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2005 03 08 PCI Planning Commission Agendas are now available on the City's Web Page @ www.la-guinta.org PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California MARCH 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 2005-010 Beginning Minute Motion 2005-004 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 February 22, 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 - 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- VI. BUSINESS ITEM: VII. CORRESPONDENCE AND WRITTEN MATERIAL: None Vlll. COMMISSIONER ITEMS: A. Review of City Council meeting of February 1, 2005. B. Department Report - Model Homes/Landscape requirements. IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on March 22, 2005, at 7:00 p.m. G:\WPDOCS\PC Minutes\PCAgendaW.doc DECLARATION OF POSTING I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare that the foregoing agenda for the La Quinta Planning Commission meeting of Tuesday, March 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, March 4, 2005. DATED: March 4, 2005 BETTY J. SAWYER, Executive Secretary City of La Quinta, California Public Notices The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7025, 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 MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA February 22, 2005 7:00 P.M. CALL TO ORDER A. This meeting of the Planning Commission was called to order at 7:00 p.m. by Chairman Kirk who asked Commissioner Daniels to lead the flag salute. B. Present: Commissioners Ed Alderson, Rick Daniels, Kay Ladner, Paul Quill and Chairman Tom Kirk C. Staff present: Community Development Director Doug Evans, Assistant City Attorney Michael Houston, Principal Planner Stan Sawa, Associate Planner Martin Magana, and Executive Secretary Betty Sawyer. II. 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 February 8, 2005. There being no corrections, it was moved and seconded by Commissioners Ladner/Quill to approve the minutes as submitted. V. PUBLIC HEARINGS: A. Tentative Tract Map 33220; a request of The Greystone Group for consideration of a one lot condominium project with 19 buildings with 149 units, located on the south side of Avenue 52, east of Jefferson Street. 1. Chairman Kirk opened the public hearing and asked for the staff report. Staff stated the applicant had submitted a request for continuance to March 8, 2005. 2. It was moved by Commissioners Alderson/Ladner to continue Tentative Tract Map 33220 to March 8, 2005, as requested. Unanimously approved. G:\WPDOCS\PC Minutes\2-22-05.doc Planning Commission Minutes February 22, 2005 B. Site Development Permit 2004-823 a request of Taylor Woodrow Homes, Inc. for consideration of prototype architectural plans for four prototypical plans residential unit types and landscaping plans for use in Tact 31874 located at the northwest corner of Avenue 53 and Monroe Street. 1. Chairman Kirk opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Daniels commended the applicant on the designs and questioned current City Ordinances which require Commission review of building elevations. He believes the Commission may want to evaluate current requirements. 3. Chairman Kirk explained that in the past quality of project design compatibility would be an issue whereas in today's market projects are very well designed. 4. Commissioner Alderson asked if these elevations were for the production units. Staff stated yes and the models are approved by staff under a Minor use Permit. 5. Chairman Kirk asked if the applicant would like to address the Commission. Mr. Tim Day, representing the applicant, stated he was available to answer any questions. 6. Commissioner Quill commended the applicant on the designs, but asked why they would not use the Mission clay the instead of the concrete "S" tile. Mr. Dan stated the concrete "S" the is a high quality tile, and staff showed the samples. 7. Commissioner Alderson asked why he was not using the clay tile instead. Mr. Day stated the concrete "S" the is part of the package that was worked out with the architect. 8. Chairman Kirk asked if they would have any objection to a condition requiring the Mission tile. Mr. Day stated that if they were required, it could be worked out with staff. 9. Chairman Kirk asked if there was any other public comment. There being none, the public participation was closed and open for Commission discussion. G:\WPDOCS\PC Minutes\2-22-05.doc 2 Planning Commission Minutes February 22, 2005 Motion 2005-002 approving Site Development Permit 2004-823, as recommended by staff. Unanimously approved. VI. BUSINESS ITEMS: A. Sign Approval 2003-851; a request of Graphic Resources/Mark Reulman for consideration of a Planned Sign Program to add three signs to an existing building in the La Quinta Corporate Center, located at the southwest corner of Dune Palms Road and Corporate Center Drive. 1. Chairman Kirk asked for the staff report. Associate Planner Martin Magana 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 Daniels asked the purpose of the business. Staff explained. 3. Chairman Kirk asked if it was a separate corporate entity. Staff stated yes. Community Development Director Doug Evans questioned a multi -tenant building allowing one tenant sign to be above a space they are not occupying. 4. Commissioner Alderson asked staff if a tenant was allowed two signs. Staff stated it was based on street frontage. The Commission has allowed some tenants to have signage on the rear of the building. 5. Commissioner Daniels asked if there was enough interior room for a third tenant. Staff stated not at this time, but the owner could modify the building interior to allow a third tenant. 6. Chairman Kirk asked if the applicant would like to address the Commissioner. Mr. Skip Berg, gave a presentation on the signage. As he understands, there are no other tenants proposed for the building. The owner of Desert Lifestyles, stated he was available to answer any questions. Mr. Mark Reulman, owner of Radio Active, gave a presentation on why he was asking for the change in the sign program. 7. Commissioner Ladner stated she had no issue with the applicant's request. G:\WPDOCS\PC Minutes\2-22-05.doc 3 Planning Commission Minutes February 22, 2005 change in the sign program. 7. Commissioner Ladner stated she had no issue with the applicant's request. 8. Commissioner Daniels stated the building is almost a sign as the architecture stands out. He too has no problem with the applicant's request and stated buildings one and two of La Quinta Valley Plaza further cut off this applicant's view from Highway 1 1 1. He asked if there were any monument signs. Staff stated no. Community Development Director Doug Evans clarified that if this was a two tenant building, you would not put one tenant's sign over the other tenant's space. He would suggest that if there are any additional tenants staff can be allowed to approve the signs. 9. Commissioner Daniels stated that whatever action they take, it would take into consideration that the building could have a third tenant. 10. Commissioner Quill stated he had no objection to the request. 11. Commissioner Alderson stated he agreed with the applicant's request. He would agree that the other two tenants have the same size sign, consisting of 19 square feet each. 12. Chairman Kirk stated he was not in favor of the request. Although he did not object to the sign, he believes that a land owner is paying less for not being on Highway 111. Once the property along Highway 111 is developed, the signs will be blocked. He agrees with staff's suggestion to move the sign on the north to the south side. 13. Chairman Kirk asked if there was any other public comment, there being none, the public participation was closed and open for Commission discussion. 14. It was moved by Commissioners Quill/Daniels to adopt Minute Motion 2005-003 approving Sign Approval 2003-851, as recommended by staff. Approved with Chairman Kirk voting no. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. G:\WPDOCS\PC Minutes\2-22-05.doc 4 Planning Commission Minutes February 22, 2005 Vill. COMMISSIONER ITEMS: A. Department report: Community Development Director Doug Evans gave a report on the City Council meeting of February 15, 2005. Staff gave a presentation on the model home landscape requirements. The Commission may want to look at a design criteria rather than addressing quantified water consumption as part of the Ordinance. 1. Commissioner Daniels stated the Multi -Species Conservation Habitat Plan asked if staff was planning on submitting comments on the Plan. Staff stated a comprehensive report has been prepared and the Commission will receive a copy. It has been presented to the City Council and staff was given a concurrence to proceed. There are elements in the Plan that need to be removed or adjusted, or it is unacceptable. The comments will be made to the Coachella Valley Association of Government (CVAG) under the City staff's signature. Once CVAG addresses all the comments, it will be circulated for Council action. There are a number of items that need to be addressed in the Plan. IX. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Daniels/Ladner to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission to be held on March 8, 2005, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 7:47 p.m. on February 22, 2005. Respectfully submitted, Betty J. Sawyer, Executive Secretary City of La Quinta, California G:\WPDOCS\PC Minutes\2-22-05.doc 5 Planning & Community Development Department Newsletter Winter 2005 www.cacities.orS In This Issue: Director's Report ......................................1 2005 Department Officers ........................2 Redevelopment's New Day ......................2 2005 Policy Committee Representatives..3 President's Report ....................................3 Calling All Planning Commissioners .......4 League Numbers.......................................4 Share Your Successes! .............................4 Have You Changed Jobs?.........................4 Conference Calendar................................4 TheRight Mix..........................................4 OPR Creating Tools.................................5 City and College District Jointly Plan ......7 Laguna Ridge Specific Plan .....................7 Leaving City Office? Retiring? ................8 League and Builders Collaborate .............8 Economic Development Handbook .......... 9 Priority Focus...........................................9 Planning & Land Use Litigation.............10 Check Out eRecycle.org.........................11 Western City Magazine ...........................11 Affordable Housing Showcase! Sanger Seniors Have A New Home .......12 Hacienda de Feliz: A Community Partnership..............................................12 Hillside Village.......................................13 Mabuhay Court: Affordable Senior Housing..................................................14 Oakcreek Senior Villas ...........................15 The League's mission is to restore and protect local control for cities through education and advocacy to enhance the quality of life for all Californians. Director's Report By: Lynn Osborn, Planning Commissioner, Danville Thanks to everyone involved with getting Proposition lA passed by the voters by 84% in November! This overwhelming mandate proves that the voters care about critical services and programs offered by local government. To shore up interim local funding shortfalls, the League is sponsoring a new financing program which will allow California cities and counties to sell their Vehicle License Fee Gap Loan (VGL) debt for an advance fixed price of 90-96% rather than wait for possible full payment in 2006. For more information visit: www.cacommunities.com. At his State of the State address in January, Governor Schwarzenegger identified some of his top priorities as: increasing California's housing supply, improving transportation infrastructure, and addressing state pension reform. It is interesting to note that in November the League Board chose housing and transportation as two of its top strategic goals for 2005. The Board also acknowledged that the pension reform issue was looming and that we need to be proactive in recommending changes before any are imposed upon us by the state. At the League Board's November meeting, they adopted three strategic goals for 2005: 1) Expanding housing supply and affordability. 2) Expand investment in infrastructure. 3) Protect critical redevelopment funding. Suggestions for strategies to implement these goals will be discussed at the Board meeting in late February. Each department is responsible for recommending ways to assist the League in achieving these goals. Since all three goals address planning and community development issues, it is especially important for our department to contribute to this effort. Please review the goals an( the League's Principles for Smart Growth on page 16 and contact either Sharon Fierro, Department President, or myself with your ideas. This is your opportunity to be proactive in developing strategies, which could positively affect your city, and we all need to be involved! Thanks in advance for your suggestions. I look forward to seeing you at the Planners' Institute in April! League of California Cities Page 1 and Community Development Department Newsletter Winter 200' 2005 Department Officers Redevelopment's New Day By: John F. Shirey, Executive Director, California Redevelopment President Association Sharon Fierro Redevelopment professionals are proud of the many ways that Community Development Director redevelopment agencies benefit California residents. A quick look City of Campbell at the statistics shows why. Redevelopment agencies are the 70 North First Street second largest funder of affordable housing in the state, and in Campbell, CA 95008 2003 they helped 22,549 families find adequate housing. Agencies (408) 866-2140, Fax: (408) 871-5140 also contribute vastly to the health of the state's economy serving sharonf@ci.campbell.ca.us as the catalyst for $31 billion in economic activity and the creation of 310,000 new jobs —and that is just in one year alone! But the First Vice President contributions of redevelopment agencies also go beyond the Kathleen Garcia numbers. They make communities stronger by revitalizing once Planning Commissioner empty downtowns, building streets and other infrastructure City of San Diego projects, and cleaning -up the environment. Yet, despite these C/o Wallace, Roberts & Todd tremendous contributions to the economy and the quality of life of 1133 Columbia Street, Suite 205 California, the State has taken over $1 billion from redevelopment San Diego, CA 92101-3535 agencies over the past 13 years. (619) 696-9303 kgarcia@sd.wrtdesign.com The California Redevelopment Association (CRA) is partnering with the League to launch an exciting new grassroots education Second Vice President campaign. Through this campaign, we will describe Susan Healy Keene redevelopment and what it does in order to change public Planning Manager perceptions about redevelopment and, more important, to influence City of West Hollywood public policy and State budgetary decisions - decisions that impact 8300 Santa Monica Blvd. redevelopment agencies throughout California. The theme of this West Hollywood, CA 90069-6216 campaign, "Redevelopment. Building Better Communities," (323) 848-6476 encapsulates what redevelopment is all about, and the message we skeene@weho.org want to communicate. With this campaign, we intend to "put a face" on redevelopment. Director /Past President We will also organize and mobilize redevelopment professionals Lynn Osborn and our colleagues and supporters. With the help of the League's Planning Commissioner team of Regional Representatives, we will support our own City of Danville members, affordable housing advocates, environmentalists, local 510 La Gonda Drive chambers of commerce, and others in becoming effective Danville, CA 94526 advocates for redevelopment. Together, we will make the public (925) 407-0353, Fax: (925) 407-0356 aware that redevelopment is the catalyst for local community losborn@511contracosta.org economic and revitalization projects. We will help decision - makers understand that take-aways of redevelopment dollars mean Department Staff community -improvement projects in their districts will be delayed Jennifer Lewis or cancelled. Policy Analyst League of California Cities CRA and the League are in the process of developing new 1400 K Street, 4`h Floor informational materials for your use in this campaign. Your Sacramento, CA 95814 Regional Rep will make these materials available to you once they (916) 658-8226, Fax: (916) 658-8240 are finalized. Additionally, your regional rep will be contacting jlewis@cacities.org (Continued on Page 5) League of California Cities Page 2 Planning and Community Development Department Newsletter Winter 2005 2005 Policy Committee President's Report Representatives By: Sharon Fierro, Community Development Director, Campbell administrative Services Hello! It's been four months since my last report and many things Don Fleming have happened. On the "Up -side", local government feels a Community Development Director, tremendous sense of empowerment with the successful passage of 5oledad, (831) 678-3963 Proposition 1-A. However, California's economy continues to don@cityofsoledad.com fluctuate and Cities are struggling to do more with less staffing and Community Services funding. Housing and development continue to be in the forefront Konradt (Rad) Bartlam of issues to confront our cities and are a priority for our Board. Community Development Director, Lodi (209) 333-6711 How can you be involved and keep up with the issues? The rbartlam@lodi.gov Planning and Community Development Department is establishing a Legislative Committee to watch and comment on proposed Employee Relations legislation, so we can work in cooperation with our legislators Denise Phoenix instead of simply reacting to legislation. We have asked for Human Resources Manager, Danville volunteers and may still have some vacancies. If you are (925) 314-3388 interested, please let me know. dphoenix@ci.danville.ca.us Environmental Quality Another way to stay involved is to participate in the Annual 15,1'. Don Williams Planner's Institute. This year it will be held in, April 13`h - Planning Manager, Fontana The Department has assembled creative planners from all over to (909) 350-6723 share their ideas and success stories during the sessions. Pasadena is a great city and there will be opportunities to tour it and Housing, Community and neighboring cities to explore their examples of excellent planning. Economic Development I especially enjoy Pasadena's historic downtown area on Colorado Tom Sullivan Avenue. You should have received a program in the mail, if not Community Development Director, contact me. Mark your calendar and I hope to see you there! Saratoga (408) 868-1200 I also recommend that you consider attending the League's Annual tullivan@saratoga.ca.us Conference. It is primarily attended by the City Council and City Public Safety Managers so there is a broad range of topics discussed covering all Rick Winsman aspects of local government. This year the Annual Conference Planning Commissioner, Santa Clarita will be held in San Francisco from Wednesday, October 5th to (661) 2554368 Saturday October 8th. I've have had the privilege to attend this rickwinsman@pacbell.net conference for the past three years to participate in our annual Revenue and Taxation Departmental Meeting. This year, our Department Meeting is tentatively scheduled to be held on October 6 between 2:00 and Randy Richardson Sr. Planner & Housing Program Analyst, 3:30. I encourage you to participate in our Departmental meeting Camarillo, (310) 458-2275 and to meet your representatives. randyrichardson@ci.camarillo.ca.us The demand for housing is still strong combined with a need to Transportation, Communication and make wise land use decisions for our future, avoid congestion and Public Works maintain the quality of our environment. What a balancing act! Judy Lautner And planners are in the middle, advising our policy makers. Join Planning Specialist, Pismo Beach us at one of the League's conferences and learn more about the (805) 7734658 League and enjoy the company of our policy makers! jlautner@pismobeach.org Leaaue of California Cities Page 3 ?lanning and Community Development Department Newsletter Winter 2005 Calling All Planning The Right Mix — How to Create a Vibrant Urban Commissioners!!! Environment vew this year, the League is By: Carrie Anne Carter, Marketing Communications, RRM ;ompiling contact information on all Design Group ;ity Planning Commissioners so we ;an get you more involved in The well planned maturing of a city is imperative to its future egislation, train you on how to be economic health and well being. A key challenge lies in preserving nore effective, and get you more a city's unique history while designing for its future. Chula Vista is .nvolved in the Department. Please no exception to this rule and has now reached a critical point in ;omplete the attached form for your redeveloping its original urban core area. The urban core was �ity Planning Commissioners and fax originally established at the turn of the twentieth century, realized t to: (916) 658-8240. a housing boom in the 50's, but in recent years has maintained ��% status quo. While recent expansion and growth of the out -lying League Numbers �:r , 4 neighborhoods has evolved into a largely residential, suburban community, the urban core has stagnated to some degree and fennifer Lewis (916) 658-8226 remains underutilized, in many of its commercial districts and Main Fax (916) 658-8240 residential neighborhoods. Main Number (916) 658-8200 �ity Books (916) 658-8200 The city is now challenged with the opportunity of creating a dynamic hub of activity within this locale thereby creating a true Share Your Successes! destination and sense of place. Looking to the successes of San .s something going on in your city Diego's downtown districts, Chula Vista is developing its own :hat other planning and community blueprint known as the Urban Core Specific Plan (UCSP). The ievelopment professionals could UCSP incorporates more intensive retail, housing and mixed -use .earn from or use in their city? If so, development opportunities utilizing livable communities ideals. .et us know about it! Submit an They will help ensure a transit and pedestrian friendly atmosphere irticle by April 20, 2005 for the and improved quality of life. Spring Newsletter to Jennifer Lewis The community has many important choices to make regarding its it jlewis@cacities.org future. These choices are influenced by the city's changing and Have You Changed — �0 increasing population, limited amount of land available for development, and the need for better jobs and housing. Carrie Jobs? Anne Carter of RRM Design Group interviewed Chula Vista's Tyou are a new Community Project Manager, Mary Ladiana and the city's urban planning Development Director, Planning consultants, Erik Justesen and Mark Brodeur to talk about this Director or Planning Commissioner intriguing project. )r know someone who is, have them =tact Jennifer Lewis atQuestion: Chula Vista is proposing some inventive changes to its lewis@cacities.org, (916) 658-8226 urban core — the traditional heart of the city. How do you ensure ,o she can update the League's that the changes will be enjoyed by the existing community as well -ecords and keep you informed of as the future residents and business owners that may choose to call -vents and important legislation. Chula Vista's urban core their home? Calendar Answer by Mary Ladiana and Erik Justesen: Critical to any successful planning effort is clear and timely communication with !00Conference Planners Institute a diversity of stakeholders. For Chula Vista that means property Apri kpril 13-15, 2005, Pasadena owners, residents, business owners and future investors too. The ?005 Annual Conference UCSP is a community investment project, period. It seeks to October 6-8, 2005, San Francisco create an enriched future for the urban core that has value for all (Continued on Page 9) -eague of Califomia Cities Page 4 ?lanning and Development Department Newsletter Winter 2005 kedevelopment's New Day OPR Creating Tools that Address Land Use 'Continued from Page 2) Conflicts: New Legislation Requires Advisory Handbook rou about ways you can help make and New Notice & Consultation Requirements By: Scott Morgan and Julia Lave Johnston, Senior Planners, State his campaign a success. These Clearinghouse, Governor's Office of Planning and Research Lctivities could include local coalition wilding; presentations to different This year the Governor's Office of Planning and Research (OPR) Toups on the benefits of will develop an advisory handbook and update the General Plan edevelopment; legislative advocacy Guidelines to help local government address certain land use -fforts, including in -district meetings conflicts. SB 1468 (Knight 2002) requires OPR to publish an vith legislators and letter writing; advisory handbook to reduce land use conflicts between military nd, regional press events such as activities and public and private land uses. SB 18 (Burton 2004) ,ditorial board meetings, news requires the General Plan Guidelines provide advice to local onferences and reporter briefings. governments for consulting with Native American tribes prior to any amendment or update of the general plan. ;RA has made this campaign its cumber one priority in the coming MILITARY AND LOCAL LAND USE CONFLICTS In ,ear. a similar vein, the League As urban development expands in California, housing is starting to e protecting redevelopment spring up near once remote military bases. Urbanization and ands as one of its top three priority of its t threepriority military activities are not always compatible: neighbors are not sues for its members in The keen on being woken up by low flying airplanes or exploding 3ther two League priorities - bombs, while the military is concerned that their training activities ffordable housing and infrastructure will be compromised by unhappy homeowners. Local government nvestment -are closely aligned with should be no less concerned about the consequences of building edevelopment. Our organizations too close to military bases. Last year, a pilot practicing gunning on hare a hare a commitment to this new an East Coast base missed a target and hit a junior high school. education program. e Luckily, no one was hurt, but the incident should serve as a iossrootwever, is the involvement of our warning. Some military practices and local land uses do not mix, espective memberships that will and both the military and local government need to work together nsure this campaign's success. So, as to ensure public safety and preservation of military readiness. re launch this unprecedented General Plan Amendments rogram to publicize the many SB 1468 attempts to prevent local and military land use conflicts nportant contributions that by requiring local governments to consider military activities when -.development makes to our they plan. Local governments must amend the seven required ommunities, the economy, for elements of their general plans to consider the impacts of military rorking families, to infrastructure, installations and operations on residents, as well as the impact of nd to California, we invite you to local land uses on the military's ability to carry out its mission. )in us. Military Advisory Handbook or further information about the Collaboration works both ways. Local governments should ampaign, please contact Lillian consider military facilities and activities when they plan, and the lenegar, Director of Policy & military needs to participate in the local planning process and )utreach at CRA, (916) 448-8760, or communicate its activities and needs to local government. To help our local League Regional local government and the military work together, SB 1468 directs representative. OPR to develop and publish an advisory handbook to provide tools and processes for local officials, planners, builders and the military to reduce conflicts between local land uses and military readiness (Continued on Page 6) eague of California Cities Page 5 ?lanninjz and Community Develo Newsletter Winter 2005 DPR Creating Tools OPR Creating Tools (Continued from previous column) 'Continued from Page S) local governments and tribes through the general plan process and activities. The handbook will cover protection of sacred sites through long term land -use planning can techniques to create solutions and reduce conflicts at the project level and increase understanding Information on how to comply with among tribes and local governments. new noticing and general plan General Plan Amendments and Updates requirements. SB 18 requires local governments to consult with Native American Hilitary Notification Tribes during the general plan process. Tribes that are on a list To increase collaboration and infor- maintained by the Native American Heritage Commission mation sharing between cities, (NAHC) must be notified and offered the opportunity to consult counties and the military, SB 1462 regarding the protection of sacred sites that may be affected by an (Kuehl 2004) requires local amendment or update of the general plan. Tribes have 90 days to governments notify the military of reply to the notice requesting consultation (GC 65352.3). proposed general plan or substantial General Plan Guidelines amendment to an existing plan, when OPR must amend the General Plan Guidelines to contain advice a project is in proximity to military for local governments on how to consult with Native American facilities or training activities. Project tribes regarding the effects of general plan proposals on sacred applicants must let local governments sites within the local government's jurisdiction, including: 1) the know if their proposed projects are (Continued on Page 7)preservation of, or mitigation of impacts to located within near military sacred sites, 2) procedures for identifying the appropriate Native facilities and activities. The military American tribes, 3) procedures for protecting the confidentiality of is working with the state to develop information concerning the identity, location, character and use of maps to assist local government and sacred sites, and 4) procedures to facilitate voluntary landowner project applicants. After a city or participation to preserve and protect the identity, location characte county receives a complete discretionary permit application that and use of sacred sites(GC 65040.2(g)). OPR is currently might conflict with military activities, gathering information, conducting consultation, and drafting it is required to provide a copy to the language for use in the guidelines. military, and provide the military with Consultation with Tribes an opportunity to consult on SB 18 defines consultation as "the meaningful and timely process encroachment issues. SB 1462 also of seeking, discussing, and considering the views of others, in a states that the Governor will create a manner that is cognizant of all parties' cultural values and, where mediation process for local entities, feasible, seeking agreement." Consultation between government the military and project applicants agencies and tribes shall be conducted in a way that is mutually when a conflict arises over a project respectful of each party's sovereignty and recognizes the tribes' that conflicts with military activities. potential needs for confidentiality. "SACRED SITES" AND LOCAL DESIRED OUTCOME LAND USE CONFLICTS Through updating the General Plan Guidelines and the Public and private development development of the Military Advisory Handbook, OPR hopes to projects may impact existing sites that give local governments new tools for consulting with military Native Americans view as sacred in personnel and tribes which results in conflict avoidance and fewer their cultural and religious traditions project delays through improved long-range planning and and practices. Conflicts are usually consultation. dealt with on a project by project For more information regarding OPR's responsibilities under SB basis, which can be costly and time 1462, SB 1468 and SB 18 contact us at: (916)445-0613 or email consuming. Consultation between (next column) state.clearinghouse@opr.ca.gov. League of California Cities Page 6 ?lanning and Community Development Department Newsletter Winter 2005 City and College District Jointly Laguna Ridge Specific Plan: Mapping the Future of Plan Development Elk Grove gy: Gary Milliman, City Manager, By: Christine Crawford, AICP, Elk Grove Planning Director Youth Gate Imagine: Smart community planning where roads are constructed When the Los Angeles Community before housing so traffic gridlock is a thing of the past. This �'ollege District announced plans to approach, exemplified in the City of Elk Grove's Laguna Ridge icquire a 27-acre site in South Gate, Specific Plan (Laguna Ridge), is the next step to making Elk Grove :he city had mixed feelings as the site the premier community that was envisioned when we incorporated ,vas being planned for a retail center. in 2000. The City of Elk Grove wanted to give its residents the k cooperative effort formed, and the chance to help mold the city's future. Together, this innovative :wo agencies entered into a formal approach to planning and growth will chart a new course for the VIOU to jointly plan the development community and give residents a better quality of life. )f the site. The MOU states, for Laguna Ridge was unanimously approved by the Elk Grove City example, that the College District is Council and is the first master -planned community approved by `mindful both of the difficulty of the City Council. The 1,900-acre area serves as a model for the creating a functional, safe and region and exemplifies the type of community that incorporation accessible College with appropriate envisioned could be created in Elk Grove for decades to come. visibility and presence in the -ommunity, as well as alleviating Laguna Ridge contains features that define a well-balanced blight and enhancing the economic community: housing availability, public safety posts, schools, development needs of surrounding economic development, abundant parkland, and recreational properties." The MOU also notes that venues. The Elk Grove City Council took steps to have the community colleges have economic necessary infrastructure (roads, water treatment facilities, sewer development obligations under State and drainage systems) in place before any buildings were law, including the advancement of constructed. By taking these measures, the city helped avoid the economic growth and global unfavorable consequences of unplanned growth. competitiveness as a primary mission (SB 1809, 1996) and encouraging Laguna Ridge's crown jewel is its 234 acres of parkland and open community colleges to pursue public- space. Elk Grove leaders know that parks are integral to the city's partnerships private partnerships for expansion private quality of life. Parks represent community because they are a true 465, community meeting place for residents - whether through sporting activities, neighborhood gatherings or leisurely down -time. This is The agreed -upon concept plan for the why the City Council painstakingly worked to ensure Laguna project will include 400,OOOsf of Ridge contains ample parkland. In fact, Laguna Ridge has twice academic space, up to 400,OOOsf of the amount of parkland per capita compared to other areas of Elk new retail space and 200 housing Grove, giving residents numerous ways to enjoy the community. units. The MOU also establishes city revenue goals. This will be a unique Another distinguishing characteristic about Laguna Ridge parks project as it envisions integrating are that they are interlinked with trails and open areas. The open classroom, academic office and space parkways, paseos and boulevards allow bicycle & pedestrian housing uses with retail uses ... all on connections between commercial, parkland and residential areas. property that will be owned by the Ultimately, Laguna Ridge represents a community of convenience College District. The design will be for residents. Elk Grove citizens will be able to live, work, learn, more urban oriented ... not your travel and play in Laguna Ridge with ease. More importantly, typical campus of green lawns and Laguna Ridge is a vital component within the city's General Plan, low rise structures... which will which was formulated from more than 40 pubic hearings and maximize the use of the property. (Continued on Page 8) League of California Cities Page 7 'tanning and Community Develo Newsletter Winter 2005 Laguna Ridge Specific Plan League and Builders Collaborate On Housing Continued from Page 7) Shortage Solutions ;xtensive input from Elk Grove The League/Housing General Plan Task Force — outgrowth of •esidents. The General Plan provides discussions initiated in the fall of 2003 between the League's he road map to the city's future and leadership and the state's major homebuilders — agreed, at its s a culmination of promises made January 27 meeting in Sacramento, to intensify its efforts to when the city first incorporated. True improve the local planning process for housing. o those promises, the city's General :Ilan calls for organized phased With the need to expand housing and affordability a key League ;rowth where each level of goal for 2005, the task force is also recommending to the sponsor levelopment is carefully planned and associations that legislation be introduced in "spot bill" form in nost importantly, ensures the order to meet legislative deadlines for the introduction of new bills. nfrastructure is built, as Laguna The spot bill will mean that the task force has a legislative vehicle tidge exemplifies. that can be later be amended with specific recommendations. The League's Housing, Community and Economic Development Elk Grove is already undeniably an Policy Committee has recommended introduction of a spot bill. attractive place for individuals to live end work. By following the strategies The task force also formed a technical subcommittee that will within Elk Grove's General Plan, we report back to the full task force when it next meets on April 1 in will continue to expand amenities, San Diego. Their recommendations will then be sent to the :njoy new employment opportunities, League's Housing and Community Development Policy )uild new roads and meet regional Committee for review and action. The League board of directors lousing needs in creative ways. All of will address the policy committee recommendations at their these things will ensure Elk Grove meeting on May 11-12 in Sacramento. In February the League -esidents enjoy an exceptional quality Executive Committee will discuss the progress of the task force )f life for generations. and discuss next steps with the spot bill language. Task Force Seeks Common Ground Chaired by San Diego Council Member Jim Madaffer, a member LeavingCity Office? t3' of the League board of directors, the task force membership Retiring? includes League President and Novato City Council Member Pat The League wants to stay in touch! Eklund, as well as city planners, city attorneys, elected city lust because you are leaving your officials, and representatives of the California Building Industry .3osition with the city doesn't mean Association (CBIA) and Homeownership Advancement you stop caring about or wanting to Foundation (HOAF). Representatives from the California State :)e involved in city issues. Keep Association of Counties and the San Diego Association of abreast of developments affecting Governments have also attended the sessions. pities and the League by becoming The focus of the task force remains exploring ways to improve the part of the League's alumni group. local planning process for housing to provide greater certainty over '.Members will receive periodic where housing could be built; improving the process of long-term updates on city issues and League planning for housing; promoting infill development; & preserving activities. This is the League's way and enhancing local land use authority and community input. :)f saying "thank you" for your public Service — there is no fee. Also under discussion are the need for sufficient funds for local planning, and identification of fiscal solutions for cities and To join, email Cheryl Yerxa at counties to support the costs of public services and infrastructure ,yerxa@cacities.org or visit go necessary to maintain a quality of life in the community. online: www.cacities.org/alumni. League of California Cities Page 8 Planning and Community Development Department Newsletter Winter 2005 Economic Development The Right Mix (Continued from Page 4) Handbook citizens who live, work & shop or just visit the area. Underpinning Phis handbook includes sections on this effort is a need to balance our visions for the future against the ;conomic development, business needs of existing residents and business owners. Thus, the UCSP ;rowth and decline and the strategic team has enlisted those very stakeholders to help first draft a vision )lanning process. It is a useful tool to of what the area may grow up to be, then to review proposals, ielp city officials learn about way s to identify issues and help draft a Plan that creates the kind of place ackle serious economic policy issues. they wish to live in. The Plan's public involvement program is multi -faceted and includes a 19-member Advisory Committee, on- t also includes: going outreach through community workshops, newsletters and Best practices and case studies easy access to information on the project on the city's web site, all Secrets for developing economic with the goal to solicit input and keep citizens informed. An over- development success growing interest list is a prime example of the community's Tools for understanding and continual desire to get and stay involved. analyzing a community's economic baseQuestion: What are the key elements contained in the Specific Developing and implementing a Plan that will support your proposed higher density Transit - strategic economic development Oriented Development (TOD) plan? plan Answer by Erik and Mary: As the name implies transit oriented Benchmarking tools and tips on development seeks to locate higher density development in close putting it all together. proximity to public transportation hubs i.e. trolley, local shuttle . he E n ,he Economic Development and bus services, thus providing residents, employers, employees, o a is available from the and visitors alternative options to get to their destinations, whether league fors hip plus shipping and it's only a few blocks or to another area of the city or neighboring candling. There is a discount on city. A key to TOD planning is the providing the right mix of Lrders of five or more. residences, retail and office space and the relative density of these uses to create an urban environment where transit becomes an ?uestion? Contact Helen Marshall effective and real mode of transportation. Through mixed -use ri League Publications at: (916) 658- development and proximity to easily accessible transit, a new type �257, or order online at: of urban lifestyle can emerge that is oriented to the pedestrian and vww.cacities.org/store. where a rich array of living needs can flourish (i.e. restaurants, shops, grocery, town homes and apartments and parks) The UCSP subscribe to Priority Focus contains policies and guidelines to build TOD neighborhoods. Tying to keep up with the latest newsQuestion: In order to implement this new urbanization, RRM nd information impacting cities? Design Group is preparing a Specific Plan with emphasis on subscribe to Priority Focus, the livable communities principles. What are the advantages to Chula ,eague's online legislative and policy Vista with this planning approach? eport. The electronic version ensures Answer by Mark Brodeur: With the adoption of zoning and design !iat important information on issues standards using livable community ideals, the city will deliver a ,f importance to you and your city much healthier lifestyle for local residents. The compact size and caches you in a fast, easily shared layout of the urban core lends itself to encouraging higher canner. pedestrian access to housing, jobs, daily needs and other activities, I subscribe for Priority Focus, go to which are all within easy walking distance. In addition, the ,ttp://www.cacities.org/priorityfocus. downtown village will be re -energized with businesses and more (Continued on Page 10) .eague of California Cities Page 9 'fanning and Community Develo Newsletter Winter 2005 The Right Mix 'Continued from Page 9) iesidents as well as an ample supply :)f specialized open space in the form :)f squares, greens and parks, strategically placed for convenient use by all. Recent government Current Planning and Land Use Litigation The following cases involving planning were reviewe, 4 by the League's Legal Advocacy Committee. If you have specific questions, please speak with your city attorney. Court Rules Due Process Requires Requires Attentiveness at Quasi -Judicial Hearings. legislation, both local and State, will Lacy Street Hospitality Service v. City of Los Angeles, No. reward cities that implement these B 170716 (2"d District). livable community ideals by funding various "quality of life" In late December, a court of appeal over -ruled a city council's improvements. These grants and decision relating to conditions imposed on a sexually -oriented programs will assist the city in business. The focus of the court's attention was what's known as providing a much improved standard "quasi judicial" hearing, in which the council decides the application of the city's law to a specific property. In such a of living for the urban core residents, merchants and property owners. hearing, due process principles apply. The court ruled that the lac] of council member attentiveness at the hearing suggested that the Question: The development of the council could not have made a reasoned decision based on hearing UCSP coincides with the planning all of the evidence and arguments, which due process requires. and design of Chula Vista's "world class" bayfront. How do you see these The court based its conclusion at least in part, on a videotape of th two plans coming together to create a hearing, and noted that some decision -makers were talking on thei dynamic place to live, work and cell phones, talking with one another or reviewing paperwork. recreate? Planning Commission Decision Overturned Because of Bias. Maly: The timing of these two Nasha v. City of Los Angeles, No. B 167071 (2°d District). significant planning efforts couldn't be more perfect as it opens an array of Also in late December, a planning commission's decision was opportunities for the city to look more overturned on due process grounds. One of the planning comprehensively at the changing commissioners had authored a short article in a community times in our city. It provides association newsletter that the court determined was hostile to the unprecedented potential to evaluate project before the commission. The court concluded the article, not only the types and amount of land which did not byline the commissioner, described the project as a uses in both the urban core and threat to a wildlife corridor and encouraged the neighbors to bayfront areas but also the function contact project opponents. The court rejected arguments the articl and efficiency of public facilities was merely informational. including public transportation corridors, transit, pedestrian linkages, The court observed that the issue before the commission — the schools, parks and other open spaces. propriety of a mitigated negative declaration under the California Providing the right balance will Environmental Quality Act — was a quasi-judicial proceeding ensure a vibrant synergy to emerge subject to due process requirements. According to the court, due between these two key areas of the process requires a "reasonably impartial, noninvolved decision city and will provide a multitude of maker." The court found that the planning commissioner's live/work choices for residents, authorship of the article gave rise to an unacceptable probability c employers and visitors alike. bias against the project and that the commissioner should have recused himself from participating in the decision. (Continued on Page 11) Leaaue of California Cities Page 10 Planning and Community Development Department Newsletter Winter 2005 a Legal UpdateOk 'Continued from Page 10) consideration of Other Projects When Check Out eRecycle.org! California initiated another first this week, when the California Integrated Waste Management Board and the State Department of Toxic Substances Control (DTSC) unveiled their new joint effort to promote recycling of electronic waste — eRecycle.org. The new ?reparing an EIR. Bakersfield - itizens for Local Control v. City of Bakersfield, 04 C.D.O.S. 10918. website provides virtually everything consumers, retailers, manufacturers, collectors and the media need to know about 'laintiffs challenged development of California's new a -waste recycling law, including how and where wo shopping centers in the south- to safely recycle old televisions, computer terminals and other vestern portion of the City of covered electronic products. 3akersfield, alleging violations of California Environmental Quality SB 20, authored by former Senator Byron Sher, established kct. The shopping centers are located California's a -waste program, the first in the nation. Starting 1.6 miles apart. When complete, they January 1, 2005, California consumers will pay a small fee vill have a combined total of 1.1 (between $6-10, depending upon the screen size) when they pillion square feet of retail space. purchase electronic equipment covered under the program, :ach shopping center will contain a including most TV's, computer monitors and laptops). This fee Wal-Mart Supercenter plus a mix of will be used to reimburse approved businesses, non -profits or local etailers and a gas station. An governments who apply to be collectors or recyclers and who agree ?nvironmental Impact Report (EIR) to provide free and convenient recycling opportunities for the vas prepared and certified for each covered materials. Most local governments will opt to become ►roject. approved collectors, generally in conjunction with their household 'he court held that the EIR's did not hazardous waste event programs. ulfill their informational obligations ►ecause they failed to consider the Cities wishing information about a -waste recycling opportunities ►rojects' individual and cumulative should visit eRecycle.org. Information on how to become a ►otential to indirectly cause urban/ collector, reimbursement rates, collector obligations and uburban decay by precipitating a restrictions, a list of approved collectors and recyclers sorted by lownward spiral of store closures and county, as well as basic information about the law and a -waste is Ong -term vacancies in existing also included on the site. hopping centers. Furthermore, the The League congratulates the Waste Board and the DTSC for their umulative impacts analyses were leadership in development eRecycle.org lefective because they did not treat he other shopping center as a elevant project or consider the Looking For California's Best To ombined environmental impacts of Fill A Position In Your City? he two shopping centers. Finally, the a ailure to correlate the acknowledged Western City Magazine's job opportunity section is dverse air quality impacts to the source for job seekers looking for positions in local esulting adverse effects on human government. The job ads are the best read section in the magazine. espiratory health was erroneous. Ihese defects were prejudicial and ompelled decertification of the EIR's When you place a job ad in Western City Magazine, it's posted on nd rescission of project approvals their website at no additional charge. Call to place your nd associated land use entitlements. recruitment ad today! Call (800) 262-1801 or visit their website at: www.westemcity.com. .eague of California Cities Page 11 and Department Newsletter Winter 2005 Affordable Housing Showcase. Affordable Housing Showcase! Hacienda de Feliz: A Community Partnership Sanger Seniors Have A New Home! By: Rick Schroeder, Executive Director for Many Mansions; and Nichole Lanse, Director of Resource Development, Thousand Oaks By Dan Spears, Economic Development Coordinator, Sanger The need for affordable housing is great within the County of Years of planning, preparation and Ventura and especially within the City of Thousand Oaks. While patience have paid off with the grand the demand for decent housing for low-income individuals and opening of The Elderberry at Bethel families has grown, the supply of such housing has not kept up with this demand. The median price of a home has skyrocketed to in Sanger, a new senior citizen village created through a partnership between $537,000. Rent for the average two -bedroom apartment now the Sanger Redevelopment Agency exceeds $1,400 per month. Because wages have stayed relatively household's ability to afford such housing has shrunk. and the Housing Assistance Corp. constant, a Developed on 6 acres of infill land For the past 25 years, Many Mansions, a non-profit affordable housing and service provider, and Thousand Oaks have partnered adjacent to Sanger General Hospital, the Elderberry's expansive grounds to increase the supply of safe, decent, affordable housing. Within are beautifully landscaped and Thousand Oaks, Many Mansions with City of Thousand Oaks' support, has developed over 300 units of housing in six multi - include a pool, clubhouse and other amenities. The Elderberry provides family complexes, often targeted for its special needs population o 74 one and two bedroom apartments the very low income, the homeless, and the mentally disabled. for active seniors 62 years of age and In February 2005, Many Mansions completed its seventh older, at rents ranging from $255 to affordable housing complex within Thousand Oaks, a new $511 per month. construction development named Hacienda de Feliz. This 25-unit The project was designed to integrate town -house style development is aimed at low-income families. It: access to the hospital and adjoining development is a good illustration of the difficulty in creating medical offices, and has easy access affordable housing and how the support of a municipality is essential. Indeed, Hacienda de Feliz is proof of a common unity to shopping opportunities. The Housing Assistance Corporation is a defeating all obstacles to meet the need of a community. not -for -profit development Many Mansions began Hacienda de Feliz almost five years ago corporation associated with the when it acquired a small parcel of land within the City. The parce Housing Authorities of the City and was less than ideal for construction of a multi -family apartment County of Fresno. The Sanger complex: it was small, had multiple oak trees that were protected Redevelopment Agency provided the by the City, and had two dilapidated cottages next to an 80 year - land, which it acquired in 1999 for old water tower. $630,000 using Housing Set Aside funds. The Agency and HAC formed Working with the skilled architectural firm of Lauterbach & a partnership to design, fund, Associates and the City of Thousand Oaks' Planning Department, construct and manage the $6.3 million Many Mansions designed a plan for the 25-unit structure that took project. careful consideration of the parcel's oak trees and existing layout. All units were 2 and 3 bedroom, town -house style, with an The need for seniors housing was underground parking garage. All residents were to be at or below identified in the Housing Element of 60 /o of the Area Median Income. the Sanger General Plan, and this project had been a priority of the city (Continued on Page 13) for over ten years. League of California Cities Page 12 Manning and Community Development Department Newsletter Winter 2005 Affordable Housing Showcase! Affordable Housing Showcase! Hacienda de Feliz Hillside Village Continued from Page 12) By: Jim Lyon, Senior Planner, City of Poway dany Mansions sought multiple pre- Hillside Village is an outstanding development that has been ievelopment, construction and designed and developed to meet the growing need for high -quality, >ermanent financing sources over 3 affordable housing while preserving the "City in the Country" rears. Predevelopment loan funds atmosphere of the Poway community. Completed in fall 2003 ;ame through the Local Initiatives Hillside Village consists of 71 affordable townhomes and single )upport Corporation and the Housing story units to compliment the neighboring single-family homes. Lnd Community Development Dept. Input from neighbors, community groups, local associations and a HCD) Many Mansions then obtained citizens' advisory committee provided the inspiration for the final ;3.364 million in HOME funds in two village plan and the buildings' design. eparate funding rounds from HCD. 3ond financing of $1.44 million came Hillside Village consists of 6 four -bedroom, 35 three -bedroom, 19 hrough California Community two -bedroom and 11 one -bedroom units clustered around common teinvestment Corporation along with open space, and each with a private patio or porch. The California ;2.246 million in 4% tax credits. design includes tile roofs, natural colored buildings, and warm 3.964 in construction financing was landscaping that blends into the hillside. Community buildings are D be through Wells Fargo Bank. located on a cobblestone entry drive for easy access. Residential buildings cluster around common open space with parking areas )espite the extensive financing there `tucked under' the buildings. The village is pedestrian oriented vas still a gap large enough to render with an emphasis on handicap accessibility and livability. he project unfeasible. Thousand )aks' Redevelopment Agency (RDA) Located along a rolling hillside special engineering efforts were tepped up and filled that gap through made to create building pads for stepped residential buildings. $600,000 residual receipts loan. Soils and Civil Engineers developed a design requiring sensitive he RDA required that 1 /3 of the grading and buffering to stabilize the sloped areas into a terraced snits be designated `non smoking'. hillside environment with dramatic views of the neighboring valley With the financing complete, and a new nature reserve. Natural colored retaining walls were onstruction began in December '03. used to blend into existing sloped and vegetation. ✓Zany Mansions has always provided The site is interlinked by a series of pedestrian paths that lead you pore than housing for its residents. through terraced courtyards and informal sitting and viewing areas supportive and residential services that look out to the hills. Project amenities include open grass Lave been the cornerstone of Many areas, barbecues, picnic tables, tot lots, play areas and a basketball ✓Iansions' success. At Hacienda de court. These areas are located throughout the development and 'eliz there will be a community room provide a variety of recreational opportunities for different age o host programs designed to provide groups. In the heart of Hillside Village is a 2,937 square foot chool and life skill assistance to the community building and daycare center. These facilities bring esident children. The community much -needed social services to the development. The community oom includes a full library, center provides on -site management, a meeting room, and a omputers, and on -site tutors to help computer center. The daycare center features two classrooms, he resident children with their school reading alcoves, a kitchen, conference room, office and an outdoor vork, make positive choices, and playground. These facilities provide opportunities for learning, ►reak free from the cycle of poverty. recreation and social gatherings that transform the housing complex into a community. Continued on Page 14) (Continued on Page 1 S) .eague of California Cities Page 13 and Community Develo Newsletter Winter 2005 Affordable Housing Showcase! Affordable Housing Showcase! Hacienda de Feliz Mabuhay Court: Affordable Senior Housing (Continued from Page 13) By: Laurel Godley, Housing Department, San Jose Hacienda de Feliz will be a model site Mabuhay Court Senior Housing is an example of creatively for an innovative computer learning combining apartments and senior services. The apartments include software system (Success Maker) underground parking and are adjacent to the Northside community identical to those found at their public center. A meditation garden preserves the site's oak trees and school. Hacienda de Feliz will also be provides a majestic setting for reflection and relaxation. Many Mansions' third site for its free Mabuhay is an innovative mixed -use public/private partnership summer camp program. Adult between the San Jose and BRIDGE Housing Corporation. The services and use of the community room are also being planned. building is unique in that it combines two separate uses: 96 very low- and extremely low-income senior housing units, with a new These resident service programs are 16,000 square foot community center that provides senior services to the community and residents. Mabuhay met the challenge of funded through community support. Donations from Carole and E. Woody achieving attractive below -market priced homes for seniors. Francis, the United Methodist Church Design components of Westlake Village, the Bookbag, This development has helped to revitalize a neighborhood by and a private foundation furnished the skillfully blending landscaping, restoring an existing senior center, community room, including its library and constructing new housing for senior residents. The building and computers. The Westlake Village was designed to blend with single-family homes in the surroundinj Sunrise Rotary Club donated almost neighborhood. Design features include walk-up stoops along 7`h $20,000 to build the playground. Street, mimicking the homes across from the development, and individual gardens in front of the stoops to create variation along Materializing the idea for Hacienda the front of the building. In addition, by combining the housing de z took an incredible amount of and community center in one structure, the developer was able to timee,, rresources, and collaborative achieve 96 units in a three-story structure rather than a four-story partners. However, the payoff of structure, fitting into the surrounding neighborhood character. providing 25 families with a home and coming that much closer to The development contains several green building features, closing the need within our including operable windows, sun shades over windows on the community is a reward that makes all southern and western sides of the building, linoleum (rather than of the long days and grueling work vinyl) flooring in the common areas, fluorescent lighting worth it. And while it is clear that the throughout, and on and off light timers in the common areas. need for affordable housing can be Award winning overwhelming in many cities, Hacienda de Feliz remains proof that Mabuhay Court won the prestigious 2004 Builder's Choice Projec cities, with consistent and modest of the Year and Grand Award for Active Adult Community from support, can make the difference. Builder magazine and the 2004 Maxwell Award of Excellence from the Fannie Mae Foundation. The 24tb annual Builder's Many Mansions and the City of Choice award winners were selected based on innovative Thousand Oaks will continue as architecture, site -sensitive design, quality of construction, sense o; partners to make the City of community within the development, as well as social concerns, an Thousand Oaks and affordable place density requirements. for families, seniors, children and individuals to call home. (Continued on Page 16) League of California Cities Page 14 Manning and Community Development Department Newsletter Winter 2005 Affordable Housing Showcase! Hillside Village 'Continued from Page 13) Phere is a serious shortage of affordable lousing in Poway. The city is striving to ncrease the supply of workforce housing br individuals, families and seniors. lillside Village rents range from $375 to ;841 with 24 of the 71 units available to touseholds at 35% of median income. lillside's "blended" affordability level is .t 44.67% of area median income. affordability is required in perpetuity hrough a recorded covenant. Hillside Tillage operates at 100% occupancy and Ligh quality management and maintenance remain top priority. lillside Village was designed to be both conomically & environmentally ensitive. San Diego Gas and Electric ecognized Hillside Village with the 2003 'snergy Efficient Development Award. Vith many energy efficient design hoices and higher efficiency appliances, lillside Village exceeded CA Title 24 equirements by 15%. The San Diego lousing Federation named Hillside village "Housing Project of the Year", nd the development received the Pacific ;oast Building Conference's 2004 iolden Nugget Award of Merit for reative achievements in architectural esign and land use planning. 'he Hillside Village project challenged ie city and its development team to reate a village that would blend into the atural environment and provide needed imily housing. Hillside represents the seal use of underdeveloped, vacant, urplus land within 1V4 mile of the city's ommercial district and the South Poway lusiness Park. As a result of the site's entral location, many Hillside residents enefit from the opportunity to remain in ie community where they can live and cork all within walking distance to jobs, god stores, restaurants, movies theaters, nd retail shops. Affordable Housing Showcase! Oakcreek Senior Villas By: Doug Tapking, Executive Director and Linda Fisher -Helton, Community Relations, Area Housing Authority, Thousand Oaks Oak Creek Senior Villas is a 57-unit rental project targeting households at 50% - 65% of the area median income (AMI). The majority of tenants are at or below 30% of AMI. This much -needed affordable community in the City of Thousand Oaks is a safe haven for low-income seniors that provide tenants with a secure living environment. A variety of on -site social services will be provided to residents through the Area Housing Authority (AHA) Resident Services Department. Oak Creek Senior Villas is in a beautiful location with several mature oak trees on approximately three acres. It is a visually stimulating and pleasant environment for seniors to live. Prior to development, this location had remained vacant for fifteen years. The lot was filled with abandoned vehicles and was blight on an otherwise active and attractive neighborhood. The property was once a home to frequent drug transactions and other illicit activities. These newly constructed units will remain affordable for 55 years and will help to fill the need for affordable senior apartments in the City of Thousand Oaks. The average rent paid by the tenant is $308 for the 1-bedroom and $414 for the 2-bedroom units. The estimated market rate for these units is $974 and $1256 for the 1 and 2-bedroom units, respectively. The complex will help the City of Thousand Oaks to meet long-term affordable housing goals for their 5-year General Plan, which was adopted December 2000, and fills one of their goals, Housing Needs. PROJECT DESCRIPTION ➢ Three-story complex surrounding an interior open courtyard. ➢ Built over a gated indoor parking garage with 58 on -site spaces. ➢ 46 one -bedroom units — average of 620 square feet. ➢ 11 two -bedroom units — average of 894 square feet. ➢ 2500 square feet for community rooms. ➢ Building square footage with garage is 79,166. (Continued on Page 16) eague of California Cities Page 15 and Development Department Newsletter Winter 2005 Affordable Housing Showcase! Oakcreek (Continued from Page 1 S) AMENITIES AND SERVICES ➢ Resident Coordinator will coordinate and assist with special programs. ➢ Van service to doctors, shopping, and special events. ➢ Proximity to local services, entertainment, and shopping. ➢ Laundry and full -service kitchen facilities ➢ Multipurpose social room, library, crafts room. ➢ Administration/Manager's office. PROJECT FINANCING Lavers of Construction Financin Construction Loan $6,225,000 Bridge Loan $ 77,169 Construction Loan Holdbacks $1,409,307 TOaks RDA Land Loan $1,200,000 TOaks RDA Gap Loan $ 150,000 HOME Funds $ 750,000 AHP Loan $ 228,000 SHS Equity (Simpson) $1,852,468 Total Construction Financing: $� Lavers of Permanent Financin Tax Credits $2,646,383 Permanent Financing $4,690,000 Developer Note $ 877,561 City HOME Loan $1,000,000 TOaks RDA Gap Loan $1,250,000 TOaks RDA Land Loan $1,200,000 AHP Loan $ 228,000 Total Permanent Financing,891,Q44 Total Cost Per Unit $ 208,631 KEYDATES RFP Awarded: October 2001 Financing Completed: December 2002 Construction Began: September 2003 Construction Completed:November 2004 Built, owned and operated by Oak Creek Housing Investors L.P. a California Limited Partnership between Urban Pacific Builders and the Area Housing Authority. Affordable Housing Showcase! Mabuhay Court (Continued from Page 14) Neighborhood revitalization Mabuhay is located within the Japantown Strong Neighborhood Initiative (SNI) area -one of 26 SNI areas in San Jose— and is in a Redevelopment Area. The SNI is a commitment made by the Mayor and the Council to strengthen neighborhoods by listening tc and responding to communities' vision of citywide priorities. The development was the result of a community driven plan. The project involved replacing a city corporation yard and obsolete community center with an attractive expanded community center and high -density senior housing compatible with the surrounding low -density residential area. Combining the uses allows seniors in the development to easily access the center's activities, including classes on aging, finance, dancing, and a meal program. The community center is available to all city residents and provides seniors with the opportunity to meet others from all over San Jose. Innovative financing mechanisms San Jose sold BRIDGE Housing Corp. air and subterranean rights over approximately 1.1 acres of the site together with a 50% undivided interest in the remaining 1.71 acres. The city retained surface rights to the where the community center is located. The innovative structure of this sale enabled BRIDGE to locate parkinl for Mabuhay underneath the buildings, and enabled the housing and the community center to be built in one phase. BRIDGE's architect, David Baker and Associates, worked in concert with the Filipino -American Senior Opportunities Development Council, Inc., the long-term operator of the existing community center, in the design of both the new center and the housing development. Mabuhay Court would not have been successful were it not for an effective partnership between the developer's team, the city, the Federal Home Loan Bank of San Francisco, the construction and permanent lenders, and the equity investor. City processes were expedited to enable the developer to obtain timely approvals required to start construction without delay, and in coordination and design of the proposed city -owned community center. First Mortga a from private lender) Ci of San Josh _ _ $1,720,601 8,403,001 ■ Redevelopment Housing_Set-aside Funds 7,550,000 _ ■ City Ho Jng Grant 550,000 • City Grant -community Center 303,200 Federal Home Loan Bank (Affordable Housing Program Funds) 400,001 General Partner Equity Contribution — __ _ 300,001 Low -Income Housing Tax Credits __ _ 7,849,001 Total Sources $18,672,20 League of California Cities Page 16 LEAGUE 1400 K Street, Suite 400 • Sacramento, California 95814 Of CALIFORNIA Phone: (916) 658-8200 Fax: (916) 658-8240 CITIESwww.cacities.org League of California Cities Principles for Smart Growth The League's board of directors adopted the following 10 Principles For Smart Growth as key ingredients to creating prosperous and viable communities. These principles, adopted in April 2000, are the result of a lengthy discussion within the League's policy committee process. In the spring of 1999, a 15-member Smart Growth Subcommittee was established in response to increased public discussion and debate about existing patterns of land use. Public concern with development impacts has been expressed in a number of ways, including: • Pressure on city councils to establish urban limit lines; • Citizen -led local ballot initiatives designed to impose growth caps and remove local land use authority; • Legislative proposals to inject state supervision and control of local planning; and • Rumors of possible future statewide ballot initiatives to create additional coastal commission -type authorities to control land use in the Central Valley and other high - growth areas of the state. The League is concerned that if local governments are not proactive in addressing the underlying issues, then local citizen initiatives, state ballot initiatives or the Legislature may impose laws removing local land use control and place it in the hands of local voters, state agencies or regional bodies. In addition, it must be recognized that cities face many challenges providing infrastructure and services to their growing populations; more financial tools and resources must be developed for communities to realize the positive goals of many of these principles. Ten Principles for Smart Growth 1. Well -Planned New Growth: Recognize and preserve open space, watersheds, environmental habitats, and agricultural lands, while accommodating new growth in compact forms, in a manner that: • De-emphasizes automobile dependency; • Integrates the new growth into existing communities; • Creates a diversity of affordable housing near employment centers; and • Provides job opportunities for people of all ages and income levels. 2. Maximize Existing Infrastructure: Accommodate additional growth by first focusing on the use and reuse of existing urbanized lands supplied with infrastructure, with an emphasis on reinvesting in the maintenance and rehabilitation of existing infrastructure. (over) 3. Support Vibrant City Centers: Give preference to the redevelopment and reuse of city centers and existing transportation corridors by supporting and encouraging: • Mixed use development; • Housing opportunities for all income levels; • Safe, reliable and efficient multi -modal transportation systems; and • Retaining existing businesses and promoting new business opportunities that produce quality local jobs. 4. Coordinated Planning For Regional Impacts: Coordinate planning with neighboring cities, counties, and other governmental entities so that there are agreed upon regional strategies and policies for dealing with the regional impacts of growth on transportation, housing, schools, air, water, wastewater, solid waste, natural resources, agricultural lands and open space. 5. Support High Quality Education and School Facilities: Develop and maintain high quality public education and neighborhood -accessible school facilities as a critical determinant in: • Making communities attractive to families; • Maintaining a desirable and livable community; • Promoting life-long learning opportunities; • Enhancing economic development; and • Providing a work force qualified to meet the full range of job skills required in the future economy. 6. Build Strong Communities: Support and embrace the development of strong families and socially and ethnically diverse communities, by: • Working to provide a balance of jobs and housing within the community; • Avoiding the displacement of existing residents; • Reducing commute times; • Promoting community involvement; • Enhancing public safety; and • Providing and supporting educational, mentoring and recreational opportunities. 7. Emphasize Joint Use of Facilities: Emphasize the joint use of existing compatible public facilities operated by cities, schools, counties and state agencies, and take advantage of opportunities to form partnerships with private businesses and nonprofit agencies to maximize the community benefit of existing public and private facilities. 8. Support Entrepreneurial/Creative Efforts: Support local economic development efforts and endeavors to create new products, services and businesses that will expand the wealth and job opportunities for all social and economic levels. 9. Encourage Full Community Participation: Foster an open and inclusive community dialogue and promote alliances and partnerships to meet community needs. 10. Establish a Secure Local Revenue Base: Support the establishment of a secure, balanced and discretionary local revenue base necessary to provide the full range of needed services and quality land use decisions. FAX TO: (916) 658-8240, ATTENTION: Jennifer Lewis Or email: ilewis(ii,)cacities.om Please complete the form below so that the League can add your City Planning Commissioners to our database and ensure that they receive information on the League's activities, land use and planning issues, and education opportunities for City Planning Commissioners. CITY PLANNING COMMISSIONERS Name: Title: Chair, Planning Commission Email: Phone: Address: Name: Title: Planning Commissioner Email: Phone: Address: Name: Title: Plannine Commissioner Email: Phone: Address: Name: Title: Planning Commissioner Email: Phone: Address Name: Title: Planning Commissioner Email: Phone: Address: Name: Title: Planning Commissioner Email: Phone: Address: Name: Title: Planning Commissioner Email: Phone: Address: Name: Title: Planning Commissioner Email: Phone: Address: PH #A STAFF REPORT PLANNING COMMISSION DATE: MARCH 8, 2005 CASE NO.: TENTATIVE TRACT MAP 33220 REQUEST: ONE LOT CONDOMINIUM PROJECT CONSISTING OF 19 BUILDINGS WITH 149 UNITS ON ± 10.76 ACRES APPLICANT:/ PROPERTY OWNER: THE GREYSTONE GROUP LOCATION: SOUTH SIDE OF AVENUE 52, EAST OF JEFFERSON STREET; A ± 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 21 166 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 PAReports - PC\2005\03-08-05\TT 33220 Greystone\2nd cont PCstaffrpt.TT33220.doc BACKGROUND: This public hearing item was continued from the February 8t" and 22"d, 2005 Planning Commission meetings at the request of the applicant. During this time, the applicant completed the required traffic study to determine the need for a deceleration/right turn lane on Avenue 52 (Attachment 1). The study indicated that a deceleration/right turn lane is not warranted and the proposed Condition of Approval has been deleted this condition from the draft Conditions of Approval. Staff is recommending a bus turnout on Avenue 52, if needed by the Coachella Valley Unified School District and/or Sunline Transit. The triangular ±10.76 acre 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 2). The Planning Commission, on May 13, 2003 approved a time extension for SDP 2002-730, an apartment complex with 149 units consisting of 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 initially approved project and compatible with surrounding development and the quality of design prevalent in the City (Attachment 3). 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 to develop the site as a condominium project utilizing a one lot airspace condominium map (Attachment 4), a common interest development for the "Clubhouse Apartments". 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 for reference purposes. As required by the California Department of Real Estate, legal descriptions of each unit will be prepared for sales purposes. The project was approved for 18 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-feet in 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. PAReports - PC\2005\03-08-05\TT 33220 Greystone\2nd cont PCstaffrpt.TT33220.doc This public hearing is to consider the 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 access at the east side of their project. As a result the Clubhouse project is no longer required to provide shared access. This map is conditioned (Condition #54 B.) to eliminate the previously required 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. The applicant is required to install off -site improvements within six months from the issuance of a building permit with no Certificate of Occupancy to be issued until the improvements are completed (Condition #22). 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 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. P:\Reports - PC\2005\03-08-05\TT 33220 Greystone\2nd cont PCstaffrpt.TT33220.doc Attachments: 1. Willdan Traffic Report 2. Location Map 3. The Clubhouse Apartment Homes modified design 4. Tentative Tract Map 33220 Prepared by: Fred Baker, AICP Principal Planner PAReports - PC\2005\03-08-05\TT 33220 Greystone\2nd cont PCstaffrpt.TT33220.doc 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, and continued said Public Hearing to the 22Id day of February, 2005, and the 8th day of March, 2005 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 the 4th day of June, 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 PAReports - PC\2005\03-08-05\TT 33220 Greystone\2nd cont PC RESO TTM 33220.doc ; Planning Commission Resolution 2005- Tentative Tract Map 33220 The Greystone Group March 8, 2005 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 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 81h day of March, 2005, by the following vote, to wit: P:\Reports - PC\2005\03-08-05\TT 33220 Greystone\2nd cont PC RESO TTM 33220.doc C +; . Planning Commission Resolution 2005- Tentative Tract Map 33220 The Gre:ystone Group March 8, 2005 AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: DOUGLAS R. EVANS Community Development Director City of La Quinta, California PAReports - PC\2005\03-08-05\TT 33220 Greystone\2nd cont PC RESO TTM 33220.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREXSTONE GROUP ADOPTED: MARCH 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. P:\Reports - PC\2005\03-08-05\TT 33220 Greystone\2nd AMENDED PC COA - TT 33220.doc PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 A project -specific NPDES construction permit must be obtained by the applicant; and who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI"), prior to the issuance of a grading or site construction permit by the City. 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. PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 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 52 for a total 110-foot ultimate developed right of way. 9. The applicant shall retain for private use on the Final Map all private street right- of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. Dedications shall include additional widths as necessary for turn lanes, bus turnouts, and other features contained in the approved construction plans. PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 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 eliminated with the expressed 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 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. PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refer to persons currently certified or licensed to practice their respective professions in the State of California. 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. D. Off -Site Street Improvement/Storm Drain Plan (Separate Storm Drain Plans if applicable) 1 " = 40' Horizontal, 1 " = 4' Vertical E. Off -Site Signing & Striping Plan 1 " = 40' Horizontal The Off -Site street improvement plans shall have separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. F. On -Site Street Improvements/Signing & Striping/ Storm Drain Plan 1 " = 40' Horizontal, 1 " = 4' Vertical NOTE: D through F to be submitted concurrently. PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 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 shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 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, 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. 22. Depending on the timing of the development of this Tentative Tract Map, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are considered to be an obligation of this tentative tract map. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these means, as the City may require. PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements within six months of issuance of the Multi -Family Building Permit or within six months of issuance of the first building permit if such application is done by phases. The off -site improvements must be completed before the Certificate of Occupancy to the Sales/Rental Office is issued by the Building and Safety Department. Additionally, the applicant shall keep the visitor parking lot to the development closed until off - site improvements are completed if not completed within the six-month time frame. 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. 23. 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. 24. 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 PLANNING COMMISSION RESOLUTION 2005- CONDI'TIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 25. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 26. 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. 27. 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. 28. 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 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 Plan. 29. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 30. 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. 31. 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. 32. 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. 33. 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 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 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. 34. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise. 35. 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. 36. 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. 37. No fence or wall shall be constructed around any retention basin unless approved by the Community Development Director and the City Engineer. 38. 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. 39. 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 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 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. 40. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 41. 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. 42. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 43. The applicant shall comply with the provisions of Section 13.24.1 10 (Utilities), LQMC. 44. 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. 45. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. 46. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 47. 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. PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 STREET AND TRAFFIC IMPROVEMENTS 48. 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. 49. 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. 50. 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 1 10' 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 if required by Coachella Valley Unified School District and/or Sunline Transit. Other required improvements in the public right or way and/or adjacent landscape setback area include: PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 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 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. c) 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 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 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. 51. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic to be a minimum length of 62 feet from call box to the street; and shall provide for a full turn -around outlet for non -accepted vehicles. Where a gated entry is proposed, the applicant shall 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. 52. 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. 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 . �1 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 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. 53. 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 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 right in, right out and left in turning movements. The median improvements shall accommodate a left in only turn lane design. This Condition amends Condition 56(A) for SDP 2002-730 by not requiring a shared access drive/road with the adjacent landowner centered on the westerly property line. C. 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. 55. The applicant shall provide 40-foot uninterrupted driveway throats into the parking lot at each of the three entrances. PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 56. 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. 57. 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 58. 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 59. 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. 60. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 61. 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 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 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. 62. 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 63. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. QUALITY ASSURANCE 64. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 65. 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. 66. 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. 67. 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 PLANNING COMMISSION RESOLUTION 2005- CONDITIONS OF APPROVAL - RECOMMENDED TENTATIVE TRACT 33220 THE GREYSTONE GROUP ADOPTED MARCH 8, 2005 68. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 69. 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 70. 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. 71. 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 72. 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 73. 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 74. Applicant shall comply with Parkland Dedication and/or In Lieu Fee requirements, as specified in Chapter 13.48, LQMC. 02/18/2005 11:40 7605648350 MORAN AND ASSOr PAGF 01 FEE?. 18. 200; 11.46AM WILLDAN FOOTH:L! RCN 949 7709041 ATTACHMENT # 1 WI LLDAI V 27042 Towne Centre Drive, Suite 27fl Serving Public Agencies Foothill Ranch, Califomla 9''610 949/470,88do fax 949/77U.9041 www.wiildan.e6rn February 17, 2004 Mr. Marl: S. Moran MSM & Associates P, 0, Box 1305 Le Quinta, CA 92253-1305 SUBJECT. TiENTATNE TRACT MAP 33220 Dear Mr. Moran: In response to your request, we have reviewed the subject project with respectto the need for a deceleration I right turn only lane. The review was based upon the development plans, prior studies and standard reference material. PROJECT aESCRIPTION The project is located on the south side of Avenue 52 and east of Jefferson Street. A total of'149 condominium residential units are proposed. Vehicular access is planned atthree locations along Avenue 52. The most westerly and most easterly access points lead to principal parking areas for the residents. TRIP GENERATION In order to evaluate access needs, it Is necessary to estimate the number of trips that would be generated. Studies have been conducted by government agencies and consultants to determine trip generation characteristics of various land uses. Rates from this body of data were obtained and applied to the planned development. The rates and sources are listed in Table I along with the estimated trip generation. As indicated in Table 1, the project is estimated to generate 70 AM peak hour trip ends (10 In, 60 Out) and 85 PM peak hour trip ends (551n, 30 Out). Willcian Tentative Treat Map 33220 02/18/2005 11:40 7605648350 MORAN AND ASSOC PAGE 02 r r D IG• LJU:; 11.4bFlM Pl1LLUAN F007.HILL RCH 949 710904i N0, 121E P. 2 TABU I TRIP GENERATION Tentative Tract Map 33220 (9) Source: Trip Generation, 7'h Edflon; Institute of Transportation Engineers, 2003. Land Use 230, Residential Condominium / Townhouse Equations: AM Peak Hour: Ln(T) 0.80 Ln (x) + 0.26 (17% In, 83% put) PM Peak Honor: LnM _ 0.82 Ln (x) + 0.32 (67% in, 33% Out) Where T = Trip Ends X = Dwelling Units (2) Based upon 149 Dwelling Units, Wlllden 2 Tentative Tract Map 33220 ATTACHMENT #2 5� j 4 ti ;� Avenue 52 , _II t� - _8 r "W'a �.,]s5A-N' �i 3 � O 1 TRo =-'1S7 P� i 1� ©'i , EX ooi 2 a SOAcNr 1 4.0 4.0 O I Ci � o ' N J � It PROJECT LOCATION 4 o I // T N PROJECT LOCATION MAP ATTACHMENT # :03 °II THE C LUBHOUSE A P A R T M E N T H O M E S LA QUINTA, CALIFORNIA LL ■ a THE CLUBHOUS E 4 APART MENT HOMES LA QUINTA, CALIFORNIA I : 1. 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