2005 02 08 PCPlanning Commission Agendas are now
available on the City's Web Page
@ www.la-guinta.org
PLANNING COMMISSION
AGENDA
A Regular Meeting to be Held at the
La Quinta City Hall Council Chamber
78-495 Calle Tampico
La Quinta, California
FEBRUARY 8, 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 2005-007
Beginning Minute Motion 2005-001
I. 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 January 25, 2005.
G:\WPDOCS\PC Minutes\PCAgendaW.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 ................ CONTINUED - CONDITIONAL USE PERMIT 2004-089
Applicant.......... Target
Location........... 78-935 Highway 111
Request............ Consideration of the placement of temporary metal
storage bins at the rear of the building.
Action .............. Resolution 2005-
B. Item ................ CONDITIONAL USE PERMIT 2004-087
Applicant.......... Desert Oasis Fellowship
Location........... 79-440 Corporate Center Drive, Suite 116
Request............ Consideration of a request to allow a church in an
existing light industrial/commercial building.
Action .............. Resolution 2005-
C. Item ................ SITE DEVELOPMENT PERMIT 2004-819
Applicant.......... Ehline Company
Location........... Southwest corner of Avenue 52 and Monroe Street
Request............ Consideration of architectural and landscaping plans for
three new single-family prototype residential units with
three different elevations.
Action .............. Resolution 2005-
D. Item ................ TENTATIVE TRACT MAP 33220
Applicant.......... The Greystone Group
Location........... South side of Avenue 52, east of Jefferson Street
Request............ Consideration of a one lot condominium project with 19
buildings with 149 units, a ± 10.76 acre triangular parcel.
Action .............. Resolution 2005-
G:\WPDOCS\PC Minutes\PCAgendaW.doc
VI. BUSINESS ITEM:
A. Item ................ SIGN APPROVAL 2003-735, AMENDMENT #1
Applicant.......... Sign -A -Rama for Kleine Building and Development, Inc.
Location........... North side of Highway 1 1 1, 331 feet west of Dune Palms
Road
Request............ Consideration of an amendment of an approved sign
program for a seven building commercial complex with
63,440 square feet of floor area.
Action .............. Minute Motion 2005-
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None
VIII. COMMISSIONER ITEMS:
A. Review of City Council meeting of February 1, 2005.
B. Department Report
C. League of California Cities — Planner's Institute discussion
IX. ADJOURNMENT:
This meeting of the Planning Commission will be adjourned to a Regular
Meeting to be held on February 22, 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, February 8, 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 1 1 1, on Friday,
February 4, 2005.
DATED: February 4, 2005
f
BET� J,,.SAWYER, Executive Secretary
City of La Quinta, California
G:\WPDOCS\PC Minutes\PCAgendaW.doc
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special
equipment is needed for the hearing impaired, please call the City Clerk's office at
777-7025, 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\PCAgendaW.doc
PH #D
STAFF REPORT
PLANNING COMMISSION
DATE: FEBRUARY 8, 2004
CASE NO.: TENTATIVE TRACT MAP 33220
REQUEST: ONE LOT CONDOMINIUM LOT FOR A CONDOMINIUM
PROJECT WITH 19 BUILDINGS WITH 149 UNITS ON f
10.76 ACRES
APPLICANT:/
PROPERTY OWNER: THE GREYSTONE GROUP
LOCATION: SOUTH SIDE OF AVENUE 52, EAST OF JEFFERSON
STREET, A f 10.76 ACRE TRIANGULAR PARCEL
ENVIRONMENTAL
CONSIDERATIONS: THE CITY COUNCIL CERTIFIED ENVIRONMENTAL
ASSESSMENT 2002-443 FOR ZONE CHANGE 2002-106,
AND SITE DEVELOPMENT PERMIT 2002-730. 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
GENERAL PLAN
DESIGNATION: HIGH DENSITY RESIDENTIAL (HDR)
ZONING: HIGH DENSITY RESIDENTIAL (RH)
SURROUNDING
ZONING/LAND USE: NORTH: LOW DENSITY RESIDENTIAL (LDR)/VACANT
SOUTH: LOW DENSITY RESIDENTIAL (LDR)/CANAL
AND CASITAS
EAST: LOW DENSITY RESIDENTIAL (LDR)/CANAL
AND CASITAS
WEST: MEDIUM HIGH DENSITY RESIDENTIAL (RMH)/
VACANT
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PCstaffrpt.TT33220.doc
BACKGROUND:
The triangular ± 10.76 acres project site is located on the south side of Avenue 52,
approximately 600 feet east of Jefferson Street with the All American Canal on the
eastern property line (Attachment 1). The Planning Commission, on May 13, 2003
approved a time extension for SDP 2002-730, an apartment complex with 149 units
consisting one, two, and three story buildings. The property changed ownership and
on October 6, 2003 staff approved minor design modifications finding the
architectural changes consistent with the initial approved project and compatible with
surrounding development and the quality of design prevalent in the City (Attachment
2). The Greystone Group applied for building permit in May, 2004. The construction
drawings are in a second round of plan checking to obtain building and grading
permits.
Applicant Request
Tentative Tract 33220
The applicant is proposing a one lot airspace condominium map Tentative Tract
33220 (Attachment 3), a common interest development for the "Clubhouse
Apartments" which was approved under SDP 2002-730. The Tentative Tract Map for
an air space condominium is essentially one parcel; the exhibits for the Tentative
Tract provide additional information such as building foot prints and unit floor plans
are for reference purposes. As required by the California Department of Real Estate,
legal descriptions of each unit will be prepared for sales purposes.
The apartment project was approved for eighteen buildings with eight different floor
plans including a one story 5,680 square foot Clubhouse/Administration building,
pool, putting green, barbeque areas and a great lawn. The buildings are one, two,
and three stories with four buildings at the maximum 40' height. Units approved are
one and two bedrooms (some with dens). When the Site Development Permit was
approved, the three story structures raised concerns regarding views of the adjacent
property owner (Country Club of the Desert, now the Hideaway) who had approval
for Casitas units to the east. The concerns were satisfactorily addressed. The
property has been subdivided and Casitas have sold to individuals. This Public
Hearing is considering the only Tentative Tract Map issues.
The approved site plan has frontage on Avenue 52 with three access points into the
site parking for residents and guests. The west access was approved as a shared
access with an adjacent planned and approved neighborhood commercial center
allowing a right -in, right -out, and left -in turning movement. The Neighborhood
Commercial site underwent a General Plan Amendment and Zone Change to Medium
High Density. The project, named "Codorniz" was approved without the shared
r
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PCstaffrpt.TT33220.doc 0
access at the east side of their project. As a result the Clubhouse project is no longer
required to provide shared access. The middle access provides a right -in, right -out
turning movement; and the east access allows a right -in, right -out, and left -in turning
movement. Proposed resident parking is provided around the entire perimeter of the
project; with the east and west perimeter parking. The Zoning Code requires no
change in parking count or design since condominium parking standards are the same
as multi -family apartments.
This map is conditioned (Condition No. 51 A.) to provide a deceleration/right turn lane
at the Primary entrance on Avenue 52, and a bus turnout as required by Coachella
Valley Unified School District and/or Sunline Transit.
Public Notice
The case was advertised in the Desert Sun newspaper on January 28, 2005. All
property owners within 500 feet of the entire development were mailed a copy of the
public notice.
Public Agency Review
The project was sent out for comment to City Departments and affected public
agencies on December 28, 2004. Applicable agency and department comments
received have been made a part of the Conditions of Approval.
STATEMENT OF MANDATORY FINDINGS:
The applicant's request to subdivide the property for airspace condominiums with a
Tentative Tract Map is consistent with the General Plan and the Subdivision
Ordinance provided the recommended Conditions of Approval are met. Findings
necessary to approve this request can be made and are contained in the attached
Resolution.
RECOMMENDATION:
Adopt Planning Commission Resolution 2005-_, recommending to the City Council
approval of Tentative Tract 33220, subject to the attached Conditions of Approval.
Attachments:
1. Location Map
2. The Clubhouse Apartment Homes modified design
3. Tentative Tract Map 33220
?
R\Reports - PC\2005\02-08-05\TT 33220 Greystone\PCstaffrpt.TT33220.doc 1
Prepared by:
Fred Baker, AICP
Principal Planner
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PCstaffrpt.TT33220.doc
f`.
PLANNING COMMISSION RESOLUTION 2005-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF LA QUINTA, CALIFORNIA,
RECOMMENDING TO THE CITY COUNCIL APPROVAL OF
A ONE LOT SUBDIVISION OF ± 10.76 ACRES FOR
CONDOMINIUMS PURPOSES
CASE NO.: TENTATIVE TRACT MAP 33220
APPLICANT: THE GREYSTONE GROUP
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 81h day of February 2005, hold a duly noticed Public Hearing
to consider a request by the Greystone Group to subdivide ± 10.76 acres into air
space condominiums, generally located east of Jefferson Street and south of
Avenue 52 , more particularly described as follows:
A.P.N.: 772-300-002 & 772-300-003 and;
WHEREAS, said Tentative Tract Map 33220 has complied with the
requirements and rules to implement the California Environmental Quality Act
(CEQA) of 1970, as amended (Resolution 83-63), in that the project has been
assessed in conjunction with Environmental Assessment 2002-443 Zone Change
2002-106 and Site Development Permit 2002-730 which was certified by the City
Council on June 4, 2002. No changed circumstances or conditions are proposed,
or new information submitted which would trigger the preparation of a subsequent
environmental review pursuant to Public Resources Code Section 21166.
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did make the following mandatory findings to recommend to
the City Council approval of said Tentative Tract Map 33220:
1. The proposed tract map will be consistent with the City of La Quinta General
Plan in that the property is designated High Density Residential (HDR) which
allows multi -family residential uses.
2. The design or improvement of the proposed subdivision will be consistent with
the City of La Quinta General Plan in that all streets and improvements in the
proposed project will conform to City standards contained in the General Plan
and Subdivision Ordinance. Access for the land uses on the site will be
provided from an existing street in the immediate area. The density and
PAReports - PC\2005\02-08-05\TT 33220 Greystone\PC RESO TTM 33220.doc P
Planning Commission Resolution 2005-
Tentative Tract Map 33220
The Greystone Group
February 8, 2005
design for the tract will comply with the Land Use Element of the General
Plan.
3. The design of the proposed subdivision and improvements are not likely to
cause substantial environmental damage, or substantially injure fish or wildlife,
or their habitat in that the project has been assessed in conjunction with
Environmental Assessment 2002-443 Zone Change 2002-106 and Site
Development Permit 2002-730 which was certified by the City Council on
June 4, 2002. No changed circumstances or conditions are proposed, or new
information submitted which would trigger the preparation of a subsequent
environmental review pursuant to Public Resources Code Section 21166.
4. The design of the subdivision and type of improvements are not likely to
cause serious public health problems in that the applicant will be conditioned
to meet all applicable requirements of the City of La Quinta to provide a safe
environment for the public.
5. The design of the subdivision 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 there is an existing street that
will provide direct access to the site. All required public easements will
provide access to the site or support necessary infrastructure improvements
for the proposed 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 correct and constitute the findings of
the Planning Commission for this Tentative Tract Map;
2. That it does hereby recommend approval of Tentative Tract Map 33220 to the
City Council, subject to the attached Conditions of Approval.
PASSED, APPROVED and ADOPTED at a regular meeting of the City
of La Quinta Planning Commission, held on this 8" day of February, 2005, by the
following vote, to wit:
AYES:
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC RESO TTM 33220.doc f �
Planning Commission Resolution 2005-
Tentative Tract Map 33220
The Greystone Group
February 8, 2005
NOES:
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
DOUGLAS R. EVANS
Community Development Director
City of La Quinta, California
PAReports - PC\2005\02-08-05\TT 33220 Greystone\PC RESO TTM 33220.doc
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 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 Tentative Tract Map, or any Final
Map recorded thereunder. The City shall have sole discretion in selecting its defense
counsel.
The City shall promptly notify the applicant of any claim, action or proceeding and
shall cooperate fully in the defense.
2. This Tentative Tract Map, and any Final Map recorded thereunder, shall comply with
the requirements and standards of Government Code § § 66410 through 66499.58
(the "Subdivision Map Act"), and Chapter 13 of the La Quinta Municipal Code
("LQMC").
The City of La Quinta's Municipal Code can be accessed on the City's Web Site at
www.la-quinta.org.
3. Prior to the issuance of any grading, construction, or building permit by the City, the
applicant shall obtain any necessary clearances and/or permits from the following
agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Coachella Valley Unified School District
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
• SCAQMD Coachella Valley
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.
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 �;,�
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the
issuance of a grading or site construction permit by the City.
4. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management
and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside
County Ordinance No. 457; 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.
E. All erosion and sediment control BMPs proposed by the applicant shall be
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc f
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
approved by the City Engineer prior to any onsite or offsite grading, pursuant
to this project.
F. The approved SWPPP and BMPs shall remain in effect for the entire duration
of project construction until all improvements are completed and accepted by
the City.
5. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the
time of issuance of building permit(s).
PROPERTY RIGHTS
6. Prior to issuance of any permit(s), the applicant shall acquire or confer easements
and other property rights necessary for the construction or proper functioning of the
proposed development. Conferred rights shall include irrevocable offers to dedicate
or grant access easements to the City for emergency services and for maintenance,
construction and reconstruction of essential improvements.
7. The applicant shall offer for dedication on the Final Map all public street right-of-ways
in conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
8. The public street right-of-way offers for dedication required for this development
include:
A. PUBLIC STREETS
1) Avenue 52 (Primary Arterial, 1 10' ROW) - The standard 55 feet from
the centerline of Avenue for a total 110-foot ultimate developed right of
way except an additional 8 feet of variable right of way dedication for a
deceleration/right turn only lane at the Avenue 52 Primary Entry for
Residents and length to be determined by a traffic study prepared for
the applicant by a licensed traffic engineer per Engineering Bulletin #
03-08. As a minimum, the required right of way shall be for a length of
100 feet plus a variable dedication of an additional 50 feet to
accommodate improvements conditioned under STREET AND TRAFFIC
IMPROVEMENTS.
9. The applicant shall retain for private use on the Final Map all private street right-of-
ways in conformance with the City's General Plan, Municipal Code, applicable
I,
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
specific plans, and/or as required by the City Engineer.
10. Dedications shall include additional widths as necessary for turn lanes, bus turnouts,
and other features contained in the approved construction plans.
11. 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.
12. 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.
13. The applicant shall create perimeter landscaping setbacks along all public right-of-
ways as follows:
A. Avenue 52 (Major Arterial) - 20-foot from the R/W-P/L.
The listed setback depth shall be the average depth where a meandering wall design
is approved. The setback requirements shall apply to all frontages including, but not
limited to, remainder parcels and sites dedicated for utility purposes. The applicant
shall screen parking areas visible from Avenue 52 utilizing full perimeter walls and
landscape parkway berms subject to the approval of the Community Development
Department and City Engineer.
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.
14. 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.
15. When an applicant proposes the vacation, or abandonment, of any existing right-of-
way, or access easement, the recordation of the tract map is subject to the Applicant
providing an alternate right-of-way or access easement, to those properties, or
notarized letters of consent from the affected property owners.
16. 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 Site Development Permit
PAReports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
and the date of final acceptance of the on and off -site improvements for the Site
Development Permit, unless such easement is approved by the City Engineer.
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.
17. 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.
18. 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.
PM 10 Plan
1 "
= 40'
Horizontal
C.
SWPPP
1 "
= 40'
Horizontal
NOTE: A through C to be submitted concurrently.
E
Off -Site Street Improvement/Storm Drain Plan (Separate Storm Drain Plans if
applicable)
1 " = 40' Horizontal, 1 " = 4' Vertical
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.
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
F. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
NOTE: D through F to be submitted concurrently.
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 one masonry
course of cover (typically 8 inches), or sufficient cover to clear any adjacent
obstructions.
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 On -Site Precise Grading Plan when it is submitted for plan
checking.
19. 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.
20. 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
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
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
21. 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.
22. 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.
23. 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.
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.
24. 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.
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
C. Reimburse others for those improvements previously constructed that are
considered to be an obligation of this tentative tract map.
D. Secure the costs for future improvements that are to be made by others.
E. To agree to any combination of these means, as the City may require.
Off -Site Improvements should be completed on a first priority basis. The applicant
shall complete Off -Site Improvements by the issuance of the 5th Multi -Family Building
Permit.
In the event that any of the improvements required for this development are
constructed by the City, the applicant shall, prior to the approval of the Final Map, or
the issuance of any permit related thereto, reimburse the City for the costs of such
improvements.
25. If the applicant elects to utilize the secured agreement alternative, the applicant shall
submit detailed construction cost estimates for all proposed on -site and off -site
improvements, including an estimate for the final survey monumentation, for
checking and approval by the City Engineer. Such estimates shall conform to the
unit cost schedule adopted by City resolution, or ordinance.
For items not listed in the City's unit cost schedule, the proposed unit costs shall be
approved by the City Engineer.
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.
26. 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.
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
GRADING
27. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
28. 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.
29. To obtain an approved grading permit, the applicant shall submit and obtain approval
of all of the following:
A. A grading plan prepared by a qualified engineer,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16,
(Fugitive Dust Control), LQMC, and
D. A Best Management Practices report prepared in accordance with Sections
8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm
Management and Discharge Controls), LQMC.
All grading shall conform to the recommendations contained in the Preliminary Soils
Report, and shall be certified as being adequate by a soils engineer, or by an
engineering geologist.
A statement shall appear on the Final Map that a soils report has been prepared in
accordance with the California Health & Safety Code § 17953.
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.
30. 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.
31. 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
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
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.
32. Building pad elevations on the rough grading plan submitted for City Engineer's
approval shall conform with pad elevations shown on Site Development Permit,
unless the pad elevations have other requirements imposed elsewhere in these
Conditions of Approval.
33. 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, the applicant shall submit the proposed grading
changes to the City Staff for a substantial conformance finding review.
34. 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.
r)RAIK]AC;F
35. The applicant shall revise proposed retention basins to comply with the provisions of
Section 13.24.120 (Drainage), LQMC, Engineering Bulletin No. 97.03. More
specifically, stormwater falling on site during the 100 year storm shall be retained
within the development, unless otherwise approved by the City Engineer.
Additionally, the 100 year stormwater shall be retained within the interior street right
of way. The tributary drainage area shall extend to the centerline of adjacent public
streets. The design storm shall be either the 3 hour, 6 hour or 24 hour event
producing the greatest total run off. Stormwater volumes beyond the 100 year
storm shall be routed to the All American Canal.
36. In design of retention facilities, the maximum percolation rate shall be two inches per
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc 1 `a-
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
hour. The percolation rate will be considered to be zero unless the applicant provides
site specific data indicating otherwise.
37. Nuisance water shall be retained on site. In residential developments, nuisance water
shall be disposed of in a trickling sand filter and leach field or equivalent system
approved by the City Engineer. The sand filter and leach field shall be designed to
contain surges of up to 3 gph/1,000 sq. ft. of landscape area, and infiltrate 5
gpd/1,000 sq. ft. The sand filter and leach field shall be designed to contain
nuisance water surges from landscape area, residential unit, and off -site street
nuisance water. Flow from adjacent well sites shall be designed for retention area
percolation by separate infiltration system approved by the City Engineer. 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.
38. 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.
39. No fence or wall shall be constructed around any retention basin unless approved by
the Community Development Director and the City Engineer.
40. For on -site common retention basins, maximum retention water depth to 100 year
storm levels shall be no greater than 5 feet unless approved by the City Engineer
according to design guidance in City of La Quinta Engineering Bulletin 97.03, and
side slopes shall not exceed 3:1 and shall be planted with maintenance free ground
cover.
41. 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.
42. The design of the development shall not cause any increase in flood boundaries,
levels or frequencies in any area outside the development.
43. 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.
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
44. Storm drainage historically received from adjoining property shall be received and
retained or passed through into the historic downstream drainage relief route.
UTILITIES
45. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
46. 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.
47. Existing overhead utility lines within, or adjacent to the proposed development, and
all proposed utilities shall be installed underground.
All existing utility lines attached to joint use 92 KV transmission power poles are
exempt from the requirement to be placed underground.
48. Underground utilities shall be installed prior to overlying hardscape. For installation of
utilities in existing improved streets, the applicant shall comply with trench
restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
STREET AND TRAFFIC IMPROVEMENTS
49. 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.
50. Perimeter parking areas shall have vertical curbs or other approved curb
configurations that will convey water without ponding, and provide lateral
containment of dust and residue during street sweeping operations. If a wedge or
rolled curb design is approved, the lip at the flowline shall be near vertical with a
1/8" batter and a minimum height of 0.1'. Unused curb cuts on any lot shall be
restored to standard curb height prior to final inspection of permanent building(s) on
the lot.
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
51. The applicant shall construct the following street improvements to conform with the
General Plan (street type noted in parentheses.)
A. OFF -SITE STREETS
1► Avenue 52 (Primary Arterial 110' R/W option):
Widen the south side of the street along all frontage adjacent to the Tentative
Map boundary to its ultimate width on the south side as specified in the
General Plan and the requirements of these conditions. Rehabilitate and/or
reconstruct existing roadway pavement as necessary to augment and convert
it from a rural county -road design standard to La Quinta's urban arterial design
standard. The south curb face shall be located 43 feet from the centerline.
The edge of public right of way shall be located 55 feet south of the
centerline, except at locations where additional street width is needed to
accommodate:
a) Bus turnout as required by Coachella Valley Unified School
District and/or Sunline Transit.
b) A deceleration/right turn only lane at the Avenue 52 Primary
Entry for Residents as determined by traffic study and approved
by City Engineer. The curb face shall be located 51 feet south of
the centerline (an additional 8 feet from the standard curb face
offset from centerline) with deceleration/right turn length to be
determined by a traffic study prepared for the applicant by a
licensed traffic engineer per Engineering Bulletin # 03-08. The
deceleration/right turn only edge of public right of way shall be
located 63 feet south from the Avenue 52 centerline. As a
minimum, the required right of way shall be for a length of 100
feet plus a variable dedication of an additional 50 feet.
Other required improvements in the public right or way and/or adjacent
landscape setback area include:
a) All appurtenant components such as, but not limited to: curb,
gutter, traffic control striping, legends, and signs.
b) 8-foot wide meandering sidewalk. The meandering sidewalk shall
have an arrhythmic horizontal layout that utilizes concave and
convex curves with respect to the curb line that either touches
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc ,�
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
the back of curb or approaches within five feet of the curb at
intervals not to exceed 250 feet. The sidewalk curvature radii
should vary between 50 and 300 feet, and at each point of
reverse curvature, the radius should change to assist in creating
the arrhythmic layout. The sidewalk shall meander into the
landscape setback lot and approach within 5 feet of the
perimeter wall at intervals not to exceed 250 feet.
b► Half width of an 18' wide raised landscaped median from the
westerly property line to the easterly project limits. Necessary
transitions and tapers into the existing bridge at the All American
Canal will need to be designed and is subject to approval by the
City Engineer.
The applicant shall extend improvements beyond the development 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). Extension of the Avenue 52 pavement width may also require
supplemental guard rail installation adjacent to the All American Canal by applicant.
The applicant is responsible for construction of all improvements mentioned above.
The development is eligible for reimbursement from the City's Development Impact
Fee fund relative to Avenue 52 median and landscape improvements in accordance
with policies established for that program.
B. PRIVATE STREETS
1) Construct full improvements within the perimeter parking isles and
parking areas including a minimum parking isle width at opposing
parking slots of 26 feet with parking slot lengths of 19 feet.
2) Curbside parallel parking shall be prohibited and the applicant shall make
provisions for perpetual enforcement of the No Parking restrictions.
The applicant shall establish 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.
52. All gated entries shall provide for a three -car minimum stacking capacity for inbound
traffic to be a minimum length of 62 feet from call box to the street; and shall
provide for a full turn -around outlet for non -accepted vehicles.
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc r:
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
Where a gated entry is proposed, the applicant shall submit a detailed exhibit at a
scale of 1 " = 10', demonstrating that those passenger vehicles that do not gain
entry into the development can safely make a full turn -around (minimum radius to be
24 feet) out onto the main street from the gated entry.
Two lanes of traffic shall be provided on the entry side of each gated entry, one lane
shall be dedicated for residents, and one lane for visitors. The two travel lanes shall
be a minimum of 20 feet of total paved roadway surface or as approved by the Fire
Department.
Entry drives, main interior circulation routes, standard knuckles, corner cutbacks, bus
turnouts, dedicated turn lanes and other features shown on the approved
construction plans, may require additional street widths as may be determined by the
City Engineer.
53. 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
Collector
Secondary Arterial
Primary Arterial
Major Arterial
3.0" a.c./4.5" c.a.b.
4.0" a.c /5.0" c.a.b.
4.0" a.c./6.0" c.a.b.
4.5" a.c./6.0" c.a.b.
5.5" a.c./6.5" c.a.b.
or the approved equivalents of alternate materials.
54. 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.
55. General access points and turning movements of traffic are limited to the following:
A. Primary Entry for Residents (Avenue 52) adjacent to the eastern property line
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
with the driveway center line positioned approximately 758 feet east from the
westerly property line. This driveway shall have a right in, right out and left in
turning movements. The median improvements shall accommodate a left in
only turn lane design. The location of this proposed driveway shall take into
account the proposed entry for the Mountain View Country Club on the north
side of Avenue 52. The Mountain View Country Club entrance will also have
a left in only turn lane design. The Primary Entry for Residents will also have
access to the Club House parking.
B. Secondary Entry for Residents (Avenue 52) adjacent to the westerly property
line with the driveway center line positioned approximately 60 feet east from
the westerly property line. This driveway shall have a right in, right out and
left in turning movements. The median improvements shall accommodate a
left in only turn lane design.
B. Entry for Club House (Avenue 52) adjacent to the center of the property with
the driveway center line positioned approximately 290 feet east from the
westerly property line. This driveway shall have right in, right out turning
movements only.
Primary & secondary general access points will be gated. The security gates
for this project shall be located away from the property line a sufficient
distance with the following access road design features: 3 car stacking, a
rejection turnaround feature, and a separate lane for guests.
67. The applicant shall provide 40-foot uninterrupted driveway throats into the parking
lot at each of the three entrances.
68. Improvements shall include appurtenances such as traffic control signs, markings and
other devices, raised medians if required, street name signs and sidewalks. Mid -
block street lighting is not required.
69. Improvements shall be designed and constructed in accordance with City adopted
standards, supplemental drawings and specifications, or as approved by the City
Engineer. Improvement plans for streets, access gates and parking areas shall be
stamped and signed by qualified engineers.
CONSTRUCTION
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc . ;
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
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 buildings within the
development or when directed by the City, whichever comes first.
LANDSCAPING
71. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) &
13.24.140 (Landscaping Plans), LQMC.
The applicant shall provide landscaping in the required setbacks, retention basins,
common lots and park areas. The applicant shall screen parking areas visible from
Avenue 52 utilizing full perimeter walls and landscape parkway berms subject to the
approval of the Community Development Department and City Engineer.
72. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention
basins, and parks shall be signed and stamped by a licensed landscape architect.
73. The applicant shall submit the landscape plans to Public Works Department for plan
checking and approval by the Public Works Department and the Community
Development Department (CDD). 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.
74. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 18 inches of curbs along public streets.
PUBLIC SERVICES
75. The applicant shall provide public transit improvements as required by SunLine
Transit Agency and approved by the City Engineer.
QUALITY ASSURANCE
76. The applicant shall employ construction quality -assurance measures that meet with
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc
r� .
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
the approval of the City Engineer.
77. 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.
78. 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.
79. 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
80. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance),
LQMC.
81. 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
82. 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.
83. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the
time of issuance of building permit(s)•
FIRE MARSHALL
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc r-,
PLANNING COMMISSION RESOLUTION 2005-
CONDITIONS OF APPROVAL - RECOMMENDED
TENTATIVE TRACT 33220
THE GREYSTONE GROUP
ADOPTED FEBRUARY 8, 2005
84. Final conditions will be addressed when building plans are reviewed. 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.
SHERIFF DEPARTMENT
85. 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
Department should be directed to the Deputy at (760) 863-8950.
MISCELLANEOUS
86. Applicant shall comply with Parkland Dedication and/or In Lieu Fee requirements,
as specified in Chapter 13.48, LQMC.
P:\Reports - PC\2005\02-08-05\TT 33220 Greystone\PC COA - TT 33220.doc
VINWAIVY'V1Nino VI
S 3 W O H 1 N 3 W l b d d b
3 s n O H s n 1 D 3 H 1
F
rm
r
`dINbodnv:) 'V1NI(10 Vl
S 3 WOH 1 N 3 W l S b d d
3 s n O H 9 n 1 D 3 H 1
f i � i � i aiivai„u1i jl � Z
.•, , i .. i � FE}� .a�. i }}�i.�ii1 J
CL
12 lJ.l
t+i�i�'t�l�,�',��t�!' E�Ig•�,�I����,Y E,•� �iillli�tt� i ��III,;i�1 I t•%)
(.
is a tall
' 1 U
i
i ifI-
411 1A
1 :.
ti
I
_
ii
VINVOAI1V:) 'V1NIf1O Vl
S 3 W 0 H 1 N 3 W 1 b b d V
3sn0Hgn1D 3H1
i
X
9 N
a
V"aVil IYJ VINII IV VI
S 3 W O H IN 3 W l S d d d
isnowgni-o) iwi
1�1 o 1.1 'l■
■-:fir i1111il
11aiff ,
.
lnimu
i
Al JWl !lsoll
.--w:
,It
N
N i
W
Z
gin.
Lu
�g
I
rl
ti0 Q
� Z
b'7
a
a
-
ii �
al l
6
Z 3 FW EE
kl
Y
Zu 1
so
y gg
88
N�
� W
qq yy
Q
®e• io
� o
♦ •®
�
3.1
9a �
W
pup migh
milli ullm�
Q
Z
----< _ -
h y
L
x8�RRo�n7
]
�i�iiii mmmmmm� b
a WWW
�s
4
A
rA
°i ia3ais Nosa��3r d
01ou
D
D�
V
Q
L1 J
r—
z 0
0 �
7
m
0
I�
z
Z z
5
a a
z z
7 C)
O O
00
J J
0 L]
Z w
N �
2
C
a
M
E-
T
P ."
t--
moo
W .wl. Lu
z
z
U
Of x
O O
O O
O O
Z d'
N M
3 b-
MINUTES
PLANNING COMMISSION MEETING
A regular meeting held at the La Quinta City Hall
78-495 Calle Tampico, La Quinta, CA
January 25, 2005 7:00 P.M.
I. 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, Rick Daniels, Paul Quill and
Chairman Tom Kirk. It was moved and seconded by Commissioners
Daniels/Alderson to excuse Commissioner Ladner. Unanimously
approved.
C. Staff present: Community Development Director Doug Evans, Assistant
City Attorney Michael Houston, Associate Planners Wallace Nesbit and
Martin Magana, and Executive Secretary Betty Sawyer.
IL PUBLIC COMMENT: None.
III. CONFIRMATION OF THE AGENDA: Confirmed.
IV. CONSENT ITEMS:
A. Chairman Kirk asked if there were any corrections to the Minutes of the
regular meeting of January 11, 2005. Commissioner Quill asked that
Page 11, Item 28 be modified to read, "Commissioner Quill stated there
is no nexus for the cost of the signal and he cannot support the Avenue
53 cost of the signal to be born by the applicant"; Page 12, Item D of the
Specific Plan and Tentative Tract Map Condition #43 be changed to read,
"Prior to any site grading or regrading that would raise or lower any
portion of the site, the grading shall be consistent with the specific plan
amendment #1 and the applicant shall submit the proposed grading
changes to the City staff to ensure they were revised on the rough
grading plans". Chairman Kirk asked staff to verify what was stated by
Assistant City Engineer on Page 2, Item 5 and correct if necessary. Staff
has reviewed the tape and made the necessary changes. There being no
further corrections, it was moved and seconded by Commissioners
Quill/Daniels to approve the minutes as submitted.
G:\WPDOCS\PC Minutes\1-25-05.doc
Planning Commission Minutes
January 25, 2005
V. PUBLIC HEARINGS:
A. Site Development Permit 2004-820; a request of Ehline Company for
consideration of four single-family prototypes, each with three different
elevation treatments, and certain landscape design plans within a
residential tract development for the property located within Tract
31249, on the south side of Avenue 58 %2 mile west of Madison Street.
1. Chairman Kirk opened the public hearing and asked for the staff
report. Associate Planner Wallace Nesbit presented the
information contained in the staff report, a copy of which is on file
in the Community Development Department.
2. Chairman Kirk asked if there were any questions of staff.
Commissioner Alderson asked about Plan 2, that whether it was a
garage or casita the setback would vary. The setback requirement
for a casita is 20 feet and a garage is 15 feet. Staff explained the
difference. Commissioner Alderson asked if the applicant would
have to establish whether it was a garage or casitas before the
setback could be determined. Staff stated the site layout would
have to be determined. Commissioner Alderson stated the color
samples have little resemblance to what was submitted in the
package.
3. Commissioner Quill asked if a casita is habitable space, the
setback must be 20 feet and if it is a non -habitable space side
entry garage it can be 15 feet. Staff stated it has to be designed
as a garage space with a side entry. Some specific plans do allow
the different setbacks. Discussion followed as to how this is
determined.
4. Commissioner Alderson stated that the staff report refers to
tandem parking as being an illegal use. Staff clarified the Code
requires that each garage space be 10 foot clear for each vehicle.
A tandem design with a three car garage would have to have a 10
by 40 foot space.
5. Commissioner Daniels asked if conditions were added to
accommodate the Architecture and Landscape Review Committee
conditions and the issues raised about the setbacks. Staff stated
yes.
G:\WPDOCS\PC Minutes\ 1 -25-05.doc 2
Planning Commission Minutes
January 25, 2005
6. Chairman Kirk asked if the applicant would like to address the
Commission.
7. Mr. Patrick O'Dowd, owner of the property adjoining this tract to
the east stated his issue is with respect to the 150 foot setback
along Avenue 58, they would like the same consideration. That
no homes would be within 22 feet of its adjacent property line.
8. Commissioner Alderson stated the site plan does not show the
circulation into the site and he believes they will enter into the
model complex through both entrances off of Avenue 58; if this is
true, will they be constructing the full street at both entrances.
The applicant, Natasha King, representing Ehline Company stated
she believes they are.
9. Commissioner Quill asked Mr. O'Dowd to clarify his request. Mr.
O'Dowd stated his concern was addressed in Condition #81 of the
Tentative Tract Map. They do not want homes 28 feet in height
within 20 feet of their property line. Assistant City Attorney
Michael Houston stated this condition is part of our Zoning Code
to protect our Arterial roads not between tracts. As to whether or
not it can be imposed at this stage, the tentative tract map unless
there is something contradictory on the tentative tract map, there
is nothing to keep the Commission from posing this condition at
this time. Although there is no legal right to a view corridor
according to California law.
10. Commissioner Quill asked Mr. O'Dowd if they were building
houses or golf courses adjacent to this tract. Mr. O'Dowd stated
this is in review at this time, but they are uncertain as to whether
it will be residential, street, or landscaping. They would prefer the
22 foot height limit no matter what.
11. Chairman Kirk asked the applicant if she had any suggestions
regarding Mr. O'Dowd's questions. Ms. King stated not at this
time, but they were meeting with them to discuss the issues.
12. There being no further public participation, the public hearing was
closed and open for Commission discussion.
13. Commissioner Quill stated it is a great looking product and a nice
asset to the community. In respect to the two story height
limitation, it appears it would impact 32 lots of this project. He
does not believe the difference between the single story and 28
G:\WPDOCS\PC Minutes\1-25-05.doc 3
Planning Commission Minutes
January 25, 2005
feet is a great difference and he would not want to change the
condition at this time.
14. Commissioner Alderson agreed and complemented the applicant on
the design of the homes.
15. Commissioner Daniels stated he agrees with the design but has an
issue agreeing to the height limitations when we do not know
what the property to the south will be constructing and hopefully
the two developers can work this out.
16. Chairman Kirk concurs the homes are well designed and although
they have restricted heights in regard to compatibility, this is the
first development in the site and believes it is up to the adjoining
project to design their product in cooperation with this tract.
17. It was moved by Commissioners Quill/Daniels to adopt Planning
Commissioner Resolution 2005-006 approving Site Development
Permit 2004-820, as recommended by staff.
ROLL CALL: AYES: Commissioners Alderson, Daniels, Quill, and
Chairman Kirk. NOES: None. ABSENT: Commissioner
Ladner. ABSTAIN: None.
B. Conditional Use Permit 2004-089: a request of Target for consideration
of the placement of temporary metal storage bins at the rear of the
building located at 78-935 Highway 1 1 1.
1 . Chairman Kirk opened the public hearing and asked for the staff
report. Staff explained this item should to be continued to
February 8, 2005.
2. It was moved and seconded by Commissioners Daniels/Quill to
continue this item to February 8, 2005.
3. Chairman Kirk asked if there were any questions of staff.
Commissioner Daniels asked that a larger policy regarding
containers be brought back to the Commission regarding all big
box businesses.
4. Commissioner Quill gave a history of the issues the Planning
Commission has with these containers. His biggest issue is safety
and aesthetics. He would like to come to a conclusion to address
G:\WPDOCS\PC Minutes\1-25-05.doc 4
Planning Commission Minutes
January 25, 2005
how to screen these containers. Discussion followed. Community
Develop Director Doug Evans stated he would like to keep this
application for Target on calendar because this is a way to keep
the discussion before the Commission. Building and Safety has
given staff the information necessary to address the issue from a
safety standpoint and staff will address this at the next meeting.
Staff will push the other companies to get their applications in at
the earliest possible time.
VI. BUSINESS ITEMS: None
VII. CORRESPONDENCE AND WRITTEN MATERIAL: None.
VIII. COMMISSIONER ITEMS:
A. Department report: Community Development Director Doug Evans gave
a report on the department's activities and commended staff on their
dedication.
B. Department Report:
IX. ADJOURNMENT:
There being no further business, it was moved and seconded by Commissioners
Ladner/Alderson to adjourn this regular meeting of the Planning Commission to a
regular meeting of the Planning Commission to be held on February 8, 2005, at 7:00
p.m. This meeting of the Planning Commission was adjourned at 7:47 pm., on January
25, 2005.
Respectfully submitted,
Betty J. Sawyer, Executive Secretary
City of La Quinta, California
G:\WPDOCS\PC Minutes\1-25-05.doc 5
PH #A
STAFF REPORT
PLANNING COMMISSION
DATE: FEBRUARY 8, 2005
CASE NO: CONDITIONAL USE PERMIT 2004-089
APPLICANT/
PROPERTY
OWNER: TARGET CORPORATION
REQUEST: CONSIDERATION OF A REQUEST TO ALLOW METAL
CONTAINERS FOR THE TEMPORARY STORAGE OF SEASONAL
MERCHANDISE ON THE SOUTH SIDE OF THE EXISTING TARGET
STORE
LOCATION: 78-935 HIGHWAY 111
ENGINEER: NOT APPLICABLE
ENVIRONMENTAL
CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT
HAS DETERMINED THAT THIS PROJECT IS CATEGORICALLY
EXEMPT FROM THE PROVISIONS OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO
SECTION 15304 (CLASS 4) IN THAT THE STORAGE
CONTAINERS ARE TEMPORARY AND WILL HAVE NO
POTENTIALLY SIGNIFICANT EFFECTS ON THE ENVIRONMENT.
GENERAL
PLAN/
ZONING
DESIGNATIONS: MIXED/REGIONAL COMMERCIAL (M/RC)/REGIONAL
COMMERCIAL (CR)
BACKGROUND:
This project was continued from the January 25, 2005 meeting to allow Staff
additional time to address concerns that have been raised in the past regarding metal
storage containers. Staff has been coordinating efforts with the Building and Safety
Department and the Fire Department and it is apparent that the Building Code has
specific requirements regarding the location of structures (temporary or permanent)
within a 60-foot setback area around buildings of certain sizes for safety reasons.
Staff has prepared a memorandum relating to the Target store that explains the
reasons why a 60-foot clear yard setback around buildings of certain sizes is required.
PAReports - PC\2005\02-08-05\CUP 04 -089 Target\PC stfrpt2 CUP 04-089.doc
Staff has forwarded the Building & Safety Department memorandum to the applicant.
The applicant has stated that
PROJECT PROPOSAL:
The applicant has requested the placement of metal storage containers (Attachment 1)
at the rear of the existing Target store to store seasonal merchandise. The applicant
had placed these containers without the proper permits and Code Enforcement has
cited the applicant. The applicant has stated that since the store is new in the area,
the metal storage containers were needed due to overstock in merchandise. Since
being cited, the applicant has applied for a Conditional Use Permit and during the
processing of the request, the Building & Safety Department raised concerns regarding
the location of the containers.
Based on the memorandum, the applicant will not be able to place these metal storage
containers where they are currently located and any future requests will require the
applicant to meet the 60-foot clear yard setback to the satisfaction of the Building
Code. The applicant has the following options in the event that future requests are
made regarding metal storage containers:
1. Relocate the storage containers elsewhere on the property providing the 60-foot
clear yard setback and mitigating any resulting issues regarding traffic and
circulation and aesthetics.
2. Relocate the storage containers elsewhere on another property within the center,
subject to the property owner's permission, providing the 60-foot clear yard
setback and mitigate any resulting issues regarding traffic and circulation and
aesthetics.
3. Coordinate with other users in the center to create a storage container area that
provides the 60-foot clear yard setback and mitigates any resulting issues
regarding traffic and circulation and aesthetics.
4. Lease space at an off -site storage facility and have the merchandise delivered to
the store when needed.
5. Store merchandise entirely inside the store.
Public Notice:
This project was advertised in the Desert Sun newspaper on January 14, 2005, and
mailed to all property owners within 500-feet of the site. To date, no letters have
been received. Any written comments received will be handed out at the meeting.
PAReports - PC\2005\02-08-05\CUP 04 -089 Target\PC stfrpt2 CUP 04-089.doc
RECOMMENDATION:
Since the applicant has applied for a Conditional Use Permit, the Planning Commission
needs to take an action on the application. Staff recommends the following options
for the Planning Commission to consider:
1. Continue the matter to the next Planning Commission meeting to allow Staff the
opportunity to work with the applicant to find a solution so that later this year
we are not faced with a similar situation.
2. Request a letter from the applicant asking to suspend their application and
forfeit their rights under the Permit Streamlining Act. The application will
remain active in the event that another request is made later this year.
3. Deny the application based on the information provided in the memorandum and
the Resolution.
Staff will continue to work with the Building and Safety Department, Fire Department
and future applicants regarding the use of metal storage containers. Staff will also
request applicants to submit applications prior to their placement on site to allow
sufficient time to address all of the Code requirements and concerns raised by the
Planning Commission.
Attachments:
1. Memorandum from Greg Butler, Building & Safety Manager
2. Metal Storage Containers Location Map
Prepared by:
Martin Magana
Associate Planner
PAReports - PC\2005\02-08-05\CUP 04 -089 Target\PC stfrpt2 CUP 04-089.doc
PLANNING COMMISSION RESOLUTION 2005-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, DENYING THE USE OF
TEMPORARY METAL STORAGE CONTAINERS TO STORE
SEASONAL MERCHANDISE BEHIND THE EXISTING TARGET
STORE
CASE NO.: CONDITIONAL USE PERMIT 2004-089
APPLICANT: TARGET CORPORATION
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 25" day of January and on the 8" day of February,
2005, hold duly noticed Public Hearings to consider a request by Target
Corporation to allow the use of temporary metal storage containers to store
seasonal merchandise behind the existing Target store at 778-935 Highway
111, more particularly described as follows:
APN: 643-020-029,
WHEREAS, said Conditional Use Permit 2004-089 is within Specific
Plan 87-011 for which Environmental Assessment 02-459 was certified by
the City Council on November 26, 2002. Therefore, no changed
circumstances or conditions and no new information has been provided
which would trigger the preparation of a subsequent Environmental
Assessment pursuant to the provisions of the California Environmental
Quality Act (CEQA) statutes; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be
heard, said Planning Commission did make the following findings pursuant to
deny approval of said Conditional Use Permit:
1. Consistency with the General Plan: The proposed project is
inconsistent with the goals and policies of the General Plan in that the
metal storage containers are not an aesthetically functional use at the
proposed location within the Regional Commercial District.
2. Consistency with the Zoning Code: The proposed project is
inconsistent with the development standards outlined in Section
9.100.120 (Outdoor Storage and Display) of the Zoning Code in that
the metal storage containers lack screening (e.g., landscaping) and can
obstruct access to the building during emergency situations.
Planning Commission Resolution 2005-
Conditional Use Permit 2004-089 — Target Corporation
February 8, 2005
3. Compliance with CEQA: The proposed project is exempt from
environmental review in that the project is within Specific Plan 87-011
for which Environmental Assessment 02-459 was certified by the City
Council on November 26, 2002. However, health and safety issues
arose from the proposed project that were not addressed in the
environmental assessment regarding the proposed use and location of
metal storage containers, which violate the Building Code.
4. Surrounding Uses: Approval of the Conditional Use Permit will create
conditions materially detrimental to the public health, safety and
general welfare or be injurious to, or incompatible with, other
properties or land uses in the vicinity in that they are placed in areas
where they cause a violation of the Building Code and create a hazard
for emergency vehicles accessing the building in case of emergencies.
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 Conditional Use Permit;
2. That it does hereby deny Conditional Use Permit 2004-089 for the
reasons set forth in this Resolution;
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 81h day of February, 2005, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
TOM KIRK, Chairman
City of La Quinta, California
Planning Commission Resolution 2005-
Conditional Use Permit 2004-089 — Target Corporation
February 8, 2005
ATTEST:
DOUGLAS R. EVANS
Community Development Director
City of La Quinta, California
P.O. Box 1504
LA QUINTA, CALIFORNIA 92247-1504
78-495 CALLE TAMPICO
LA QUINTA, CALIFORNIA 92253
BUILDING & SAFETY DEPARTMENT
Allowable Building Area Commentary — Target Store
January 25, 2005
(760)777-7012
FAX (760) 777-7011
The California Building Code, which regulates all building construction within the City of
La Quinta's jurisdiction, is intended to provide minimum standards to safeguard life and
property.
To accomplish this in part, the Code "limits the size of buildings in order to limit to a
reasonable level the size of a fire that potentially may develop in a building."' The size
limit ("Basic Allowable Floor Area") of any particular building is affected by several
factors. Those factors are: the proposed use of the building (store, office, restaurant,
residence, etc.); the height of the building (number of stories and height in feet); and the
materials used in the construction of the building (type of construction).
The Building Code also requires that all buildings adjoin or have access to a public way
or yard on not less than one side. "Thus, it could extend completely between side
property lines and to the rear property line and have access from only one side. It,
therefore, follows that if a building is provided with yards or open space on two or more
sides, some benefit should accrue based on better access for the fire department. Also,
if the yards or streets are wide enough, there will be a benefit from the decreased
exposure from adjoining properties."2 The benefit is that the basic allowable floor area of
the building may be increased. The greater number and size of the yards, the greater the
increase allowed.
Additional increases to the basic allowable floor area are permitted in buildings that are
equipped throughout with approved automatic fire sprinklers.
In the case of La Quinta's Target Store, the Building Code classifies the type of use as a
Group M (Mercantile) occupancy, single story building. The building's designer chose to
utilize Type V-Non-rated construction. In accordance with Building Code Table 5-13, the
Basic Allowable Floor Area for this building is 8,000 square feet.
Because the La Quinta Municipal Code requires automatic fire sprinklers, the Building
Code (§505.3) allows the floor area to be tripled in this single story building. This results
in an allowable floor area of 24,000 square feet.
By providing yards (open spaces) on two or more sides, additional increases in
allowable floor area are permitted. Section 505 of the Building Code defines the formulas
for increases. The basic provisions of the formula allow a maximum increase of 100%.
' International Conference of Building Officials, Handbook to the Uniform Building Code
(Whittier, California: International Conference of Building Officials, 1998), 78.
2 Ibid., 85.
Also, increases are permitted to multiply, meaning this 100% increase may be applied to
the tripling already applied. The result for Target is a total allowable floor area of
48,000 square feet.
One final option exists for additional increases to allowable floor area. This option was
exercised, and was critical to the approval of the current Target Store. This option, in
§505.2 of the Building Code, provides that a one-story building of Group M occupancy
may have unlimited floor area if the following conditions exist:
1. The building is provided with an approved automatic fire sprinkler system
throughout, and;
2. The building is entirely surrounded and adjoined by public ways or yards not less
than 60 feet in width.
Since the building was already planned to be equipped with fire sprinklers, only the large
yards had to be provided. Since Target's property did not afford sufficient space to
qualify this second condition, Target made considerable efforts, with the input of the City
attorney, to enter into a "no -build" agreement with its neighbor to the south to guarantee
the preservation of the required open space on both properties.
The Building Code defines yards as "an open space..., unobstructed from the ground to
the sky...", and a public way as a "...parcel of land essentially unobstructed from the
ground to the sky that is... permanently appropriated to the public for public use..."
"This definition precludes the storage of pallets, lumber, manufactured goods or any
other objects that similarly obstruct the yard. Most jurisdictions, however, do permit
automobile parking, low -profile landscaping, fire hydrants, light standards and similar
features to occupy the yard."3
Placement of storage bins within the required yard adjacent to the Target store
eliminates the very item that qualifies this building to be its current size of 134,000
square feet. It is the opinion of the Building & Safety Department that the current
placement of storage bins is a violation of the Building Code and should not be allowed
to continue nor allowed in the future, unless the future issues of the Building Code
decrease or eliminate this requirement.
Respectfully submitted,
Greg Butler
Building & Safety Manager
3 Ibid.
PLANNING COMMISSION
STAFF REPORT
DATE: FEBRUARY 8, 2005
CASE NO.: CONDITIONAL USE PERMIT 2004-087
APPLICANT: DESERT OASIS FELLOWSHIP
REQUEST: CONDITIONAL USE PERMIT TO ALLOW A CHURCH IN AN
EXISTING LIGHT INDUSTRIAL/COMMERCIAL BUILDING
LOCATION: 79-440 CORPORATE CENTER DRIVE, SUITE 116
PROPERTY
OWNER: JAMES R. PAUL
GENERAL PLAN/
ZONING
DESIGNATIONS: COMMERCIAL PARK/COMMERCIAL PARK
ENVIRONMENTAL
DETERMINATION: THE LA QUINTA COMMUNITY DEVELOPMENT
DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL
REVIEW PURSUANT TO PROVISIONS OF SECTION 15304
(CLASS 4) OF THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA), IN THAT THE PROPOSED PROJECT
INVOLVES MINOR CHANGES TO AN EXISTING BUILDING.
SURROUNDING
LAND USES:
NORTH: FLOOD CONTROL CHANNEL
SOUTH: COMMERCE CENTER DRIVE, COMMERCIAL BUILDINGS
EAST: DUNE PALMS DRIVE, COMMERCIAL BUILDINGS
WEST: VACANT
BACKGROUND:
The building in which the church
is proposed
was approved, through
a Site
Development Permit, in 2000, and
is currently
partially occupied. The
building
totals approximately 39,600 square
feet, on a
3 acre site. The site is
located
immediately south of the Coachella Valley Flood Control Channel and beyond, La
Quinta High School, west of Dune Palms Road (Attachment 1). To the west is
vacant Commercial Park zoned land, with under construction commercial buildings
to the south across Commerce Center Drive. 600 ± feet to the southeast at the
northwest corner of highway 111 and Dune Palms Road is a gasoline station that
serves packaged alcoholic beverages. Immediately surrounding tenants in the
same building include a child learning facility, a medical testing facility, vacant
suite and contractor's office. The proposed suite is located near the west end of
the long linear building.
PROJECT REQUEST:
The applicant requests a CUP to allow the operation of a church in an existing
multi -tenant office building. The suite to be used by the church is approximately
2,000 square feet. (Attachment 2 - Suite #116 on attached Site Plan). The site is
located in the Commercial Park zoning district. In this district, as in many others in
the City, a Conditional Use Permit is required for the operation of a church.
The applicant proposes a sanctuary seating area of approximately 1,540 square
feet, with a seating capacity of 75 persons. A lobby area, pastor's office and
classroom are also included in the plans. Only interior tenant improvements will be
required. No alterations to the structure or the site plan are proposed.
The congregation will consist of up to 75 people. Services will occur on Sundays
at 1.00 p.m., and Wednesdays and Thursdays at 7.00 p.m. No other activities are
proposed, other than use of the church office on an intermittent basis.
The proposed church will occupy 2,000 square feet of a 39,600 square foot
building, or 5% of the total square footage. The application states that occupancy
will be limited to 75 congregants, and the Fire Marshal will place limitations on
occupancy according to the provisions of the Fire Code. The Building Code as well
as the Fire Department allows one person per 7 square feet of assembly area
which will allow the 75 persons expected.
The proposed church would be active during periods when the other uses on the
site are closed, since activity will occur on Sundays and week day evenings. There
is likely to be some office activity during the week days, but this would be
consistent with the other businesses located within the building. Since the church
activities will not occur during the business day, the land use can be considered
complementary, much like a restaurant could generate activity during the evenings
in an office building. The limited activity periods, and the small size of the facility,
lend themselves to locate at this site.
The project includes a total of 142 parking spaces. Assembly uses, including
auditoriums, theatres, and churches, have a high parking requirement, because of
the concentration of activity. The church, with a sanctuary area of 1,540 square
feet, and no fixed seating, and classroom must have 64 parking spaces to meet
the requirements of the Zoning Ordinance. If the church activities were occurring
during the weekday daytime business hours, this would represent a significant
parking conflict. However, since church activities will occur on weekends and in
the evening, the parking area will be largely vacant, and the use will be
complementary. Should the facility be fully used, about 44% of the parking lot
would be needed. Should other businesses have activities during the weekends or
evenings, there would still be 78 parking spaces available for their use. Given the
types of businesses in the building at this time; the available parking appears to be
more than sufficient.
The church is proposed in a non-traditional location, but is expected to be
complementary to the existing uses, and will have sufficient parking to
accommodate its congregation, while leaving sufficient parking available for other
tenants of the facility. The land use is therefore considered compatible with the
area in which it is proposed, and the Findings for approval can be made.
Public Notice
This request was published in the Desert Sun newspaper on January 28, 2005,
and mailed to all affected property owners and occupants within 500 feet of the
project site as required by Section 9.200.110 of the Zoning Code. To date, no
letters have been received.
Public Agency Review
A copy of this request has been sent to all applicable public agencies and City
Departments on December 15, 2004, 2004. All written comments received are on
file with the Community Development Department. Applicable comments received
have been included in the recommended Conditions of Approval.
STATEMENT OF MANDATORY FINDINGS:
Findings to approve this request per Section 9.210.020 F of the City of La Quinta
Zoning Code can be made and are contained in the attached Resolution.
RECOMMENDATION:
Adopt Planning Commission Resolution 2005- , approving Conditional Use
Permit 2004-087, subject to the attached findings and Conditions of Approval.
Attachments:
1. Location map
2. Site, floor, and elevation Plan
Prepared by:
Nicole Sauviat Criste, Consulting Planner
PLANNING COMMISSION RESOLUTION 2005-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING A
CONDITIONAL USE PERMIT TO ALLOW THE OPERATION
OF A CHURCH IN AN EXISTING COMMERCIAL BUILDING
CASE NO.: CONDITIONAL USE PERMIT 2004-087
APPLICANT: DESERT OASIS FELLOWSHIP
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 81h day of February, 2005, hold a duly noticed Public Hearing to consider
the request of Desert Oasis Fellowship for a Conditional Use Permit to allow the
operation of a church in an existing multi -tenant commercial building, and more
particularly described as 79-440 Corporate Center Drive, Suite 116.
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 the proposed Conditional Use Permit is exempt from
CEQA review under Guidelines Section 15304 (Class 4); and,
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments of all interested persons desiring to be heard, the Planning
Commission did make the following mandatory findings to justify approval of said
Conditional Use Permit:
1 . The Conditional Use Permit is consistent with the City's General Plan in that
the proposed project furthers the City's General Plan goals for a full service
community. The use is consistent with the goals, policies and intent of the
General Plan Land Use Element.
2. The approval of this Conditional Use Permit is consistent with the Zoning
Ordinance in that the church project will conform to development standards
applicable to the use.
3. The proposed land use will not create conditions materially detrimental to the
public health, safety and general welfare or injurious to, or incompatible with
other land uses insofar as activities will occur when the existing building is
otherwise not in use.
4. The proposed hours of operation are in the evenings and weekends when most
of the other on -site uses are closed. Therefore, adequate parking spaces will
be available for all tenants.
P:1Reports - PC\2005\02-08-05\CUP Desert Oasis\Reso.doc
r�
Planning Commission Resolution 2005-
Conditional Use Permit 2004-087
Desert Oasis Fellowship
February 8, 2005
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 Conditional Use Permit 2004-087 for the reasons
set forth in this Resolution and subject to the attached Conditions of Approval.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta Planning Commission, held on this the 81h day of February, 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
PLANNING COMMISSION RESOLUTION 2005-_
CONDITIONS OF APPROVAL - RECOMMENDED
CONDITIONAL USE PERMIT 2004-087
DESERT OASIS FELLOWSHIP
FEBRUARY 8, 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 Conditional
Use 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 Conditional Use Permit shall comply with the requirements and standards
of 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 building permit by the City, the applicant shall
obtain any necessary clearances and/or permits from the following agencies:
• Fire Marshal
• Police Department
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When the requirements include
approval of improvement plans, the applicant shall furnish proof of such
approvals when submitting those improvements plans for City approval.
5. 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.
rp
PAReports - PC\2005\02-08-05\CUP Desert Oasis\COAs.doc
Planning Commission Resolution 2005-
Conditions of Approval - Recommended
Conditional Use Permit 2004-087
Desert Oasis Fellowship
February 8, 2005
MAINTENANCE
6. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
7. 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.
8. The use of the subject property shall be in conformance with the approved
exhibits, unless otherwise amended by the Conditions of Approval. Occupancy
of the facility shall not exceed 75 persons.
9. Church services shall occur on Sundays at 1.00 p.m., Wednesdays at 7.00
p.m., and Thursdays at 7.00 p.m. Changes to this schedule that do not
conflict with normal business hours of the other tenants in the complex may be
approved by the Community Development Director.
10. No signage is included in this approval. The project proponent shall comply
with the sign program associated with Site Development Permit 2000-669.
1 1 . The applicant shall comply with all Fire Department requirements, including the
posting of occupancy limits prior to the issuance of a certificate of occupancy.
12. The applicant shall comply with all Police Department requirements.
PAReports - PC\2005\02-08-05\CUP Desert Oasis\COAs.doc 2 r' !�
M,I I il I- x ; i �Kt f p a
I
W12
CASE
MAP
mj
IT.Almll:
PH #C
STAFF REPORT
PLANNING COMMISSION
DATE: FEBRUARY 8, 2005
CASE NO: SITE DEVELOPMENT PERMIT 2004-819
APPLICANT/
PROPERTY
OWNER: EHLINE COMPANY
REQUEST: REVIEW OF ARCHITECTURAL AND LANDSCAPING PLANS FOR
THREE NEW SINGLE-FAMILY PROTOTYPE RESIDENTIAL UNITS
WITH THREE DIFFERENT ELEVATIONS.
LOCATION: SOUTHWEST CORNER OF AVENUE 52 AND MONROE STREET
ARCHITECT: SOUTH COAST ARCHITECTS
LANDSCAPE
ARCHITECT: HERMANN & ASSOCIATES
ENVIRONMENTAL
CONSIDERATION: AN ENVIRONMENTAL ASSESSMENT WAS CERTIFIED BY THE
CITY COUNCIL UNDER RESOLUTION NO. 2003-050 FOR
TENTATIVE TRACT MAP 31202. THERE ARE NO CHANGED
CIRCUMSTANCES, CONDITIONS, OR NEW INFORMATION,
WHICH WOULD TRIGGER THE PREPARATION OF A
SUBSEQUENT ENVIRONMENTAL ANALYSIS PURSUANT TO
PUBLIC RESOURCES CODE SECTION 21166.
GENERAL
PLAN/
ZONING
DESIGNATIONS: LOW DENSITY RESIDENTIAL (LDR) AND LOW DENSITY
RESIDENTIAL (RL)
BACKGROUND:
Tract 31202 is located at the southwest corner of Avenue 52 and Monroe Street
(Attachment 1). The City Council approved the tract on July 1, 2003, which
consists of 201 single-family residential lots (Attachment 2).
PROJECT PROPOSAL:
The applicant proposes a model home complex with landscaping and three new
single-family prototype residential unit plans with three different architectural
elevations for each prototype (Attachment 3).
The project mixes different but compatible architectural styles to create an eclectic
street scene. The homes are proposed to be single -story between 16 and 19 feet in
height maximum. Three different architectural styles are proposed with three floor
plans including the following:
Plan 1
Plan 2
Plan 3
Square Feet
2,650
2,850
3,010
No. of Bedrooms
2 w/casita
3 w/casita
3 w/casita
No. of Bathrooms
3.5
4.5
4.5
Garage Parking
2-front, plus 1
golf cart
2-front/1-side
loaded
2-front, plus one
golf cart
The Zoning Code requires a minimum of twenty feet for front yard setbacks,
including the garages, however, a side -loaded garage can be have a minimum of a
fifteen foot front yard setback.
Plans 1 and 3-propose units that have a casita option for the one -car side -loaded
garage. The approved Specific Plan (SP 03-064) allows casitas to have the fifteen
foot front yard setback.
Plan 2 includes a casita as part of the floor plan and that plan has a fifteen foot
front yard setback. This is consistent with the approved Specific Plan for the
project. However, Plan 2 provides a tandem third car space ahead of one of the
two -car garage stalls, which does not meet the requirements as a garage space
under Section 9.150.080.13.3 and 11 of the Zoning Code. The Zoning Code
requires a 10-foot by 20-foot space for a single space. The applicant has also
proposed an exercise room option for this third car space. While the code does not
require three -car garages, the plan should not imply a third car space and staff
requests that the reference on the plans either be deleted and designate that area
as additional storage space, exercise room option, bonus room, or golf cart parking.
Otherwise the units will have to comply with the garage size requirements, in
which case, will increase the size of the unit and may not meet the front yard
setback requirements.
Compliance with the interior dimension requirements for the garages has been
required on all units in the Conditions of Approval conditions.
MATERIALS AND COLORS:
A variety of materials are proposed to be used including painted stucco, desert tone
colors, exposed wood beams, decorative wrought iron, and the roofs (Attachment
4).
LANDSCAPING:
The applicant submitted typical front yard landscaping for each plan. The
landscaping plan consists of a wide variety of specimen trees, shrubs, vines and
ground covers. The plant materials proposed are consistent with development in
the City, drought tolerant, and appropriate for the desert climate (Attachment 5).
Staff suggested that turf areas be minimized as much as possible, especially along
street frontages because of water overspray on paved areas.
ARCHITECTURE AND LANDSCAPE REVIEW COMMITTEE (ALRC):
The ALRC reviewed this project at their meeting of February 2, 2005 and adopted
Minute Motion 2005-004 unanimously recommending approval of the prototype
units. The Committee considered Staff's suggestion and deemed the plans
adequate as presented. However, they did recommended the applicant use their
discretion and attempt to move sprinkler heads further inside the curb line
approximately one foot.
Public Notice
This project was advertised in the Desert Sun newspaper on January 28, 2005,
and mailed to all property owners within 500-feet of the site. To date, no letters
have been received. Any written comments received will be handed out at the
meeting.
STATEMENT OF MANDATORY FINDINGS:
Findings necessary to approve this request can be made and are contained in the
attached Resolution.
RECOMMENDATION:
1. Adopt Planning Commission Resolution 2005-_, approving Site
Development Permit 2004-819, subject to findings and conditions contained
in the attached Resolution.
Prepared by:
Martin Magana
Associate Planner
Attachments:
1.
Vicinity Map
2.
Tentative Tract Map 31202
3.
Proposed Models Plan Set
4.
Materials Board
5.
Conceptual Landscape Plan
PLANNING COMMISSION RESOLUTION 2005-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA,
CALIFORNIA, APPROVING ARCHITECTURAL AND LANDSCAPING PLANS FOR
THREE NEW SINGLE-FAMILY PROTOTYPE RESIDENTIAL UNITS WITH THREE
DIFFERENT ELEVATIONS FOR TENTATIVE TRACT 31202, LOCATED AT THE
SOUTHWEST CORNER OF AVENUE 52 AND MONROE STREET.
CASE NO.: SITE DEVELOPMENT PERMIT 2004-819
APPLICANT: EHLINE COMPANY
WHEREAS, the Planning Commission of the City of La Quinta,
California, did, on the 8th day of February, 2005, held a duly noted Public Hearing
to consider a request by Ehline Company, for approval of architectural and
landscaping plans for three new single-family prototype residential unit plans with
three different elevations for Tentative Tract 31202, located at the southwest
corner of Avenue 52 and Monroe Street, more particularly described as follows:
APNs: Lots 122 thru 125 of Tract 31202
WHEREAS, the Architecture and Landscaping Review Committee of
the City of La Quinta, California, did, on the 2"d day of February, 2005, hold a
public meeting to review and recommend approval of architecture and landscape
plans for three new single-family prototype residential unit plans with three
different elevations for Tract 31202 and recommended approval by adoption of
Minute Motion 2005-004; and,
WHEREAS, a Mitigated Negative Declaration (EA 2003-472) was
certified by the City Council for Tentative Tract Map 31202 under Resolution No.
2003-048. There are no changed circumstances, conditions, or new information,
which would trigger the preparation of a subsequent environmental analysis
pursuant to Public Resources Code Section 21166.
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons desiring to be heard, said
Planning Commission did make the following mandatory findings pursuant to
Section 9.210.010 of the Zoning Code to justify approval of said Site Development
Permit:
1. Consistency with the General Plan: The project, as proposed, is consistent
with the goals and policies of the General Plan in that the residential land
uses are consistent with the Low Density Residential designation.
2. Consistency with the Zoning Code: The proposed project, as conditioned, is
consistent with the development standards of the City's Zoning Code, in
terms of architectural style, building heights, building mass, parking, and
landscaping.
Planning Commission Resolution 2005 -
Site Development Permit 2004-819 - Ehline Company
Recommended: February 8, 2005
3. Compliance with the California Environmental Quality Act (CEQA): This
project has complied with the requirements of the California Environmental
Quality Act in that a Mitigated Negative Declaration (EA 2003-472) was
certified by the City Council for Tentative Tract Map 31202 under Resolution
No. 2003-048. There are no changed circumstances, conditions, or new
information, which would trigger the preparation of a subsequent
environmental analysis pursuant to Public Resources Code Section 21166.
4. Architectural Design: The proposed project complies with the Zoning Code
and is compatible with existing single-family residential development in the
area.
5. Site Design: The proposed project complies the site design in terms of
interior circulation, pedestrian access, and other site design elements such as
scale, mass, and appearance.
6. Landscape Design: The proposed project is consistent with the landscaping
standards and plant palette and implements the standards for landscaping
and aesthetics established in the General Plan and Zoning Code.
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 Site Development Permit.
2. That it does hereby approve Site Development Permit 2004-819, subject to
conditions, for the reasons set forth in this Resolution.
PASSED, APPROVED and ADOPTED at a regular meeting of the La
Quinta Planning Commission held on this 8" day of February, 2005, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
P\Reports-_PC\2005\02-08-05\SDP 04-819 Ehline\PC RESO SDP 04.819 :doc
(1 i
Planning Commission Resolution 2005 -
Site Development Permit 2004-819 - Ehline Company
Recommended: February 8, 2005
TOM KIRK, Chairman
City of La Quinta, California
ATTEST:
DOUGLAS R. EVANS
Community Development Director
City of La Quinta, California
P:\Reports PC\2005\02 08 05\SDP 04-819 Ehline\PC RESO SDP 04 819_doc. i
PLANNING COMMISSION RESOLUTION 2005-
SITE DEVELOPMENT PERMIT 2004-819
EHLINE COMPANY
CONDITIONS OF APPROVAL -RECOMMENDED
FEBRUARY 8, 2005
GENERAL
1. The implementation of this project shall be in conformance with the approved
exhibits contained in Site Development Permit 2004-819 unless otherwise
amended by the following conditions.
2. The approved Site Development Permit shall be used within two years of
approval, otherwise, it shall become null and void and of no effect
whatsoever.
3. "Used" means the issuance of a building permit. A time extension may be
requested as permitted in Municipal Code Section 9.200.080 (D).
4. 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.
5. 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-quinta.org.
6. Prior to the issuance of any grading, construction, or building permit by the
City, the applicant shall obtain any necessary clearances and/or permits from
the following agencies:
Fire Marshal
Public Works Department (Grading Permit, Improvement Permit)
Community Development Department
Riverside Co. Environmental Health Department
n
PLANNING COMMISSION RESOLUTION 2005-
SITE DEVELOPMENT PERMIT 2004-819
EHLINE COMPANY
CONDITIONS OF APPROVAL -RECOMMENDED
FEBRUARY 8, 2005
Desert Sands Unified School District
Coachella Valley Water District (CVWD)
Imperial Irrigation District (IID)
California Water Quality Control Board (CWQCB)
SunLine Transit Agency
SCAQMD Coachella Valley
The applicant is responsible for all requirements of the permits and/or
clearances from the above listed agencies. When the requirements include
approval of improvement plans, the applicant shall furnish proof of such
approvals when submitting those improvements plans for City approval.
If a previous permit is not in effect for Tract 31202, 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.
7. The applicant shall comply with applicable provisions of the City's NPDES
stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater
Management and Discharge Controls), and 13.24.170 (Clean Air/Clean
Water), LQMC; Riverside County Ordinance No. 457; and the State Water
Resources Control Board's Order No. 99-08-DWQ.
A. For construction activities including clearing, grading or excavation of
land that disturbs one (1) acre or more of land, or that disturbs less
than one (1) acre of land, but which is a part of a construction project
that encompasses more than one (1) acre of land, the Permitee shall
be required to submit a Storm Water Pollution Protection Plan
("SWPPP").
The applicant or 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.
r' C1
PLANNING COMMISSION RESOLUTION 2005-
SITE DEVELOPMENT PERMIT 2004-819
EHLINE COMPANY
CONDITIONS OF APPROVAL -RECOMMENDED
FEBRUARY 8, 2005
C. The applicant shall ensure that the required SWPPP is available for
inspection at the project site at all times through and including
acceptance of all improvements by the City.
D. The applicant's SWPPP shall include provisions for all of the following
Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC):
1) Temporary Soil Stabilization (erosion control).
2) Temporary Sediment Control.
3) Wind Erosion Control.
4) Tracking Control.
5) Non -Storm Water Management.
6) Waste Management and Materials Pollution Control.
E. All erosion and sediment control BMPs proposed by the applicant shall
be approved by the City Engineer prior to any onsite or offsite grading,
pursuant to this project.
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.
8. 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
9. Prior to issuance of any permit(s), the applicant shall acquire or confer
easements and other property rights necessary for the construction or proper
functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services and for maintenance, construction and reconstruction of
essential improvements.
PLANNING COMMISSION RESOLUTION 2005-
SITE DEVELOPMENT PERMIT 2004-819
EHLINE COMPANY
CONDITIONS OF APPROVAL -RECOMMENDED
FEBRUARY 8, 2005
10. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, or other encroachments will
occur.
11. The applicant shall enter into a 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.
IMPROVEMENT PLANS
As used throughout these Conditions of Approval, professional titles such as
"engineer," "surveyor," and "architect," refer to persons currently certified or
licensed to practice their respective professions in the State of California.
12. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with
the provisions of Section 13.24.040 (Improvement Plans), LQMC.
13. The following improvement plans shall be prepared and submitted for review
and approval by the Public Works Department. A separate set of plans for
each line item specified below shall be prepared. The plans shall utilize the
minimum scale specified, unless otherwise authorized by the City Engineer in
writing. Plans may be prepared at a larger scale if additional detail or plan
clarity is desired. Note, the applicant may be required to prepare other
improvement plans not listed here pursuant to improvements required by
other agencies and utility purveyors.
A. On -Site Temp. Parking Lot Precise Grading Plan
1 " = 40' Horizontal
B. On -Site Street Improvements/Signing & Striping/Storm Drain Plan
1 " = 40' Horizontal, 1 " = 4' Vertical
PLANNING COMMISSION RESOLUTION 2005-
SITE DEVELOPMENT PERMIT 2004-819
EHLINE COMPANY
CONDITIONS OF APPROVAL -RECOMMENDED
FEBRUARY 8, 2005
"On -Site Temp. Parking Lot Precise Grading plans shall normally include all
temporary and permanent on -site surface improvements including but not
necessarily limited to finish grades for curbs & gutters, parking lot
improvements and ADA requirements up to the Sales Office (including Sales
Office Pad and , retaining and perimeter walls, etc.
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.
14. 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.
A. On -Site Residential Precise Grading Plan (Model Homes)
1 " = 30' Horizontal
15. The City maintains standard plans, detail sheets and/or construction notes
for elements of construction on the Public Works Online Engineering Library
at:
http://www.la-guinta.org/publicworks/tractl/z onlinelibrary/0 intropa�.
16. 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.
PLANNING COMMISSION RESOLUTION 2005-
SITE DEVELOPMENT PERMIT 2004-819
EHLINE COMPANY
CONDITIONS OF APPROVAL -RECOMMENDED
FEBRUARY 8, 2005
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.
GRADING
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.
PLANNING COMMISSION RESOLUTION 2005-
SITE DEVELOPMENT PERMIT 2004-819
EHLINE COMPANY
CONDITIONS OF APPROVAL -RECOMMENDED
FEBRUARY 8, 2005
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 elsewhere in these Conditions of Approval.
22. 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.
23. 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.
STREET AND TRAFFIC IMPROVEMENTS
24. 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.
25. The applicant shall construct the following street improvements to conform
with the General Plan or as conditioned by this permit.
PLANNING COMMISSION RESOLUTION 2005-
SITE DEVELOPMENT PERMIT 2004-819
EHLINE COMPANY
CONDITIONS OF APPROVAL -RECOMMENDED
FEBRUARY 8, 2005
A. ON -SITE STREETS TO PROVIDE ACCESS TO MODEL HOME
COMPLEX (If not constructed prior to Building Permit approval.)
1) Construct full 36-foot wide travel width improvements as
shown on the approved Street Improvement Plans for Map No.
31202-1 measured from gutter flow line to gutter flow line
within the approved right-of-way where the residential streets
are double loaded.
2) Construct Entry Drive off of Avenue 52 and street
improvements on Avenue 52 necessary to provide ingress and
egress to the model home complex as required by the City
Engineer.
26. Minimum structural sections shall be as follows:
Residential 3.0" a.c./4.5" c.a.b.
PARKING LOTS and ACCESS POINTS
27. The design of parking facilities shall conform to LQMC Chapter 9.150
(Parking). In particular the access driveway width, drive aisle widths and
parking striping design shall conform to the aforementioned LQMC
requirement.
28. Minimum structural sections shall be as follows:
Temporary Parking Lot 2.5" a.c. over native soil
compacted to 95 %
or the approved equivalents of alternate materials.
LANDSCAPING
29. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks)
& 13.24.140 (Landscaping Plans), LQMC.
30. The applicant shall provide landscaping in the required setbacks, retention
basins, common lots and park areas.
1—
PLANNING COMMISSION RESOLUTION 2005-
SITE DEVELOPMENT PERMIT 2004-819
EHLINE COMPANY
CONDITIONS OF APPROVAL -RECOMMENDED
FEBRUARY 8, 2005
31. Landscape and irrigation plans for landscaped lots and setbacks, medians,
retention basins, and parks shall be signed and stamped by a licensed
landscape architect.
32. The applicant shall submit the landscape plans to the Public Works
Department for approval by the Public Works Department. Landscaping
plans for the units shall comply the City's Water Efficient Landscaping
Ordinance. Said landscaping plans shall include a complete irrigation system
showing location and size of water lines, valves, clock timer, type of
sprinkler, etc. The applicant shall obtain the signatures of Coachella Valley
Water District (CVWD) and the Riverside County Agricultural Commissioner,
prior to final mylar submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City
Engineer.
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.
MAINTENANCE
36. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
PLANNING COMMISSION RESOLUTION 2005-
SITE DEVELOPMENT PERMIT 2004-819
EHLINE COMPANY
CONDITIONS OF APPROVAL -RECOMMENDED
FEBRUARY 8, 2005
37. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping,
access drives, and sidewalks.
FEES AND DEPOSITS
38. The applicant shall comply with the provisions of Section 13.24.180 (Fees
and Deposits), LQMC. These fees include all deposits and fees required by
the City for plan checking and construction inspection. Deposits and fee
amounts shall be those in effect when the applicant makes application for
plan check and permits.
39. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at
the time of issuance of building permit(s).
COMMUNTY DEVELOPMENT DEPARTMENT
40. The applicant shall post a $1000.00 deposit for each unit that is used as a
sales office. After the sales office(s) is/are converted back to a residence,
the Community Development Department shall inspect the site(s) for
compliance before releasing the deposit back to the applicant.
41. Any front, side, or rear walls shall be of masonry or other non -wood
construction and conform to development regulations of the Zoning Code.
42. The applicant shall meet comply with the interior dimension requirements for
the garages on all units.
PLANNING COMMISSION
STAFF REPORT
DATE: FEBRUARY 8, 2005
CASE NO.: SIGN APPROVAL 2003-735, AMENDMENT #1
APPLICANT: SIGN-A-RAMA FOR KLEINE BUILDING AND DEVELOPMENT,
INC.
REQUEST: CONSIDERATION OF AN AMENDMENT TO A SIGN PROGRAM
FOR A SEVEN BUILDING COMMERCIAL COMPLEX WITH
63,550 SQUARE FEET OF FLOOR AREA
LOCATION: NORTH SIDE OF HIGHWAY 111, 331 FEET WEST OF DUNE
PALMS ROAD (ATTACHMENT 1)
GENERAL PLAN/
ZONING: M/RC (MIXED REGIONAL COMMERCIAL) / CR (REGIONAL
COMMERCIAL WITH A NON-RESIDENTIAL OVERLAY)
ENVIRONMENTAL
DETERMINATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT
HAS DETERMINED THAT THE REQUEST IS CATEGORICALLY
EXEMPT FROM ENVIRONMENTAL REVIEW PER SECTION
15201 (EXISTING FACILITIES) OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT, AS AMENDED.
PREVIOUS PLANNING COMMISSION REVIEW:
The Planning Commission approved Site Development Permit 2003-761 for this
Highway 1 1 1 project site on April 22, 2003 (Attachment 1). The approval of the
Sign Program was granted subsequently on December 9, 2003. The applicant has
submitted an Amendment request for the Sign Program for this Center. The project
is being phased and is nearing completion with some tenants already open.
SIGN PROGRAM AMENDMENT PROPOSAL:
The Sign Program provides that a tenant may have up to two signs, but no more
than one sign per building frontage. The applicant has found that at least one
building will have only one tenant. In order to provide adequate identification of
the business they are requesting that the above -noted provision limiting a tenant to
two signs be altered to allow in the case of a single tenant building, a maximum of
three signs with only one per building side (Attachment 2). No other revisions are
being requested.
PASTANWeine commercial\sa 2003-735 amend #1 pc rpt.doc
STAFF COMMENTS AND FINDINGS:
The Sign Program revision is acceptable because even with three signs on a single
tenant building, the total number and area of signs will likely be less than if two or
more tenants occupied the building. The findings for approval can be made as
follows:
1. The Sign Program Amendment will be consistent with the intent of the
Zoning Code, and will be in harmony and visually related to the proposed
architecture of the buildings, with the approval of the Planning Commission.
RECOMMENDATION:
Adopt Minute Motion 2005- , approving the Sign Program Amendment for La
Quinta Valley Plaza as submitted.
Attachments:
1. Location Map
2. Sign Program document
Prepared by:
Stan Sawa, Principal Planner
P:\STAN\kleine commerciaksa 2003-735 amend #1 pc rpt.doc
rrlj
SIGN PROGRAM
for
LA QUINTA VALLEY PLAZA
79-390; 79-400; 79-410; 79-430; 79-440; 79-450 Hwy 111
La Quinta, CA 92253
Prepared by:
Sign -A -Rama
41-905 Boardwalk, Ste. U
Palm Desert, CA 92211
Phone: (760) 776-9907 Fax: (760) 776-9844
A. INTRODUCTION
The intent of this Sign Program is to provide guidelines necessary to
assure visually appealing signage and achieve a uniform appearance
for the benefit of all tenants. This Sign Program shall be strictly
enforced and any non -conforming signs shall be removed or brought
into conformity by the Tenant or its sign contractor at the Tenant's
expense, upon demand by the Landlord.
B. GENERAL REQUIREMENTS
1. Prior to sign fabrication or installation, Tenant shall submit
two (2) copies (one in full color) of the proposed sign for
Landlord's approval. Drawings must include sign
location, size, layout, design and color, including all
lettering and/or graphics.
2. Upon Landlord's approval, Tenant shall obtain all
applicable permits from the City prior to sign installation.
3. All costs for signs, installation (including any necessary
electrical service connections) and permits shall be at the
sole expense of the Tenant.
4. Tenant is responsible for fulfillment of all requirements of this
Sign Program.
Page 1 of 5 1-07-05
5. For purposes of secondary business identification, Tenant will
be permitted to place upon glass door at each entrance to its
premises Oyster colored vinyl lettering not to exceed two (2)
square feet in area. Letters shall not exceed three (3) inches in
height and copy shall indicate business name, hours of
business, emergency telephone, etc. The number and letter
type shall be Helvetica, Optima or Helvetica Italic.
6. In addition to business identification described in previous
paragraph, Oyster colored vinyl lettering shall be permitted on
one (1) window panel adjacent the entry door. Lettering on this
panel shall not exceed three (3) square feet in total area
and letter height shall not exceed six (6) inches. Typestyle
optional.
7. Sign area allowances expressed in this Sign Program
are stated as maximum. Should the City Sign
Ordinance requirements be more restrictive, the City
Sign Ordinance shall apply.
C. GENERAL SPECIFICATIONS
1. No exposed raceway, crossovers, conduits, conductors,
transformers, etc. which are visible when facing building
elevation shall be permitted.
2. All electrical signs and their installation shall comply with all
local building and electrical codes.
3. Electrical service to all signs (as applicable) shall be
connected to Tenant's electrical service panel.
4. No animated, flashing or audible signs are permitted.
5. All illuminated Building Wall and Fascia Signs shall be
internally illuminated individual channel letters.
6. Upon removal of any sign, the building or wall surface shall be
patched, textured, sealed and painted to match its original
condition, at Tenant's sole expense.
Page 2 of 5 1-07-05
D. DETAIL REQUIREMENTS, MAIN BUSINESS SIGN
Main Business Signage shall be individual internally illuminated
Acrylic -Faced Channel Letters or Opaque -Faced Reverse (halo -lit)
Channel Letters.
1. Signs shall be installed on building wall or fascia in
designated areas and on designated frontages only.
(see individual building elevation drawing attachments)
2. Maximum number of siqns:
a. A tenant of a multi -tenant building may have a maximum
of two (2) signs, but not more than one (1) per each
building side. (see individual building elevation drawing
attachments)
b. A single tenant occupying an entire free-standing
building may have a maximum of three (3) signs, but not
more than one (1) per each building side. Locations of
signs to be determined on an individual case basis upon
approval of landlord and the City of La Quinta planning
Department.
3. Maximum sign copy area:
Maximum sign area shall be one (1) square foot per lineal foot
of lease frontage, not to exceed 50 square feet aggregate.
The maximum sign copy area shall include any applicable
Trademark Logo box.
Maximum width of sign shall not exceed 75% of the lease
frontage or wall width upon which the sign is placed,
whichever is smaller.
Maximum letter heights:
a. On units having front elevation sign panel areas below
shed roof and above archway, the maximum letter
height and overall sign height shall be twelve (12)
inches. Trademark logo boxes shall not exceed
eighteen (18) inches in height.
Page 3 of 5 1-07-05
b. All other sign panel areas shall have a maximum letter
height of eighteen (18) inches. Trademark logo boxes
shall not exceed twenty-four (24) inches in height.
Overall height of signs in these areas shall not exceed
forty (40) inches.
C. No more than two (2) lines of copy are permitted on
fascia mounted signs.
4. Illuminated Acrylic -Faced Channel Letter Detail Information:
Letter Depth: 5 inches
Face Colors: #2283 Red; #2114 Blue; #2030 Green
Trim Color: Bronze, #311
Return Color: Matthews #313 Dark Bronze Acrylic Polyurethane
Neon Color: #4500 White
Note: Tenants having Federally Registered Trademarks may use
such layouts and colors in their signage.
5. Illuminated Opaque -Faced Reverse (halo -lit) Channel Letter
Detail Information:
Letter Depth: 3 inches
Standoff from Wall: 1 1/2" (Clear Lexan Backplate Req'd)
Face & Return Colors: Matthews Acrylic Polyurethane #42-
212 Red; #42-219 Blue; #259 Green; #41-313 Dark Bronze;
#46-253 Copper; #46-401 Aztec Gold (Satin); #41-342
Brushed Aluminum
Neon Color: #4500 White
Note: Tenants having Federally Registered Trademarks may use
such layouts and colors in their signage.
6. All signs shall be centered vertically and horizontally on the
wall panel upon which they are placed.
7. All penetrations of the building structure for sign
installation shall be sealed in a watertight condition. All
bolts, fasteners and clips exposed to the weather shall be
corrosion resistant (stainless steel, aluminum or brass)
and shall be painted to match adjacent finish.
Page 4 of 5 1-07-05
E. Temporary Signs
Upon submission approval of permit for main signage, a temporary
banner, not to exceed 20 square feet in area, may be installed in
main sign area, pending approval and fabrication of main sign.
Periodic display of banners for promotional events is authorized
in accordance with City of La Quinta Sign Ordinance. Such
promotional banners may not exceed 32 square feet in area.
F. Center Identification Signs
Freestanding center identification (monument) signs shall be
permitted at the Highway 111 and Corporate Center Drive
entrances. The sign face shall not exceed 50 square feet in area
and the overall height shall not exceed 8 feet from the average
finish grade at the base of the sign. The Center ID copy shall be
internally illuminated acrylic faced channel letters. In addition, a
maximum of two (2) "major tenants", each having a minimum of
7,000 square feet of leased floor area may be identified on the
Center 1D sign. The "major tenants" copy shall be backlighted
"push-thru" (1/2 inch projection) acrylic letters.
Tenants may obtain pertinent sign specifications and fulfill their leasehold
sign requirements by contacting the Authorized Sign Supplier.
Authorized Sign Supplier:
Sign -A -Rama
41-905 Boardwalk, Ste. U
Palm Desert, CA 92211
Phone: (760) 776-9907 Fax: (760) 776-9844
Page 5 of 5 1-07-05
CI #A
DIRECTOR'S REPORT
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE COMMISSION
FROM: DOUGLAS R. EVANS, COMMUNITY DEVELOPMENT DIRECTOR
V, v..
DATE: FEBRUARY 8, 2005
SUBJECT: MADISON CLUB TENTATIVE TRACT MAP 33076 — REVISED
CONDITIONS AND UPDATE
Staff, after reviewing more detailed grading information, recommended to the City
Council revision to Condition of Approval No. 84 to the above -mentioned tract
map. This condition, as revised will eliminate retaining walls while still protecting
views from adjacent properties. The City Council approved this revised condition
at their meeting of February 1'. The condition as revised is as follows:
84. That on, or adjacent to, the shared property line with Tracts 31202 and
31874, the grade on the subject property shall not exceed 1 ± foot above
the existing property line wall. On -site berms and landscape features shall
be reviewed and approved by the Community Development Department. On -
site berms shall not obstruct the line of sight from Tract 31202 lots created
by the existing property line wall with the exception of the area shown in
Section "D". In this area the berm shall be limited to the height necessary to
screen the access roadway from the adjoining property.
The applicant and subsequently staff, met with a representative from the City of
Indio and the driveway on Avenue 50 does not conflict with Indio's plans at this
time.
CI #C
T-ihf 4 a VQ"
MEMORANDUM
TO: HONORABLE CHAIRMAN AND MEMBERS OF THE
COMMISSION
FROM: DOUGLAS R. EVANS, COMMUNITY DEVELOPMENT DIRECTOR
DATE: FEBRUARY 8, 2005
SUBJECT: LEAGUE OF CALIFORNIA CITIES - PLANNERS INSTITUTE
Please find attached the information for the above -noted conference. This
item will be discussed at the meeting.
LEAGUE
4
OF CAI f I'0R_ NIA
C'wi I T 1 S
If you are a City Planning Commissioner,
Planning Director, or Community and
Economic Development Director,
you will not want to miss this
outstanding conference!!
For more detailed se -lion descriptions,
speaker information, and session
times and dates go to:
ri uwcacide ora1e_yyn_&.
OPENING GENERAL SESSION
Speaker: Paul Goldberger
Paul Goldberger tells the inside story
of the quest to rebuild the sixteen
acres where the towers of the former
World Trade Center stood. Itis a
story of power, politics, architecture,
community and culture. He will take
us inside the controversial struggle to
create and build one of the most
challenging urban -design projects in
history, and will draw on every
day lessons that planning commissioners and professionals
can use in their communities.
CLOSING GENERAL SESSION
Speaker: Rick Brinkman
The energetic and humorous
approach of Dr. Rick Brinkman will
help you become conscious
communicators. He will convey
specific strategies to handle various
problem behaviors. You will learn
how to empower yourself, by bringing
the best out in other people (even
when they are at their worst).
2W45PLAAWL2?S1NSYT 1ffE
E"VVHYOL -
April 13-15, 2005
PASADENA CONVENTION CENTER
GENERAL SESSION:
Demographic Trends in Age &
Diversity: What it Means for
Housing and Planning*
California
Speaker: DowellMyers,
Director of the Urban Planninj
Department, University of
Southern California
Perhaps you have heard about
California's coming demographic changes. But what do the,
mean for the housing market? Are we building the right kin
of housing or are there unmet needs? Dowell Myers will
examine the numbers, dissect the trends and challenge a fev
housing myths in the process.
GENERAL SESSION: Planning
and Public Health: Designing,
Planning and Building Healthi
Communities
Spe
esker: Richard fackson,
. , Stage Public Health Officer,
Beparhnent gfXealth Service
Over the past 40 years we have
legislated and planned communities
of Americans that are more sedentary
obese and prone to health problems than any before them.
This session will discuss how to turn the tide, and begin
planning for healthier communities.
V,
GENERAL SESSION: Diversit,
and Planning
Speaker: James Sauceda,
Director gftheMulticultural
Center, California State
University Long Beach
What will our population look like 1(
20 years from now? Will the new
population follow previous groups tc
the suburbs or are they looking for
something different? What does this mean for planning
community spaces? Housing? Schools? James Sauceda wil:
talk about how diversity will affect planning and land use
decisions.
THREE WAYS TO REGISTER:
Register online at ►vww. caeities.ore%vents
-Far the Registration Form
-Mad the Registration Form
NEW COMMISSIONERS'
INTRODUCTORY TRACK
• Planning Commissioners' Roles & Responsibilities
What is the role of the planning commissioner in your
community? Neutral judge or jury? Gain a better
understanding of your responsibilities, as well as the
relationship between the planning commission and the
council, and your practical working relations with staff.
■ City Finance
Learn the essentials of California city revenue and
spending in this session geared to community planners.
Explore the trends in local government finance, impacts
from the state budget, critical issues & reform proposals.
■ CEQA ioi
Designed to answer the questions: "what does this all
mean to me as a planning commissioner?" and "why do 1
even have to bother with this information?" This session
will explain why, and will provide an overview of basic
environmentally oriented terms and acronyms.
■ Essential Planning Tools in California: General
Plans, Specific Plans and Zoning Codes
Planning commissioners need to understand the purpose
of general plans, specific plans and zoning, as well as their
role in the preparation and implementation of those tools.
Learn how to make the general plan a useful and
understandable policy guide for your community.
• Commissioner Ethics
Public service and planning in particular are fraught with
difficult policy and ethical choices. What are some of the
tools available to planning commissioners to sort through
these issues? What sorts of questions can one ask oneser
This session will present some options.
■ Basic Project Review and Tools for Planning
Commissioners
Learn the practical rationale behind commonly used
design standards, and how to spot design issues often
overlooked during project review.
INNOVATIVE SOLUTIONS
Form -Based Codes
Form -based codes replace conventional zoning tools that
emphasize use and intensity of development with codes
that focus on street widths, the massing of buildings, their
relationship to the street and to one another, and the
location of parking. Learn how to use form -based codes in
your city.
• Parking
Adequate parking is a precious commodity in California.
Learn creative ways to maximize parking facilities and
provide innovative solutions to your communities'parking
needs.
COMMUNITY BUILDING
■ Density - Supply of Housing and Affordable Housin
Successes
No question about it, California needs more affordable uni
What is stopping us? Learn what is at the heart of the
density issue, and explore ways to make this choice more
palatable in all types of communities.
• Gearing Up For Big Growth
In California a small city can quadruple in population in If
than io years. This kind of growth poses special problems
terms of oversight, staffing, out-of-date planning documer,
and infrastructure. Learn practical tips for everything fro
working with developers to updating your plans.
■ What You Need to Know About Property Rights
What should you do when someone says "you can't do that
without paying me compensation!"? Learn how to analyze
such claims, and when to consult your city attorney.
■ Mixed -Use and Infill in Suburbia
Its not just an "urban" thing anymore - mixed use
developments are making a splash in suburbia. What are t
issues that arise? Learn what is working and the
unexpected benefits of this type of development.
■ Inclusionary Housing
Despite their controversial nature, at least one out off five
California cities have adopted an inclusionary housing
ordinance. This session will examine several best practice
associated with adopting a new ordinance - or monitoring
and checking the effectiveness of an existing ordinance.
■ Sign Regulation tot: When Zoning Meets Free
Speech
Gain insight into how judges analyze these claims. Learn
how to be prepared for the sign code shakedown and the
billboard ambush.
INNOVATIVE SOLUTIONS (Continued)
■ Creating A Sense Of Place
In Italy, sitting at an outdoor table sipping a glass of wine
or relaxing in the piazza is commonplace. Can we create
same meeting places and focal points in California
communities? Learn how to develop these urban design
techniques and sell them to your community.
■ Heritage and Historic Preservation
A lively discussion on how to preserve the unique charact
of your community.
• Will Second Units Really Solve the Housing
Problem?
Several cities are planning to meet at Ieast part of their
housing numbers by requiring second units. Learn how i
works, and what it means for the neighborhood.
■ Traffic Solutions / Traffic Calming
Traffic, traffic everywhere... and not a remedy in sight! 1
wait! Learn about creative ways to address your local
traffic congestion problems.
Detailed session descriptions, speaker irlforrnaiion and session
dates and times are available online at: u ww.cacities.orq/events
2005 Planners Institute
Wednesday, April 13 — Friday, April 15
Pasadena Conference Center, Pasadena
Please DO NOT return this form to the League of California Cities
We invite you to reserve your room by going to our website Deposit Information:
w ww.cacities.org/events The hotel requires a deposit in the amount of the first night ro
rate. Housing forms received without a valid credit card or cE
OR fill out this form completely and mail or fax it to deposit will be returned and will not be processed. (No cash
Pasadena CVB Housing Department deposits accepted.)
Fax: (626) 844-0790
Please make checks payable to:
lease make copies of this form if additional rooms are to be
;served. If faxing this form, please do not mail a duplicate copy.
hone reservations will not be accepted.
Name Title
Mailing Address
City Zip Code
Fe,ephone Fax
nail
Anival Date and Time
❑ AEI ❑ PM
Departure Date and Time
❑AM ❑PM
bom Preferences:
I I will share a room with:
I Non smoking room
I Handicapped access
I Single - King
I Double - 1 Bed
I Double - 2 Beds
here are no guarantees on room type, although the hotel will do
�erything possible to accommodate your request. Room
vsignments are based on a first -come, f rst-served basis.
Pasadena CVB Housing Dept.
171 S. Los Lobos
Pasadena, CA 91101
Deposits by credit card, require the following information:
Cardholder Name
Credit Card Number Expiration Date
Authorized Signature
Please check the hotel of your choice:
Pasadena Hilton
$144.00 single/double (plus 14.5% state and local ta,
Sheraton Pasadena
$145.00 single/double (plus 14.5% state and local to
The Westin Pasadena
$140.00 single/double (plus 14.62% state and local 1
If the above hotels are full, please refer to the next avail
hotel according to:
Comparable room rate
Proximity to conference site
Confirmation:
If you do not receive a confirmation via e-mail, fax or mail wi
30 days after any transaction, please contact Pasadena CVB —
Housing Bureau at (800) 307-7977.
Cancellation:
Hotel will make a full refund if the cancellation occurs on or
before Friday, April 8, 2005
FAX completed reservation form to Pasadena CVB -Housing Bureau at (626) 844-0790
Reservations Must Be Received no Later Than 5:00 p.m. on Thursday, March 24, 2005
"
2005 Planners Institute
Wednesday, April 13 — Friday, April 15
Pasadena Conference Center, Pasadena
We invite you to register on-line by going to
www.cadties.o ELeyents
OR fill out this form completely and return it to the
League of California Cities
Please enter your name and title, as they should appear on
your name badge and registration. Please indicate
guest/spouse's name if attending only if guest/spouse is not a
public or city official. Please complete one form per
registrant. Confirmations will be mailed to the address
designated below.
CVame Title
lddress where confirmation is to be mailed
City Zip Code
Telephone Fax
1
Your E-mail address will be used to confirm your registration.
The League can also send you educational and conference
material in the future.
rrmail for registrant
Payment Information:
Check, money order, Visa or MasterCard are accepted. If
paying by credit card please fax your registration form to (91
658-8220 or register online at www.cacities.ory/events. If
have questions, please contact conference registration at (916
658-8291. If paying by check or money order, please mail to
League of California Cities
1400 K Street
Sacramento, California 95814
Full Conference
City Officials (up to five registrants from the same city)
per person @ $460.0
Fee per person the 6`h and additional registrants when 5 offici�
from the same city register as a team @ $310.0
All Others @ $550.0(
Total $
One Day Only
Please indicate which day you will be attending:
❑ Wednesday ❑ Thursday ❑ Friday
City Officials (up to five registrants from the same city)
per person @ $310.0
Fee per person the 6`h and additional registrants when 5 offi6
from the same city register as a team @ $160.0
All Others @ $400.0
Total $
If paying by credit card please fax your registration form to
(916) 658-8220.
spouse /Guest Name t.reait c;ara rayment vmy
'
❑ MasterCard ❑Visa
Cardholder Name
If you require special accommodations related to
facility access, communication and/or diet, please Credit Card Number Expiration Date
contact our conference registrar at (916) 658-8291.
Authorized Signature
NOTE: All cancellations must be submitted in writing and E
subject to a $50 processing fee. No refunds will be given for
cancellation requests received after Monday, March 28, 200!
Substitutions can be made even on site.
Registration Forms bust Be Postmarked or Faxed By Monday, March 28, 2005
After this date, please register on site.
PROFESSIONAL DEVELOPMENT
• So You Want Public Input? Improve the Hearing
Process!
The public is increasingly cynical of local agency land use
decisions. Is the public hearing process sufficient to
effectively engage the public? Learn how to regain the
public's confidence.
■ Oprah or Springer? How To Run A Meeting
Ever feel like your meetings are on the verge of getting out
of control? Learn how to lead more effective meetings
from experienced planners and professionals.
■ Determining the Economic Feasibility of a Project
How many conditions can a development bear? Has a
developer ever told you a change or condition is not
economically feasible? Learn rough rules of thumb for
determining economic feasibility in your community.
■ Advanced CEQA
This session is for those familiar with CEQA basics and
ready to learn more. Delve into advanced CEQA concepts
and then participate in an interactive discussion.
■ Heads or Tails? How To Make A Good Decision
Planning is about making that tough decision? Each side
has a valid argument, and you wonder which is the "right
decision?" This session focuses on proven decision -making
guidelines that you can use to weight the evidence and
make the tough decision.
MISCELLANEOUS
Riding the Wave: Balancing Growth and Character
in Pasadena's Downtown
Pasadena's historic downtown is a vibrant urban center.
Several distinct neighborhoods offer a variety of retail,
office and residential opportunities in historic buildings
and new construction. In November 2004, Pasadena
adopted a new specific plan. Hear from planners,
developers and community activists about the making of
this successful core and recent efforts to balance growth
with preservation of urban character.
Commissioners' Exchange ,
Join other planning commissioners in an informal
discussion of significant issues that can impact your
position as a commissioner.
How To Become More Involved in the League
Through the League, city officials come together and set
legislative policy, and participate in educational and
networking opportunities. Learn how to become involved
in the League, help set policy, and work together with
your peers throughout California.
DIRECTORS' TRACK
■ Community Development Directors' Exchange
Begin the day with an informal discussion of issues affectin
your department and city as a whole. This session provide:
a forum for networking and lively discussions with your
peers.
• Carrot or Stick? Conflict Resolution Using
Mediation Techniques
Mediation, not negotiation alone, can be valuable when
working on difficult planning projects. The same skills user
in mediation, listening, communicating and helping other
find solutions, becomes a practice that carries over to our
personal and social lives.
■ Securing a Legacy Through Succession Planning
As a whole generation of baby -boomer managers in
planning and community development retires, there are
fewer Gen X mid -career professionals ready and able to fill
the leadership void. Learn practical strategies for
attracting, retaining and developing our successors.
■ Forming and Keeping Quality Council/Director
Relations
Enjoy this thought -provoking and lively session with video
vignettes that illustrate sticky examples of council/director
interactions on controversial agenda items. Participate in
an interactive discussion with a panel of experienced city
officials exploring positive ways to handle these and other
sensitive situations.
MISCELLANEOUS (Continued)
• Demographic Trends in Age and Diversity: What it
Means for Housing and Planning in California
See the first page of this announcement for details.
■ Legislative Briefing
The Legislature is always looking to make changes that
affect local land use planning. Learn what issues are
currently being debated in Sacramento, how they could
impact your city, and how to become engaged.
■ Air Quality
Clean Air: ignore it and it will go away! Cities are facing
growing air quality issues. This session will show how the
San Francisco Bay Area is integrating land use, air quality
and transportation planning, and will offer statewide
resources.
■ Mobile Workshops:
I. Walling Tour of Pasadena's Historic Commercial
Core: Tools for Revitalization
II. Bicycle Tour of Pasadena
III. Bus Tour of Mixed Use in Pasadena's Central
District
Space is limited for the mobile workshops. Please sign up
on -site at the registration desk if you are interested in
participating in one of these sessions.
Detailed session descriptions, speaker irtformation and session
dates and times are available online at. www.cacities.oraleuents
PLANNERS
INSTITUTE GENERAL INFORMATION
Mini -Expo
Businesses offering products and services pertinent to city planning have been invited to exhibit
between the hours 4:00 — 7:00 p.m. on Wednesday, April 13 during the Wine Down and Cheese
Networking Hour followed by the Strolling Dinner Reception at the Hilton Grand Ballroom.
Registration/Events
Coupons will be required for meals. Registrations postmarked by Monday, April 4, 2005, will rec
program materials, two full breakfasts, Wednesday p.m. mini expo reception admission, Thursday
lunch, Thursday evening reception, FREE registration for two LeaguE-Campus courses (forms to I
filled and turned in at the time of on -site registration), and a $25 discount coupon to be used at the
CityBooks bookstore. You can register online at www.cacities.or ievents. If you have questic
please contact the conference registration at (916) 658-8291.
Special Requests
If you require special accommodations related to facility access, communication and/or diet, please
contact conference registration at (916) 658-8291.
Guest/Spouses
There is no registration fee to attend the 2005 Planners Institute sessions for a guest/spouse who i
not a city or public official or vendor to cities. Guest/spouses of registered attendees may purchase
meal or special event tickets for $80 for the entire conference at the registration desk.
Airlines
Please visit wvvvv.cacities.org travel for the new Enhanced Local Government Airfare Program.
Hotels
Due to the high volume of expected attendance at the meeting, the League has contracted three neat
properties for guests' lodging. Per proximity to the Conference Center, Sheraton is adjacent to the
Center, Hilton is across the street from the Center, Westin is one block away from the Center. All tl
sessions and events will be held at the Center except Wednesday's 4-7 p.m. Mini -Expo and Recepti
The Westin Pasadena Hilton Sheraton Pasadena
191 N. Los Robles Ave 168 S. Los Robles Ave 303 E. Cordova Street
Pasadena, CA 91101 Pasadena, CA 91101 Pasadena, CA 91101
www.westin.coin/pasadena www.pasadena.hilton.com
League of California Cities
1.400 K Street, Fourth Floor
Sacramento, CA 95814
**°°*"**"'°"* "5-D1GIT 92247
30796
Richard Butler
Planning Commissioner
PO Box 1504
La Quinta CA 922471504
Presorted
First Class
US Postage
PAID
Permit 604
Sacramento, CA
Lu�EpdE
JAN 2 4 2005
L E A G O F PLANNERS INSTITUTE
0 F C %. L I "t � �; �; �.�. April 13-15, Pasadena
1 FILS Announcement and Registration Forms
�1
9 !ryl117
Mark S. Moran & Associates
P.O. Box 1305
La Quinta, California 92247
(760) 564-3761
(760) 564-835o Fax
mmorani@dc.rr.com
Hand Delivered
By:
Representative of LQ Planning
February 7, 2005
Thomas Kirk, Chair
La Quinta Planning Commission
City of La Quinta
,NiT' OEv;_.o
-.crgP7'=c K'
Subject: Continuance of Tentative Tract Map 33220
Mr. Kirk and Planning Commission:
As the Development Representative for Greystone Multifamily Builders, I am requesting a
continuance to the next available Planning Commission meeting. Your kind consideration of our
request is very appreciated.
Thank you,
4ark Moran
C