Planning Commission Meeting of September 26, 2006, and >. Staff Report for Public Hearing Item #A (Environmental Assessment 2006-574, Conditional Use Permit 2006- )99, and Site Development Permit 2006-866) f you should have any difficulties receiving this transmission, please call me at the number listed below. (hank you. ,arolyn Walker, Secretary ;ommunity Development Department :ity of La Quinta '60-777-7125 )/26/2006 Page 1 of 1 Andy Mogensen From: LejaFarms@aol.com Sent: Tuesday, September 26, 2006 12:21 PM To: Andy Mogensen Subject: Griffen Ranch Saddle Club To Whom It May Concern: Please let this serve as official notice that we endorse the Griffin Ranch Saddle Club. As Farmers and Equestrians the project is a perfect complement to the community. Please do not hesitate to contact us if we can be of further assistance. Sincerely, Leja Farms Greg & Cheri Leja 07KOV 11 I Page 1 of 1 Betty Sawyer From: Joyce Edlund [dojoy4@yahoo.comj Sent: Tuesday, September 26, 2006 1:27 PM To: Betty Sawyer Subject: Trans West Housing Inc., item on Planning Commission Calendar am Doug Edlund, at 54-057 Oak Hill in PGA West. I must ask you to require that the new Griffin tanch property undertake a study to develop a plan to eliminate flies, on and around the horses that will oon grow in number on their new project property. As you are aware, we cannot sit outdoors much of he year at PGA West, especially in the Spring and early Summer, because of the huge number of flies. )ver the years I have talked with abatement officials from the County and State, and they always tell veryone that the horses attract them, and that they often roam I to 2 miles from a major source site, but hat control measures can help greatly. Trans West, and Griffin Ranch must be made to control the ertain fly problem they are creating, and they must not impose it on anyone in PGA West. Please help s with this, I think you will agree that it is only fairN Doug Edlund (949) 644- 426 tay in the know. Pulse on the new Yahoo.com. Check it out. 26/2006 24 06 12:39p Patricia Larson 760-772-0107 p.t Patricia A. Larson 38320 Red Cedar Dr. Palm Desert, CA 92211 September 24, 2006 Planning Commission City of La Quinta P. O. Box 1504 La Quinta, CA 92253 Re: CUP 2006-099 Dear Commissioners: I write in support of CUP 2006-099 and the accompanying EA and Site Development Permit. When I first came to the Coachella Valley over 52 years ago, there were four main recreational activities which set this Valley apart from other locations. They were: hiking, equestrian, golf and tennis. Three of the four remain vibrant, but the equestrian opportunities have been increasingly lost due to development pressure. It was never an intended effect, but rather "just happened" from a lack of forward planning. The Griffin Ranch with its facilities offers La Quinta the opportunity to preserve a delightful recreational activity and to be the remaining city in the Valley to be able to offer a well balanced life style opportunity for these major and economically viable types of recreation. This is the type of project that will enhance La Quinta's ability to be the premier location in the Coachella Valley. Thank you for providing me this opportunity to comment. Sincerely, 44-4` Patricia A. Larson f F'or.... Cd� :5'a I it[:rta4? I Siap;.iag I P.^aa7 I ?aop'e &CI'.zt SrHnOut.:v, Web Search: I 3 r? � i L U�.v i.t -...:F�°�`�- _ _. .._� Tsdey � ""a;l � Ca � Coa";ttS untgroup c i isn.ccm 4 Reply 1 t.s} mphAn I -O Fbmrd I X Delete I L j lank I S Put In Folder . I 3 Pont View I a- Save Addiess tom: Randy Rumell <randy@pdoamerka.mm> I I X I ati ta e t : Thursday, Aprfl 6, 2006 5:26 PM D : 'rara park' <sftmtgmup@nisn.00m> ubject : Re: GRU+1N RANCH Dear Tars I have installed several fly spray systems from the "Fly Guys" in my Polo America barns. gverytime I build a new barn, I have one of their systems installed. Their fly spray system is incredible. Not only does it eliminate the flys for the horses, but you can have a picnic at the barn and not be bothered by flys. There are times I wish I had it. at my house in La Quinta Golf Estates. I would aighly recommend it for anyone who has horses. If you need any additional information please let me know. Best retards, Randy Russell Presidert Polo America 78-365 Fighway 111, #106 La Quints, CA 92253 :;IQ,I * A vi a lase -t a^Imes from ME?! -<.A 1 10,1 X I C21 inbo: M' hcne My YS': I Ft)"- ail I Sez-ch I Shopping I Money I Feopia & Cha`. A36 14icros 4t TEWS OF USE Advertise TRUSTe Approved Privacy Statement GetNetWise Anti -Spam Policy r://by107 Fdbay1071otmail.msn comlegi-bWgetmsg?msg=:27D6B41-70A3-46A2-BE7... 4/6/20 > calm . u�'Iffie00MW� rmirM�eMWrr'r�+ely rr�r.iae��wrwrr� .m br,.q�r,rvrr.rwr�rr+.+ yl�l'iw. rr�r.r++rw0 s YbrrFr�•bY�r�9rrr _ �rw.w�w�awr.�s�rui T -- �rbrwwr e•rswwR i� r..rww•rr...rio..�.� s ~orw7' orarswe�r�.vmev sgrWasb' ws.ps,... �rrwi rrrse_s�. �.ass.rwwrir�r. '�•wwrr �wrsr �i.esr�.r�srbrs. - �ertb m=ers.srr sos®assa'as[rrrrwasswsr Amur � roCY.sgilrr.O00mrr® wry mr.• wr.rrrr.'.rb.r'r•s� w~rrM~rCn<. �rrrss. e�re�rrrsrrr�r r+r•s .ms�sw: mwa: ss.rm.w sa�'r.r mr rotor. ssisr.srrrr�rrrw F T-ILunjamnaX II�71(�E -ORWIMCMM omftsoam* mho m swmoa u Wt p �6��b1'y.��.rWnlsa PRo,�r,FCH;' `s iaRtlS'� ws moo~t p gAtmOlYr4 y�YSMNwwYa.rr�=19 —vpy$ftuwLokw�woYzft; wr�s�CM�O�IW"�� M y+lswrwNaWrlir� rrMssr ��Soil�r6r01.GF i�OW$ ®91C ��9ipc86mweMR11 Nffii lips iyrlf�t monewhisaw wwkwommvl� .......�.,�..r..ne�... 0rea0aYRpr�.WbMWww •awa4 Wr/aaawwaaarO. sraamrrmwww pear�iw�r ses.dC�Ff.��snc. awmY�9+rar fmom Yr11Wyry[W /esbwTr6®mn�.s �rlmw�rWY�YrP V �1L1Rwe�iOrwtYlYr/'twti�fo0 W/Wa truss Miip ORNR A�brB►r pb(;.opwlr►1brr wsrar OSNl�eGlWtw. Sresbat W i V/�sieebaYtO�memorw`se 7oitibrl0< tOr�1Y�$uC�rrINISaOYEaICS. somwsroaws _ �rslls Yrr/�101. fir` 9q/rrt�Yltlf® Dior srsoicapgl� Wsd lrrW,sm sgfrr�a®warrY�s.r.arsrsw yshyeq�saYrirrsm�. Ilrn W6rMr�iMrmVaoM�rsrs rR4Wri COI@ i102 �Lm19►�mbd.�./Ilso �rssaLOs L�bl�ba�Ml�Ori W ewieFm • 17pi.�r. tl7Msrsrro'sesyrs� iOwlWr ...r.m..rr�....,...arar.. rpq,w�e�ose..resor�ra wrw 6 _ arratraa�ewrr.w+r'ae.a Y.lir•�.Y if i b.r (yyp,w VON" - // Mi11..W`Ll�breLsibfssYa� sprw rcr rrs.riass�..br.r.w sl/ W rsrastaewr.wea rsOLL s.rsraa=t�rr�.br.irrM.lrr�- �mas�.s.=.y�reasMra�ms V41�0 f'ZtlfaJ 10i40 AR rRY�IC4n LavcalM4n cV• 4�J C�GO r.Vc t DESERT FEED BAG ANIMAL FEEDS TACK, vE'r SUPPLIES BARNS AM CORRALS (760) 342-6602 • Fax (760) 342.8262 8&658 AVENUE 48 • INDIO, CA 92201 MANNY & SHARON GARCIA September 25, 2006 City of La Quinta La Quinta, California To Whom It May Concern: When I heard about the Mery Crriffen Equestrian Center I was excited about the news. This was to bean upscaled Equestrian Center. This was not to be just another stable. It would have clean, very clean facilities. This would be supported by large lot upscaled homes for those who have interest in equestrian activities. I was pleased to hear that La Quints was interested in having this type of facility in their city. Well, it seems that some group has turned the opinion of the city and even the Mayor even though initially they were in full support of this grand facility. This disturbs me since construction has already started on the groundwork necessary for this center. Has someone been paid to change something that was already in motion? I would hope that the city would realize that equestrian activity is increasing in our desert by leaps and bounds. With this, it brings beautiful upscale homes and the type of homeowner that financially supports not only the city, but the whole Coachella Valley. All retail businesses as well as restaurants, markets and night entrainment would greatly benefit from such a facility. In addition to this it would bring in a huge amount of taxes and income for the city of La Quinta. As I stated earlier, this Equestrian Center would not be just your average stable. It would be so well maintained that the floors of the stables would probably be cleaner than our own patios at home, therefore, flies and odors that are complaints of the area around a normal stable would not exist. This Equestrian Center would compliment the HITS horse park that is going in right now, that will be housing an average of 3500 horses during its season. Think of the type of money this brings in from these visitors. Therefore, in conclusion, I am in full support of allowing the Mery Griffin Equestrian Center to continue its construction and project plans.... for the benefits that we would get from its existence would be tremendous. I hope the City of La Quinta will reconsider its position on this issue. I know that allowing such a facility will only be a win — win for everyone. Sincerely, Desert Feed Bag (760)342-6602 September 19, 2006 City of La Quinta Planning Commission 78-495 Calle Tampico La Quints, Calif. 92253 Dear Councilmembers of La Quints Planning Commission: RE: GRIFFIN RANCH I am questioning a consideration for Griffin Raneb. My initial impression was that 90 horses were projected for this development I understand 40 horses may have been considered by the Planning Commission for the equine needs of 310 catch units. Hopefully this is an oversight or misprint, because 40 horses would represent of a ratio of less than 1 horse per 9 raneb units. This ratio would be far too low for people moving into an equestrian -oriented facility. Since I cannot be present at the next Planning Commission meeting, I will take the liberty to comment on the rare likelihood that the 40 horses is not an oversight Please ignore these comments if I am wrong in assuming that 40 horses were proposed for the Griffin Ranch. If one is buying into a luxurious housing development with equestrian amenities, one would like to have the option of bringing their hoses. A stringent limit would discourage bigh-end buyers from purchasing these units, and the City of La Quinta would lose potential income. Mr. Mery Griffin is a stalwart La Quinta Resident, and rnetits special consideration in his project. in farness to Mr. Griffin, or any developer, La Quinta should not change any specification after initial approval of any housing project Subsequent restriction of due number of equines would be unfair to Mr. Griffin, and border on being disrespectful to Mr. Griffin. As we know, he is an equine enthusiast, and the City of La Quints should respect dust interest Hopefully, I am incorrect in assuming that the City of la Quinta has reduced the proposed number of horses for the Griffin Rands Project If I am not incorrect, it is probably an oversight that can be quickly addressed, please ensure the economic and equine viability of the Griffin Ranch Project by preserving the initial estimate of 90 horses for the development Please feel free to contact me for any questions. I am impressed by the vision of La Quints in creating the marvelous system of horse trails that link to Vista Santa Rosa. I am a ranch owner in Thermal, and admire the flexibility and import the City gives to equine interests. Maintaining 90 horses in Griffin Ranch reflects that respect to equestrians. Yours truly, Dianne Domingo-Forasw- M.D l qu�trian Trails Inc• Hoard member 61751 Sabina Ave, 92274 Mary Cornell 80821 Vista Lazo La Quinta, CA 92253 760-574-4673 September 25, 2006 City of La Quinta Planning Commission 78-495 Calle Tampico La Quinta, CA RE: Environmental Assessment 2006-574 Conditional Use Permit 2006-099, and Site Development Permit 2006-866 Let me begin by stating that I not only believe that the Griffin Ranch Equestrian Center will be a positive addition to the City of La Quinta, but I feel that the City of La Quinta has an obligation to support this project in line with their "spoken" commitment to preserve and provide equestrian use property. Ten plus years ago, we began looking for property on which to build a custom home. We went back to The Estates at La Quinta many times over a two year period before deciding upon property AWAY from horses. The particular lot we were considering at The Estates at La Quinta was at the northwest corner of the development. The "thing" that kept us from purchasing the lot was the fact that there was horse manure piled four feet high along the perimeter wall! People who chose to purchase those lots "KNEW" what they were getting in for. As I recall, it was made very clear to anyone interested in the lots that they were adjacent to an existing and continuing Equestrian Facility. We did not want the smell, flies, etc. associated with the existing facility and chose to purchase land elsewhere. Fast forward to two years ago when I first became interested in horses. Wouldn't you know it, I ended up at Bob Kohl's facility adjacent to The Estates at La Quinta! Though Bob's place was far from "pristine", at least the horse manure was no longer piled high against the block walls. While at Bob's, he had anywhere from 60-100 horses on the property at any given time; based upon the season. There were few barns or stalls, so most horses were kept in pastures and turn outs. There was only one riding arena and the access to it was along a drive way immediately adjacent to the lots on the north side of The Estates at La Quinta. The biggest problem we had with the adjoining property was the excessive number of unruly dogs at several of the homes, requiring them to install wire fencing well above the block wall to keep the dogs in their yards. I remember (well) one morning when I climbed on a ladder to provide a distraction to keep one big dog from literally killing a smaller one in one of the yards, while instructing the woman where the little one was hiding. I can't imagine the city or anyone else being anything but whole heartedly in favor of a first class Equestrian Facility such as is planned by Griffin Ranch. With the city's promise to provide for Equestrian Use within the city perimeter, what better way than this? The new facility will adequately provide for both horses and riders, all with the latest in technology fly control systems, misters, and very expensive riding surfaces which they will most certainly NOT want blowing away! This facility will be so far and above what Bob Kohl's place was, that there is simply no room for complaint. The Griffin Equestrian Center is such an improvement on what The Estates at La Quinta Homeowner's Association originally agreed to and accepted, that they should also be in favor of this facility. It certainly is an improvement over what they had before. Since the so-called Equestrian developments (like Rancho Santana) are getting away with only giving lip service to being equestrian friendly (the developer refused to add my name to a list/or start a list of people interested in having horses there*), I firmly believe that this is an opportunity for the City of La Quinta to take a stand. Sincerely, o A t Z/ 1. M ornell P.S.* The developer of Rancho Santana actually said he was hoping to go "back to the city' and tell them there simply were no people interested in having horses so he could remove the equestrian provisions in the development. I am not the only person that had this same "experience" with them. September 19, 2006 Carole Herrera 54-711 Monroe La Quinta California 92253 760 398 2922 To Whom It May Concern: I am Carole Herrera, I live at 54-711 Monroe, La Quinta Ca. 92253. Please accept this petition submitted in support of the Griffin Ranch Saddle Club. As the closest neighbor to the Saddle Club I would like to submit this petition with the support of the surrounding neighbors and horsemen in our community on Griffin Ranch Saddle Clubs behalf. Thank you, Carole Herrera s I THE UNDERSIGNED, AM IN FULL SUPPORT OF THE GRIFFIN RANCH SADDLE CLUB AND BELIEVE IT TO BE A STRONG ASSET TO OUR COMMUNITY. DATE: NAME ADDRESS TELEPHONE �z•ao Z, r3.�F3��vc lJ��'G 39�-195a f )Rziso Aim -5-4 31R T326 11.q/«lam 51bS0 as 9sK s+ C t�11�,CQ 4�asr� f' oLq$ cQ© IwVX,IA(' ng f919-'i7_S4� I THE, UNDERSIGNED, AM IN FULI, SUPPORT OF THE GRIFFIN RANCH SADDLE CLUB AND BELIEVE IT TO BE A STRONG ASSET TO OUR COMMUNITY. DATE: NAME ADDRESS TELEPHONE 3. 4 �1•�� •�� i t�k�5•�uF,��, Win. 73��M".�i� �J , s4-0 tt9�' 10e_�o �A� LiQ 11. M,�1�m:� 4btSc u C-r • :w 12.r 13-� �----�- �-�'---�-�g2o cs.�-,-r-�S4'�i.r-•.v-S2 `i2-z.�... ��g-a �3 0 I THE ERGNED, AM IN FULL SUppoRT OF THE GFA SADDLE CLUB AND BELIEVE ITTO BEA STRONG ASSET TIN R OUR COMMUNITY. DATE: N ADDRESS TELF,PHONE �I 713 'tug 3i- S�S ass -7c.o(o 2. 0 J 175IIv-;n'I bace /. I1'T�Ijf f' Hill r j& 7(,o -3 �6 31� Lc YyA-/YDrL zea-779 Ake q fag/, 0115 6f vllcl�`, v ti w — 59c441 _L►(�:j�'��.'a�1�/��iil�li[�3i1s�'crcr..�..�_.��__-��_� - - — i I THE UNDERSIGNED, AM IN FULL SUPPORT OF THE GRIFFIN RANCH SADDLE CLUB AND BELIEVE IT TO BE A STRONG ASSET TO OUR COMMUNITY. DATE: NAME ADDRESS TELEPHONE 112,arjV, Cjevrj, .,,.ano air. , Zuel'Jlz /"A+7jJ1A 3 8a-&75 A/c 53 �iJO!o d (]]At ti 7Lo -391- 6 4-77 Y i 5. 5�� C10. �a..��T 3�� io, C �c6-s4aAc I THE UNDERSIGNED, AM IN FULL SUPPORT OF THE GRIFFIN RANCH SADDLE CLUB AND BELIEVE IT TO BE A STRONG ASSET TO OUR COMMUNITY. DATE: NAME ADDRESS TELEPHONE i. ` llgl,rn Jt-uo-310 00 Il�V�1�1�� y i + .m1111 mill u11a _F.,.l I ► 1q7 52; y2 7' ,ol -7-71 OS i af7-1�1 '9a j�-o� 9- 36°.S� �.-771"� , -7 1-573 yj 7tn0-702-S I THE IN ULL SUppoRT OF FFIN SADDLE CLUB AND BELIEVE EE T TO BE A STRONG THE TO OUR COMMUNITY. ESADDRS TELEX E DATE: NAME ��} " 1 '33 3 1. z. 9�/q�ol tt4l no� o 720 Fly, Of lol r g po 1o.9-IQ- 0(y ro-..-- t 14. ZL, A. ISI: M r e- C7&0)7; LA5 67�)'2 ", I THE UNDERSIGNED, AM IN FULL SUPPORT OF THE GRIFFIN RANCH SAI?DLF CLUB AND BELIEVE IT TO BE A STRONG ASSET TO OUR COMMUNITY. DATE: NAME ADDRESS TELEPHONE lie 010 K�Ib�G11 C SObtoD Ca; rtrs �{ ��? 6� 6.4.z4 7. e-I$ lCt c/LL�J2 i� i�*x�v�1�� 3�') Cn� ��Adc�' c 16 17 19 I THE UNDERSIGNED, AM IN FULL SUPPORT OF THE GRIFFIN RANCH SADDLE CLUB AND BELIEVE IT TO BE A STRONG ASSET TO OUR COMMUNITY. DATE. NAME ADDRESS TELEPHONE 2. bla! ". 4a 7 z '' �Ur/3J Ct� zGC S3% ep Sidj�D� g3onr�en;s/ 1/1P6 Dr��n zw3 76G'�3 -vsy `/9!5`3' ivsz nMo-`l/- S So/ O !'!� o� -Iry y 06 N% Brower 6g23y7ain44 aVe ogaZ775g M _ 51579s A& - � Qonl GJb,� 2a�3 � � �33g3 ��r►b � � R�� t (AM 7 -n I THE UNDERSIGNED, AM IN FULL SUPPORT OF THE GRIFFIN RANCH SAI?DLF, CLUB AND BELIEVE IT TO BE A STRONG ASSET TO OUR COMMUNITY. DATE: 1. , 404 31— % Q 10. 11. 12. 13. 14, 15. 16. 17. ADDRESS TELEPHONE r ?Z! 13&r6 I THE UNDERSIGNED, AM IN FULL SUPPORT OF THE GRIFFIN RANCH SAI?DLE CLUB AND BELIEVE IT TO BE A STRONG ASSET TO OUR COMMUNITY. DATE: NAME ADDRESS TELEPHONE id 77,0 63-72?7 7. 8, 9, 10 11 12 13 14 17 1 1 I THE UNDERSIGNED, AM IN FULL SUPPORT OF THE GRIFFIN RANCH SADDLE CLUB AND BELIEVE IT TO BE A STRONG ASSET TO OUR COMMUNITY. DATE: / NAME ADDRESS / ! TELEPHONE i Ar Q k 7. 8. 9. 10. II. - 12. 13. 14. 15. 16. 17. 18. 19. I THE UNDERSIGNED, AM IN FULL SUPPORT OF THE GRIFFIN RANCH SADDLE CLUB AND BELIEVE IT TO BE A STRONG ASSET TO OUR COMMUNITY. DATE: NAME ADDRESS TELEPHONE Ims N � RUNi 1e . s. i P Gl 7 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. I THE UNDERSIGNED, AM IN FULL SUPPORT OF THE GRIFFIN RANCH SADDLE CLUB AND BELIEVE IT TO BE A STRONG ASSET TO OUR COMMUNITY. DATE: NAME ADDRESS TELEPHONE I. 9AZ/a_ A ,�L 92 - - 4(-K-ki D/21 rn" �tr✓a•n(p X1 5. 7. 8. 9. 10. 11. 12. I.i 7 760-398-2724; Sep-24-06 2:55PM; page y/y g NOMOH RIf MR 666 Y09 YV3 OT:CT NOR 90/SZ/61 70U•ynv•cr [�>� ey: ��Iillllll o� w» N L7 'd' eD m N Ofs QJ •�+ •• s. 0•d 0£Z9 S4£ 09L S13NI8tlo N,3aN3l7oH Wd 6I:L0 900Z-SZ ��R�A11R�s®lyTl� I THE UNDERSIGNED, AM IN FULL SUPPORT OF THE GRIFFIN RANCH SADDLE CLUB AND BELIEVE IT TO BE A STRONG ASSET TO OUR CONVAUNITY. DATE: NAME DRESS TELEPHONE 5�T 7 /d2. ttf 3. 8-003`► 5/' �30 �"�9c/1S� S 34�8 •L ti I aw. 17. 18. 19. 20. ME I THE UNDERSIGNED, AM IN FULL SUPPORT OF THE GRIFFIN RANCH SADDLE CLUB AND BELIEVE IT TO BE A STRONG ASSET TO OUR COMMUNITY. DATE: Z NAME ADDRESS TELEPHONE ill 7. 8. 4. 10. 11. 12. 13. is 17 old I THE UNDERSIGNED, AM IN FULL SUPPORT OF THE GRIFFIN RANCH SADDLE CLUB AND BELIEVE IT TO BE A STRONG ASSET TO OUR COMMUNITY. DATE. NAME ADDRESS TELEPHONE 1. 7 11 17 20.