2005 09 27 PC--W 4
OF'r'O
Planning Commission Agendas are now
available on the City's Web Page
@ www.la-guinta.org
PLANNING COMMISSION
AG EN DA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
SEPTEMBER 27, 2005
7:00 P.M.
**NOTE**
ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED
TO THE NEXT REGULAR MEETING
Beginning Resolution 2005-039
Beginning Minute Motion 2005-013
CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
II. PUBLIC COMMENT
This is the time set aside for public comment on any matter not scheduled
for public hearing. Please complete a "Request to Speak" form and limit your
comments to three minutes.
III. CONFIRMATION OF AGENDA
IV. CONSENT CALENDAR
A. Approval of the Minutes for the Regular Meeting of September 13,
2005.
G:\WPDDCS\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 La Quinta 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 ................ SIGN APPLICATION 2003-727, AMENDMENT #1
Applicant ......... Paragon Signs, Inc. for Dr. Matthew Werner
Location .......... 47-250 and 47-350 Washington Street, the east side of
Washington Street, just north of Omri & Boni Restaurant
Request ........... Consideration of a revised Sign Program for the Lake La
Quinta Plaza
Action ............. Continue - October 11, 2005
B. tem ................
CONDITIONAL USE PERMIT 2005-094
Applicant..........
La Quinta Country Club
Location...........
49-650 Eisenhower Drive
Request............
Consideration of a request to establish temporary long-
term modular clubhouse facilities as replacement for of a
permanent clubhouse.
Action ..............
Resolution 2005-
C. Item ................
SITE DEVELOPMENT PERMIT 2005-840
Applicant .........
One Eleven La Quinta, LLC
Location ..........
Bounded by Highway 111, Washington Street and Adams
Street, within the One Eleven La Quinta Center
Request ...........
Consideration development plans for a 15,257 square
foot pet shop, supply, and grooming retail commercial
building
Action .............
Resolution 2005-
D. Item ................
SITE DEVELOPMENT PERMIT 2005-838
Applicant .........
Washington 111, LTD
Location ..........
Bounded by Highway 111, Avenue 47, Washington
Street and Adams Street
Request ...........
Consideration of development plans for a 27,225 square
foot retail commercial building featuring one sub -major
unit and multiple minor units within the Washington Park
Commercial Center (Sub -Major 5 and Shops 4)
Action .............
Resolution 2005-
GAWPD0CS\PC Minutes\1 AgendaW.doc
E. Item ................ SITE DEVELOPMENT PERMIT 2005-837
Applicant ......... ND La Quinta Partners, LLC
Location .......... South side of Avenue 52, midway between Madison
Street and Monroe Avenue within the Madison Club
Request ........... Consideration architectural and landscape plans for a
Guard House complex
Action ............. Resolution 2005-
F. Item ................ ENVIRONMENTAL ASSESSMENT 2005-543 AND
TENTATIVE TRACT MAP 33444
Applicant ......... Coral Mountain Trails, LLC
Location .......... West of Jefferson Street, south of Quarry Ranch
Request ........... Consideration of the subdivision of approximately 317.61
acres into 219 residential lots, amenity lots, street lots,
and open space lots.
Action ............. Resolution 2005-
VI. BUSINESS ITEM: None.
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
Vill. COMMISSIONER ITEMS:
A. Review of City Council meeting of September 20, 2005.
IX. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular
Meeting to be held on October 11, 2005, at 7:00 p.m.
DECLARATION OF POSTING
I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare
that the foregoing agenda for the La Quinta Planning Commission meeting of
Tuesday, September 27, 2005, was posted on the outside entry to the Council
Chamber, 78-495 Calle Tampico, the bulletin board at the La Quinta Cove Post
Office, Chamber of Commerce, and Stater Bros. 78-630 Highway 111, on Friday,
September 23, 2005.
DATED: September 23, 2005
BETTY J. SAWYER, Executive Secretary
City of La Quinta, California
G:\WPOOCS\PC Minutes\1 AgendaW.doc
Public Notices
The Ls Quinta City Council Chamber is handicapped accessible. If special
equipment is needed for the hearing impaired, please call the City Clerk's office at
777-7025, 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 777-7025. A one (1) week notice is required.
If background material is to be presented to the Planning Commission during a
Planning Commission meeting, please be advised that eight (8) copies of all
documents, exhibits, etc., must be supplied to the Executive Secretary for
distribution. It is requested that this take place prior to the beginning of the 7:00
p.m. meeting.
G:\WPDOCS\PC Minutes\1 AgendaMdoc
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
September 13, 2005 7:00 P.M.
CALL TO ORDER
A. This meeting of the Planning Commission was called to order at 7:00
p.m. by Chairman Kirk who asked Commissioner Alderson to lead the flag
salute.
B. Present: Commissioners Ed Alderson, Richard Daniels, Paul Quill and
Chairman Kirk. It was moved and seconded by Commissioners
Quill/Daniels to excuse Commissioner Ladner. Unanimously approved.
C. Staff present: Community Development Director Doug Evans, Assistant
City Attorney Michael Houston, Associate Engineer Paul Goble, Planning
Manager Les Johnson, Principal Planners Fred Baker and Stan Sawa,
Associate Planner Andrew Mogensen, Assistant Planner Jay Wuu, and
Executive Secretary Betty Sawyer
II. PUBLIC COMMENT: None.
III. CONFIRMATION OF THE AGENDA:
A. It was moved and seconded by Commissioners Daniels/Alderson to
reorganize the agenda to take Item C first. Item A became Item B and
Item B became Item C. Unanimously approved.
B. Chairman Kirk asked if there were any corrections to the Minutes of
August 9, 2005. There being none, it was moved and seconded by
Commissioner Daniels/Alderson to approve the minutes as submitted.
IV. CONSENT ITEMS: None.
V. PUBLIC HEARINGS:
A. Site Development Permit 2005-836; a request of GLC-DUC La Quinta
LLC, for consideration of landscaping plans for common areas and
perimeter for Tract 32279 and 33336, for the property located on the
north side of Avenue 58, west of Madison Street.
G:MPDOCS\PC Minutes\9-13-05.doc
Planning Commission Minutes
September 13, 2005
1. Commissioner Daniels noted he lives at PGA West but his
residence is three or four miles from this project. He is a part of
the overall HOA, but believes he is able to render a fair and
equitable decision.
2. Chairman Kirk opened the public hearing and asked for the staff
report. Principal Planner Stan Sawa presented the information
contained in the staff report, a copy of which was on file in the
Community Development Department. Staff noted there may be
an expansion or elimination to the retention basin into Lot 16.
3. Chairman Kirk asked if there were any questions of staff.
Commissioner Alderson asked why the change in the retention
basin was needed. Staff stated it was due to a lack of retention in
the retention basin shown
4. Commissioner Daniels asked if a design scenario with a loop was
not considered. Staff commented no. Tract 32279 was approved
in 2004 and at that time, in order to provide access they were able
to obtain an easement with the adjoining property. Later they
purchased a portion of that property and designed it as an
individual tract.
5. Commissioner Daniels asked if the tract to the east had the same
design. Staff stated yes, it did and it was under construction.
6. Chairman Kirk asked if there was a wall on the north boundary
with PGA West. Staff stated yes, but staff wanted to ensure
there was no light spillover.
7. Commissioner Alderson asked if the box trees in the middle of the
street and at the end of the cul-de-sac were to be upgraded. Staff
stated the applicant did not have any objections to staff
recommendations which included an upgrade.
8. Commissioner Daniels asked if there could ever be a change to the
remainder lot to develop more than one house. Staff stated there
was no reason it could not be developed in the future.
9. Chairman Kirk asked if the applicant would like to address the
Commission. Mr. Shawn Milligan, representing the applicant, gave
a presentation on the project and in regard to the retention area, if
they have to lose Lot 16 to gain additional retention, they would
G:\WPDOCS\PC Minutes\9-13-05.doc 2
Planning Commission Minutes
September 13, 2005
like to be able to work with staff to resolve the issues. They have
no objection to the conditions as recommended.
10. Mr. Don Rose, landscape architect, stated he had no objection to
increasing the trees to 36-inch box trees.
11. Chairman Kirk asked if there were any questions of the applicant.
There being none, and no other public comment, the public
participation portion of the hearing was closed and open for
Commission discussion.
12. It was moved by Commissioners Daniels/ to adopt Minute Motion
2005-012, approving Site Development Permit 2005-836, as
recommended.
a. Condition added: expansion or elimination to the retention
basin into Lot 16.
b. Condition added: the box trees in the middle of the street,
at the end of the cul-de-sac and knuckle shall be upgraded
to a 36-inch box size.
ROLL CALL: AYES: Commissioners Alderson, Daniels, Quill and Chairman
Kirk. NOES: None. ABSENT: Commissioner Ladner. ABSTAIN:
None.
B. Site Development Permit 2005-835; a request of Stamko Development
Co. for consideration of development plans for a multi -tenant retail store
consisting of 23,000 square feet including one monument and multiple
building -mounted signs for the property located at the southwest corner
of Highway 111 and Dune Palms Road within the Centre at La Quinta
commercial development.
1. Chairman Kirk 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 was on file in the
Community Development Department
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Alderson asked if each canopy was continuous.
Staff stated they are over each opening only. Commissioner
Alderson asked if the building colors changed. Staff noted the
changes. Commissioner Alderson asked if the sign was double-
faced. Staff stated yes.
G:\WPDOCS\PC Minutes\9-13-05.doc 3
Planning Commission Minutes
September 13, 2005
3. Commissioner Daniels asked if the changes made met the
Commission's concerns that had been raised at the last meeting.
Staff stated yes.
4. Chairman Kirk asked if the applicant would like to address the
Commission. Mr. Russ Beckner, representing Stamko
Development Co., gave a presentation on the project. In regard to
the signs he explained why they were requesting four tenants on
the monument sign. Ms. Chris Clarke, Stamko Development Co.,
stated her concern regarding Condition #77, the trash enclosure as
there currently is an easement between this project and the project
on the south. She requests that the location of the trash
enclosure be approved as submitted. Staff noted they were only
requesting approval of the orientation. Ms. Clarke requested
Condition #58 be deleted as this Specific Plan is governed by the
Development Agreement which set the fees at that time of
approval of the Development Agreement. Chairman Kirk noted her
comment. Ms. Clark questioned Conditions #28 and #29 in regard
to the retention basin. In her agreement with Sam's Club they are
retaining moving their retention basin to the west side. She would
like the condition changed to read, "The developer may design to
retain all the storm water on site on Specific Plan 87-029 with all
its amendments."
5. Chairman Kirk asked if staff had any objections to the requested
changes. Associate Engineer Paul Goble stated they are still
reviewing the retention for Sam's Club and do not believe this will
be a problem with this project. It is a work in progress and it has
not yet been determined. Community Development Director Doug
Evans stated Condition #29 should be rewritten to say
"...nuisance water shall be retained on -site or within the
boundaries of the Specific Plan of the subject property."
6. Commissioner Quill stated there are separate lots and the right to
these drainage lots should be provided in perpetuity in case the
property is sold. Ms. Clark stated this condition does exist on the
entire 90 acres.
7. Chairman Kirk asked staff about Conditions #58. Community
Development Director Doug Evans suggested a sentence be added
stating, "Unless the Development Agreement provisions regarding
Developer Impact Fees applies to this site" be added to these
conditions. Assistant City Attorney Michael Houston clarified it
G:\WPDOCS\PC Minutes\9-13-05.doc 4
Planning Commission Minutes
September 13, 2005
would apply to Condition #58 only as the citations of the
Municipal Code applies to a broader class of fees relating to normal
application fees which would not be covered in a Development
Agreement.
8. Chairman Kirk asked if there were any questions of the applicant.
There being none, Chairman Kirk asked if there was any other
public comment. There being none, the public participation portion
of the hearing was closed and open for Commission discussion.
9. Commissioner Alderson asked if other properties would be using
the subterranean retention facilities. Associate Engineer Paul
Goble stated as it is written it applies only to Sam's Club.
10. Commissioner Quill asked whether or not the City was going to
desire more subterranean retention basins. Associate Engineer
Paul Goble stated there have been discussions in regard to land
costs. As staff is seeing this type of retention basin more and
more, staff has written standards for them. Staff is supportive of
them as long as the maintenance is long term. Community
Development Director Doug Evans stated the City will be seeing
more and more of these as the land values keep increasing.
11. Commissioner Daniels what was the worse thing that could
happen in regard to this type of basin. Staff stated the City
designs are requiring re -enforced concrete structures. The
percolation design involves deeper drywells that enforce
percolation and provisions to prevent silt build up in the bottom.
12. It was moved and seconded by Commissioners Daniels/Alderson to
adopt Planning Commission Resolution 2005-037 approving Site
Development Permit 2005-835, as recommended and amended:
a. Condition #29 amended: "...nuisance water shall be
retained on -site, or within the boundaries of the Specific
Plan of the subject property in perpetuity."
b. Condition #58: amended to add, "Unless the Development
Agreement provisions regarding Developer Impact Fees
applies to this site."
C. Condition #77: changed to be "approval of the orientation"
G:\WPDOCS\PC Minutes\9-13-05.doc 5
Planning Commission Minutes
September 13, 2005
ROLL CALL: AYES: Commissioners Alderson, Daniels, Quill and Chairman
Kirk. NOES: None. ABSENT: Commissioner Ladner.
ABSTAIN: None.
C. Conditional Use Permit 2005-093; a request of La Quinta Playhouse,
LLC, for consideration to allow a tent on the "Events Lawn" in Old Town
La Quinta for play productions and a series of special events, for the
property located on the center lawn on the south side of Calle Tampico
between Desert Club Drive and Avenida Bermudas at Old Town La
Quinta.
1. Chairman Kirk opened the public hearing and asked for the staff
report. Assistant Planner Jay Wuu presented the information
contained in the staff report, a copy of which was on file in the
Community Development Department.
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Daniels asked if all the events on Attachment #3
were being approved at this time, or will there be subsequent
applications submitted for approval. Community Development
Director Doug Evans stated this permit applies to the plays. All
other activities will require a separate permit.
3. Commissioner Alderson asked why the special events were limited
to ten. Staff stated because the applicant only submitted ten.
4. Chairman Kirk asked why there is a parking problem at other times
and there will not be one during the events. Staff stated there
may be a potential problem, but the applicant has stated they see
no problems as they are depending on the parking provided by the
City's parking lot to alleviate any problems.
5. Commissioner Alderson asked what kind of assurances does the
City have that any damage to the lawn will be repaired. Staff
stated this is the site for the next phase and will not need any
maintenance. Commissioner Alderson asked if generators will be
used during the production or for emergencies. Staff stated to
their knowledge it would be used during the productions for stage
lighting.
6. Chairman Kirk asked if the applicant would like to address the
Commission. Ms. Kae Hammon, representing the La Quinta
Playhouse, LLC, stated they will not be using generators. They
G:\WPDOCS\PC Minutes\9-13-05.doc 6
Planning Commission Minutes
September 13, 2005
will be using electrical from the Old Town development. The lawn
under the tent will be allowed to die during the production.
7. Chairman Kirk stated he learned that he is within 500 feet of the
project and withdrew from the dais.
8. Commissioner Daniels asked the color of the tent. Ms. Hammon
stated it will be white.
9. Commissioner Alderson asked if there will be substantial periods of
time when the tent will not be in use and could be a potential
problem. Ms. Hammon stated no. They anticipate 71 days of
production. The doors are lockable and they do have security.
10. Ms. Leslie Locken, property manager for Old Town, stated the
"Event Lawn" will remain an "Event Lawn". The events attached
to the staff report are examples and they will apply for additional
Temporary Use Permits as needed. They do not believe parking
will be an issue with the addition of the City parking lot.
11. Commissioner Daniels asked if there was a way to approve the
future events without Planning Commission approval. Community
Development Director Doug Evans stated they are approved by
staff.
12. Commissioner Alderson asked who was supervising the events.
Ms. Locken stated Old Town who will employ security officers in
addition to what is currently employed.
13. Vice Chairman Quill asked if there were any questions of the
applicant. There being none and no other public comment, the
public participation portion of the hearing was closed and open for
Commission discussion.
14. It was moved by Commissioners Daniels/Alderson to adopt
Planning Commission Resolution 2005-038, approving Conditional
Use Permit 2005-093, as recommended.
ROLL CALL: AYES: Commissioners Alderson, Daniels, Vice Chairman
Quill. NOES: None. ABSENT: Commissioners Ladner and
Chairman Kirk. ABSTAIN: None.
Chairman Kirk rejoined the Commission.
G:\WPDC)CS\PC Minutes\9-13-05.doc 7
Planning Commission Minutes
September 13, 2005
VI. BUSINESS ITEMS: None.
VII. DISCUSSION ITEMS:
A. Discussion of suggested landscaping standards in regard to water and
turf waste.
1. Associate Planner Andrew Mogensen presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department.
2. Community Development Director Doug Evans reviewed the
fundamental items discussed by the Committee. In regard to the
turf next to the street, the Committee agreed with what existed in
the Code.
3. Commissioner Quill stated CVWD is going to require all HOA's to
install sprinkler heads that once the head blows, it shuts the water
off at this location. The City should add this requirement to any
sprinkler next to the sidewalk or curb.
4. Chairman Kirk asked if there was any concern in going to a .5
water co -efficient number.
5. Commissioner Quill stated he does not believe it was any issue to
CVWD.
6. Chairman Kirk asked staff why there were not more
recommendations if the determination was that the landscaping
was too lush. Community Development Director Doug Evans
stated it was not the direction of the Committee. The Committee
did not believe lawn should be used in areas where there was no
activity needing turf.
7. Chairman Kirk stated he too agrees the .5 co -efficient water
standard would be better and would support the Committee's
recommendation.
8. It was moved and seconded by Commissioners Daniels/Quill to
direct staff to prepare a Zoning Code Amendment to change the
co -efficient water requirement to .5. Unanimously approved.
VIII. CORRESPONDENCE AND WRITTEN MATERIAL: None.
G:\WPDOCS\PC Minutes\9-13-05.doc 8
Planning Commission Minutes
September 13, 2005
IX. COMMISSIONER ITEMS:
A. Review of City Council meeting of September 6, 2005.
B. Commissioner Daniels asked for a status report on the Coachella Valley
Multi -Species Habitat Plan. Community Development Director Doug
Evans gave a report.
C. Commissioner Alderson thanked Commissioners Ladner and Quill for their
work on the Landscape Committee.
D. Community Development Director Doug Evans gave a report on the La
Quinta Medical Office on Caleo Bay.
X. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Daniels/Quill to adjourn this regular meeting of the Planning Commission to a regular
meeting of the Planning Commission to be held on September 26, 2005, at 7:00 p.m.
This meeting of the Planning Commission was adjourned at 8:14 p.m. on September
13, 2005.
Respectfully submitted,
Betty J. Sawyer, Executive Secretary
City of La Quinta, California
G:1WPD0CS\PC Minutes\9-13-05.doc 9
PH #A
STAFF REPORT
PLANNING COMMISSION
DATE: SEPTEMBER 27, 2005
CASE NO: SIGN APPLICATION 2003-727, AMENDMENT #1
APPLICANT/
SIGN CONTRACTOR: PARAGON SIGNS, INC
PROPERTY OWNER: DR. MATTHEW WERNER
REQUEST: CONSIDERATION OF A REVISED SIGN PROGRAM FOR
47250 AND 47350 WASHINGTON STREET (LAKE LA
QUINTA PLAZA)
LOCATION: EAST SIDE OF WASHINGTON STREET, JUST NORTH OF
OMRI & BONI RESTAURANT (ATTACHMENT 1)
BACKGROUND:
The applicant has prepared an amended Sign Program for the two buildings at
47250 and 47350 Washington Street. Staff review of the program has found that
it does not adequately represent a sign program and needs to be revised. Staff is
requesting continuance to meet with the applicant and resolve the Sign Program
provisions and address the appropriate criteria.
Prepared by:
Wallace Nesbit, Associate Planner
PH #B
PLANNING COMMISSION
STAFF REPORT
DATE: SEPTEMBER 27, 2005
CASE NO: CONDITIONAL USE PERMIT 2005-094
APPLICANT: LA QUINTA COUNTRY CLUB
REQUEST: CONSIDERATION OF A REQUEST TO ESTABLISH
TEMPORARY LONG-TERM MODULAR CLUBHOUSE
FACILITIES AS REPLACEMENT FOR PERMANENT
CLUBHOUSE
LOCATION: 49650 EISENHOWER DRIVE
LA QUINTA COUNTRY CLUB (ATTACHMENT 1)
PROPERTY
OWNER: LA QUINTA COUNTRY CLUB
ENVIRONMENTAL
CONSIDERATION: THE COMMUNITY DEVELOPMENT DEPARTMENT HAS
DETERMINED THIS PROJECT IS CATEGORICALLY
EXEMPT FROM THE PROVISIONS OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO
SECTION 15303 (CLASS 3 - NEW CONSTRUCTION OR
CONVERSION OF SMALL STRUCTURES)
GENERAL PLAN
DESIGNATION: LOW DENSITY RESIDENTIAL
ZONING: LOW DENSITY RESIDENTIAL
SURROUNDING
LAND USES:
NORTH: EXISTING LA QUINTA COUNTRY CLUB CLUBHOUSE -
SINGLE FAMILY RESIDENTIAL
SOUTH: PGA WEST GOLF COURSE MAINTENANCE AREAS
EAST: LA QUINTA COUNTRY CLUB GROUNDS - DRIVING
RANGE
WEST: EISENHOWER DRIVE - SANTA ROSA COVE AND LA
QUINTA RESORT
1
BACKGROUND:
The L.a Quinta Country Club consists of several individual tracts developed around
an 18-hole golf course. The La Quinta Country Club was incorporated in March,
1959, and the clubhouse building was completed in 1966. Most of the existing
residential units were built in the 1960's, 70's and 80's, with sporadic
development of custom lots through the 1980's and 1990's. The project site is the
area between the existing clubhouse and the club's entry at Avenue 50. Currently,
the clubhouse structure is unused, having recently been deemed unsafe to occupy
by the City's Building and Safety Department. This is the result of an earthquake
that occurred in June, 2005. The City's action followed the voluntary closure of the
facility by the club's management, due to structural damage uncovered during
inspection of the facility. The clubhouse has undergone several repairs to address a
continuing structural instability first identified in 1993.
PROJECT REQUEST:
The La Quinta Country Club is requesting a Conditional Use Permit approval to
establish several temporary modular and trailer units, to comprise a temporary
clubhouse facility of about 17,360 square feet (Attachment 2)• This will include
kitchen, dining, locker rooms, restroom, pro shop and other common facilities
ancillary to a golf course clubhouse use. The vast majority of the modular units will
be sett up in the existing parking area for the clubhouse. Two attached modular
units will also be placed immediately north of the original clubhouse, near the first
tee, temporarily housing the pro shop operations.
Total existing parking consists of approximately 50 valet reserved spaces and about
90 open (self -parking) spaces. A total of 132 spaces (14 handicapped) will be
provided for the temporary facility, resulting in a net loss of 8 spaces. The revised
parking plan will be accommodated in the valet lot near the permanent clubhouse,
and to the south in a new parking area adjacent to existing tennis courts. The
applicant indicates that historical use of the valet lot has been minimal, so the
parking as provided is expected to accommodate the needs of the facility as
designed. More detailed background and operational information has been provided
by the applicant (Attachment 3).
The modular buildings will be approximately 15 feet high, with attached awnings
reaching about 17 feet. A representative photo of a typical modular is presented as
Attachment 4. The buildings will be skirted to fully screen view of foundation risers
and undercarriage areas. Ramps and elevated decks will be provided for access to,
from and between the elevated buildings. A/C units will be wall -mounted as
opposed to rooftop units.
K
relocated from the existing clubhouse. A brief description of the concept
landscape approach is included as Attachment 5; the applicant will provide
information on siting of the proposed planters at the public hearing, as it was not
available at the time of this report.
Public Notice
The case was advertised in the Desert Sun newspaper on September 16, 2005,
and mailed to surrounding property owners and residents within 500 feet as
required under Section 9.210.020 of the Zoning Code. In addition, notice was
mailed to the proximate HOA organizations as identified by the applicant. To date,
no written correspondence has been received; any correspondence received will
be forwarded to the Commission prior to the meeting.
Public Agency Review
A copy of this request was sent to all pertinent City Departments for review and
comment. All written comments received are on file with the Community
Development Department. Applicable comments received have been included in
the recommended Conditions of Approval.
ANALYSIS:
Timing - The applicant has a very narrow window in which to establish the
proposed use, as seasonal residents are just now making their way back to their
homes. In addition, the La Quinta Country Club is one of the courses to be part of
the Bob Hope Chrysler Classic in January. The logistics of the Classic's operation
will need to be worked out as part of their Temporary Use Permit application for
that event. Due to time constraints, specific requirements of the Fire Marshal and
other Departments have been included as general conditions recommended for the
project, to be complied with during permit plan check, so some conditions may be
inapplicable to this use. In addition, staff has prepared a condition to allow staff
review and approval of any modifications that may be required due to the use of
these facilities as part of the Bob Hope Classic event.
Duration of Use - The applicant has indicated this use will be established for
approximately 30 months, which would allow time to prepare plans, gain permits,
and construct a new permanent clubhouse. Staff has recommended a time limit of
36 months on this use, with provision for an extension of up to one year upon
written request of the applicant and approval by the Planning Commission.
Landscaping - The landscaping plan concept submitted will provide landscaping by
allocating potted trees and plants in and around the facility. There is an existing
hedgerow that runs along the easterly boundary of the proposed facility. Staff has
also recommended that, as part of a more detailed interim landscaping plan to be
7
required, additional landscape treatments be incorporated to limit views into the
facility from easterly residential properties.
Lighting — The applicant proposes limited exterior lighting, primarily associated
with exiting and illumination of external walkway areas. There will also be wall -
mounted security lighting used in exterior areas. The existing parking lot lighting
will be retained as is, with no additional lighting. Staff has required that all lighting
be reviewed for compliance with the Outdoor Light Control Ordinance (Section
9.100.150) as part of plan checking.
STATEMENT OF MANDATORY FINDINGS:
Findings necessary to approve this proposal can be found in the attached
Resolution to be adopted for this case.
RECOMMENDATION:
Adopt Planning Commission Resolution 2005 confirming the environmental
determination of the Community Development Director, and granting approval of
Conditional Use Permit 2005-094, subject to the attached Findings and Conditions
of Approval.
Attachments:
1. Location Map
2. Site Plan
3. Temporary facilities plan and operations
4. Photos of typical structure and awning
5. Planting concept description
Prepared by:
Wallace Nesbit
Associate Planner
0
PLANNING COMMISSION RESOLUTION 2005
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE USE
OF 17,360 SQUARE FEET OF TEMPORARY STRUCTURES
AS A TEMPORARY CLUBHOUSE FACILITY, ON PORTIONS
OF A 17.18-ACRE SITE, SUBJECT TO CONDITIONS
CASE NO.: CONDITIONAL USE PERMIT 2005-094
APPLICANT: LA QUINTA COUNTRY CLUB
WHEREAS, the Planning Commission of the City of La Quinta,
California, did on the 27`" day of September, 2005, hold a duly noticed Public
Hearing to consider the request of La Quinta Country Club to establish a 17,360
square foot temporary clubhouse facility, located within the La Quinta Country Club
grounds at the northeast corner of Avenue 50 and Eisenhower Drive, more
particularly described as:
17.18 ACRES M/L IN A PORTION OF THE SE '/4 OF SECTION 36, T5S, R6E
RECORDS OF RIVERSIDE COUNTY
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 83-63) in that the Community Development
Department has determined that this proposal is exempt from review under the
Guidelines for Implementation of the California Environmental Quality Act (CEQA)
per Section 15303 (Class 3 - New Construction Or Conversion Of Small
Structures); 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 Conditional Use Permit, pursuant to Section 9.210.020 of the Zoning Code:
1. Consistency with General Plan. The design and improvements of the
proposed clubhouse use are consistent with the La Quinta General Plan Land
Use Element. The proposed golf clubhouse is consistent with the Golf Course
land use designation, and is compatible with existing La Quinta Country Club
residential units, ensuring adequate space separation between both land
uses.
2. Consistency with Zoning Code. The proposed clubhouse buildings and use
are consistent with current standards of the Zoning Code, in that potential
visual effects will be minimal, based on existing conditions, design and siting
of the structures at a maximum roof height of 15 feet. Proposed landscape
Planning Commission Resolution 2005-
Conditions of Approval - Recommended
Conditional Use Permit 2004-085
September 14, 2004
Page 2
improvements around the facility will soften any visual effects on nearby
residential uses. Parking will be located farther away from residential areas
than the current existing parking.
3. California Environmental Quality Act (CEQA). The proposed temporary
clubhouse facility has been determined to be exempt from CEQA, under
Guidelines Section 15303 (Class 3 - New Construction or Conversion of
Small Structures), in that the site is fully developed as private land use (golf
course and residential) that is surrounded by urban infrastructure
improvements (e.g., water, sanitation, etc.) and is consistent with the
overlying zoning and General; Plan designations for the site and its
surrounding areas.
4. Compatibility with Surrounding Uses. The proposed improvements are
located almost 500 feet from the closest existing La Quinta Country Club
residential units, ensuring adequate separation between both land uses. The
clubhouse will be partially screened by existing and proposed landscape
improvements.
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; and,
2. That it does hereby approve Conditional Use Permit 2005-094 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 27' day of September, 2005, by the
following vote, to wit:
F-M *51
NOES:
Planning Commission Resolution 2005-
Conditions of Approval - Recommended
Conditional Use Permit 2004-085
September 14, 2004
Page 3
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
DOUGLAS R. EVANS
Community Development Director
City of La Quinta, California
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL — RECOMMENDED
CONDITIONAL USE PERMIT 2005-094
LA QUINTA COUNTRY CLUB
SEPTEMBER 27, 2005
GENERAL
1. The applicant agrees to defend, indemnify, and hold harmless the City of La
Quinta (the "City"), its agents, officers and employees from any claim, action
or proceeding to attack, set aside, void, or annul the approval of this 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. This permit shall expire on September 27, 2008, unless a one-year time
extension is applied for and granted pursuant to Section 9.200.080 of the
Zoning Code. A request for a time extension shall be filed in writing with the
Community Development Department no later than August 27, 2008.
3. Prior to the issuance of a grading, construction, building or other permit, the
applicant shall obtain applicable permits and/or clearances from the following
agencies, if applicable or required:
• Riverside County Fire Marshal (RCFM)
• Public Works Department (PWD) - Encroachment Permit, Green Sheet
(Public Works Clearance) for Building Permits
• Community Development Department (CDD)
• Riverside County Environmental Health Department (RCEHD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• Waste Management of the Desert
• SCAQMD Coachella Valley
The applicant is responsible for all requirements of the permits or clearances
from the above listed agencies and departments. If the requirements include
approval of improvement plans, applicant shall furnish proof of said approvals
prior to obtaining City approval of the plans.
The applicant shall comply with any applicable provisions of the City's
NPDES stormwater discharge permit, Sections 8.70.010 at seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
PARepoits - PC\2005\9-27-05\CUP 05-094\coaCUP094.doc
Planning Commission Resolution 2005-
Conditions of Approval - Recommended
Conditional Use Permit 2005-094
September 27, 2005
Page 2
Water), LQMC; Riverside County Ordinance No. 457; and the State Water
Resources Control Board's Order No. 99-08-DWQ.
GRADING
4. The applicant shall comply with the provisions of Section 13.24.050
(Grading Improvements), LQMC, as applicable.
5. Prior to occupancy of the project site for any construction, or other purposes,
that disturbs any soil area greater than 5,000 s.f., the applicant shall obtain
approval of a Fugitive Dust Control Plan, prepared in accordance with
Chapter 6.16 (Fugitive Dust Control), LQMC. The applicant shall furnish
security, in a form acceptable to the City, and in an amount sufficient to
guarantee compliance with the approved Fugitive Dust Control Plan
provisions as submitted with its application for a grading permit.
UTILITIES
6. The applicant shall obtain the approval of the City Engineer, and/or the
appropriate utility purveyor, for the location of all utility lines within rights of
way and all above -ground utility structures including, but not limited to,
electrical vaults, water valves, and telephone stands, to ensure optimum
placement for practical and aesthetic purposes.
PARKING/ACCESS POINTS
7. The applicant shall protect existing hardscape surrounding the proposed
construction area to include but not limited to garden walls, landscaping,
irrigation systems, curb and gutter, sidewalk and pavement.
8. Applicant shall prepare an accessibility and parking plan for the temporary
clubhouse and surrounding use areas, which shall delineate path of travel,
parking improvement locations, dimensions and design, to the specifications
and satisfaction of the City Engineer. Plans for the new parking area south of
the tennis courts shall be prepared and submitted as required by Public
Works.
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.
P:\Reports - PC\2005\9-27-05\CUP 05-094\coaCUP094.doc
Planning Commission Resolution 2005-
Conditions of Approval — Recommended
Conditional Use Permit 2005-094
September 27, 2005
Page 3
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 Precise Grading Plan 1 " = 40' Horizontal
B. PM10 Plan 1" = 40' Horizontal
On -Site Precise Grading plans shall normally include all on -site surface
improvements including but not necessarily limited to finish grades for curbs
& gutters, building floor elevations, parking lot improvements and ADA
requirements.
QUALITY ASSURANCE
11. The applicant shall employ any construction quality -assurance measures as
may be deemed necessary, to meet the approval of the City Engineer.
12. The applicant shall employ or retain qualified civil engineers, geotechnical
engineers, surveyors, or other appropriate professionals to provide sufficient
construction supervision to be able to furnish and sign accurate record
drawings, to the requirements of the City Engineer.
13. Upon completion of construction, the applicant shall furnish the City
reproducible record drawings of all improvement plans which were signed by
the City. Each sheet shall be clearly marked "Record Drawings," "As -Built"
or "As -Constructed" and shall be stamped and signed by the engineer or
surveyor certifying to the accuracy of the drawings. The applicant shall
revise the CAD or raster -image files previously submitted to the City to
reflect as -constructed conditions.
PARepoits - PC\2005\9-27-05\CUP 05-094\coaCUP094.doc
Planning Commission Resolution 2005-
Conditions of Approval — Recommended
Conditional Use Permit 2005-094
September 27, 2005
Page 4
FEES AND DEPOSITS
14. The applicant shall pay the City's established fees for plan checking and
construction inspection. Fee amounts shall be those in effect when the
applicant makes application for plan checking and permits. These shall
include any Development Impact Fees and Infrastructure Fees as may be
required.
BUILDING AND SAFETY
15. The use is shown as a proposed configuration of commercial coach modules
that is considered to be a single structure, due to the proximity of the
buildings to one another and the veranda of undefined construction joining
the buildings. This configuration will require analysis and review for approval
in one of two ways:
A. Provide written evidence of approval for this specific configuration
and use of buildings (commercial coaches) from the California
Department of Housing and Community Development (HCD).
Approval must include occupancy groups, allowable areas, fire
sprinkler requirements, exiting requirements and accessibility. Any fire
and life safety considerations not specifically addressed in this
approval will be regulated by Item 2, below.
B. Provide written evidence of approval for this specific configuration
and use of buildings from the City of La Quinta Building & Safety
Department. Contact Greg Butler, Building & Safety Manager, directly
at 760-777-7015 for specific submittal requirements.
FIRE DEPARTMENT
16. Approved super fire hydrants shall be located not less than 25 feet nor more
than 165 feet from any portion of the building(s) as measured along outside
travel ways.
17. A KNOX padlock shall be installed on each commercial building and/or suite
(Contact the fire department for an application).
18. Blue dot reflectors shall be placed in the street 8 inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
P:\Reports-PC\2005\9-27-05\CUP 05-094\coaC1JP094.doc
Planning Commission Resolution 2005-
Conditions of Approval - Recommended
Conditional Use Permit 2005-094
September 27, 2005
Page 5
19. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or
larger to be fully sprinkled. NFPA 13 Standard. Sprinkler plans, if required
will need to be submitted to the Fire Department.
20. Fire Department connections (FDC), if required shall be not less than 25 feet
nor more than 50 feet from a fire hydrant and shall be located on the front
side of the buildings. FDC's and PIV's may not be located at the rear of
buildings. Note also that FDC's must be at least 25 feet from the building
and may not be blocked by landscaping, parking stalls or anything that may
restrict immediate access.
21. 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.
22. Fire Department street access shall come to within 150 feet of all portions of
the 1" floor of all buildings, by path of exterior travel.
23. Install portable fire extinguishers as required by the California Fire Code.
24. Contact the Riverside County Fire Marshal for interpretation of the precise
meaning and applicability of these requirements (c/o Dale Evenson, Fire
Safety Specialist) at (760) 863-8886. Any submissions to the Fire
Department are the responsibility of the applicant. Building plans shall be
submitted to the Fire Department for plan review to run concurrent with the
City plan check.
MISCELLANEOUS
25. The applicant shall protect in place all existing landscaping and irrigation not
altered by siting of the temporary clubhouse facilities. A landscaping plan, in
conformance with the approved landscape concept for potted plant locations
and plant materials, shall be submitted for review and approval by the
Community Development Department at the time of submittal for building
permit plan check. The plan shall incorporate appropriate landscape
treatments to limit views into the facility from easterly residential properties.
26. It is acknowledged that certain facility modifications may be necessary to
accommodate large events, such as the Bob Hope Chrysler Classic. Such
modifications shall be reviewed as part of the specific event permitting
process unless intended to become a part of the continuous use of the
facility. Review of any such continuous use modifications will be
accomplished by the Community Development Department, unless
PAReports - PC\2005\9-27-05\CUP 05-094\coaCUP094.doc
Planning Commission Resolution 2005-
Conditions of Approval — Recommended
Conditional Use Permit 2005-094
September 27, 2005
Page 6
determined by the Community Development Director to extend beyond the
scope of this Conditional Use Permit approval.
27. All exterior lighting shall be in compliance with the provisions of the City's
Outdoor Light Control Ordinance (Section 9.100.150), as in effect at the
time of permit application.
PAReports - PC\2005\9-27-05\CUP 05-094\coaCUP094.doc
W€
SlPSlO •lu
I., #DO -we rxi
h
ATTACHMENT 1
I,
I'
I
I
I ,
I
I
I
I
I'
M
70
0
'c
0
U)
rn
0
t�
m
Z
ATTACHMENT 2 (3 P
r i
1 11 W 1-'1 1 1/ . - cn 1, 1 f0 Y/
oo la Quinta Country C
ex Temporary Clubhouse
77.750 Avenue 50, la Quinta, CA 92253
u
Ay
>
L
C
JIa;
.c
70
0
0
U)
rn
0
n
r
C
w
0
C
cn
rn
R A m
w w w wwww+ew
mom
La Quinta Country Clu
el Temporary Clubhouse
77.750 Avenue 50, la Quinta, CA 92253
70
O
O
rTI
0
I
cry
La Quinta Country Clu
Temporary Clubhouse
WSO Avenue 50, la Quints, CA 92253
45 �^
con
September 8, 2005
City of La Quinta
Community Development Department
P.O. Box 1504
78-495 Calle Tampico
La Quinta, CA 92247-1504
RE: LA QUINTA COUNTRY CLUB
LONG TERM TEMPORARY FACILITIES
77-750 AVE 50
LA QUINTA, CA 92253
To: Planning Department
ATTACHMENT 3 (4 R
Nged N
PSX Wm
Via: Hand Delivered saga
Per your planning application, La Quinta Country Club Letter of Explanation/Justification:
Proposed Use:
Long term temporary modular clubhouse facilities
Location:
77-750 Ave 50 in the City of La Quinta
Size:
Total size approx. 15,000 Sq. Ft.
Purpose:
Replacement facility for closed clubhouse (Structural Issues)
Holes of Operation:
6 a.m. to 12 a.m. (midnight)
Building:
Modular units arranged into areas for dining, locker rooms, admin.
offices and kitchen.
Neutral desert colors, contemporary in architecture.
Legal:
45-650 Eisenhower Dr.
Panel:
#658-190-02 & 658-190-03
Justification for the conditional use permit is the result of La Quinta Country Club's volun
and city -mandated closure of existing clubhouse facilities. The facility has been experiencing
ongoing structural damage from possible existing soils conditions and voluntarily closed the
structure for life & safety in July 2005. The Board of Directors are in the process of developing
plans for a new clubhouse while planning long term temporary facilities for its 500 members,
faciilies and staff. As a result of the closure, staff requirements have been kept to a minimum,
creating a financial hardship on employees waiting to return to work. The project is located on
private property and is used solely by the members. The proposed modular space is isolated in
the parking lot and can only be viewed from within the enclosed fenced property.
The exterior architecture of the temporary facility will be a taupe color with off white trim and
white railings. Verandas with awnings or umbrellas will be built to give the feeling of a resort
style community or complex. Landscaping with existing vegetation and container planting will be
used to establish an appearance that the temporary modular complex is permanent.
Progmm
cowman
oPeelOae
legal Sal
23832 Rockfield Boulevard, Suite 170 • Lake Forest, California 92630 • (949) 768-9166 • Fax: (949) 768-9166
SAN DIEGO • ORANGE COUNTY, CA • LOS ANGELES • RENO • DENVER
All work will be contained on the property and will not impact local residents. Construction
traffic will be limited and controlled within the parking lot as to not impact the daily lifestyle and
routine of the local residents or surrounding businesses.
La Quinta Country Club is one of the host clubs for the Bob Hope Desert Classic that has long
been a successful annual event, thanks to cooperation of volunteers and participating city's in the
Coachella Valley area. The Club would like to carry on with the longtime local tradition of
welcoming and accommodating the professional golfers and television personnel by having the
project up and running before the end of the year. Their memorable experience at the Classic will
be carried with them and publicize throughout the year.
Sincerely,
Gafcon, Inc.
Larry Re del
Program Manager
cc: Ernie Hamby LQCC General manager
Enc. C.U.P. application material
La Ouinta Country Club ("LOCC") Temporary Facilities Plan
LQCC is applying for this Conditional Use Permit so we may lease pre -fabricated units
that will be combined into a miniature clubhouse compound for our members to use
while the existing clubhouse is replaced following its recent voluntary and city -mandated
closure.
BACKGROUND
1. LQCC was incorporated March 12, 1959 and its clubhouse opened to rave
reviews in 1966.
2. Since 1993 the clubhouse has been experiencing numerous major structural
problems caused by instability of the subsoil upon which it is built. These
problems have all been addressed with repairs, patches and attempts at permanent
remedies. Even after investing over one million dollars in remedial efforts, the
clubhouse continued to suffer further destabilization. This culminated June 9,
2005 when a nearby 5.0 earthquake caused even more structural damage and the
clubhouse was voluntarily closed. The City of La Quinta followed shortly
thereafter and mandated its closure.
3. It has now been determined that the only permanent remedy to these structural
problems is to build a new clubhouse using current geotechnical and structural
engineering technologies. In the meantime, LQCC needs to provide a temporary
clubhouse for its 500 members and their families.
4. Temporary facilities are proposed to be constructed using modular units arranged
into a "compound" of mini -buildings including men's and women's locker rooms,
kitchen, dining room, pro shop and an administration unit.
5. The temporary facilities will be located on a portion of the current parking area.
Such location was selected because it is strategically isolated from the view of all
residential homeowners, is close to the existing clubhouse/golf course and will not
interfere with construction of the new clubhouse.
6. It is hoped that the temporary structures can be delivered, assembled and ready for
use this November when our members return from their summer homes.
7. We intend to use the temporary facilities no longer than it is estimated to take for
plans, permits and construction of the new clubhouse (approximately 30 months).
OPERATIONAL INFORMATION for TEMPORARY FACILITIES
93 regular and part time employees during "peak" season, November through
May.
2. 18-hole golf course, dining room, men's and ladies locker room, pro shop, and
administration.
3. Average members and guests served during peak season is 125 per day.
4. Breakfast and lunch served seven (7) days per week, dinner service offered
Wednesday, Friday, and Sunday evenings only. We average between 80 and 100
dinner guests for dinner service.
5. During the Chrysler Classic the Club will host approximately 5,000 spectators on
its grounds; however, we will only allow PGA Tour Players and their families to
enter temporary facilities in January of 2006. The Classic obtains temporary use
permits for all concessionaires during tournament week. The Club will continue
to operate a small "half -way" house (hotdogs and sandwiches only) near the
middle of the golf course during the event.
6. Parking: the temporary units will consume approximately 60 spaces. Additional
spaces will be gained by creating new parking near the tennis courts and next to
the valet lot near the west end of the property.
ATTACHMENT 4 (3
yc
YC
/1611 sro?lks
-{c
11 E' 410IVIAl-- dY--
401-Kwny
ATTACHMENT
#8 Landscape Plan
La Quinta Country Club
Re: Plants
Landscaping around the modular complex will be a combination of new
plants, existing site foliage and relocated potted plants from the existing
clubhouse. The plants will consist of approx. fifty, 5-gallon bushes spaced
throughout the exterior ramp and platform areas, along with approx. twenty,
15 to 25-gallon ficus trees, palms or other large plant specimens. Optional
pants to be used are: Bougainvillea Bush, Red Bird of Paradise, Sisal Agave,
Lantana Purple and Gold, Oleanders, Hibiscus and existing potted palms. A
dispersed mixture of heights, color and greenery will soften the exterior
appearance of the temporary complex.
PH #C
STAFF REPORT
PLANNING COMMISSION
DATE: SEPTEMBER 27, 2005
CASE NO.: SITE DEVELOPMENT PERMIT 2005-840
REQUEST: CONSIDERATION OF DEVELOPMENT PLANS FOR A 15,257
SQUARE FOOT PET SHOP, SUPPLY, AND GROOMING RETAIL
COMMERCIAL BUILDING
LOCATION: BOUNDED BY HIGHWAY 111, WASHINGTON STREET AND
ADAMS STREET WITHIN THE ONE ELEVEN LA QUINTA
CENTER
LEGAL: PARCEL 4 OF PARCEL MAP #31047
APPLICANT/
PROPERTY OWNER: ONE ELEVEN LA QUINTA, LLC
ENVIRONMENTAL
REVIEW: THE CITY COUNCIL CERTIFIED ENVIRONMENTAL
ASSESSMENT 96-319 FOR SPECIFIC PLAN 89-014,
AMENDMENT NO. 2 ONE ELEVEN LA QUINTA SPECIFIC PLAN.
NO CHANGED CIRCUMSTANCES OR CONDITIONS AND NO
NEW INFORMATION IS PROPOSED WHICH WOULD TRIGGER
THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL AS
SESSMENT PURSUANT TO PUBLIC RESOURCES CODE
SECTION 21166.
ZONING AND
GENERAL PLAN
DESIGNATION: REGIONAL COMMERCIAL (RC)
SURROUNDING
ZONING/LAND USE: NORTH: FLOODPLAIN (FP)/STORM CHANNEL
SOUTH: REGIONAL COMMERCIAL (RC)/COMMERCIAL
USES
EAST: REGIONAL COMMERCIAL (RC)/COMMERCIAL
USES UNDER CONSTRUCTION
WEST: COMMUNITYCOMMERCIAL CC►/COMMERCIAL
P:\Reports - PC\2005\9-27-05\SDP 05-840 Petco\PC staff rpt. SDP 2005-840.doc
BACKGROUND:
General:
This will be one of the latter phases of the One Eleven La Quinta commercial
development, originally approved in December of 1989 and later amended in July of
1996. This phase of the site is located at the center of the project with access from
existing signaled driveways on Highway 111. The parking layout and count was
previously approved for the commercial center as a whole and has been completed.
The request is for approval to construct a 15,257 square foot commercial building within
the One Eleven La Quinta Commercial Center immediately east of and adjacent to Big 5
Sporting Goods. The proposed tenant will be a Petco retail pet services and supply store.
Architectural and Landscape Design
The proposed architectural design is similar in style to other buildings in the One Eleven La
Quinta commercial center and is consistent with the One Eleven La Quinta Specific Plan.
The building is proposed to have stuccoed fagades at the front and rear in the same colors
and style as previous phases. Pedestrian access along the front will be covered by a flat
roof hidden with a parapet and supported by stuccoed columns. Lighting will utilize the
same fixtures as placed on other existing buildings in the development. The sign area
above the front entrance will be covered with a tile roof. The rear of the structure will
also be stuccoed with a double parapet feature. Landscaping and parking are already in
place for the commercial center. Mechanical units are proposed to be screened behind the
parapet. The highest point of the building, at the top of the front parapet, is proposed to
be 36 feet.
ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE IALRCI REVIEW:
The ALRC reviewed this request at its meeting of September 7, 2005 (Attachment 3).
The Committee adopted Minute Motion 2005-029 recommending approval with the
following conditions:
1. The trash enclosures shall be relocated to be parallel to the truck loading well.
2. All roof top mechanical equipment shall be fully screened per Section 9.100.050 of
the Zoning Ordinance.
3. Plantings shall be added to the spaces between the front columns, including
bougainvilleas, which shall be attached to the front columns as a vertical element.
P:\Reports - PC\2005\9-27-05\SDP 05-840 Petco\PC staff rpt. SDP 2005-840.doc 2
COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES:
The project was sent out for comment to City Departments and affected public agencies
on August 22, 2005, requesting comments returned by September 5, 2005. All applicable
comments are incorporated in the Conditions of Approval.
PUBLIC NOTICE:
This project was advertised in the Desert Sun newspaper and posted on September 17,
2005. All property owners within 500 feet of the site were mailed a copy of the public
hearing notice.
ANALYSIS AND ISSUES:
The design of the building is similar and compatible with the adjacent buildings to the
west. The same features, colors, lighting will be used to ensure compatibility.
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 2005-_, approving Site Development Permit
2005-840 to allow construction of a 15,257 square foot commercial building within the
One Eleven La Quinta Commercial Center, subject to the attached conditions.
ATTACHMENTS
1. Plans and Elevations
2. Minutes for the September 7, 2005 ALRC meeting
Prepared by:
Andrew J. Mogensen,
Associate Planner
P:\Reports - PC\2005\9-27-05\SDP 05-840 Petco\PC staff rpt. SDP 2005-840.doc 3
PLANNING COMMISSION RESOLUTION 2005-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR A 15,257 SQUARE FOOT PET
SHOP, SUPPLY, AND GROOMING RETAIL COMMERCIAL
BUILDING WITHIN THE ONE ELEVEN LA QUINTA
COMMERCIAL CENTER
CASE NO.: SITE DEVELOPMENT PERMIT 2005-840
APPLICANT: ONE ELEVEN LA QUINTA, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California, did
on the 27T" day of September 2005, hold a duly noticed Public Hearing to consider the
request of ONE ELEVEN LA QUINTA, LLC approving the construction of a portion of a
retail shopping center in the ONE ELEVEN LA QUINTA commercial center located on the
east side of Washington Street and north of Highway 1 1 1, more particularly described as:
PARCEL 4 OF PARCEL MAP #31047
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 96-319 Specific Plan 89-014 Amendment No. 2 for the One Eleven La
Quinta Specific Plan. 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
7t" day of September, 2005, 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 unit in this proposed phase of the project is consistent with the
General Plan in that it is designated regional commercial uses.
2. The commercial project has been designed to be consistent with the applicable
provisions of the City Zoning Code, or amended as allowed in compliance with
Specific Plan 89-014 Amendment No.2.
R\Reports - PC\2005\9-27-05\SDP 05-840 Petco\sdp 2005-840 pc res.doc
Planning Commission Resolution 2005-
Site Development Permit 2005-840
One Eleven La Quinta, LLC.
Adopted: September 27, 2005
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, previous approved and constructed phases, and with the quality of
design prevalent in the City. The commercial unit 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
previous 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 2005-838 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 27`" day of September, 2005, by the following
vote, to wit:
AYES:
NOES:
P:\Reports - PC\2005\9-27-05\SDP 05-840 Petco\sdp 2005-840 pc res.doc
Planning Commission Resolution 2005-
Site Development Permit 2005-840
One Eleven La Quinta, LLC.
Adopted: September 27, 2005
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
DOUGLAS R. EVANS
Community Development Director
City of La Quinta, California
P:\Reports - PC\2005\9-27-05\SDP 05-840 Petco\sdp 2005-840 pc res.doc
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
GFNFRAI
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this 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 clearances and/or permits from the
following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District
• Coachella Valley Water District (CVWD) Encroachment Permit, Stormwater
Discharge Fee, Other Fees
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• South Coast Air Quality Management District, Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, the applicant shall furnish proof of such approvals when
submitting those improvements plans for City approval.
3. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management
and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside
County Ordinance No. 457; and the State Water Resources Control Board's Order
No. 99-08-DWQ.
4. Permits issued under this approval shall be subject to the provisions of the
P:\Reports - PC\2005\9-27-05\SDP 05-840 Petco\PC COA SDP 2005-840.doc
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
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 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.
6. 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," refers to persons currently certified or licensed to practice
their respective professions in the State of California.
7. 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.
8. The following improvement plans shall be prepared and submitted for review and
approval by the City. A separate set of plans for each line item specified below
shall be prepared. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the City Engineer in writing. Plans may be prepared at a
larger scale if additional detail or plan clarity is desired. Note, the applicant may be
required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
A. On -Site Precise Grading Plan 1 " = 30' Horizontal
B. PM10 Plan 1" = 40' Horizontal
NOTE: A and B to be submitted concurrently.
rM
PAReports - PC\2005\9-27-05\SDP 05-840 Petco\PC COA SDP 2005-840.doc 2
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDS
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
"On -Site Precise Grading" plans shall normally include all on -site surface
improvements including but not necessarily limited to finish grades for curbs &
gutters, building floor elevations, parking lot improvements and ADA requirements,
retaining and perimeter walls, etc. ADA accessibility to public streets, adjacent
buildings and existing handicap parking shall be shown on the Site Development
Plans at a scale to be determined by the Public Works Department.
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the 2001 California
Building Code accessibility requirements associated with each door. The
assessment must comply with submittal requirements of the Building & Safety
Department. A copy of the reviewed assessment shall be submitted to the
Engineering Department in conjunction with the Site Development Plan when it is
submitted for plan checking.
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.
9. 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.
10. 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.
PRECISE GRADING
11. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
P:\Reports - PC\2005\9-27-05\SDP 05-840 Petco\PC COA SDP 2005-840.doc 3
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
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 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.
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 site
by more than plus or minus three tenths of a foot from the elevations shown on
the approved Site Development Permit site plan, 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 as approved by the City Engineer.
P:\Reports - PC\2005\9-27-05\SDP 05-840 Petco\PC COA SDP 2005-840.doc 4
PLANNING COMMISSION RESOLUTION 2005-_
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
nRAINAGF
17. Stormwater handling shall conform with the approved hydrology and drainage plan
for ONE ELEVEN/LA QUINTA CENTER and as modified for this Site Development
Permit. Storm and nuisance water shall be conveyed into a drywell or other
approved filtration system prior to being discharged into the Coachella Valley
Stormwater Channel. All nuisance water shall be contained within the approved
system. The applicant shall submit to the Public Works Department the
aforementioned modified Hydrology Report for approval.
18. The 100-year stormwater flow HGL shall be assumed at 2 feet below the 500 year
Project Storm Design.
19. When an applicant proposes discharge of storm water directly, or indirectly, into
the Coachella Valley Stormwater Channel, the applicant shall indemnify the City
from the costs of any sampling and testing of the development's drainage
discharge which may be required under the City's NPDES Permit or other City- or
area -wide pollution prevention program, and for any other obligations and/or
expenses which may arise from such discharge. The indemnification shall be
executed and furnished to the City prior to the issuance of any grading,
construction or building permit, and shall be binding on all heirs, executors,
administrators, assigns, and successors in interest in the land within this tentative
parcel map excepting therefrom those portions required to be dedicated or deeded
for public use. The form of the indemnification shall be acceptable to the City
Attorney. If such discharge is approved for this development, the applicant shall
make provisions in the final development CC&Rs for meeting these potential
obligations.
UTILITIES
20. 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.
21. 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.
P:\Reports - PC\2005\9-27-05\SDP 05-840 Petco\PC COA SDP 2005-840.doc 5
PLANNING COMMISSION RESOLUTION 2005-_
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
22. The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
PARKING LOTS AND LOADING DOCKS
23. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking).
Entry drives, main interior circulation routes, corner cutbacks, ADA accessibility
route to public streets and other features shown on the approved construction
plans, may require additional street widths and other improvements as may be
determined by the City Engineer.
24. The applicant shall submit current mix designs (less than two years old at the time
of construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include recent
(less than six months old at the time of construction) aggregate gradation test
results confirming that design gradations can be achieved in current production.
The applicant shall not schedule construction operations until mix designs are
approved.
25. The design of parking facilities and loading docks shall conform to LQMC Chapter
9.150 (Parking) and as approved by the Department of Public Works. In particular,
the following are conditioned with this approval.
A. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
B. Building access points shall be shown on the Precise Grading Plans to better
evaluate ADA accessibility issues.
C. Parking stalls shall be restriped to the City of La Quinta double striped
hairpin design.
D. A minimum 26-foot wide aisle shall be afforded along the northerly loading
dock/trash enclosure area.
E. Access to public streets, public transit facilities and adjacent buildings shall
be provided for this Site Development Permit.
F. The applicant may be required to modify the existing Big 5 employee parking
area to the westerly back of the building and as approved by the Public
Works Department with the Precise Grading Plan submittal.
r
P:\Reports - PC\2005\9-27-05\SDP 05-M Petco\PC COA SDP 2005-840.doc 6
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
26. 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 (Parking and Low Traffic) 3.0" a.c./4.5" c.a.b.
Parking Areas (High Traffic) 4.5" a.c./5.5" c.a.b.
Loading Dock and Trash Enclosure Service Area 6.0" p.c.c.
or the approved equivalents of alternate materials.
27. The applicant shall submit current mix designs (less than two years old at the time
of construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include recent
(less than six months old at the time of construction) aggregate gradation test
results confirming that design gradations can be achieved in current production.
The applicant shall not schedule construction operations until mix designs are
approved.
28. 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.
QUALITY ASSURANCE
29. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
30. 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.
31. 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.
P:\Reports - PC\2005\9-27-05\SDP 05-840 Petco\PC COA SDP 2005-840.doc 7
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDEI
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
32. 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
33. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
34. 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
35. 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.
36. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the
time of issuance of building permit(s).
LANDSCAPING
37. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
38. Landscaping shall be installed along the storefront. Bougainvilleas shall be attached
to the front columns as a vertical element. Plantings shall be placed between the
front columns.
39. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
PAReports - PC\2005\9-27-05\SDP 05-840 Petco\PC COA SDP 2005-840.doc 8 If
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDS
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
40. The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant shall
obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
41. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer.
COMMUNITY DEVELOPMENT
42. Trash enclosures shall be relocated to be parallel to the truck loading well.
43. All roof top mechanical equipment shall be fully screened per Section 9.100.050 of
the Zoning Ordinance.
44. Tubular -steel "ribbon -type" or other securable, foundation -inset bicycle parking
racks shall be provided, large enough to accommodate five bicycles. Bicycle racks
shall be placed in shaded locations, out of the way of pedestrian flows and
shopping cart storage and shall be provided with a mechanism which permits
locking a bicycle onto the rack.
FIRE DEPARTMENT
45. Prior to issuance of a building permit, applicant shall review building plans with the
Fire Department. Fire Department plan check is to run concurrent with the City
plan check. Specific fire protection measures will be determined at the time of plan
check.
46. Approved super fire hydrants, shall be spaced every 330 feet and shall be located
not less than 25 feet nor more than 165 feet from any portion of the building as
measured along outside travel ways.
47. Blue dot reflectors shall be placed in the street eight inches from centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
48. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or larger
to be fully sprinkled. NFPA 13 Standard. Sprinkler plans will need to be submitted
to the Fire Department.
P:\Reports - PC\2005\9-27-05\SDP 05-840 Petco\PC COA SDP 2005-840.doc 9
PLANNING COMMISSION RESOLUTION 2005-_
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-840
ONE ELEVEN LA QUINTA, LLC.
ADOPTED: SEPTEMBER 27, 2005
49. Fire Department connections (FDC) shall be not less than 25 feet nor more than 50
feet from a fire hydrant and shall be located on the front side of the buildings.
FDC's and PIV's may not be located at the rear of buildings. Note also that FDC's
must be at least 25 feet from the building and may not be blocked by landscaping,
parking stalls or anything that may restrict immediate access.
50. Building plans shall be submitted to the Fire Department for plan review to run
concurrent with the City plan check.
51. 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.
52. Fire Department street access shall come to within 150 feet of all portions of the
1 st. floor of all buildings, by path of exterior travel.
53. Install a KNOX key box on each commercial building and/or suite. (Contact the Fire
Department for an application)
54. Install portable fire extinguishers as required by the California Fire Code.
55. Any submissions to the Fire Department are the responsibility of the applicant.
SHERIFF DEPARTMENT
56. Final conditions will be addressed when building plans are reviewed. Prior to
issuance of a building permit, applicant shall review building plans with the
Sheriff's Department regarding Vehicle Code requirements, defensible space, and
other law enforcement and public safety concerns. All questions regarding the
Sheriff's Department should be directed to the Deputy at (760) 863-8950.
P:\Reports - PC\2005\9-27-05\SDP 05-840 Petco\PC COA SDP 2005-840.doc 10
ATTACHMENT #d
MINUTES
ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING
A Regular meeting held at the La Quin ta Ci Hall
78 495 Calle Tampico, La Quinta,
September 7, 2005 i 10:00 a.m.
I. CALL TO ORDER
A. This meeting of the Architectural/And Landscaping Review Committee
was called to order at 10:03 a.rp. by staff.
B. Committee Members prFer
t. Bill Bobbitt, and David Thorns. It was
moved and seconded Committee Members Bobbitt/Thoms to
excuse Committee MemChristopher
C. Staff present: Principal Planner Stan Sawa, Associate Planner Andrew
Mogensen, and Executive Secretary Betty Sawyer.
II. PUBLIC COMMENT: N�dne.
III. CONFIRMATION OY THE AGENDA: Confirmed.
IV. CONSENT
A. Staff sked if there were any changes to the Minutes of August 3,
200 There being no changes, it was moved and seconded by
Co mittee Members Thoms/Bobbitt to approve the Minutes as
s mitted. Unanimously approved.
V. BUSINESS ITEMS:
A. Site Development Permit 2005-840; a request of Michael Shovlin for
consideration of architecture and conceptual landscaping plans for a
pet shop, supply, and grooming retail commercial building within the
One Eleven La Quinta Center, bounded by Highway 1 1 1, Washington
Street and Adams Street.
1. Associate Planner Andrew Mogensen presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department. Staff introduced David
Smalley, who gave a presentation on the project.
2. Committee Member Thorns asked why staff was recommending
the trash enclosure be relocated. Staff explained. Committee
A:\9-7-05 ALRC.doc
Architecture and Landscaping Review Committee
August 3, 2005
Member Thorns stated it should be parallel to the loading dock
and the air conditioning units screened from visibility.
3. Committee Member Thorns asked where the green color would
be used. Staff noted the location on the site plan.
4. Committee Member Thorns asked about the planting adjacent to
the columns on the existing sites and should be repeated on this
building directly adjacent to the columns with vertical elements
such as bougainvillea.
5. Committee Member Bobbitt asked about the planters that were
located at the west end. It is too plain and should be tied to the
parking lot to add it to this building.
6. There being no further questions of the applicant, it was moved
and seconded by Committee Members Bobbitt/Thoms to adopt
Minute Motion 2005-029 recommending approval of Site
Development Permit 2005-840, as recommended and amended:
a. Trash enclosure to be relocated.
b. The air conditioning units shall be screened.
C. Plant material shall be added between the columns
Unanimously approved.
B. SIte Development Permit 2005-837; a request of ND La Quinta
Par ers, LLC for consideration of architectural and landscape plans for
a gu�(d house (caretakers residence), for the property located on the
south�ide of Avenue 52, midway between Madison Street and
Monroe venue, within The Madison Club.
1. Princi I Planner Stan Sawa presented the information
contain&d in the staff report, a copy of which is on file in the
Communit Development Department. Staff introduced John
Gamlin and 'ndy Zamora, representing the applicant.
2. Committee Me er Thorns questioned the use of the Star
Jasmine and aske what sizes were to be used. Mr. John
Gamlin stated they w Id be five gallon plants.
K
Committee Member Bobbit tated the Star Jasmine will not do
well in the summer months d suggested a substitute. Mr.
A:\9-7-05 ALRC.doc 2
PH #D
STAFF REPORT
PLANNING COMMISSION
DATE: SEPTEMBER 27, 2005
CASE NO.: SITE DEVELOPMENT PERMIT 2005-838
REQUEST: CONSIDERATION OF DEVELOPMENT PLANS FOR A
27,225 SQUARE FOOT RETAIL COMMERCIAL BUILDING
FEATURING ONE SUB -MAJOR UNIT AND MULTIPLE
MINOR UNITS WITHIN THE WASHINGTON PARK
COMMERCIAL CENTER (SUB -MAJOR 5 & SHOPS 4)
LOCATION: BOUNDED BY HIGHWAY 111, AVENUE 47, WASHINGTON
STREET AND ADAMS STREET
APPLICANT: WASHINGTON 111, LTD
PROPERTY OWNER: WASHINGTON 111, LTD
ENVIRONMENTAL
REVIEW: THE CITY COUNCIL CERTIFIED ENVIRONMENTAL
ASSESSMENT 2002-072 FOR SPECIFIC PLAN 89-011,
AMENDMENT NO.4 WASHINGTON PARK SPECIFIC PLAN.
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 (RC)
GENERAL PLAN
DESIGNATION: REGIONAL COMMERCIAL (RC)
SURROUNDING
ZONING/LAND USE: NORTH:
REGIONAL COMMERCIAL (RC)
SOUTH:
REGIONAL COMMERCIAL (RC)
EAST:
REGIONAL COMMERCIAL (RC)
WEST:
LOW DENSITY RESIDENTIAL (LDR)
BACKGROUND AND OVERVIEW:
Site Development Permit
The request is for approval of a Site Development Permit to construct a portion of a
retail shopping center in the Washington Park commercial center, consisting of a total
27,225 square feet. Though the specific plan initially identified the project to be
constructed in two phases (SP 89-01 1 Am. No.4, p.23), submittal of the project have
been by means of multiple site development permits. This submittal is designated as
Sub -Major 5 and Shops 4.
Site Plan
This phase of the site is located at the center of the project site along Washington
Street and southeast of Simon Drive. Parking will be located along the front of the
proposed units towards Washington Street and, to a lesser extent, at the south side of
the development. A landscaped retention basin is proposed immediately to the rear of
the units, requiring the Shops 4 segment of units to utilize the southeast side for
loading access. A water feature is proposed at the center pedestrian court, which will
serve as the focus for this phase. The previously approved Shops 3 portion of the site,
currently under plan check, will be attached to the north side of the Sub -Major 5 unit.
Parking and Access
Primary vehicular access to this proposed phase of Washington Park will be from two
un-signaled driveways accessing Washington Street. Driveways along Simon Drive
will provide secondary access. As currently proposed, access to Avenue 47 will not be
available until future phases are completed. The overall parking standard for
Washington Park is 5 spaces per 1,000 SF of floor area (SP 89-011 Amd#4, p.10),
which would require 135 parking spaces for this phase. Site plans identify
approximately 175 parking spaces either adjacent to, or immediately fronting this
phase of the project (Attachment 1).
Public Works Concerns
Concerns have been raised with regards to circulation and access associated with all
previously approved phases combined with the phase under consideration. The traffic
study conducted for the Specific Plan did not consider phasing of development or
specific uses such as Trader Joe's that are known for generating a relatively large
number of trips. Currently, ingress and egress for these phases of development is
focused upon the Washington Street driveways and Simon Drive, preventing
opportunity for left turn movement on to Washington Street.
A future signal is currently under construction for the Simon Drive and Washington
Street intersection. Once constructed, left turn movement on to Washington will be
permitted. However, a short left turn signal cycle will exist due to the need to
coordinate timing with the Washington and Highway 111 signal. The introduction of
this signal will result in a significant increase in trips at this intersection primarily due
to the demand for left turn movement on to Washington.
Future phases of development will provide an additional alternate access route by
connecting with La Quinta Center Drive, which in turn connects with 471" Street and
Highway 111. 471h Street provides another option for left turn movement on to
Washington as it is an existing signalized intersection.
In order to address the circulation and access concerns, two options have been
proposed. The preferred method would be to provide a south access connection to La
Qunta Center Drive, as previously identified and approved in the specific plan. This
would be constructed prior to occupancy of this phase of development. This route
would allow the opportunity for vehicles to access Avenue 47 via La Quinta Center
Drive. The alternative would be to conduct an updated traffic study to specifically
address the Washington Street and Simon Drive intersection and the trip impact of the
previously approved phases combined with the phase under construction. Study
recommendations for improvements, if any, would be installed or constructed prior to
occupancy for this phase of development.
Retention Basin
The applicants have proposed a portion of the aforementioned retention basin to
extend underneath the southeast corner of the Sub -Major 5 structure. Staff
recommends this cantilevered condition be revised to a stem wall, in order to prevent
the accumulation of debris or other activity. Although the purpose of this is to provide
additional storm water retention, Public Works has indicated that the retention basin
could be modified to eliminate the overhang and include an access ramp necessary for
maintenance purposes.
Architecture and Landscape Design
The proposed architectural design is a continuation of the Washington Park style,
characterized as "Desert Deco ... an interpretation of contemporary, modern, and art
deco architecture." Identical to existing phases, Sub -Major 5 and Shops 4 will have a
seamless architectural transition from the previously approved Shops 3 phase currently
under plan review.
The building utilizes a staggered roof line at 18 to 22 feet in height, an anodized
aluminum store front, glass doors, awnings, wood trellises with steel support, and
color band wainscoting. Exterior walls will consist of stonework and stucco with
warm muted colors in the same manner as previous phases, such as the existing
Target, Stein Mart, and Circuit City retail stores.
The proposed landscape plan is consistent with and conforms to the Specific Plan
guidelines, including the palette of plant materials. Landscaping is proposed at regular
intervals along the front, side, and rear of the structure. The rear retention basin will
utilize decomposed granite and a soil stabilizer. Trees and shrubs are proposed along
portions of the basin rim. The preliminary landscape plan consists of Guadalupe Palms
and Mexican Fan palm trees and shade trees including Sweet Acacia, Chilean
Mesquite, and Hybrid Palo Verdes. The ground cover and shrub plant material are low
water consumption and are native to the area.
ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE (ALRC) REVIEW:
The ALRC reviewed this request at the September 7, 2005 meeting (Attachment 3).
The Committee adopted Minute Motion 2005-838 recommending approval with the
following conditions:
1. Landscaped areas adjacent to parking spaces shall include an 18" inch concrete
strip to prevent damage from passengers exiting vehicles. Such provisions
could include a wider curb or step for passengers and should not reduce the
overall landscaped area or conflict with the proposed landscaping and sidewalk
pattern.
2. 'The trash enclosures should be revised to Waste Management specifications
with consideration to the proposed side loading area.
3. Details concerning the loading area designed for Shops 3 should be submitted,
as Sub -major 5 utilizes the Shops 3 loading area. Parking and driving aisle
details concerning the adjacent future phases located to the south would help
clarify ingress and egress at the proposed side loading area for this phase.
4. The proposed Sub -major 5 structural overhang at the retention basin should be
eliminated and modified to a stem wall.
5. Additional landscaping should be planted along the entire rim of the retention
basin, including the rear of the structure and the side loading area.
6. Provisions for a maintenance ramp have been requested by Public Works. Ramp
access should have a 3:1 slope.
7. Items cited on the materials board should include a citation that they will be
consistent with materials used in previous approved phases of Washington Park.
8. Although the plans identify variations between awnings and trellises, additional
canopy shade for pedestrian areas should be considered.
COMMENTS FROM OTHER DEPARTMENTS AND AGENCIES:
The project was sent out for comment to City Departments and affected public
agencies on August 16, 2005, requesting comments returned by September 2, 2005.
All applicable comments are incorporated in the Conditions of Approval.
PUBLIC NOTICE:
This project was advertised in the Desert Sun newspaper and posted on September
17, 2005. All property owners within 500 feet of the site were mailed a copy of the
public hearing notice.
ANALYSIS AND ISSUES:
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 2005-_, approving Site Development Permit
2005-838 to allow construction of three commercial buildings (Sub -Major 5 & Shops
4), subject to conditions.
ATTACHMENTS
1. Plans and Elevations
2. Minutes for the September 7, 2005 Architecture and Landscape Review
Committee
Prepared by:
Andrew J. Mogensen,
Associate Planner
PLANNING COMMISSION RESOLUTION 2005-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR A 27,225 SQUARE FOOT
RETAIL COMMERCIAL BUILDING FEATURING ONE SUB -
MAJOR UNIT AND MULTIPLE MINOR UNITS WITHIN THE
WASHINGTON PARK COMMERCIAL CENTER
CASE NO.: SITE DEVELOPMENT PERMIT 2005-838
APPLICANT: WASHINGTON 111, LTD
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 27T" day of September 2005, hold a duly noticed Public Hearing to consider
the request of WASHINGTON 1 1 1, 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 111, more particularly described as:
Parcel Map #32683-3
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 2002-072 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 21 166; and,
WHEREAS, the Architecture and Landscaping Review Committee, on
September 7, 2005, 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 regional commercial uses.
2. The commercial project has been designed to be consistent with the applicable
provisions of the City Zoning Code, or amended as allowed in compliance with
Specific Plan 89-01 1 Amendment No.4.
3. The architectural design of the commercial project, including, but not limited to,
the architectural style, scale, building mass, materials, colors, architectural
PAReports - PC\2005\9-27-05\SDP 05-838 Washington PaWsdp 2005-838 pc res.doc
Planning Commission Resolution 2005-
Site Development Permit 2005-838
Washington 111, LTD
Adopted: September 27, 2005
details, roof style, and other architectural elements, are compatible with the
surrounding development, previous 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 2005-838 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 27`" day of September, 2005, by the
following vote, to wit:
AYES:
NOES:
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\sdp 2005-838 pc res.doc
Planning Commission Resolution 2005-
Site Development Permit 2005-838
Washington 111, LTD
Adopted: September 27, 2005
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
DOUGLAS R. EVANS
Community Development Director
City of La Quinta, California
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\sdp 2005-838 pc res.doc
PLANNING COMMISSION RESOLUTION 2005-_
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. — SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
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. This Site Development Permit shall comply with the requirements and standards
of Government Code § § 66410 through 66499.58 (the "Subdivision Map Act"),
and Chapter 13 of the La Quinta Municipal Code ("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site
at www.la-guinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City,
the applicant shall obtain any necessary clearances and/or permits from the
following agencies:
Fire Marshal
• Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• 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.
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838.doc
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
If previous permits are not in effect for Specific Plan 87-011, Amendment No.
4, Parcel Map No. 30903 or Parcel Map No. 32683, 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 ("N01"), 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 at seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water),
LQMC; Riverside County Ordinance No. 457; and the State Water Resources
Control Board's Order No. 99-08-DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less than
one (1) acre of land, but which is a part of a construction project that
encompasses more than one (1) acre of land, the Permitee shall be
required to submit a Storm Water Pollution Protection Plan ("SWPPP").
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for
use in their SWPPP preparation.
B. The applicant's SWPPP shall be approved by the City Engineer prior to
any on or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
11 Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838.doc 2
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire
duration of project construction until all improvements are completed and
accepted by the City.
5. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
PROPERTY RIGHTS
6. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements.
7. The applicant shall offer for dedication all public street right-of-ways in
conformance with the City's General Plan, Municipal Code, Specific Plan 87-
01 1, Amendment No. 4, Parcel Map No. 30903 or Parcel Map No. 32683, and
as required by the City Engineer.
A. No additional right of way dedication is required for public streets for this
Site Development Permit.
8. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
9. The applicant shall enter into a written encroachment/and or access agreements
across and through abutting parcels and submit such documentation to with the
City of La Quinta prior to occupancy.
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838.doc 3
PLANNING COMMISSION RESOLUTION 2005-_
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
10. The applicant shall be a member of a Commercial Business Owners Association
(or City approved equal) formed by all Parcel Owners of Parcel Map No. 32683
for the perpetual maintenance of the common parking areas.
11. Prior to issuance of a building permit, applicant shall provide written evidence of
a Reciprocal Parking Agreement.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refer to persons currently certified or licensed
to practice their respective professions in the State of California.
12. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LOMC.
13. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department. A separate set of plans for
each line item specified below shall be prepared. The plans shall utilize the
minimum scale specified, unless otherwise authorized by the City Engineer in
writing. Plans may be prepared at a larger scale if additional detail or plan
clarity is desired. Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements required by other
agencies and utility purveyors.
A.
On -Site Commercial Precise Grading Plan
1 "
= 30'
Horizontal
B.
PM 10 Plan
1 "
= 40'
Horizontal
C.
SWPPP
1 "
= 40'
Horizontal
Note. A thru C to be submitted concurrently.
Other engineered improvement plans prepared for City approval that are not
listed above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
The applicant shall prepare an accessibility assessment on annotated print of the
building floor plan identifying every building egress and notes the 2001
California Building Code accessibility requirements associated with each door.
P9Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838.doc 4
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
The assessment must comply with submittal requirements of the Building &
Safety Department. A copy of the reviewed assessment shall be submitted to
the Engineering Department in conjunction with the Site Development Plan
when it is submitted for plan checking.
"Precise Grading" plans shall normally include all on -site surface improvements
including but not necessarily limited to finish grades for curbs & gutters,
building floor elevations, parking lot improvements and ADA requirements,
retaining and perimeter walls, etc. ADA accessibility to public streets, adjacent
buildings and existing and proposed handicap parking shall be shown on the
Precise Grading Plans at a scale to be determined by the Public Works
Department. Precise Grading Plans shall also require approval by the Community
Development and Building and Safety Departments.
14. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering
Library at the City website (www.la-quinta.org). Navigate to the Public Works
Department home page and look for the Online Engineering Library hyperlink.
15. 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.
IMPROVEMENT SECURITY AGREEMENTS
16. 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
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838.doc 5
PLANNING COMMISSION RESOLUTION 2005-_
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
17. The applicant shall comply with the provisions of Section 13.24.050 (Grading
improvements), LQMC.
18. 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.
19. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified
engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with
Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit
and Storm Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
A statement shall appear on applicable improvement plans that a soils report has
been prepared in accordance with the California Health & Safety Code § 17953.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions as submitted with its application for a grading permit.
20. 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.
21. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the Site Development
Permit Plan, unless the pad elevations have other requirements imposed
R\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838.doc 6
PLANNING COMMISSION RESOLUTION 2005-_
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
elsewhere in these Conditions of Approval.
22. The applicant shall minimize the differences in elevation between the adjoining
properties and the lots within this development.
Building pad elevations on contiguous interior lots shall not differ by more than
three feet except for lots that do not share a common parking lot frontage,
where the differential shall not exceed five feet.
Where compliance within the above stated limits is impractical, the City may
consider alternatives that are shown to minimize safety concerns, maintenance
difficulties and neighboring -owner dissatisfaction with the grade differential.
23. Prior to any site grading or re -grading that will raise or lower any portion of the
site by more than plus or minus three tenths of a foot from the elevations
shown on the approved Tentative Tract Map, the applicant shall submit the
proposed grading changes to the City Staff for a substantial conformance
finding review.
24. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if
any. Such pad certification shall also list the relative compaction of the pad
soil. The data shall be organized by lot number, and listed cumulatively if
submitted at different times.
DRAINAGE
25. Stormwater handling shall conform to the approved hydrology and drainage
report for Parcel Map No. 32683 and be modified for this Site Development
Permit. Therefore, the applicant shall submit a modified Hydrology Report to the
City of La Quinta Department of Public Works as required by the Memorandum
of Understanding entered into on May 3, 2005 between Washington 111, LTD
and the City of La Quinta to the Public Works Department for approval as part
of the plan check process for this Site Development Permit. Also, pursuant to
the aforementioned requirement, the applicant is required to construct drainage
improvements on Washington Street as required by the Memorandum of
Understanding concurrent with this Site Development Permit. The tributary
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838.doe 7
PLANNING COMMISSION RESOLUTION 2005-_
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
drainage area shall extend to the centerline of adjacent public streets and in
particular to stormwater handling for Washington Street.
26. The applicant shall revise proposed retention basins to comply with the
provisions of Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No.
97.03. More specifically, stormwater falling on site during the 100 year storm
shall be retained within the development, unless otherwise approved by the City
Engineer. The tributary drainage area shall extend to the centerline of adjacent
public streets and include any resulting uncaptured tributary stormwater flows.
The design storm shall be either the 3 hour, 6 hour or 24 hour event producing
the greatest total run off.
27. Nuisance water shall be disposed of in a trickling sand filter and leach field or
equivalent system approved by the City Engineer. The sand filter and leach field
shall be designed to contain first flush storm water and nuisance water surges
from landscape area, commercial activity and off -site street nuisance water. The
sand filter design shall be per La Quinta Standard 370 with the equivalent of
137.2 gph of water feed per sand filter to accept the abovementioned nuisance
water requirements. Leach line requirements are 1.108 feet of leach line per gph
of flow.
28. Stormwater may not be retained in landscaped parkways or landscaped setback
lots. Only incidental storm water (precipitation which directly falls onto the
setback) will be permitted to be retained in the landscape setback areas. The
perimeter setback and parkway areas in the street right-of-way shall be shaped
with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC.
29. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
30. The development shall be graded to permit storm flow in excess of retention
capacity to flow out of the development through a designated overflow and into
the historic drainage relief route.
31. Storm drainage historically received from adjoining property shall be received
and retained or passed through into the historic downstream drainage relief
route.
UTILITIES
32. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities),
PAReports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838.doc 8
PLANNING COMMISSION RESOLUTION 2005-_
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
LQMC.
33. 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.
34. 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.
TRAFFIC IMPROVEMENTS
35. 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.
36. Ancillary access points and turning movements of traffic are limited to the
following:
A. Washington Street
1) Primary South Entry — Right turn movements in and out and left
turn movements in are permitted. Left turn movements out are
prohibited.
2) Secondary North Entry — Right turn movements in and out are
permitted. Left turn movements in and out are prohibited.
B. Simon Drive
1) Westerly Entry — Full turn movements are permitted.
2) Easterly Entry — Right turn movements in and out are permitted.
Left turn movements in and out are prohibited.
PAReports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838.doc 9
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 8t SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
The applicant shall extend the driving aisle from the southeastern portion
of the Site Development Permit to provide access to La Quinta Center
Drive and Avenue 47, as cited for a latter phase in the specific plan,
ahead of schedule. Final conditions concerning the improvements of this
driving aisle will be addressed when building plans are reviewed.
37. The applicant shall design street pavement sections using CalTrans' design
procedure for 20-year life pavement, and the site -specific data for soil strength
and anticipated traffic loading (including construction traffic). Minimum
structural sections shall be as follows:
Parking Lot Areas (except high traffic areas) 3.0"a.c / 4.5" c.a.b.
Parking Lot Areas (High traffic Areas) 5.5" a.c./6.5" c.a.b.
or the approved equivalents of alternate materials.
38. The applicant shall submit current mix designs (less than two years old at the
time of construction) for base, asphalt concrete and Portland cement concrete.
The submittal shall include test results for all specimens used in the mix design
procedure. For mix designs over six months old, the submittal shall include
recent (less than six months old at the time of construction) aggregate gradation
test results confirming that design gradations can be achieved in current
production. The applicant shall not schedule construction operations until mix
designs are approved.
39. 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 LOTS and ACCESS POINTS
40. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking).
In particular, the following are conditioned with this approval.
A. 4-foot clearance for ADA accessibility across all sidewalk areas shall be
provided excluding 2-foot overhang for parked vehicle. Wheel stops are
not permitted.
B. Parking spaces at the end of parking aisles against curb or wall shall be
widened by two additional feet.
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838.doc 10
PLANNING COMMISSION RESOLUTION 2005
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
C. Accessibility routes to other buildings and public streets shall be shown
on the precise grading plan.
D. Cross slopes should be a maximum of 2% where ADA accessibility is
required including accessibility routes between buildings.
E. Building access points shall be shown on the Precise Grading Plans to
better evaluate ADA accessibility issues.
F. If flush curbs are proposed for the proposed buildings, truncated domes
shall be installed where required.
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes, ADA accessibility route to public streets and other
features shown on the approved construction plans, may require additional
street widths and other improvements as may be determined by the City
Engineer.
SITE LAYOUT
41. Based on Drainage and Traffic Study requirements, the applicant shall provide a
Final Building Layout reconfigured or modified based on the aforementioned
requirements or other requirements conditioned in this Site Development Permit
to the Community Development and Public Works Department for approval.
CONSTRUCTION
42. 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
43. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
44. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
45. Landscape and irrigation plans for landscaped lots and setbacks, medians,
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838.doc 11
PLANNING COMMISSION RESOLUTION 2005-_
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
retention basins, and parks shall be signed and stamped by a licensed landscape
architect.
46. The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
47. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer.
48. Landscaped areas adjacent to parking spaces that have not been widened as per
condition 40(B) shall include an 18" inch concrete strip to prevent damage from
passengers exiting vehicles.
49. Additional landscaping shall be planted along the entire rim of the retention
basin, including the rear of the structure and the side loading area.
QUALITY ASSURANCE
50. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
51. 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.
52. 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.
53. 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
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838.doc 12 '
PLANNING COMMISSION RESOLUTION 2005-_
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
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
54. 'The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
55. 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
56, 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.
57. 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)•
WASTE MANAGEMENT
58. Final conditions will be addressed when building plans are reviewed. Prior to
issuance of a building permit, applicant shall review building plans with Waste
Management. The trash enclosures shall be revised to Waste Management
specifications with consideration to the proposed side loading area.
COMMUNITY DEVELOPMENT
61. Details concerning the rear loading area designed for Shops 3 shall be included
in the building plans to ensure conformance with the proposed Sub -major 5
loading area.
62. The proposed Sub -major 5 structural overhang at the retention basin shall be
eliminated and modified to a stem wall in order to prevent stormwater retention
below the proposed building.
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838.doc 13
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
63. Items cited on the building plans shall include a citation that they are consistent
with materials used in the previously approved phases of the Washington Park
Center.
64. Shade trellises shall be designed with double the number of cross -beams spaced
no less than one foot apart in order to provide additional shade cover.
65. All roof top mechanical equipment shall be fully screened from view, as per
Section 9.100.050 of the Zoning Ordinance.
66. Pedestrian benches shall be provided at landscape -shaded intervals along the
front portions of the project and underneath the trellis around the center water
feature.
67. The water feature shall be approved by the Community Development
Department concurrently with the landscape plan review.
68. Tubular -steel "ribbon -type" or other securable, foundation -inset bicycle parking
racks shall be provided, large enough to accommodate five bicycles. Bicycle
racks shall be placed in shaded locations, out of the way of pedestrian flows
and shopping cart storage and shall be provided with a mechanism which
permits locking a bicycle onto the rack.
FIRE DEPARTMENT
69. Approved super fire hydrants, shall be spaced every 330 feet and shall be
located not less than 25 feet nor more than 165 feet from any portion of the
buildings as measured along outside travel ways.
70. Blue dot reflectors shall be placed in the street eight inches from centerline to
the side that the fire hydrant is on, to identify fire hydrant locations.
71. The water mains shall be capable of providing a potential fire flow of 2500 gpm
for a 2-hour duration at 20-psi residual operating pressure.
72. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or
larger to be fully sprinkled. NFPA 13 Standard. Sprinkler plans will need to be
submitted to the Fire Department.
73. Fire Department connections (FDC) shall be not less than 25 feet nor more than
50 feet from a fire hydrant and shall be located on the front side of the
P:\Reperts - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838.doc 14
PLANNING COMMISSION RESOLUTION 2005-_
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27, 2005
buildings. FDC's and PIV's may not be located at the rear of buildings. Note
also that FDC's must be at least 25 feet from the building and may not be
blocked by landscaping, parking stalls or anything that may restrict immediate
access.
74. Building plans shall be submitted to the Fire Department for plan review to
run concurrent with the City plan check.
75, Water plans for the fire protection system (fire hydrants, fdc, etc.) shall be
submitted to the Fire Department for approval prior to issuance of a building
permit.
76. 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.
77. Fire Department street access shall come to within 150 feet of all portions of
the 1 ". floor of all buildings, by path of exterior travel. Turning radiuses shall be
no less than 38 feet outside.
78. Any commercial operations that produce grease -laden vapors will require a
Hood/duct system for fire protection. (Restaurants, drive-thru's, etc.)
79. The applicant or developer shall prepare and submit to the Fire Department
for approval, a site plan designating required fire lanes with appropriate lane
painting and/or signs.
80. Install a KNOX key box on each commercial building and/or suite. (Contact
the fire department for an application)
81. Install portable fire extinguishers as required by the California Fire Code.
82. Any submissions to the fire department are the responsibility of the
applicant.
SHERIFF DEPARTMENT
83. Final conditions will be addressed when building plans are reviewed. Prior to
issuance of a building permit, applicant shall review building plans with the
Sheriff's Department regarding Vehicle Code requirements, defensible space,
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838.doc 15
PLANNING COMMISSION RESOLUTION 2005-_
CONDITIONS OF APPROVAL - RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-838
WASHINGTON PARK 111, LTD. - SUBMAJOR 5 & SHOPS 4
ADOPTED: SEPTEMBER 27,2005
and other law enforcement and public safety concerns. All questions regarding
the Sheriff's Department should be directed to the Deputy at (760) 863-8950.
P:\Reports - PC\2005\9-27-05\SDP 05-838 Washington Park\PC COA SDP 2005-838.doc 16
ATTACHMENT #
Architecture and Landscaping Review Committee
September 7, 2005
Gamlin stated they are using a horticultvralist and would
confirm with her. Committee Member Bobbitt commended the
design of the building.
4. Committee Member Bobbitt asked if�fie fireplace element would
be functioning. Mr. Gamlin stated i would.
5. Committee Member Thoms st ed the Star Jasmine should be a
five gallon in size and sev n feet on center; the Rosemary
should also be five and les than 12 feet.
6. Committee Member B)dbbitt stated the overhangs should be
eliminated at the entrior increased the height.
7. There being no fur her questions of the applicant, it was moved
and seconded b Committee Members Thoms/Bobbitt to adopt
Minute Motio 2005-030 recommending approval of Site
Development ermit 2005 837, as recommended and amended:
a. Grmyhd cover shall be five gallon and planted closer
toobther and substitute the Star Jasmine with an
usly approved.
C. Site Development Permit 2005-838; a request of Bill Sanchez, for
consideration of architectural and conceptual landscaping plans for a
retail commercial building featuring one sub -major unit and ten minor
units within Washington Park Commercial Center, the property
bounded by Highway 111, Avenue 47, Washington Street and Adams
Street.
1. Associate Planner Andrew Mogensen presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department. Staff introduced Bill
Sanchez, representing the applicant, who gave a presentation
on the project.
2. Committee Member Thorns stated the planting area next to the
parking lot is not a problem for the handicapped spaces. In
regard to head -in or slant stalls, there is usually an 18-inch
space back of the curb to allow pedestrians space to step
without interfering with the plantings.
GAWPDOCS\ALRC\9-7-05 ALRC.doc 3
Architecture and Landscaping Review Committee
September 7, 2005
3. Committee Member Bobbitt stated the planting areas should be
at least 6-feet by 8-feet to give the plant material a chance to
grow. If the 18-inch space is used, the planting bed area
should not be reduced. Mr. Sanchez stated they could stripe
the area.
4. Committee Member Thom suggested another handicap space be
added as well as a stripe to the east. Mr. Sanchez stated the
sidewalk is too narrow to accommodate a ramp, so handicap
space was added to accommodate the handicap person. They
would not have the room to add the additional space.
5. Committee Member Bobbitt stated it should only be needed at
the end stalls. Mr. Sanchez stated they would be adding six
inches to the curb to make the 18 inches.
6. Committee Member Bobbitt stated the trash enclosure should
be aesthetically pleasing. Mr. Sanchez stated it will be
consistent with what exists. He noted the location is the only
space where they can put the enclosure. Staff noted the
capacity needs to be increased as well.
7. Committee Member Thorns asked staff to explain the concern
regarding the loading area. Staff explained more detail was
needed as it was to be used in conjunction with the other major
building.
8. Committee Member Bobbitt stated he concurred with staff
regarding the stem wall on the area that protrudes in the
retention basin. Mr. Sanchez stated he had met with the Public
Works Department and they suggested using a pilaster to retain
the volume needed for the retention basin. Committee Member
Bobbitt stated he would prefer there be no overhang as it is
more than likely it will not be maintained. Additional planting
will be needed as well to break up the building. Alternative
designs were discussed.
9. Committee Member Bobbitt stated he concurred with staff's
recommendation in regard to the awnings and trellises. Mr.
Sanchez stated canopies and trellises will be over the
storefronts. Staff noted they need a shade cloth or something
GAWPDDCS\ALRC\9-7-05 ALRC.doc 4
Architecture and Landscaping Review Committee
September 7, 2005
added to give more shade. Mr. Sanchez was concerned that
the cloth would detract from the appearance.
10. Committee Member Thorns suggested tightening up the
distance between the beam members to provide shade. In
regard to the plantings on the southeast elevation along the
walkway, a tree form is needed along the back side of the
Buildings 4 and 5.
11. There being no further questions of the applicant, it was moved
and seconded by Committee Members Thoms/Bobbitt to adopt
Minute Motion 2005-031 recommending approval of Site
Development Permit 2005-838, as recommended and as
follows:
a. A 12 inch band of concrete shall be added on the parking
stalls.
b. Trees shall be added to the back of Building 4.
C. Additional wood members shall be added to the trellises
to give shade.
d. A stem wall shall be used on the rear of Sub -Major 5
adjacent to the retention basin with landscape material to
hide the building.
Unanimously Approved.
D. \Site Development Permit 2005-8342 a request of KB Homes Coastal,
Irtc., for consideration of architectural plans for six prototypical
rest ential plan types for use in Tract 31732, the property located at
the s theast corner of Monroe Street and Avenue 60.
1. Pri iple Planner Stan Sawa presented the information
cont ' ed in the staff report, a copy of which is on file in the
Comm ity Development Department. Staff introduced Ty
Hermand and Cecil Hernandez, who gave a presentation on
the project.
2. Committee Me er Bobbitt stated he has a problem with the
density of the trac
3. Committee Member Th s stated each unit is all right, but he
has a problem with there 'ng a series of two stories with ten
G:\WPDOCS\ALRC\9-7-05 ALRC.doc 5
PH #E
PLANNING COMMISSION
STAFF REPORT
DATE: SEPTEMBER 27, 2005
CASE NO.: SITE DEVELOPMENT PERMIT 2005-837
APPLICANT: ND LA QUINTA PARTNERS, LLC
ARCHITECT: NICK FULLERTON ARCHITECTS P.C.
REQUEST: CONSIDERATION OF ARCHITECTURAL AND LANDSCAPE PLANS
FOR GUARD HOUSE COMPLEX (CARETAKERS RESIDENCE)
LOCATION: SOUTH SIDE OF AVENUE 52 MIDWAY BETWEEN MADISON
STREET AND MONROE AVENUE WITHIN THE MADISON CLUB
BACKGROUND:
The project site is within The Madison Club on the east side of Madison Street,
between Avenue 52 and Avenue 54. The Madison Club design was approved by the
City Council in February, 2005 as an amendment to Specific Plan 99-035 (The
Hideaway) and as Tentative Tract Map 33076, with grading recently started.
PROJECT PROPOSAL:
Proposed is a 1,145 square foot manned guard house complex for the Avenue 52
entry which is the main project entry (Attachment 1). This is the first request for a
building within the project. The location of the guard house is approximately 300 feet
south of Avenue 52 on Meriwether Way which is midway between Monroe Street and
Madison Street. Due to its location and the perimeter landscaping it will probably not
be visible from traffic traveling along Avenue 52.
The entry shown is slightly west of the entry shown when Specific Plan 99-035,
Amendment #1 and Tentative Tract 33076 for Madison Club were approved. The
approval required for full turn access to Avenue 52, the entry would need to align with
a future access on the north side of the street in the City of Indio. The access now
shown aligns and therefore will allow full turn access. In order to provide this new
location, the applicant had to purchase a small portion of the Rancho Santana tract
(Tract 31202) to the east.
The complex is located at the entry side of the road which is separated from the exit
lane by a wide planted median. Upon this median will be part of the complex. The
complex is made up of two one-story buildings, one on each side of the entrance lane.
The buildings are designed in an old world traditional style with plaster walls, clay tile
roof, ornate wall, door and window trim, and two outdoor fireplaces. Wall colors are
P-\Reports - PC\2005\9-27-05\SDP 2005-837\sdp 2005-837 pc rpt.doc
light, with shade of browns for the trim and ornamentation. The roof tile color will be
red. Exact colors and finishes are shown on the material and sample board that will be
available at the meeting. Decorative old world style security gates for the entry and
exit lanes will be provided south of the gate house complex. Although not shown on
the plans, decorative cobble paving will be provided from Avenue 52 through the guard
house complex to the clubhouse, approximately one-half mile to the south.
The complex is called a caretakers residence by the applicant. However, it will be a
guard house only and not a residence for the employees. Most of the building on the
west side of the entry will house irrigation mechanical equipment. The roof will vary in
height to a maximum of 19 feet. Each building has an outdoor fireplace facing the
entry drive with a tile roofed chimney that is 28 feet high. The landscaping plan
indicates a design consisting of a grove of large box size Metaleuca trees and three
types of groundcover surrounding the guard house.
ANALYSIS:
The plans are well designed and will be acceptable. The parking space shown at the
rear of the building will need to be angled creating a one-way aisle since the back-up
space of 16 feet is not adequate for a perpendicular space when used by a full size
vehicle.
The land purchased from Rancho Santana for the entry road was not originally part of
the Specific Plan or Tentative Tract Map. Prior to issuance of a building permit for this
complex, resolution of what steps are needed to allow this must be determined with
completion of those requirements prior to a Certificate of Occupancy being issued.
ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE (ALRC);
The ALRC reviewed this request at its meeting of September 7, 2005 and on a 2-0
vote adopted Minute Motion 2005-030 recommending approval of the request, with
three landscaping revisions (Attachment 4). Those revisions pertained to substituting
another groundcover for the Star Jasmine which tends to burn in the summer,
tightening up the groundcover spacing, and increase shrub size to 5 gallons.
FINDINGS -
The Findings as required by Section 9.210.010 (Site Development Permits) of the
Zoning Code to approve this request can be made as noted in the attached Resolution.
RECOMMENDATION:
Adopt Resolution 2005 , approving Site Development Permit 2005-837,
subject to the attached Conditions of Approval.
P:\Reports - PC\2005\9-27-05\SDP 2005-837\sdp 2005-837 pc rpt.doc
Attachments:
1. Location Map
2. Plan exhibits (for Planning Commission only)
3, Draft minutes for the Architecture and Landscaping Review Committee
meeting of September 7, 2005
Prepared by:
Stan Sawa, Principal Planner
P:\Reports - PC\2005\9 27-05\SDP 2005-837\sdp 2005-837 pc rpt.doc
PLANNING COMMISSION RESOLUTION 2005-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
DEVELOPMENT PLANS FOR A GUARD HOUSE COMPLEX
IN A COUNTRY CLUB
CASE NO.: SITE DEVELOPMENT PERMIT 2005-837
APPLICANT: ND LA QUINTA PARTNERS, LLC
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 27T" day of September 2005, hold a duly noticed Public Hearing to consider
the request of ND LA QUINTA PARTNERS, LLC to approve the development plans for a
guard house complex in the RL zone district, located within The Madison Club project
on the south side of Avenue 52, midway between Madison Street and Monroe Street
more particularly described as:
A Portion of 767-200-003
WHEREAS, said Site Development Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-63) in that the La Quinta Community Development
Department has determined the Site Development Permit is within Specific Plan 99-
035 and is exempt from the California Environmental Quality Act of 1970, as
amended, per Public Resources Code Section 65457 (a). An Environmental Impact
Report (State Clearing house 83062922 and 90020727) was certified on November
21, 2000, by the City Council for SP 99-035. 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, on
September 7, 2005, 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 gate house complex is consistent with the General Plan in that they it is
related uses to golf courses which are permitted on the residentially designated
property.
PAeports - PC\2005\9-27-05\SDP 2005-837\sdp 2005-837 pc res.doc
Planning Commission Resolution 2005-
Site Development Permit 2005-837
ND La Quinta Partners, LLC
Adopted: September 27, 2005
2. The gate house complex is designed to comply with City Zoning Code
requirements and is in compliance with Specific Plan 99-035.
3. The architectural design of the guard house complex, including but not limited
to the architectural style, scale, building mass, materials, colors, architectural
details, roof style, and other architectural elements is compatible with the
surrounding development and with the quality of design prevalent in the city.
The guard house complex is well designed and will establish a theme for the
balance 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 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 2005-837 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 27`h day of September, 2005, by the
following vote, to wit:
P:\Repo Ys - PC\2005\9-27-05\SDP 2005-837\sdp 2005-837 pc res.doc
Planning Commission Resolution 2005-
Site Development Permit 2005-837
ND La Quinta Partners, LLC
Adopted: September 27, 2005
AYES:
NOES:
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
DOUGLAS R. EVANS
Community Development Director
City of La Quinta, California
P:\Reports PC\2005\9-27-05\SDP 2005-837\sdp 2005-837 pc res.doc
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-837
ND LA QUINTA PARTNERS, LLC
ADOPTED: SEPTEMBER 27, 2005
GENERAL
1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Site Development Permit. The
City shall have sole discretion in selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain the applicable clearances and/or permits from the following
agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• SCAQMD Coachella Valley
The applicant is responsible for all requirements of the permits and/or clearances from
the above listed agencies. When the requirements include approval of improvement
plans, the applicant shall furnish proof of such approvals when submitting those
improvements plans for City approval.
3. The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge
Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County
Ordinance No. 457; the State Water Resources Control Board's Order No. 99-08-
DWQ and the approved SWPPP for Tentative Tract Map No. 33076.
4. Permits issued under this approval shall be subject to the provisions of the
nfrastructure Fee Program and Development Impact Fee program in effect at the time
of issuance of building permit(s).
P:\Reports - P02005\9-27-05\SDP 2005 837\sdp 2005 837 pc coa.doc
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-837
ND LA QUINTA PARTNERS, LLC
ADOPTED: SEPTEMBER 27, 2005
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.
5. 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.
6. The following improvement plans shall be prepared and submitted for review and
approval by the Public Works Department. A separate set of plans for each line item
specified below shall be prepared. The plans shall utilize the minimum scale specified,
unless otherwise authorized by the City Engineer in writing. Plans may be prepared at
a larger scale if additional detail or plan clarity is desired. Note, the applicant may be
required to prepare other improvement plans not listed here pursuant to improvements
required by other agencies and utility purveyors.
A. Precise Grading Plan 1 " = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the 2001 California
Building Code accessibility requirements associated with each door. The assessment
must comply with submittal requirements of the Building & Safety Department. A
copy of the reviewed assessment shall be submitted to the Engineering Department
in conjunction with the Site Development Plan when it is submitted for plan checking.
Precise grading plans shall normally include all on -site surface improvements including
but not necessarily limited to finish grades for curbs & gutters, building floor
elevations, parking lot improvements and ADA requirements.
PRECISE GRADING
7. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
8. 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.
PAReports - PC\2005\9-27-05\SDP 2005-837\sdp 2005-837 pc coa.doc 2
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-837
NO LA QUINTA PARTNERS, LLC
ADOPTED: SEPTEMBER 27, 2005
9. Tc obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
A. A grading plan prepared by a qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with Sections
8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm
Management and Discharge Controls), LQMC.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust Control
Plan provisions as submitted with its application for a grading permit.
10. 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.
DRAINAGF
11. Stormwater handling shall conform with the applicable approved hydrology and
drainage report for Madison Club Development, Tentative Tract Map No. 33076 or as
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. The sand filter and leach field shall be designed to contain first flush storm
water and nuisance water surges from landscape area, commercial activity and off -
site street nuisance water. The sand filter design shall be per La Quinta Standard 370
with the equivalent of 137.2 gph of water feed per sand filter to accept the
abovementioned nuisance water requirements. Leach line requirements are 1.108
feet of leach line per gph of flow.
12. Stormwater may not be retained in landscaped parkways or landscaped setback lots.
Only incidental storm water (precipitation which directly falls onto the setback) will
be permitted to be retained in the landscape setback areas. The perimeter setback
and parkway areas in the street right-of-way shall be shaped with berms and
mounds, pursuant to Section 9.100.040(B)(7), LQMC.
P:\Reports - PC\2005\9-27-05\SDP 2005-837\sdp 2005-837 pc coa.doc 3
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-837
NO LA QUINTA PARTNERS, LLC
ADOPTED: SEPTEMBER 27, 2005
13. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
14. The applicant shall comply with the provisions of Section 13.24.120 (Drainage),
L.QMC, Engineering Bulletin No. 97.03. More specifically, stormwater falling on site
during the 100 year storm shall be retained within the development, unless otherwise
approved by the City Engineer. Additionally, the 100 year stormwater shall be
retained within the interior street right of way. The tributary drainage area shall
extend to the centerline of adjacent public streets and include any resulting
uncaptured tributary stormwater flows. The design storm shall be either the 3 hour,
6 hour or 24 hour event producing the greatest total run off.
15. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
16. In design of retention facilities, the maximum percolation rate shall be two inches per
hour. The percolation rate will be considered to be zero unless the applicant provides
site specific data indicating otherwise.
17. The project shall be designed to accommodate purging and blowoff water (through
underground piping and/or retention facilities) from any on -site or adjacent well sites
granted or dedicated to the local water utility authority as a requirement for
development of this property.
18. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
19. For on -site common retention basins, retention depth shall be according to
Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shaft be planted
with maintenance free ground cover. For retention basins on individual lots, retention
depth shall not exceed two feet.
UTILITIES
20. 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.
21. 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.
P:\Reports - PC\2005\9-27-05\SDP 2005-837\sdp 2005-837 pc coa.doc 4
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-837
ND LA QUINTA PARTNERS, LLC
ADOPTED: SEPTEMBER 27, 2005
22. The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
Parking Facility
23. The applicant may be required to reconfigure the parking facilities and provide
additional parking to conform with requirements of the LQMC Chapter 9.150
(Parking), ADA requirements aforementioned in PRECISE GRADING approval and as
approved by the City Engineer.
Entry drives, main interior circulation routes, corner cutbacks, ADA accessibility route
to public streets and other features shown on the approved construction plans, may
require additional street widths and other improvements as may be determined by the
City Engineer.
24. 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 Facilities 3.0" a.c./4.5" c.a.b.
or the approved equivalents of alternate materials.
25. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design procedure.
For mix designs over six months old, the submittal shall include recent (less than six
months old at the time of construction) aggregate gradation test results confirming
that design gradations can be achieved in current production. The applicant shall not
schedule construction operations until mix designs are approved.
LANDSCAPING
26. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
27. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
P:\Reports PC\2005\9-27-05\SDP 2005-837\sdp 2005-837 pc coa.doc 5
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL — RECOMMENDED
SITE DEVELOPMENT PERMIT 2005-837
NO LA QUINTA PARTNERS, LLC
ADOPTED: SEPTEMBER 27, 2005
28. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
The applicant shall submit the landscape plans for plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant shall
obtain the signatures of CVWD and the Riverside County Agricultural Commissioner,
prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
29. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer.
30. The Star Jasmine groundcover shall be changed to an alternate groundcover that will
resist sun damage.
31. Groundcover spacing shall be closer to ensure eventual full coverage.
32. Shrub sizes shall be increased to a minimum 5-gallon size.
QUALITY ASSURANCE
33. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
34. 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.
35. 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.
36. 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.
P:\Reports - PC\2005\9-27-05\SDP 2005-837\sdp 2005-837 pc coa.doc 6
)LANNING COMMISSION RESOLUTION 2005-
;ONDITIONS OF APPROVAL — RECOMMENDED
WE DEVELOPMENT PERMIT 2005-837
VD LA QUINTA PARTNERS, LLC
4DOPTED: SEPTEMBER 27, 2005
MAINTENANCE
37. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
38. 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
39. 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.
MISCELLANEOUS
40. The development plans shall be submitted to the Fire Marshal for review and approval
prior to submission to the City for plan check.
41. Pursuant to Zoning Code Section Code Section 9.210.010H this Site Development
Permit is valid for one year from its effective date. Issuance of a building permit is
considered use of said permit.
42. Comments on file in the Community Development Department from the Police
Department shall be considered and implemented where feasible.
43. Prior to issuance of a building permit for this complex, resolution of what steps are
needed to allow addition of the purchased Rancho Santana property must be
determined, with completion of those requirements prior to a Certificate of
Occupancy being issued for the gate house complex.
PAReports - PC\2005\9-27-05\SDP 2005-837\sdp 2005-837 pc coa.doc 7
CASE No.
CASE MAP
ATTACHMENT #1
ki
ORTH
SDP 2005-837 ' SCALE:
NTS
ATTACHMENT #�
Architecture and Landscaping Review Committee
September 7, 2005
Member Thorns stated it should be parallel to the loading dock
and the air conditioning unit g screened from visibility.
3. Committee Member Thorns asked where the green color would
be used. Staff noted tho location on the site plan.
4. Committee Member Thorns asked about the planting adjacent to
the columns on the existing sites and should be repeated on this
building directly adjacent to the columns with vertical elements
such as bougainvillea.
5. Committee Member Bobbitt asked about the planters that were
located at the west end. It is too plain and should be tied to the
parking lot to add it to this building.
6. There being no further questions of the applicant, it was moved
and seconded by Committee Members Bobbitt/Thoms to adopt
Minute Motion 2005-029 recommending approval of Site
Development Permit 2005-840, as recommended and amended:
a. Trash enclosure to be relocated.
b. The air conditioning units shall be screened.
c. Plant material shall be added between the columns
Unanimously approved.
B. Site Development Permit 2005-837; a request of ND La Quinta
Partners, LLC for consideration of architectural and landscape plans for
a guard house (caretakers residence), for the property located on the
south side of Avenue 52, midway between Madison Street and
Monroe Avenue, within The Madison Club.
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 John
Gamlin and Cindy Zamora, representing the applicant.
2. Committee Member Thorns questioned the use of the Star
Jasmine and asked what sizes were to be used. Mr. John
Gamlin stated they would be five gallon plants.
3. Committee Member Bobbitt stated the Star Jasmine will not do
well in the summer months and suggested a substitute. Mr.
G AVVPDOCS\ALRC\9-7-05 ALRC.doc 2
Architecture and Landscaping Review Committee
September 7, 2005
Gamlin stated they are using a horticulturalist and would
confirm with her. Committee Member Bobbitt commended the
design of the building.
4. Committee Member Bobbitt asked if the fireplace element would
be functioning. Mr. Gamlin stated it would.
5. Committee Member Thorns stated the Star Jasmine should be a
five gallon in size and seven feet on center; the Rosemary
should also be five and less than 12 feet.
6. Committee Member Bobbitt stated the overhangs should be
eliminated at the entry or increased the height.
7. There being no further questions of the applicant, it was moved
and seconded by Committee Members Thoms/Bobbitt to adopt
Minute Motion 2005-030 recommending approval of Site
Development Permit 2005-837, as recommended and amended:
a. Ground cover shall be five gallon and planted closer
together and substitute the Star Jasmine with an
alternative.
Unanimously approved.
C. Site Development Permit 2005-838; a request of Bill Sanchez, for
consideration of architectural and conceptual landscaping plans for a
retail commercial building featuring one sub -major unit and ten minor
units within Washington Park Commercial Center, the property
bounded by Highway 111, Avenue 47, Washington Street and Adams
Street.
Associate Planner Andrew Mogensen presented the information
contained in the staff report, a copy of which is on file in the
Community Development Department. Staff introduced Bill
Sanchez, representing the applicant, who gave a presentation
on the project.
2. Committee Member Thom stated the planting area next to the
parking lot is not a problem for the handicapped spaces. In
regard to head -in or slant stalls, there is usually an 18-inch
space back of the curb to allow pedestrians space to step
without interfering with the plantings.
G:\WPDCCS\ALRC\9-7-05 ALRC.doc 3
PH #F
STAFF REPORT
PLANNING COMMISSION
DATE: SEPTEMBER 27, 2005
CASE NO.: ENVIRONMENTAL ASSESSMENT 2005-543 AND TENTATIVE
TRACT 33444
APPLICANT: TOM CULLINAN
PROPERTY
OWNER: CORAL MOUNTAIN TRAILS L.L.C.
ENGINEER: THE KEITH COMPANIES/ STANTEC
LOCATION: WEST OF JEFFERSON, SOUTH OF QUARRY RANCH
REQUEST: CONSIDERATION OF THE SUBDIVISION OF APPROXIMATELY
317.61 ACRES INTO 219 RESIDENTIAL LOTS, AMENITY LOTS,
STREET LOTS, AND OPEN SPACE LOTS
ENVIRONMENTAL
CONSIDERATION: ENVIRONMENTAL ASSESSMENT 2005-543 WAS PREPARED FOR
TENTATIVE TRACT 33444 IN COMPLIANCE WITH THE
REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT OF 1970, AS AMENDED. BASED UPON THIS
ASSESSMENT, WITH MITIGATION MEASURES, THE PROJECT
WILL NOT HAVE A SIGNIFICANT ADVERSE EFFECT ON THE
ENVIRONMENT; THEREFORE, THE COMMUNITY DEVELOPMENT
DIRECTOR HAS RECOMMENDED THAT A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT BE CERTIFIED IN
CONJUNCTION WITH CONSIDERATION
GENERAL PLAN
DESIGNATION: LDR (LOW DENSITY RESIDENTIAL, UP TO 4 DWELLING UNITS
PER ACRE)
ZONING:
RL (LOW DENSITY RESIDENTIAL)
SURROUNDING
ZONING/LAND
USES:
NORTH:
RL / THE QUARRY
SOUTH:
BUREAU OF LAND MANAGEMENT LAND/
UNINCORPORATED RIVERSIDE COUNTY
EAST:
PR/CORAL MOUNTAIN REGIONAL PARK
WEST:
OP/OPEN SPACE
BACKGROUND:
The proposal is located primarily west of the Jefferson Street alignment, and south of
the Quarry/Quarry Ranch development (Attachment 1). The project is nestled between
the Quarry/Quarry Ranch and Lake Cahuilla County Park to the north, recently created
Coral Mountain Park District Park to the west, mountainous open spaces to the east
and the continuation of an alluvial fan open space area to the south.
General Plan
The land use designations for the subject property consist of Low Density Residential
and Open Space with Hillside Overlay designations. The project, with the
recommended conditions of approval, is consistent with the City's General Plan goals
and policies. The project proposes to protect the natural environment, in particular the
open space hillsides, and provide high quality development that promotes the City's
image as the "Gem of the Desert". Jefferson Street will provide access to the project
and is designated as a Secondary Arterial. In addition, Jefferson Street will include a
multi -purpose trail that will maintain an important link for the Boo Hoff Trail, which
currently routes through the subject property. As conditioned, Jefferson Street
provides safe and efficient access to and from the site as well as protects the
residential resort character commonly known in this segment of La Quinta.
Specific Plan 94-025
The proposed subdivision is located within the Green Specific Plan (SP 94-025,
Amendment No. 1) previously approved by the City Council on May 1, 2001 under
Resolution No. 2001-60. The proposed development is in substantial conformance
with the Specific Plan. The Specific Plan allows 277 resort homes on 94.1 acres and
identifies 231.2 acres of open space. The three residential lot sizes/densities (Cove
lots, Estate lots, and Custom lots) allowed within the Specific Plan are 8,000, 10,000
and 30,000 square feet. In addition, the Specific Plan contains design guidelines for
the development with three architectural themes identified: Italian Mediterranean,
French Mediterranean, and Spanish Mediterranean.
Parcel Map 28617
Parcel Map 28617 was approved by the City council on June 5, 2001 under
Resolution 2001-62. This Map subdivided the subject property into three developable
lots and three open space lots. Two of the developable lots are proposed for
development with this Tentative Tract Map; the third lot has been sold and is not a
part of this application. The Open Space lots have been dedicated in perpetuity to
themselves and successor owners as undevelopable natural hillside.
Applicant Request
Tentative Tract 33444
Overview
The applicant is proposing to subdivide the approximately 317.61 acre site into 219
single-family residential lots ranging in size from 8,011 to 21,140 square feet
(Attachment 2). Several miscellaneous lots are designated for streets, landscaping,
open space, drainage, common use, a recreation facility, and a guardhouse.
Residential lots along the west edge of the tract (Lot Nos. 85-92 and 166-178) are
proposed to have drainage easements ranging from ten to 50 feet in width located
along the back of the lots adjacent to hillside slopes. These easements are necessary
for the conveyance of storm water and rock fall protection.
Accompanying the original tentative tract map application, several color illustrations
were given that provide a general design palette for the proposed development. Since
application submittal, minor modifications to the tract design and layout have occurred,
which have resulted in differences between the color site illustration and the actual
tentative tract map being considered (Attachment 3). Please note that the tentative
tract map reflects the latest proposal by the applicant and that the general design
palette remains unchanged.
Open Space Lots
The proposed open space lots (Lots CCC through HHH) total 223.5 acres and are
conditioned to be dedicated as open space lots in perpetuity as undevelopable natural
hillside to themselves and successor owners. Lot BBB, designated a common lot and
located along the northern edge of the property, is shown as an alternate street route
in the Specific Plan to access the buildable lots located to the northwest of the
proposed Tentative Tract (not part of this development). The applicant does not
propose to designate this as a street lot or to build a street access.
Circulation
As previously noted, Jefferson Street is proposed to provide the primary access to and
from the subject site. Though designed, this segment of Jefferson Street has yet to
be constructed and must be completed in advance of development. The applicant is
responsible for the construction of the entire length of Jefferson Street from Avenue
58, and less their proportionate share will be reimbursed through a reimbursement
agreement with the City for costs not associated with the proposed tract development
(Attachment No. 4)•
Located towards the eastern end of the subject site, Jefferson Street divides the
tentative tract with 35 of the 219 residential lots proposed east of the proposed
alignment. The General Plan aligns Jefferson Street with a slight east to west curve as
it travels from north to south through the applicant's hillside property. Heading north
from the subject site, Jefferson Street will connect with Avenue 58. The route is
aligned as a curved roadway through Coral Mountain Park, over the Bureau of
Reclamation dike, connecting with the subject property east of the Quarry Ranch. The
curved roadway portion of Jefferson Street is a City Capital Improvement Project. The
improvements for the portion of Jefferson Street adjacent to the Quarry Ranch are the
combined responsibility of the Quarry Ranch and the applicant. The Quarry Ranch
responsibility was previously bonded for with the approval of final maps for that
development.
Jefferson Street is designated as a Secondary Arterial in the General Plan; the
applicant has proposed a design for Jefferson Street that includes a landscaped
median, two lanes of street improvements and adequate space for the multi -purpose
trail. Parcel Map 28617 included the dedication of 100 feet of right-of-way, which is,
with minor adjustments, sufficient to develop Jefferson Street as proposed. The
applicant is required to construct Jefferson Street along the entire length of the
proposed development up to and abutting the Bureau of Land Management property
immediately to the south. It should be noted that City staff is meeting with the
applicant prior to the Planning Commission meeting and will be discussing right-of-way
width and design in order to ensure that adequate space is available for all uses and
proper landscaping.
The project is conditioned to provide conceptual landscape plans for Jefferson Street
and shall be reviewed by the Architecture and Landscape Review Committee (ALRC)
and approved by the Planning Commission during review of a Site Development Permit
for prototypical homes. The applicant will provide additional information regarding the
proposed common areas for consideration during the same review period.
The subdivision design proposes curvilinear 33 foot wide private streets providing
access to the larger estate lots. Lots of approximately 8,000 square feet are located
along the north property line and are proposed to be clustered villas with access
provided by knuckled driveways.
Residential Estate Lots 150, 153, 154, 170, 171, 172, 187, and 188 have rock
outcroppings that fall under the City's Hillside Conservation Ordinance. The applicant
does not intend to disturb these rock outcroppings and supplied a note on the
Tentative Tract Map indicating these areas are not to be disturbed except for weeding
and re -vegetation with native materials. A condition has been added which requires
that development of these lots show compliance with the City's Hillside Conservation
Ordinance and prohibits disturbance of the outcroppings via a covenant recorded with
the lots.
Relationship to Quarry Ranch
Cross sections are provided illustrating the relationship between the existing Quarry
Ranch homes and the proposed residential lots for this tract. The cross sections show
proposed Lots 41 and 14 in relationship to the lots to north within the Quarry Ranch.
The cross sections also show proposed and existing pad heights at the cross section
locations and their relationships to one another. Residential lot lines in this portion of
the proposed tract are set back varying distances betweenl6 and 40 feet from the
common property line within the Quarry Ranch. The total distance between these
projects from residential lot line to residential lot line vary from approximately 90-150
feet. This area has been proposed to help transitionally buffer the Quarry Ranch from
the proposed development and will be landscaped. The landscape and wall plans will
also be reviewed and approved by the ALRC and Planning Commission. North of the
common property line, within the Quarry Ranch development, is an earthen drainage
channel (which this proposed tract will tie into at Lot QQ). This channel varies in
width between 40-80 feet including a 33 foot wide residential street, Quarry Ranch
Road. This road separates the Quarry Ranch lots (total of 13) from the drainage
channel. These lots take access from Quarry Ranch Road, with the residential units
facing the Golf Course to the north.
As illustrated in the cross sections the pad height difference for many of the proposed
eastern lots is up to approximately 15 feet, with the proposed tentative tract pad
elevations being higher than the residences in Quarry Ranch. This is predominantly
due to grading proposed for this segment of the subject site necessary for gravity flow
sewer conveyance as dictated by the utility easement provided by Quarry Ranch. A
condition has been added limiting the pad height to no greater than what is necessary
for sewer conveyance.
Environmental Assessment
An Environmental Assessment has been prepared recommending a Mitigated Negative
Declaration of environmental impact. Potentially affected environmental factors
identified included biological resources, utilities/service systems, cultural resources,
hydrology/water quality, noise, air quality, geology/soils, and transportation/traffic.
Mitigating measures have been established allowing for a Mitigated Negative
Declaration to be made. Most notable are the mitigating measures to address hillside
protection, stormwater drainage conveyance, and protection of critical habitat. A copy
is attached and incorporated by reference to this report.
Public Notice
This map application was advertised in the Desert Sun newspaper on September 16,
2005. 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. The Mitigated
Negative Declaration is required to be circulated through the State Clearing House for
State agency comments for a 30 day review. The State Clearinghouse distributed the
document to the appropriate agencies; the comment period for this process ends
September 27, 2005.
Public Agency Review
All written comments received are on file with the Community Development
Department. All applicable agency comments received have been made part of the
Conditions of Approval for this case. Comments from agencies are enclosed for
review (Attachment 5).
STATEMENT OF MANDATORY FINDINGS:
Findings necessary to recommend approval of this request can be made, as
conditioned, and contained in the attached Resolutions for the Environmental
Assessment and Tentative Tract Map.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 2005-_, recommending to the City
Council certification of a Mitigated Negative Declaration of environmental impact
for Environmental Assessment 2005-543; and,
2. Adopt Planning Commission Resolution 2005- , recommending to the City
Council approval of Tentative Tract Map 33444, subject to attached Findings
and Conditions of Approval.
Attachments:
1. Location Map
2. Tentative 33444 map exhibit
3. Concept Design Exhibits
4. Jefferson Street Realignment Exhibit
5. Comments from outside agencies
Prepared by:
Les Johnson
Planning Manager
PLANNING COMMISSION RESOLUTION 2005-
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 2005-543 PREPARED
FOR TENTATIVE TRACT MAP 33444
ENVIRONMENTAL ASSESSMENT 2005-543
APPLICANT: CORAL MOUNTAIN TRAILS L.L.C.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did, on the 27" day of September, 2005, hold a duly noticed Public Hearing to
consider the request of Coral Mountain Trails L.L.C. for Environmental Assessment
2005-543 prepared for Tentative Tract 33444 located west of the Jefferson Street
alignment, south of the Avenue 60 alignment , more particularly described as:
APN'S: 776020-004, 005, and 007 through 009
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
Section 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
2005-535.
2. The proposed project will not have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife population to
drop below self sustaining levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range of rare or endangered plants
or animals or eliminate important examples of the major periods of California
history or prehistory.
PAReports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\PC RESO EA 2005-543.doc
Planning Commission Resolution 2005-
Environmental Assessment 2005-543
Coral Mountain Trails L.L.C.
Adopted: September 27, 2005
3. Considering the record as a whole, 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.
4. 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.
5. The proposed project will not result in impacts which are individually limited or
cumulatively considerable when considering planned or proposed development in
the immediate vicinity, as development patterns in the area will not be
significantly affected by the proposed project.
6. 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.
7. There is no substantial evidence in light of the entire record that the project may
have a significant effect on the environment.
8. The City has on the basis of substantial evidence, rebutted the presumption of
adverse effect set forth in 14 CAL Code Regulations 753.5(d).
9. The Planning Commission has considered Environmental Assessment 2005-535
and said Assessment reflects the independent judgment of the City.
10. The location and custodian of the City's records relating to this project is the
Community Development Department located at 78-495 Calle Tampico, La
Quinta, California.
NOW THEREFORE, BE IT RESOLVED by the Planning 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 recommend to the City Council certification of
Environmental Assessment 2005-543 for the reasons set forth in this
Resolution and as stated in the Environmental Assessment Checklist and
P:\Reports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\PC RESO EA 2005-543.doc
Planning Commission Resolution 2005-
Environmental Assessment 2005-543
Coral Mountain Trails L.L.C.
Adopted: September 27, 2005
Mitigation Monitoring Program, attached and on file in the Community
Development Department.
3. That Environmental Assessment 2005-543 reflects the independent judgment of
the City.
PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta
Planning Commission held on this 27`" day of September, 2005, by the following vote,
to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
DOUGLAS R. EVANS,
Community Development Director
City of La Quinta, California
P:\Reports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\PC RESO EA 2005-543.doe
PLANNING COMMISSION RESOLUTION 2005-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
THE SUBDIVISION OF 317.61 ACRES INTO 219
RESIDENTIAL LOTS, OPEN SPACE AND OTHER LOTS
CASE NO.: TENTATIVE TRACT 33444
CORAL MOUNTAIN TRAILS L.L.C.
WHEREAS, The Planning Commission of the City of La Quinta,
California, did on the 27" day of September, 2005, hold a duly noticed Public
Hearing to consider the request of Coral Mountain Trails L.L.C. for the subdivision
of 317.61 acres into 219 single-family residential lots and other miscellaneous lots,
located west of the Jefferson Street alignment, south of the Avenue 60 alignment,
more particularly described as:
APN'S: 776020-004, 005, and 007 through 009
WHEREAS, said Tentative Tract Map has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act
of 1970" as amended (Resolution 83-63) in that the La Quinta Community
Development Department has prepared Environmental Assessment 2005-543 for
this Tentative Tract Map in compliance with the requirements of the California
Environmental Quality Act of 1970, as amended. The Community Development
Director has determined that the project will not have a significant adverse impact
on the environment and therefore, is recommending that a Mitigated Negative
Declaration of environmental impact be certified; 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
recommending approval of said Map:
Finding A - Consistency with the General Plan, Zoning Code and any applicable
Specific Plans
The property land use designation is Low Density Residential (LDR) which allows
up to four residential units per acre. The Land Use Element of the General Plan
encourages differing residential developments throughout the City. This project is
consistent with the goals, policies and intent of the La Quinta General Plan insofar
as the creation of residential lots ranging from 8,000 to 20,000 square foot will
provide a variety of housing types and choices for La Quinta residents. Conditions
are recommended requiring on- and off -site improvements based on the City's
General Plan Circulation Element provisions.
P:\Reports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\PC RESO TT 33444.doc 1
Planning Commission Resolution 2005-
Tentative Tract Map 33444
Coral Mountain Trails L.L.C.
Adopted: September 27, 2005
The property zoning is designated Low Density Residential (RL) and is consistent
with the City's General Plan Land Use Element in that lots exceed the City's
minimum of 7,200 square feet. However, each proposed lot is large enough to
support building detached housing units that are a minimum size of 1,400 square
feet, excluding garage parking areas.
The proposed Tract Map is consistent with Specific Plan 94-051, Amendment No.
1 in that the proposed densities and subdivision layout substantially conform to the
purpose, intent, and standards in the Specific Plan.
All plans for future single-family homes will be consistent with the provisions of the
City's Specific Plan and Zoning Code in effect at the time building permits are
acquired. The development of the project, as conditioned, will be compatible with
the surrounding area.
Finding B - Site Design and Improvements
The subdivision layout is consistent with the Land Use Goals and Policies in the
City's General Plan, which focuses on the facilitation and integration of
development, through desirable character and sensitive design residential
neighborhoods to enhance the existing high quality of life.
Infrastructure improvements to serve this project are located in the immediate area
and will be extended based on the recommended Conditions of Approval. The
private loop streets will provide access to each single-family lot in compliance with
City requirements, as prepared.
Jefferson Street improvements from Avenue 58 to the proposed project will be
guaranteed as required by the City's General Plan Circulation Element at the time
the final map is considered pursuant to Section 13.20.100 of the Subdivision
Ordinance. Provisions shall be made to the map's design to allow the project to be
gated, ensuring adequate vehicle stacking and turnaround areas.
Finding C - The design of the subdivision or the proposed improvements is not
likely to cause substantial environmental damage, or substantially injure fish or
wildlife, or their habitat.
A Mitigated Negative Declaration (EA 94-287) for Specific Plan 94-025 has been
previously certified on June 5, 2001. After evaluation, the Community
Development Department has determined that the proposed Map requires an
updated environmental assessment. A Mitigated Negative Declaration
(Environmental Assessment 2005-543) has been prepared by the City of La Quinte
2
Planning Commission Resolution 2005-
Tentative Tract Map 33444
Coral Mountain Trails L.L.C.
Adopted: September 27, 2005
Community Development Department and based upon this Assessment, the project
may have a significant adverse effect on the environment; however, mitigation
measures will be imposed on the project to reduce impacts to a less than
significant level.
The environmental analysis concluded that this project will not cause substantial
environmental damage or injury to fish or wildlife, or their habitat because adequate
mitigation is proposed reduce 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 a rare or endangered plant or animal or
eliminate important examples of the major periods of California history or
prehistory.
Finding D - The design of the subdivision, or type of improvements, is not likely to
cause serious public health problems.
The design of the subdivision, as conditionally approved, will not cause serious
public health problems since installation of urban improvements will be based on
City, State, and Federal requirements.
Finding E - The design of the lot, or type of improvements, will not conflict with
easements acquired by the public at large, for access through or use of, property
within the proposed subdivision in that the proposed internal streets will be
privately owned and maintained, and that there will be no publicly -owned
improvements within the Tentative Tract Map.
The proposed streets are planned to provide direct access to each single-family lot.
All required public easements will provide access to the site or support necessary
infrastructure improvements.
Finding F - Public Health Concerns
The design of the proposed subdivision map and related improvements are not
likely to cause serious public health problems, in that responsible agencies have
reviewed the project for these issues with no significant concerns identified. The
health, safety and welfare of current and future residents can be assured based on
the recommended conditions, which serve to implement mitigation measures for
the project.
3
Planning Commission Resolution 2005-
Tentative Tract Map 33444
Coral Mountain Trails L.L.C.
Adopted: September 27, 2005
Site improvements comply with City requirements provided water retention is
handled in common basin(s). Dust control measures shall be required during any
further on -site construction work as required by Chapter 6.16 of the Municipal
Code. The site is physically suitable for the proposed land division, as the area
proposed for development contains gentle slopes containing only minor physical
constraints, and the Map design is consistent with other surrounding parcels.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the
Planning Commission in this case;
2. That the Planning Commission does hereby recommend approval of Tentative
Tract Map 33444 to the City Council for the reasons set forth in this
Resolution, subject to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this 27" day of September, 2005, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
DOUGLAS R. EVANS
Community Development Director
City of La Quinta, California
9
rLANNING COMMISSION RESOLUTION 2005-
;ONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 33444
ORAL MOUNTAIN TRAILS, LLC
;EPTEMBER 27, 2005
,FNFRAL
The applicant agrees to defend, indemnify and hold harmless the City of La Quinta
("City"), its agents, officers and employees from any claim, action or proceeding to
attack, set aside, void, or annul the approval of this Tentative Tract Map, or any Final
Map recorded thereunder. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
Z. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with
the requirements and standards of Government Code § § 66410 through 66499.58
(the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code
("LQMC")•
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies:
Fire Marshal
Public Works Department (Grading Permit, Green Sheet (Public Works
Clearance) for Building Permits, Improvement Permit)
• Community Development Department
a Riverside Co. Environmental Health Department
e 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
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:\Reports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\Std COA - TM-33444.doe
ILANNING COMMISSION RESOLUTION 2005-
,ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 33444
;ORAL MOUNTAIN TRAILS, LLC
iEPTEMBER 27, 2005
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.
I•. The applicant shall comply with applicable provisions of the City's NPDES stormwater
discharge permit, Sections 8.70.010 at seq. (Stormwater Management and Discharge
Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County
Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-
DWQ.
A. For construction activities including clearing, grading or excavation of land that
disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of
land, but which is a part of a construction project that encompasses more than
one (1) acre of land, the Permitee shall be required to submit a Storm Water
Pollution Protection Plan ("SWPPP").
The applicant or design professional can obtain the California Stormwater
Quality Association SWPPP template at www.cabmphandbooks.com for use in
their SWPPP preparation.
B. The applicant's SWPPP shall be approved by the City Engineer prior to any on
or off -site grading being done in relation to this project.
C. The applicant shall ensure that the required SWPPP is available for inspection
at the project site at all times through and including acceptance of all
improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following Best
Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
PAReports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\Std COA - TM-33444.doc 2
tLANNING COMMISSION RESOLUTION 2005-
:ONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
'EPTEMBER 27, 2005
E. All erosion and sediment control BMPs proposed by the applicant shall be
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire duration of
project construction until all improvements are completed and accepted by the
City.
i. 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).
'ROPERTY RIGHTS
5. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and
other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements.
7. The applicant shall offer for dedication on the Final Map all public street right-of-ways
in conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer. The applicant shall also provide
recorded easements for any additional right of way required below.
8. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Jefferson Street - An additional two feet of right of way is required
within the project site in addition to the 100-foot right of way dedicated
per Parcel Map No. 28617, except as adjusted by TTM 33444. The
right of way requirements are for a 10-foot multipurpose trail, 8-foot
parkway, 6-foot bike lane, 1 1-foot and 13-foot south bound lanes, 12-
foot landscaped median, 13-foot and 1 1-foot north bound lanes, 6-foot
bike lane and 12-foot parkway. An additional 10' landscape
easement/setback shall be provided on each side of the right-of-way for
a total width of 122 feet.
P:\Reports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\Std COA - TM-33444.doc 3
PLANNING COMMISSION RESOLUTION 2005-
:ONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 33444
,ORAL MOUNTAIN TRAILS, LLC
;EPTEMBER 27, 2005
2) Jefferson Street (northerly terminus of Jefferson Street Realignment to
Cahuilla Park Road, 96' ROW) - The applicant shall work with the City,
Bureau of Reclamation, and/or Coachella Valley Water District to acquire
ninety six (96') feet of right of way dedication from the United States
Department of Interior's Bureau of Reclamation for construction of
Jefferson Street between Avenue 58 and Cahuilla Park Road to
accommodate improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
3) Jefferson Street (Cahuilla Park Road to the northerly boundary of
Tentative Tract Map No. 33444) - The applicant shall work with the
City, Bureau of Reclamation, and/or Coachella Valley Water District to
acquire fifty six (56') feet of right of way dedication east of the
Jefferson Street Realignment centerline from the United States
Department of Interior's Bureau of Reclamation for construction of
Jefferson Street between Cahuilla Park Road and the northerly boundary
of Tentative Tract Map No. 33444 to accommodate improvements
conditioned under STREET AND TRAFFIC IMPROVEMENTS. Forty four
(44') of right of way west of the Jefferson Street Realignment has been
dedicated by Tentative Tract Map No. 30651.
4) Cahuilla Park Road - The applicant shall work with the City, Bureau of
Reclamation, and/or Coachella Valley Water District to acquire additional
public street right of way dedication from the United States Department
of Interior's Bureau of Reclamation to connect Cahuilla Park Road to
Jefferson Street as shown on the applicant's Jefferson Street
Realignment Exhibit and as required by the Public Works Department.
5) The approval of TTM 33444 is contingent upon the acquisition of the
right of way identified in items 8.A.2-4 prior to approval of the Final
Map. Adjustments to items 8.A.2-4 caused by ROW acquisition shall
be approved by the Community Development and Public Works
Departments.
9. The applicant shall retain for private use on the Final Map all private street right-of-
ways in conformance with the City's General Plan, Municipal Code, applicable
specific plans, and/or as required by the City Engineer.
10. The private street right-of-ways to be retained for private use required for this
development include:
PAReports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\Std COA - TM-33444.doc 4
PLANNING COMMISSION RESOLUTION 2005-
:ONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
;EPTEMBER 27, 2005
A. PRIVATE STREETS
11 Private Residential Streets measured at gutter or curb flow line to gutter
or curb flow line: 32-foot travel width with parking restricted to one
side and provided there is adequate off-street parking for residents and
visitors, and the applicant establishes provisions for ongoing
enforcement of the parking restriction in the CC&R's. The CC&R's shall
be reviewed by the Engineering Department prior to recordation.
(NOTE: this would require a minor widening of the proposed private
street section.)
B. CUL DE SACS
1) The cul de sac shall conform to the shape shown on the tentative map
with a 38-foot curb radius at the bulb or larger as shown on the
tentative map.
C. KNUCKLES
1) The knuckles shall conform to the shape shown on the tentative tract
map except for minor revision as may be required by the City Engineer.
11. Dedications shall include additional widths as necessary for dedicated right and left
turn lanes, bus turnouts, and other features contained in the approved construction
plans.
Pursuant to this requirement, the Applicant shall include in the submittal packet
containing the draft final map submitted for map checking, an offsite street geometric
layout, drawn at 1 „ equals 40 feet, detailing the following design aspects: median
curb line, outside curb line, lane line alignment including lane widths, left turn lanes,
deceleration lane(s) and bus stop turnout(s). The geometric layout shall be
accompanied with sufficient professional engineering studies as approved by the City
Engineer to confirm the appropriate length of all proposed turn pockets and auxiliary
lanes that may impact the right of way dedication required of the project and the
associated landscape setback requirement.
12. When the City Engineer determines that access rights to the proposed street right-of-
ways shown on the approved Tentative Tract Map are necessary prior to approval of
the Final Map dedicating such right-of-ways, the applicant shall grant the necessary
right-of-ways within 60 days of a written request by the City.
P:\Reports - PC\2005\9.27-05\TT 33444 Coral Mountain Trails\Std COA - TM-33444.doc 5
'LANNING COMMISSION RESOLUTION 2005-
:ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
iEPTEMBER 27, 2005
13. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility
easement contiguous with, and along both sides of all private streets. Such
easement may be reduced to five feet in width with the express written approval of
IID.
14. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Jefferson Street - 10-foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall design
is approved.
The setback requirements shall apply to all frontages including, but not limited to,
remainder parcels and sites dedicated for utility purposes.
Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the
applicant shall offer for dedication blanket easements for those purposes on the Final
Map.
15. At locations where the onsite finished grade adjacent to the landscaped setback lot
has an elevation differential with respect to the arterial street top of curb exceeding
5 feet, the applicant shall comply with, and accommodate, the maximum slope
gradients in the parkway/setback area and meandering sidewalk requirements by
either: 1) increasing the landscape setback size as needed, or 2) installing retaining
walls between the sidewalk and the back of the landscaped area as needed.
16. The applicant shall offer for dedication those easements necessary for the placement
of, and access to, utility lines and structures, drainage basins, mailbox clusters, park
lands, and common areas on the Final Map.
17. Direct vehicular access to Jefferson Street from lots with frontage along Jefferson
Street is restricted, except for those access points identified on the tentative tract
map, or as otherwise conditioned in these conditions of approval. The vehicular
access restriction shall be shown on the recorded final tract map. Final design of
driveway, easements and gates shall be subject to review and approval of the Public
Works Director.
18. The applicant shall furnish proof of easements, or written permission, as appropriate,
from those owners of all abutting properties on which grading, retaining wall
construction, permanent slopes, or other encroachments will occur.
PAReports - PCt200519-27-051TT 33444 Coral Mountain Trails\Std COA - TM-33444.doc 6
rLANNING COMMISSION RESOLUTION 2005-
,ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
P'EPTEMBER 27, 2005
19. The applicant shall cause no easement to be granted, or recorded, over any portion of
the subject property between the date of approval of the Tentative Tract Map and the
date of recording of any Final Map, unless such easement is approved by the City
Engineer.
:INAL MAPS
?0. Prior to the City's approval of a Final Map, the applicant shall furnish accurate
AutoCAD files of the Final Map that was approved by the City's map checker on a
storage media acceptable to the City Engineer. Such files shall be in a standard
AutoCAD format so as to be fully retrievable into a basic AutoCAD program.
Where a Final Map was not produced in an AutoCAD format, or produced in a file
that can be converted to an AutoCAD format, the City Engineer will accept a raster -
image file of such Final Map. The Final Map shall be of a 1 " = 40' scale.
21. The applicant shall have all required dedications along the Jefferson Street right of
way recorded along with the Final Map process.
MPROVEMENT 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.
22. 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.
23. 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
P:\Reports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\Std COA - TM-33444.doc 7
'LANNING COMMISSION RESOLUTION 2005-
=DITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
>EPTEMBER 27, 2005
NOTE: A through C to be submitted concurrently.
D. Off -Site Street Improvement/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
E. Off -Site Signing & Striping Plan 1 " = 40' Horizontal
The Off -Site street improvement plans shall have separate plan sheet(s) (drawn
at 20 scale) that show the meandering sidewalk, mounding, and berming
design in the combined parkway and landscape setback area.
F. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
NOTE: D through F to be submitted concurrently.
The following plans shall be submitted to the Building and Safety Department for
review and approval. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the Building and Safety Director in writing. Plans may be
prepared at a larger scale if additional detail or plan clarity is desired. Note, the
applicant may be required to prepare other improvement plans not listed here
pursuant to improvements required by other agencies and utility purveyors.
G. On -Site Residential Precise Grading Plan 1 " = 30' Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
All Off -Site Plan & Profile Street Plans and Signing & Striping Plans shall show all
existing improvements for a distance of at least 200-feet beyond the project limits, or
a distance sufficient to show any required design transitions.
All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit
Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs
at fire hydrants) and Street Name Signs per Public Works Standard Plans and/or as
approved by the Engineering Department.
"Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top
Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover,
or sufficient cover to clear any adjacent obstructions. The sound study shall be
submitted along with the rough grading plans for City Engineer approval.
P:\Reports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\Std COA - TM33444.doc 8
PLANNING COMMISSION RESOLUTION 2005-
:ONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 33444
;ORAL MOUNTAIN TRAILS, LLC
;EPTEMBER 27, 2005
The applicant shall prepare an accessibility assessment on a marked up print of the
building floor plan identifying every building egress and notes the 2001 California
Building Code accessibility requirements associated with each door. The assessment
must comply with submittal requirements of the Building & Safety Department. A
copy of the reviewed assessment shall be submitted to the Engineering Department
in conjunction with the Site Development Plan when it is submitted for plan checking.
24. The City maintains standard plans, detail sheets and/or construction notes for
elements of construction which can be accessed via the Online Engineering Library at
the City website (www.la-quinta.org). Navigate to the Public Works Department
home page and look for the Online Engineering Library hyperlink.
25. 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.
IMPROVEMENT SECURITY AGREEMENTS
26. Prior to approval of any Final Map, the applicant shall construct all on and off -site
improvements and satisfy its obligations for same, or shall furnish a fully secured and
executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction
of such improvements and the satisfaction of its obligations for same, or shall agree
to any combination thereof, as may be required by the City.
27. Any Subdivision Improvement Agreement ("SIA") entered into by and between the
applicant and the City of La Quinta, for the purpose of guaranteeing the completion
of any improvements related to this Tentative Tract Map, shall comply with the
provisions of Chapter 13.28 (Improvement Security), LQMC.
28. Improvements to be made, or agreed to be made, shall include the removal of any
existing structures or other obstructions which are not a part of the proposed
improvements; and shall provide for the setting of the final survey monumentation.
PAReports - PC\2005\9.27-05\TT 33444 Coral Mountaln TrailsMd COA - TM-33444.doe 9
OLANNING COMMISSION RESOLUTION 2005-
:ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
P'EPTEMBER 27, 2005
When improvements are phased through a "Phasing Plan," or an administrative
approval (e.g., Site Development Permits), all off -site improvements and common on -
site improvements (e.g., backbone utilities, retention basins, perimeter walls,
landscaping and gates) shall be constructed, or secured through a SIA, prior to the
issuance of any permits in the first phase of the development, or as otherwise
approved by the City Engineer.
Improvements and obligations required of each subsequent phase shall either be
completed, or secured through a SIA, prior to the completion of homes or the
occupancy of permanent buildings within such latter phase, or as otherwise approved
by the City Engineer.
In the event the applicant fails to construct the improvements for the development,
or fails to satisfy its obligations for the development in a timely manner, pursuant to
the approved phasing plan, the City shall have the right to halt issuance of all
permits, and/or final inspections, withhold other approvals related to the development
of the project, or call upon the surety to complete the improvements.
29. Depending on the timing of the development of this Tentative Tract Map, and the
status of the off -site improvements at the time, the applicant may be required to:
A. Construct certain off -site improvements.
B. Construct additional off -site improvements, subject to the reimbursement of its
costs by others.
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
F. Off -Site Improvements should be completed on a first priority basis. The
applicant shall complete Off -Site Improvements in the first phase of
construction or by the issuance of the 20% Building Permits.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map, or
the issuance of any permit related thereto, reimburse the City for the costs of such
improvements.
30. If the applicant elects to utilize the secured agreement alternative, the applicant shall
submit detailed construction cost estimates for all proposed on -site and off -site
PAReports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\Std COA • TM-33444.doc 10
rLANNING COMMISSION RESOLUTION 2005-
:ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
9EPTEMBER 27, 2005
improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the unit
cost schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall be
approved by the City Engineer.
At the time the applicant submits its detailed construction cost estimates for
conditional approval of the Final Map by the City Council, the applicant shall also
submit one copy each of an 8-1 /2" x 11 " reduction of each page of the Final Map,
along with a copy of an 8-1 /2" x 11 " Vicinity Map.
Estimates for improvements under the jurisdiction of other agencies shall be approved
by those agencies and submitted to the City along with the applicant's detailed cost
estimates.
Security will not be required for telephone, natural gas, or Cable T.V. improvements.
31. 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
32. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
33. 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. All right of way
dedications enumerated in PROPERTY RIGHTS and/or street improvements
enumerated in STREET AND TRAFFIC IMPROVEMENTS shall be in place prior to said
occupancy as approved by the City Engineer.
34. To obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
PAReports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\Std COA - TM-33444.doc 11
'LANNING COMMISSION RESOLUTION 2005-
:ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 33444
;ORAL MOUNTAIN TRAILS, LLC
'EPTEMBER 27, 2005
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with Sections
8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm
Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary Soils
Report, and shall be certified as being adequate by a soils engineer, or by an
engineering geologist.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
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.
35. 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.
36. Grading within the perimeter setback and parkway areas shall have undulating terrain
and shall conform with the requirements of LQMC Section 9.60.240(F) except as
otherwise modified by this condition requirement. The maximum slope shall not
exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e.
the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted
with ground cover. The maximum slope in the first six (6) feet adjacent to the curb
shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the
curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All
unpaved parkway areas adjacent to the curb shall be depressed one and one-half
inches (1 .5") in the first eighteen inches (18") behind the curb.
37. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on the tentative map, unless the
pad elevations have other requirements imposed elsewhere in these Conditions of
Approval.
38. Building pad elevations of perimeter lots shall not differ by more than five feet from
the building pads in adjacent developments except as necessary for sewer utility
conveyance.
PAReports - PC\2005\9.27-05\TT 33444 Coral Mountain Trails\Std COA - TM-33444.doc 12
rLANNING COMMISSION RESOLUTION 2005-
=101ITIONS OF APPROVAL — RECOMMENDE
'ENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
iEPTEMBER 27, 2005
When it is necessary to exceed five feet, the applicant shall minimize the differences
in elevation between the adjoining properties and the lots within this development by
implementing the following:
■ Constructing a perimeter wall 6 feet in height at the top of the on -site slope;
■ Provide for significant landscaping; and
a Final slope shall not exceed 3:1.
Where compliance within the above stated limits is impractical, the City may consider
alternatives that are shown to minimize safety concerns, maintenance difficulties and
neighboring -owner dissatisfaction with the grade differential. All plans to mitigate
height difference shall be reviewed and approved by the Community Development
and Public Works Department.
39. Except as previously conditioned herein, prior to any site grading or regrading that
will raise or lower any portion of the site by more than plus or minus three tenths of
a foot from the elevations shown on the approved Tentative Tract Map, the applicant
shall submit the proposed grading changes to the City Staff for a substantial
conformance finding review.
40. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or surveyor.
Each pad certification shall list the pad elevation as shown on the approved grading
plan, the actual pad elevation and the difference between the two, if any. Such pad
certification shall also list the relative compaction of the pad soil. The data shall be
organized by lot number, and listed cumulatively if submitted at different times.
41. ' This development shall comply with Chapter 8.11 (Flood Hazard Regulations), LQMC.
If any portion of any proposed building lot in the development is or may be located
within a flood hazard area as identified on the City's Flood Insurance Rate Maps, the
development shall be graded to ensure that all floors and exterior fill (at the
foundation) are above the level of the project (100-year) flood and building pads are
compacted to 95% Proctor Density as required in Title 44 of the Code of Federal
Regulations, Section 65.5(a) (6). Prior to issuance of building permits for lots which
are so located, the applicant shall furnish elevation certifications, as required by
FEMA, that the above conditions have been met.
DRAINAGE
42. The applicant shall revise proposed retention basins to comply with the provisions of
Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More
P:\Reports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\Std COA - TM-33444.doc 13
ILANNING COMMISSION RESOLUTION 2005-
:ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
>EPTEMBER 27, 2005
specifically, stormwater falling on site during the 100 year storm shall be retained
within the development, unless otherwise approved by the City Engineer.
Additionally, the 100 year stormwater shall be retained within the interior street right
of way. The tributary drainage area shall extend to the centerline of adjacent public
streets and include any resulting uncaptured tributary stormwater flows. The design
storm shall be either the 3 hour, 6 hour or 24 hour event producing the greatest total
run off. Additionally, the applicant or his design professional shall submit a sensitivity
analysis to the City Engineer for approval that addresses the design requirements for
the 2,390 acre watershed for maximum project storm per CVWD project storm
standards.
Q. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
f4. 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.
45. In design of retention facilities, the maximum percolation rate shall be two inches per
hour. The percolation rate will be considered to be zero unless the applicant provides
site specific data indicating otherwise.
46. The project shall be designed to accommodate purging and blowoff water (through
underground piping and/or retention facilities) from any on -site or adjacent well sites
granted or dedicated to the local water utility authority as a requirement for
development of this property.
47. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and Public Works Director.
48. For on -site common retention basins, retention depth shall be according to
Engineering Bulletin 97.03, and side slopes shall not exceed 3:1 and shall be planted
with maintenance free ground cover.
49. Stormwater may not be retained in landscaped parkways or landscaped setback lots
Only incidental storm water (precipitation which directly falls onto the setback) will
PAReports - PC\2005\9-27.05\TT 33444 Coral Mountaln Trails\Std COA - TM-33444.doc 14
)LANNING COMMISSION RESOLUTION 2005-
;ONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 33444
;ORAL MOUNTAIN TRAILS, LLC
;EPTEMBER 27, 2005
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.O4O(B)(7), LQMC.
50. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
51. The development shall be graded to permit storm flow in excess of retention capacity
to flow out of the development through a designated overflow and into the historic
drainage relief route.
52. The applicant is hereby notified that future site modifications may be necessary
including, but not limited to lot and street reconfiguration. Verification of the
proposed storm water retention system is subject to review and approval by the
Coachella Valley Water District. If in the event, the proposed retention capacity or
pass through storm water flow is found to be inadequate during final design, the
Applicant shall revise what is currently proposed in the preliminary hydrology study
and make adjustments to the site layout as needed to accommodate the increased
retention/detention or pass through capacity required to satisfy safety issues of the
Public Works Department and CVWD.
Pursuant to the aforementioned, the applicant may be required to construct additional
underground and aboveground drainage facilities to convey on site and off site
stormwater as well as stormwater from adjacent mountainous terrain that historically
flows onto and/or through the project site. Any proposed channels that convey
stormwater shall be lined to protect against erosion as required by the Public Works
Department and CVWD. Native rock and soil cover shall be provided for all concrete
drainage improvements.
53. The applicant shall advise prospective buyers of the drainage easement area and
place in the CC&Rs and as a deed restriction that property owners are prohibited
from construction within the easement area. Additionally, the CC&Rs shall provide
for access and perpetual maintenance of the drainage easements.
54. Drainage easement areas shall be as shown on the hydrology report as approved by
the City Engineer. The applicant shall be advised of adjustment of the drainage based
on the approval of the hydrology report. A no build clause shall be defined on the
final map as well as in the CC&Rs. A covenant shall be recorded on each lot
notifying property owners of this condition. The CC&Rs shall be submitted to the
Community Development Department and Public Works along with any final map
application.
PAReports - PC\2005\9-27-05\TT 33444 Coral Mountaln Trails\Std COA - TM-33444.doc 15
'LANNING COMMISSION RESOLUTION 2005-
:ONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 33444
,ORAL MOUNTAIN TRAILS, LLC
>EPTEMBER 27, 2005
i5. In addition to any zoning district yard setback, structure setbacks, including pools,
shall be 5 feet from all drainage easements or as determined by the Public Works
Director upon review of the final hydrology, soils reports, and construction plans.
JTILITIES
56. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
57. 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.
58. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground. The applicant is required to design
and install any modification to existing utilities located in the existing Avenue 58 to
properties and development to the west of the proposed Jefferson Street
Realignment.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
59. 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.
60. The applicant shall install and bond for all utility design and construction required for
the development up to its southerly property line to include extension of water,
sewer, telephone, cable and electrical service as required by the utility or servicing
companies. This requirement shall be applicable to the utility work within or adjacent
to the Jefferson Street Realignment.
STREET AND TRAFFIC IMPROVEMENTS
61. 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
P:\Reports - PC\2005\9.27-05\TT 33444 Coral Mountain Trails\Std COA - TM-33444.doc 16
'LANNING COMMISSION RESOLUTION 2005-
:ONDITIONS OF APPROVAL - RECOMMENDED
ENTATIVE TRACT MAP 33444
,ORAL MOUNTAIN TRAILS, LLC
>EPTEMBER 27, 2005
13.24.080 (Street Design - Private Streets), where private streets are proposed.
32. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Jefferson Street (Within the Tentative Tract Map Boundary):
a) Widen Jefferson Street along all frontage adjacent to the
Tentative Map boundary to the ultimate width on both side of the
centerline as a requirements of these conditions and as approved
by the City Engineer. The curb to curb street improvement shall
be seventy two feet to accommodate a 6-foot bike lane, 1 1-foot
and 13-foot southbound lanes, a 12-foot landscaped median, a
13-foot and 11-foot north bound lanes and a 6-foot bike lane.
Design the roadway pavement to La Ouinta's urban arterial
design standard. The Applicant is hereby notified that future
street modifications may be necessary including, but not limited
to street width and other ancillary street improvements. The
aforementioned street improvements may also be modified if a
future General Plan Amendment is approved to reduce the street
classification for Jefferson Street south of Cahuilla Park Road.
The interim street improvements shall include a temporary edge
of pavement and interim improvement between edge of
pavement and project walls.
Other required improvements in the Jefferson 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, plus a single
overhead street light at each street connecting to Jefferson
Street or adequate monument lighting as approved by the City
Engineer and the Community Development Director.
c) 8-foot wide meandering sidewalk along the east side within the
17-foot parkway. The meandering sidewalk shall have an
arrhythmic horizontal layout that utilizes concave and convex
curves with respect to the curb line that touches the back of
curb at intervals not to exceed 250 feet. The sidewalk curvature
radii should vary between 50 and 300 feet and at each point of
reverse curvature, the radius should change to assist in creating
PAReports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\Std COA - TM-334".doc 17
PLANNING COMMISSION RESOLUTION 2005-
,ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
iEPTEMBER 27, 2005
the arrhythmic layout. The sidewalk shall meander into the
landscape setback lot and approach within 5 feet of the
perimeter wall at intervals not to exceed 250 feet.
d) As proposed by the applicant, construct a 12-foot landscaped
median. As said improvements are in excess of Secondary
Arterial roadway improvements required by the General Plan, the
applicant shall construct and maintain said improvements at it's
own cost. Median breaks for left turn deceleration lanes shall be
provided at access driveways as approved by the City Engineer.
e) Establish a benchmark in the Jefferson Street right of way and
file a record of the benchmark with the County of Riverside.
f) Construct a cul de sac at the southerly end of this tentative tract
map. If the applicant is not able to obtain the necessary right of
way to construct said cul de sac, the applicant shall reconfigure
the Jefferson Street right of way and adjacent lots accordingly.
g) A 10-foot wide Multi -Purpose Trail. The applicant shall construct
a multi -use trail per La Quinta Standard 260 along the on the
west side of Jefferson Street 8 feet from the west curb face.
The location and design of the trail shall be approved by the City
Engineer. 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.
Bonding for the fence to be installed shall be posted prior to final
map approval. At grade intersection crossings shall be of a
medium and design and location as approved by the Engineering
Department on the street improvement plan submittal.
2) Jefferson Street (northerly terminus of Jefferson Street Realignment to
Cahuilla Park Road - Secondary Arterial with Class II Bike Lane, 96'
ROW):
a) Widen Jefferson Street from the northerly terminus of Jefferson
Street Realignment to Cahuilla Park Road to its ultimate width to
accommodate a Secondary Arterial with Class II Bike Lane and as
approved by the City Engineer. The curb to curb street
improvement shall be seventy two feet.
Other required improvements in the Jefferson Street right or way and/or
adjacent landscape setback area include:
PAReports - PC\200519-27-051TT 33444 Coral Mountain Trails\Std COA - TM-33444.doc 18
rLANNING COMMISSION RESOLUTION 2005-
,ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
iEPTEMBER 27, 2005
b) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs, plus a single
overhead street light at each street connecting to Jefferson
Street or adequate monument lighting as approved by the City
Engineer and the Community Development Director.
c) 8-foot wide meandering sidewalk along the west side within the
12-foot parkway. The meandering sidewalk shall have an
arrhythmic horizontal layout that utilizes concave and convex
curves with respect to the curb line that touches the back of
curb at intervals not to exceed 250 feet. The sidewalk curvature
radii should vary between 50 and 300 feet and at each point of
reverse curvature, the radius should change to assist in creating
the arrhythmic layout. The sidewalk shall meander into the
landscape setback lot and approach within 5 feet of the
perimeter wall at intervals not to exceed 250 feet.
d) A 10-foot wide Multi -Purpose Trail. The applicant shall construct
a multi -use trail per La Quinta Standard 260 along the on the
east side of Jefferson Street. The location and design of the trail
shall be approved by the City Engineer. 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. Bonding for the fence to be installed shall be posted
prior to final map approval. At grade intersection crossings shall
be of a medium and design and location as approved by the
Engineering Department on the street improvement plan
submittal.
3) Jefferson Street (Cahuilla Park Road to the northerly boundary of
Tentative Tract Map No. 33444, 100' ROW):
a) Widen Jefferson Street from Cahuilla Park Road to the northerly
boundary of Tentative Tract Map No. 33444 to the ultimate
width on both side of the centerline as a requirements of these
conditions and as approved by the City Engineer. The curb to
curb street improvement shall be seventy two feet to
accommodate a 6-foot bike lane, 1 1-foot and 13-foot
southbound lanes, a 12-foot landscaped median, a 13-foot and
11-foot north bound lanes and a 6-foot bike lane. Design the
roadway pavement to La Quinta's urban arterial design standard.
The applicant is hereby notified that future street modifications
may be necessary including, but not limited to street width and
PAReports - PC\2005\9.27-05\TT 33444 Coral Mountain Trails\Std COA - TM-33444.doe 19
'LANNING COMMISSION RESOLUTION 2005-
:ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
9EPTEMBER 27, 2005
other ancillary street improvements. The aforementioned street
improvements may also be modified if a General Plan
Amendment is approved to reduce the street classification for
Jefferson Street south of Cahuilla Park Road.
Other required improvements in the Jefferson 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, plus a single
overhead street light at each street connecting to Jefferson
Street or adequate monument lighting as approved by the City
Engineer and the Community Development Director.
c) 8-foot wide meandering sidewalk along the east side within the
12-foot parkway. The meandering sidewalk shall have an
arrhythmic horizontal layout that utilizes concave and convex
curves with respect to the curb line that touches the back of
curb at intervals not to exceed 250 feet. The sidewalk curvature
radii should vary between 50 and 300 feet and at each point of
reverse curvature, the radius should change to assist in creating
the arrhythmic layout. The sidewalk shall meander into the
landscape setback lot and approach within 5 feet of the
perimeter wall at intervals not to exceed 250 feet.
d) A 10-foot wide Multi -Purpose Trail. The applicant shall construct
a multi -use trail per La Quinta Standard 260 along the on the
west side of Jefferson Street 8 feet from the west curb face.
The location and design of the trail shall be approved by the City
Engineer. 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.
Bonding for the fence to be installed shall be posted prior to final
map approval. At grade intersection crossings shall be of a
medium and design and location as approved by the Engineering
Department on the street improvement plan submittal.
The applicant shall enter into a Reimbursement Agreement with the City of La Quinta
for construction of Jefferson Street from the northerly terminus at Avenue 58 to the
Tentative Tract Map No. 33444 northerly boundary (Items 2) and 3) above). Said
reimbursement shall not include any upgrade work proposed by the applicant. The
applicant is responsible for all cost to design and construct of Jefferson Street
Improvements (Item 1) above) within the property boundary.
PAReports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\Std COA - TM-334".doc 20
rLANNING COMMISSION RESOLUTION 2005-
;ONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
SEPTEMBER 27, 2005
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).
Trail crossings for public trails may be required to connect existing and proposed
trails. Trail crossings, pavement material, signs and other improvements shall be
subject to approval by Community Development Director and Public Works Director.
B. PRIVATE STREETS
1► Construct 32-foot wide travel width as shown on the tentative map
measured from gutter flow line to gutter flow line, provided parking is
restricted to one side and there is adequate off-street parking for
residents and visitors, and the applicant makes provisions for perpetual
enforcement of the restrictions.
2) The location of driveways of corner lots shall not be located within the
curb return and away from the intersection when possible.
3) Driveways to Lots 210 and 211 are prohibited on the entry road to
Jefferson Street (Lot B) and shall be located on Lot C Street at the
south and north property lines, respectively.
C. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay -out shown on the tentative
map with 38-foot curb radius or greater at the bulb similar to the layout
shown on the rough grading plan.
D. KNUCKLES
1) Construct the knuckles to conform to the lay -out shown in the tentative
tract map, except for minor revisions as may be required by the City
Engineer.
63. The main gated entry shall provide for a three -car minimum stacking capacity for
inbound traffic to be a minimum length of 62 feet from call box to the street; and
shall provide for a full turn -around outlet for non -accepted vehicles. Two lanes of
traffic shall be provided on the entry side of the main gated entry, one lane shall be
dedicated for residents, 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.
P:\Reports - PC\2005\S-27-05\TT 33444 Coral Mountain Trails\Std COA - TM-33444.doc 21
PLANNING COMMISSION RESOLUTION 2005-
:ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
9EPTEMBER 27, 2005
All other gated entries shall comply with applicable fire department requirement
including a minimum gate setback of 35 feet from the abutting roadway.
The applicant shall submit a detailed exhibit for entries 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.
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.
34. The applicant shall design street pavement sections using CalTrans' design procedure
for 20-year life pavement, and the site -specific data for soil strength and anticipated
traffic loading (including construction traffic). Minimum structural sections shall be
as follows:
Residential 3.0" a.c./4.5" c.a.b.
Secondary Arterial 4.0" a.c./6.0" c.a.b.
or the approved equivalents of alternate materials. A minimum R value of 50 shall be
used.
65. The applicant shall submit current mix designs (less than two years old at the time of
construction) for base, asphalt concrete and Portland cement concrete. The
submittal shall include test results for all specimens used in the mix design procedure.
For mix designs over six months old, the submittal shall include recent (less than six
months old at the time of construction) aggregate gradation test results confirming
that design gradations can be achieved in current production. The applicant shall not
schedule construction operations until mix designs are approved.
66. General access points and turning movements of traffic are limited to the following:
A. Primary Entry to the West Side Development and East Side Development
(Jefferson Street): Full turn movements are allowed.
B. Emergency Entry to West and East Development (Jefferson Street, 850' south
of the Primary Entry): Emergency vehicle access only.
68. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks. Mid -block
P:\Reports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\Std COA - TM-33444.doc 22
rLANNING COMMISSION RESOLUTION 2005-
:ONDITIONS OF APPROVAL - RECOMMENDE
TENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
>EPTEMBER 27, 2005
street lighting is not required.
39. 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.
CONSTRUCTION
70. The City will conduct final inspections of habitable buildings only when the buildings
have improved street and (if required) sidewalk access to publicly -maintained streets.
The improvements shall include required traffic control devices, pavement markings
and street name signs. If on -site streets in residential developments are initially
constructed with partial pavement thickness, the applicant shall complete the
pavement prior to final inspections of the last ten percent of homes within the
development or when directed by the City, whichever comes first.
71. No building permit shall be issued for new residential units until the construction of
Jefferson Street is completed to the main entry gate and approved by the Public
Works Director.
LANDSCAPING
72. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks),
13.24.140 (Landscaping Plans), LQMC & CVWD Landscape Efficiency Ordinance No.
1302.
73. The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas.
74. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
75. The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant shall
obtain the signatures of CVWD and the Riverside County Agricultural Commissioner,
prior to submittal for signature by the City Engineer.
The applicant shall provide landscape improvements in the perimeter setback areas or
lots along and the proposed median on Jefferson Street pursuant to Section
PAReports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\Std COA - TM-33444.doc 23
ILANNING COMMISSION RESOLUTION 2005-
,ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
iEPTEMBER 27, 2005
9.60.240 of the Zoning Ordinance. The concept landscape plan for Jefferson Street
shall be approved by the Planning Commission during review of a Site Development
Permit and/or subdivision map application. Seventy -percent of the trees planted in
the parkway shall be specimen trees (e.g., 24"- and 36"-boxes) having a minimum
caliper size of 1.5- to 2.0-inches. Specimen trees shall be a minimum of 10 feet tall
measured from the top of the container.
NOTE: Plans are not approved for construction until signed by the City Engineer.
76. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 18 inches of curbs along public streets.
77. The applicant, his successors or the Homeowner's Association shall enter into an
Maintenance Agreement with the City for all cost required for the perpetual
maintenance of the landscape median to include but not limited to irrigation,
landscaping and hardscape repair, replacement or reconstruction as required by the
City Engineer.
78. All perimeter, parkway, and common area landscaping shall be reviewed by the
Architectural Landscaping Review Committee (ALRC) and approved by the Planning
Commission as provided for in LQMC 9.210.010 (Site Development Permits)•
PUBLIC SERVICES
79. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
80. The applicant shall employ construction quality -assurance measures that meet with
the approval of the City Engineer.
81. 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.
82. 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.
PARoports - PC\2005\9-27-0MTT 33444 Coral Mountain Trails\Std COA - TM-33444.doc 24
'LANNING COMMISSION RESOLUTION 2005-
;ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
P'EPTEMBER 27, 2005
33. 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
34. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
35. The applicant shall make provisions for the continuous and perpetual maintenance of
all private on -site improvements, perimeter landscaping, access drives, and
sidewalks.
=EES AND DEPOSITS
36. 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.
B7. 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).
B8. Tentative Tract 33444 shall provide for parks through payment of an in -lieu fee, as
specified in Chapter 13.48, LQMC. The in -lieu fee shall be based on the fair market
value of the land within the subdivision. Land value information shall be provided to
the Community Development Director, via land sale information, a current fair market
value of land appraisal, or other information on land value within the subdivision. The
Community Development Director may consider any subdivider -provided or other land
value information source for use in calculation of the parkland fee.
89. The developer shall pay school mitigation fees based on their requirements. Fees
shall be paid prior to building permit issuance by the City.
PAReports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\Std COA - TM-33"4.doc 25
ILANNING COMMISSION RESOLUTION 2005-
,ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 33444
,ORAL MOUNTAIN TRAILS, LLC
iEPTEMBER 27, 2005
:IRE DEPARTMENT
)0. For single-family residential areas, approved standard fire hydrants, located at each
intersection and spaced 330 feet apart with no portion of any lot frontage more than
165 feet from a hydrant. Minimum fire flow shall be 1000 GPM for a 2-hour duration
at 20 PSI.
M . Blue dot retro-reflectors shall be placed in the street 8 inches from centerline to the
side that the fire hydrant is on, to identify fire hydrant locations.
32. Any turn or cul-de-sac requires a minimum 38-foot outside turning radius.
33. All structures shall be accessible from an approved roadway to within 150 feet of all
portions of the exterior of the 1" floor of the buildings as measured by outside path
of travel.
34. The minimum dimension for access roads and gates is 20 feet clear and unobstructed
width and a minimum vertical clearance of 13 feet 6 inches in height.
95. Any public access gate providing access from a public roadway to a private entry
roadway shall be located at least 35 feet setback from the roadway and shall open to
allow a vehicle to stop without obstructing traffic on the road. Where a one-way
road with a single traffic lane provides access to a gate entrance, a 38-foot turning
radius shall be used.
96. This project will require a secondary access/egress gate off lot "G". This access
point may be restricted to emergency vehicles only however, public egress must be
unrestricted (automatic electric gate).
97. Gates shall be automatic, minimum 20 feet in width and shall be equipped with a
rapid entry system (KNOX). Plans shall be submitted to the Fire Department for
approval prior to installation. Automatic gate pins shall be rated with a shear pin
force, not to exceed 30 pounds. Gates activated by the rapid entry system shall
remain open until closed by the rapid entry system.
98. 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.
PAReports - PC\2005\9-27-05\TT 32444 Coral Mountain Trails\Std COA - TM-334".doc 26
rLANNING COMMISSION RESOLUTION 2005-
;ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
;EPTEMBER 27, 2005
f9. Final Fire Department conditions will be addressed prior to final map. A plan check
fee must be paid to the Fire Department at the time building plans are submitted. All
questions regarding Fire Marshall conditions should be directed to the Fire
Department Planning & Engineering staff at (760) 863-8886.
MISCELLANEOUS
100. All applicable conditions/provisions of Specific Plan 94-025, as approved by
Resolution #95-37, and subsequent Amendment #1, as approved by Resolution
#2001-060, shall be in force and effect for TTM 33444.
101. All mitigation measures and monitoring programs included in Environmental
Assessment 2005-543 are hereby included in this approval.
102. A permit from the Community Development Department is required for any temporary
or permanent tract signs. Uplighted tract identification signs are allowed subject to
the provisions of Chapter 9.160 of the Zoning Ordinance.
103. The Community Development and Public Works Directors may allow minor design
changes to final map applications that include a reduction in the number of buildable
lots, changes in lot sizes, relocation of common open space areas or other required
public facilities (e.g., CVWD well sites, etc.) and changes in the alignment of street
sections, provided the applicant submits a Substantial Compliance Application to the
Public Works Department during plan check disclosing the requested changes and
how the changes occurred. These changes shall be conveyed to the City Council
when the map is presented for recordation consideration.
104. In order to ensure compliance with the City's Hillside Overlay Ordinance minor lot line
adjustments may be necessary on those lots abutting hillside areas. Any adjustments
shall be provided for in the final tract map.
Applicant is required to demonstrate that Residential Estate lots 150, 153, 154, 170,
171, 172, 187, and 188 comply with the City's Hillside Conservation Ordinance
during review of Site Development Permits for these homes or, if these units are
proposed as custom homes, compliance shall be demonstrated to the Community
Development Director in conjunction with a building permit application.
105. Prior to issuance of any site development permits, the developer shall submit to the
Community Development Department a detailed construction plan for the project's
Multi -Purpose Trail. This plan shall include access, signage, and detailed design. The
multipurpose trail shall be developed along the west side of Jefferson Street right-of-
way within the 10-foot area designated for such use. The Multi -purpose Trail shall
PAReports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\Std COA - TM-334".doe 27
'LANNING COMMISSION RESOLUTION 2005-
;ONDITIONS OF APPROVAL - RECOMMENDED
'ENTATIVE TRACT MAP 33444
:ORAL MOUNTAIN TRAILS, LLC
IEPTEMBER 27, 2005
accommodate the Boo Hoff Trail as it is routed along Jefferson Street and shall
connect with Lake Cahuilla Park to the north and end with the Jefferson Street
improvements to the south.
106. The Community Development Director shall cause to be filed with the County Clerk a
"Notice of Determination" pursuant to CEQA Guideline § 15075(a) once reviewed
and approved by the City Council. The appropriate filing fee shall be paid by the
developer.
107. The applicant shall deed restrict Lots CCC through HHH as open space lots prior to
recordation of the Final Tract Map.
108. Should casitas be part of the home design for the production homes on the site, a
master Minor Use Permit for all such casitas shall be secured in conjunction with the
recordation of the Final Map. A covenant and provision in the CC&R's shall be
recorded informing all property owners of the Minor Use Permit and its conditions of
approval.
109. All public agency letters received for this case are made part of the case file
documents for plan checking purposes.
P:\Reports - PC\2005\9-27-05\TT 33444 Coral Mountain Trails\Std COA - TM-33444.doc 28
/ T
Qum&
Fdf OF
TO: HONORABLE CHAIRPERSON AND PLANNING COMMISSIONERS
FROM: LES JOHNSON, PLANNING MANAGE
DATE: SEPTEMBER 27, 2005
SUBJECT: AMENDMENT TO CONDITIONS OF APPROVAL — TTM 33444
Recent review of the recommended conditions of approval with the applicant has
resulted in modifications to recommended conditions of approval 62, 66, and 71.
Addition of text is in italics while removal of text has been stme1. The
aforementioned conditions are listed in their entirety as follows:
62. The applicant shall construct the following street improvements to conform
with the General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1) Jefferson Street (Within the Tentative Tract Map Boundary):
a) Widen Jefferson Street along all frontage adjacent to the
Tentative Map boundary to the ultimate width on both
side of the centerline as a requirements of these
conditions and as approved by the City Engineer. The
curb to curb street improvement shall be seventy two
feet to accommodate a 6-foot bike lane, 1 1-foot and 13-
foot southbound lanes, a 12-foot landscaped median, a
13-foot and 11-foot north bound lanes and a 6-foot bike
lane. Design the roadway pavement to La Quinta's urban
arterial design standard. The Applicant is hereby notified
that future street modifications may be necessary
including, but not limited to street width and other
ancillary street improvements. The aforementioned street
improvements may also be modified if a future General
Plan Amendment is approved to reduce the street
classification for Jefferson Street south of Cahuilla Park
Road. The interim street improvements shall include a
temporary edge of pavement and interim improvement
Page 1
between edge of pavement and project walls.
Other required improvements in the Jefferson 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,
plus a single overhead street light at each street
connecting to Jefferson Street or adequate monument
lighting as approved by the City Engineer and the
Community Development Director.
c) 8-foot wide meandering sidewalk along the east side
within the 17-foot parkway. The meandering sidewalk
shall have an arrhythmic horizontal layout that utilizes
concave and convex curves with respect to the curb line
that touches the back of curb at intervals not to exceed
250 feet. The sidewalk curvature radii should vary
between 50 and 300 feet and at each point of reverse
curvature, the radius should change to assist in creating
the arrhythmic layout. The sidewalk shall meander into
the landscape setback lot and approach within 5 feet of
the perimeter wall at intervals not to exceed 250 feet.
d) As proposed by the applicant, construct a 12-foot
landscaped median. As said improvements are in excess
of Secondary Arterial roadway improvements required by
the General Plan, the applicant shall construct and
maintain said improvements at it's own cost. Median
breaks for left turn deceleration lanes shall be provided at
access driveways as approved by the City Engineer.
e) Establish a benchmark in the Jefferson Street right of
way and file a record of the benchmark with the County
of Riverside.
f) Construct a cul de sac at the southerly end of this
tentative tract map. If the applicant is not able to obtain
the necessary right of way to construct said cul de sac,
the applicant shall reconfigure the Jefferson Street right
of way and adjacent lots accordingly.
g) A 10-foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260
along the on the west side of Jefferson Street 8 feet
from the west curb face. The location and design of the
trail shall be approved by the City Engineer. 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. Bonding for the
Page 2
fence to be installed shall be posted prior to final map
approval. At grade intersection crossings shall be of a
medium and design and location as approved by the
Engineering Department on the street improvement plan
submittal.
2) Jefferson Street (northerly terminus of Jefferson Street
Realignment to Cahuilla Park Road — Secondary Arterial with
Class II Bike Lane, 96' ROW):
a) Widen Jefferson Street from the northerly terminus of
Jefferson Street Realignment to Cahuilla Park Road to its
ultimate width to accommodate a Secondary Arterial with
Class II Bike Lane and as approved by the City Engineer.
The curb to curb street improvement shall be seventy
two feet.
Other required improvements in the Jefferson 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,
plus a single overhead street light at each street
connecting to Jefferson Street or adequate monument
lighting as approved by the City Engineer and the
Community Development Director.
c) 8-foot wide meandering sidewalk along the west side
within the 12-foot parkway. The meandering sidewalk
shall have an arrhythmic horizontal layout that utilizes
concave and convex curves with respect to the curb line
that touches the back of curb at intervals not to exceed
250 feet. The sidewalk curvature radii should vary
between 50 and 300 feet and at each point of reverse
curvature, the radius should change to assist in creating
the arrhythmic layout. The sidewalk shall meander into
the landscape setback lot and approach within 5 feet of
the perimeter wall at intervals not to exceed 250 feet.
d) A 10-foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260
along the on the east side of Jefferson Street. The
location and design of the trail shall be approved by the
City Engineer. 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. Bonding for the fence to be installed shall be
posted prior to final map approval. At grade intersection
crossings shall be of a medium and design and location as
Page 3
approved by the Engineering Department on the street
improvement plan submittal.
3) Jefferson Street (Cahuilla Park Road to the northerly boundary
of Tentative Tract Map No. 33444, 100' ROW):
a) Widen Jefferson Street from Cahuilla Park Road to the
northerly boundary of Tentative Tract Map No. 33444 to
the ultimate width on both side of the centerline as a
requirements of these conditions and as approved by the
City Engineer. The curb to curb street improvement shall
be seventy two feet to accommodate a 6-foot bike lane,
1 1-foot and 13-foot southbound lanes, a 12-foot
landscaped median, a 13-foot and 11-foot north bound
lanes and a 6-foot bike lane. Design the roadway
pavement to La Quinta's urban arterial design standard.
The applicant is hereby notified that future street
modifications may be necessary including, but not limited
to street width and other ancillary street improvements.
The aforementioned street improvements may also be
modified if a General Plan Amendment is approved to
reduce the street classification for Jefferson Street south
of Cahuilla Park Road.
Other required improvements in the Jefferson 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,
plus a single overhead street light at each street
connecting to Jefferson Street or adequate monument
lighting as approved by the City Engineer and the
Community Development Director.
c) 8-foot wide meandering sidewalk along the east side
within the 12-foot parkway. The meandering sidewalk
shall have an arrhythmic horizontal layout that utilizes
concave and convex curves with respect to the curb line
that touches the back of curb at intervals not to exceed
250 feet. The sidewalk curvature radii should vary
between 50 and 300 feet and at each point of reverse
curvature, the radius should change to assist in creating
the arrhythmic layout. The sidewalk shall meander into
the landscape setback lot and approach within 5 feet of
the perimeter wall at intervals not to exceed 250 feet.
d) A 10-foot wide Multi -Purpose Trail. The applicant shall
construct a multi -use trail per La Quinta Standard 260
along the on the west side of Jefferson Street 8 feet
Page 4
from the west curb face. The location and design of the
trail shall be approved by the City Engineer. 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. Bonding for the
fence to be installed shall be posted prior to final map
approval. At grade intersection crossings shall be of a
medium and design and location as approved by the
Engineering Department on the street improvement plan
submittal.
The applicant shall enter into a Reimbursement Agreement with the City of
La Quinta for construction of Jefferson Street from the northerly terminus at
Avenue 58 to the Tentative Tract Map No. 33444 northerly boundary (Items
2) and 3) above). Said reimbursement shall not include any upgrade work
proposed by the applicant. The applicant is responsible for all cost to design
and construct of Jefferson Street Improvements (Item 1) above) within the
property boundary.
The applicant may construct improvements within the Jefferson Street right
of way in phases as approved by the City Engineer. As proposed by the
applicant, the first phase shall be for a curbed median with a 13-foot travel
width, 6-foot bike lane and 2-foot shoulder on both sides of the west and
east side of Jefferson Street. The Second Phase shall be for the remainder of
the full improvements as conditioned above.
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).
Trail crossings for public trails may be required to connect existing and
proposed trails. Trail crossings, pavement material, signs and other
improvements shall be subject to approval by Community Development
Director and Public Works Director.
B. PRIVATE STREETS
1) Construct 32-foot wide travel width as shown on the tentative
map measured from gutter flow line to gutter flow line, provided
parking is restricted to one side and there is adequate off-street
parking for residents and visitors, and the applicant makes
provisions for perpetual enforcement of the restrictions.
2) The location of driveways of corner lots shall not be located
within the curb return and away from the intersection when
possible.
Page 5
3) Driveways to Lots 210 and 211 are prohibited on the entry road
to Jefferson Street (Lot B) and shall be located on Lot C Street
at the south and north property lines, respectively.
C. PRIVATE CUL DE SACS
1) Shall be constructed according to the lay -out shown on the
tentative map with 38-foot curb radius or greater at the bulb
similar to the layout shown on the rough grading plan.
D. KNUCKLES
Construct the knuckles to conform to the lay -out shown in the tentative tract
map, except for minor revisions as may be required by the City Engineer.
66. General access points and turning movements of traffic are limited to the
following:
A. Primary Entry to the West Side Development and East Side
Development (Jefferson Street): Full turn movements are allowed.
B. Emergency Entry/Secondary Exit Only to West and East Development
(Jefferson Street, 850' south of the Primary Entry): Emergency vehicle
access eaFy and Secondary Exit Only.
71. No building peffnit No building permits shall be issued for new residential
units or any other occupiable structures until the construction plans for of
Jefferson Street are approved and a construction contract is awarded. The
Jefferson Street roadway, between the project entry & Avenue 58, shall be
fully constructed prior to issuance of any certificate of
occupancies/conducting final inspections for any residential or other
occupiable structures. is eempleted to the Fnain eAtFy gate and appFeved by
Page 6
EP-26-2005 MON 01:14 PM SUNLINE TRANSIT FAX NO, 760 343 3645 P, 0
TNANSIf ABENCY
aDAYY MOOBL EUR YOMORROW'S WORLD
September 25, 2005
Mr. Fred Baker, Principal Planner
City of La Quinta
Community Development Department
78-495 Caile Tampico
La Quinta, CA 92253
MEMBERS, aeeen Noe Springs Palm SpHags Curhedrar City Ra"im Ulm
Pnim omen Indian well, La O.Mla Indio roodulla Rh4nide Caul
RE: Tentative Tract Map 33444/Environmental Assessment 2005-543
Dear Mr. Baker:
This, letter responds to your request for comments for the proposed residential
development located west of Jefferson Street, south of Quarry Ranch. The SunLine
Transit Agency (SunLine) staff has reviewed the proposed development and offers the
following suggestion:
-i. Consider working with the developer to provide pedestrian circulation throughout
the proposed development to facilitate direct and continuous access to and from
proposed buildings within the project area and to the street network.
2. Ensure that sidewalks are provided and incorporated throughout the project area to
assure that pedestrians and future residents of the proposed development can
easily access services provided within the project area. The sidewalks should be
provided in areas fronting the project, if no sidewalks already exist.
SunLine currently provide fixed route service in close proximity to the area surrounding
the proposed development. In addition, we offer Dial -A -Ride service to ADA certified
passengers throughout the valley. This service is utilized by residents of Coachella
Valley for their medical appointments and other activities.
As indicated on page 30 of the CEQA Environmental Checklist and Assessment, SunLine
will work with the developer to coordinate appropriate placement of transit facilities fo
public transportation, if needed. As you may be aware, SunLine is currently conducting
Comprehensive Operational Analysis (COA) of its transit system to evaluate the cos
effectiveness and efficiency of the service routes, and also to determine how best tc
serve transit patrons in the valley. The results of the study would enable SunLine ti
restructure its service routes to better serve areas in the Coachella valley that continue
to grow.
32-SOS Hang olirerTrail, -,,w3ond Palms, California 9Z276 Phone 760.343-3456 Fax 760.343•i843
www.sunlLne.
7P-26-2035 MON 01:14 PM SUNLINE TRANSIT FAX NO. 760 343 3845 P. 0
Mr. Baker, Principal Planner
Page Two
Given the on going study, SunLine is working cooperatively with local jurisdictions to
ensure that no new transit amenities are constructed as part of proposed developments
as the current bus service routes will be realigned upon completion of the COA. Hence.
SunLine is recommending that the developer for this project should not be conditioned to
construct any transit amenity.
Again, thank you for the opportunity to comment on the Environment
Assessment. If you would like additional information or discuss this further,
hesitate to contact me at (760) 343-3456, ext. 119.
Sincerely,
pvl
Eunice Lovi
Director of Planning
cc: C. Mikel Oglesby, General Manager
Checklist and
please do not
!7/2005 16:20 FAX 7604315902 US FISH AND WILDLIFE (a 003
Fred Baker (FWS-ERN-4612.1)
3) Revision of the proposed bighorn sheep protective fencing mitigation measure to include
HOA or other legal responsibilities for long-term maintenance of a bighorn protective
fence along the project edge, as needed, to effectively preclude bighorn sheep from
entering the project site and/or to reduce human disturbance to surrounding areas.
4) As described in the bighorn sheep Recovery Plan (2000: p. 218), a requirement that new
landscape plans for the project incorporate native and locally compatible plant materials
and avoid invasive species and toxic plants such oleander and ornamentals in the
nightshade (Solanaceae) family.
5) As described in the bighorn sheep Recovery Plan (2000: p. 219), a requirement that any
artificial water features (e.g., ponds, lakes) in areas adjoining bighorn habitat should be
designed to preclude shallow, vegetated edges that provide breeding habitat for
Culicoides midges, an invertebrate disease vector for bluetongue virus.
6) A requirement that, prior to commencement of grading, the 225+ acres of proposed
conservation open space be placed in permanent conservation through a conservation
easement (per the California Civil Code Section 815 et seq.) with provision of associated
funding necessary for land management.
If the City and the developer agree to the above recommendations (combined with the project
commitments within the subject document), we expect that potential impacts of the proposed
project would be adequately offset such that no measurable adverse impacts to bighorn sheep
would remain. We recommend that the City withhold authorization of the proposed project until
our concerns are resolved. Please contact Stacey Ostermann-Kelm of my staff at (760) 431-9440
if you have any questions or comments concerning this letter.
Sincerely,
— Therese O'Rourke
Assistant Field Supervisor
cc: Kimberly L. Garvey, BOR, Yuma
September 27, 2005
Mr. Jack Tarr
Washington 111, Ltd.
30240 Rancho Viejo Rd., Suite B
San Juan Capistrano, CA 92675
Subject. Washington Park - Shops 4 and Sub -Major 5
Dear Mr. Tarr:
Willdan has reviewed Shops-4 and SM 5 SDP Staff Report. Listed below is our
response to Public Works concerns regarding circulation and access for the
project.
As stated in the Shops-4 and SM 5 Staff Report, there are two access points on
Washington St. and secondary access points on Simon Dr. that provide access
into the existing development along with the proposed development. Typically
when there are alternative routes into a center, patrons will choose the route that
will provide minimum delay. If drivers perceive a high delay at one of the access
points, alternative routes will be found. An example of an alternative route would
be; exiting onto Highway 111 from Simon Dr., heading westbound to the
intersection of Washington Street / Highway 111 (where dual westbound left turn
lanes are provided), making a westbound left turn lane to travel southbound on
Washington Street.
Secondly, the Staff Report has concerns regarding the traffic signal timing of the
proposed traffic signal at Washington St. and Simon Dr. due to coordination with
the Washington St. and Hwy 111 traffic signal. Traffic signal timing should be
monitored to provide the most optimum vehicle flow. The intersections of
Washington St. and Simon Dr. and Washington St. and Hwy 111 are
approximately 900 ft. apart and with proper signal timing and coordination would
provide adequate clearance for left turns out of Simon Dr. onto Washington St.
In addition the geometrics provide dual westbound left turn lanes, which will
accommodate approximately 200 vehicles per hour in stacking ability. If
problems arise a traffic count of the intersection should be done and traffic signal
timing would be adjusted accordingly by City personnel.
We trust that this information will be of assistance to you and the City of La
Quinta. If you have any questions or require additional information, please feel
free to contact me.
Respectfully,
R. Scoff Bacsikin, P.E.
WILLDAN