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2004 06 08 PCN 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 JUNE 8, 2004 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 2004-034 Beginning Minute Motion 2004-01 1 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 May 11, 2004. B. Department Report 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 ................ TENTATIVE TRACT MAP 31087 Applicant.......... Tahiti Partners V, LLC Location........... South side of Darby Road, ± 1 /4 mile east of Washington Street Request............ Consideration of a subdivision of ± 5 acres into 19 single-family lots Action .............. Continue to July 13, 2004 B. Item ................ TENTATIVE TRACT MAP 31852 Applicant.......... Ehline Company Location........... Northwest corner of Avenue 52 and Madison Street Request............ Consideration of a subdivision of ± 8.5 acres into 14 single-family lots Action .............. Continue to July 13, 2004 C. Item ................ SITE DEVELOPMENT PERMIT 2004-807 AND SIGN PERMIT 2004-786 Applicant.......... Thomas Enterprises Location........... Northeast corner of Highway 111 and Adams Street Request............ Consideration of development plans and sign program for Phase I of the Pavilion at La Quinta. Action .............. Resolution 2004- and Minute Motion 2004- D. Item ................ TENTATIVE TRACT MAP 31681 Applicant.......... Coral Option I, LLC Location........... Southwest corner of Madison Street and Avenue 58 (Andalusia at Coral Mountain). Request............ Consideration of a Mitigated Negative Declaration of environmental impact and the subdivision of ± 548 acres into 492 single-family lots, a lot for 80 casitas, golf course lots and miscellaneous lots. Action .............. Resolution 2004- G:\WPDOCS\PC Minutes\PCAgendaW.doc VI BUSINESS ITEM: A. Item ................ STREET NAME CHANGE 2004-017 Applicant.......... Larry Sherman Location........... East of Washington Street, south of and parallel to Highway 111 Request............ Consideration of adoption of a Resolution of Intent setting July 13, 2004 as a Public Hearing date to consider a street name change from Simon Drive to Deputy Lee Drive. Action .............. Resolution 2004- B. Item ................ MINOR USE PERMIT 2004-483 Applicant.......... Jack Duke Location........... 58-007 Monroe Street Request............ Consideration of placement of a mobile home on residentially zoned property Action .............. Minute Motion 2004- VII. CORRESPONDENCE AND WRITTEN MATERIAL: None VII1. COMMISSIONER ITEMS: A. Review of City Council meeting IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on June 22, 2004, at 7:00 p.m. DECLARATION OF POSTING I, Betty J. Sawyer, Executive Secretary of the City of La Quinta, do hereby declare that the foregoing agenda for the La Quinta Planning Commission meeting of Tuesday, June 8, 2004, was posted on the outside entry to the Council Chamber, 78-495 Calle Tampico, the bulletin board at the La Quinta Chamber of Commerce, and at Stater Bros. 78-630 Highway 1 1 1, on Friday, June 4, 2004. DATED: June 4, 2004 BE`T`T'-J. SAWYER, Executive Secretary City of La Quinta, California G:\WPDOCS\PC Minutes\PCAgendaW.doc Public Notices The La Quinta City Council Chamber is handicapped accessible. If special equipment is needed for the hearing impaired, please call the City Clerk's office at 777-7025, twenty-four (24) hours in advance of the meeting and accommodations will be made. If special electronic equipment is needed to make presentations to the Planning Commission, arrangements should be made in advance by contacting the City Clerk's office at 777-7025. A one (1) week notice is required. If background material is to be presented to the Planning Commission during a Planning Commission meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be supplied to the Executive Secretary for distribution. It is requested that this take place prior to the beginning of the 7:00 p.m. meeting. G:\WPDOCS\PC Minutes\PCAgendaW.doc MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA May 11, 2004 I. CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:00 p.m. by Chairman Kirk who asked Commissioner Abels to lead the flag salute. B. Present: Commissioners Jacques Abels, Rick Daniels, Paul Quill, Robert Tyler, and Chairman Tom Kirk. C. Staff present: Community Development Director Jerry Herman, Assistant City Attorney Michael Houston, Assistant City Engineer Steve Speer, Associate Planners Wallace Nesbit and Greg Trousdell, 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 Joint Meeting of April 27, 2003. Commissioner Tyler asked that Page 2 be amended to stated, "Commissioner Tyler stated there should be some recommended land use ratio to use."; Page 3, "You weigh that factor... "There being no further corrections, it was moved and seconded by Commissioners Abels/Tyler to approve the minutes as corrected. B. Chairman Kirk asked if there were any corrections to the Minutes of the regular meeting of April 27. 2003. Commissioner Tyler asked that Page 1.13. be corrected to state, "Vice Chairman Abels"; Page 5, Item #2, "...some of the minor issues"; Item #7, "...nothing with the garage conversion..."; Item #8, "...they did the garage conversions..."; "The perimeter wall was built..."; Page 7, Item #4, "...plans would be available in the model home complex." There being no further corrections, it was moved and seconded by Commissioners to approve the minutes as corrected. C. Department Report: None. G:\WPDOCS\PC Minutes\5-11-04.doc Planning Commission Minutes May 11, 2004 V. PUBLIC HEARINGS: A. Site Development Permit 2004-804; a request of James Paul for consideration of architectural plans for three commercial office buildings on 2.23 acres within Specific Plan 99-036, located at 79-180 through 79-240 Corporate Centre Drive. 1. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Greg Trousdell presented the information contained in the 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 Tyler asked whether the new double four -inch wide hairpin strips are contained in the conditions. Staff noted the requirement could be added to Condition #28. Commissioner Tyler asked for clarification on Condition #7. Staff stated that since the property lines vary a reciprocal access is needed to allow the parking to be used by all three properties. Commissioner Tyler asked for clarification on Condition #25. Staff stated it pertains to everything on site and would clarify the condition. Commissioner Tyler noted Fire Department conditions that should be corrected: in the lead paragraph change "when" to "if"; #38 and #41 define the terms; #44-add "for review and approval"; #48 add "height of 13'6"; #52 is a duplicate of #48; #56 change "shall" to "may; #58 clarify how was the percentage of parking spaces were determined. Staff stated that if the uses are changed, he is over the required number of parking spaces. 3. Chairman Kirk asked if the applicant would like to address the Commission. Mr. Paul commended the Commission and staff on their assistance and gave a presentation on his project. 4. Chairman Kirk asked if there were any questions of the applicant. Commissioner Daniels asked if he had concerns regarding the staff report or conditions. Mr. Paul stated no, but he would like clarification on the adjacent property. He had talked with Mr. Troll, the owner about the CVWD property, regarding the driveway and wall around this site. This wall is adjacent to his property, but houses CVWD property. He would like to connect his wall to this wall. Staff stated this is a well site that will be transferred to the CVWD once the improvements are completed by Mr. Troll. Mr. G:\WPDOCS\PC Minutes\5-11-04.doc 2 Planning Commission Minutes May 11, 2004 Paul stated Mr. Troll has told him he does intend to build the street and wall, but CVWD will not take possession until the wall and driveway are built. Staff noted CVWD did not submit any comments regarding the off -site improvements. 5. Chairman Kirk stated that if they move forward with Building 1, he will be required to construction the wall. If they wait to build Building 1, they would not be responsible. Staff stated a condition could be added to allow him to build the wall before he can receive a Certificate of Occupancy on Building 1. Discussion followed regarding who was responsible for the street and wall. 6. Commissioner Quill stated typically it is the responsibility of the developer to construct all the improvements for the site with the exception of the well itself. CVWD will not take ownership until all this is completed. If the original developer does not complete these improvements, CVWD can withhold water permits to this applicant until these improvements are completed. Mr. Paul asked who was responsible to tell Mr. Troll he has to complete these improvements. Discussion followed as to alternatives regarding the well -site improvements. 7. Commissioner Quill stated his concern is that when Mr. Troll deeds property for the flag lot to CVWD they have to retain an ingress/egress access easement across it to enable the two commercial properties to be able to cross into each other which traverses across the CVWD property. If this is not reserved in the deed, CVWD can build a wall prohibiting the access. 8. There being no further questions, and no other public comment, Chairman Kirk closed the public participation portion of the hearing and opened the matter for Commission discussion. 9. It was moved and seconded by Commissioners Abels/Daniels to adopt Planning Commission Resolution 2004-031, approving Site Development Permit 2004-804, as amended: a. Condition added: this applicant is not required to construct the wall along the well site, or any other well -site improvements including the driveway. b. Condition #23: stripping requirements added. C. Condition #56: change "shall" to "may" G:\WPDOCS\PC Minutes\5-11-04.doc 3 Planning Commission Minutes May 11, 2004 ROLL CALL: AYES: Commissioners Abels, Daniels, Quill, Tyler, and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. B. Site Development Permit 2004-806; a request of Kohl's Department Stores, Inc. for consideration of development plans for the remodel of the existing + 127,000 square foot WalMart building for occupancy by Kohl's Department Store, located on the west side of Adams Street at he Whitewater Channel in the One Eleven La Quinta Shopping Center. 1. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Wallace Nesbit presented the information contained in the 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 Quill asked about the shrub material in front of the site. Also, are they required to build a wall along the rear of the building. Staff stated this application is for a site development permit and it would be difficult to require a wall without a conditional use permit. The original developer was not required to build a wall. 3. Chairman Kirk questioned whether the Commission had any discretion regarding a requirement to build the wall. 4. Commissioner Tyler asked if Kohl's was buying the property. Staff stated they were. Commissioner Tyler asked if Condition #7 would require the strip for the parking area. Also Condition #23 needs to reference the City's Water Efficient Landscaping Ordinance. 5. Commissioner Daniels stated his concern would be the on -site circulation and he does not see how it is accomplished under this application. 6. Chairman Kirk asked if the applicant would like to address the Commission. Mr. Vasilis Papadatos, Perkowitz & Ruth Architects for the applicant, gave a presentation on the project. 7. Chairman Kirk asked if there were any questions of the applicant. Commissioner Quill asked if they would be removing the concrete G:\WPDOCS\PC Minutes\5-11-04.doc 4 Planning Commission Minutes May 11, 2004 sidewalks in front of the building. Mr. Papadatos stated it would be removed and enhanced concrete installed with additional landscaping on the front elevation. Commissioner Quill asked if they would be resurfacing/resealing the parking lot. Mr. Papadatos stated they would be resealing it. Commissioner Quill asked if they would object to installing a wall along the wash. Mr. Papadatos stated no other applicant has been required to construct a wall. It is their opinion that the proposed landscaping will shield the rear elevation. Commissioner Tyler asked if they intended to increase the number of loading docks. Mr. Papadatos stated yes, to four. 8. Chairman Kirk asked how staff determined which trees should be replaced. Staff stated it was an agreement between staff and the applicant to require them to provide 50% shading. 9. Commissioner Tyler asked that Condition #18 be corrected to state 13 feet. 10. There being no further questions of the applicant and no other public comment, Chairman Kirk closed the public participation portion of the hearing. 11. Commissioners Quill stated he is pleased with the architecture and landscaping improvements; however, he would like to see more landscaping. The palm trees need to be a minimum 30 feet in height and two to three feet in width. There should be additional palms planted in the front and rear facade and planters on the side of the building with landscaping. The parking lot islands needs to be improved with landscaping. 12. Commissioner Tyler stated he agrees the Oleanders along the wash do little to hide the building. He too would like to see a wall. 13. Chairman Kirk asked legal counsel if the Commission had discretion to condition this project to construct a wall along the rear of the building site. Assistant City Attorney Michael Houston stated that as long as it was an on -site condition, yes. Chairman Kirk commended the applicant on the improvement of the building, but they do not want another opportunity to pass by to make something better. There are concerns about the landscaping and the rear elevation. He would recommend that all the eucalyptus trees replaced. The planter areas improved to not allow trash to G:\WPDOCS\PC Minutes\5-11-04.doc 5 Planning Commission Minutes May 11, 2004 collect in them. He is reluctant to see this applicant construct a wall if the applicant could make improvements to the landscaping in the rear or facade improvements. There may be some less costly ways to improve the rear elevation. 14. Commissioner Daniels stated his concerns are the on -site circulation problems with the carwash, Jiffy Lube, gas station. Corporate Center Drive should align better, but this is a problem that needs to be worked out sometime in the future. 15. Commissioner Tyler noted the parallel parking spaces at the front of the parking lot need to be removed. 16. Chairman Kirk reopened the public hearing and asked the applicant if he would like to address the Commission's concern. Mr. Papadatos stated they agreed the wall would not shield anything that the landscaping isn't already doing. They have decided to add additional facade changes as well as landscaping. He asked if the Commission was asking them to eliminate the DG as recommended by the ALRC. 17. Commissioner Quill stated the DG is important, but lower growing shrubs should be added to it. Mr. Papadatos stated their original design contained the shrubs and they would add them back. The tree wells they intended to use DG and boulders and will take the Commission's recommendation. 18. Chairman Kirk closed the public participation portion and asked for Commission discussion. 19. It was moved and seconded by Commissioners Quill/Tyler to adopt Planning Commission Resolution 2004-032, approving Site Development Permit 2004-806, as amended: a. Condition added: the applicant shall provide a slurry seal or similar treatment to improve the parking lot. b. Condition added: Cobble or river rock treatment shall be added to the triangular tree wells. C. Condition added: 30 foot palm trees shall be added to the front and rear elevations with two to three in the front and rear. d. Condition added: all eucalyptus trees shall be removed. e. Condition added: additional accent landscaping to the front G:\WPDOCS\PC Minutes\5-11-04.doc 6 Planning Commission Minutes May 11, 2004 planters of the building shall be installed to add relief to be consistent with the design theme. f. Condition added: parallel parking to be eliminated. g. Condition added: Existing concrete removed and replaced with a accent paving at the entries utilizing patterns or color. ROLL CALL: AYES: Commissioners Abels, Daniels, Quill, Tyler, and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. C. Village Use Permit 2004-023; a request of Newell Investment Services, Inc. (Village Gas Station) for consideration of development plans for the expansion and remodel of the existing gas station located at 77-985 Avenida Montezuma. 1. Chairman Kirk opened the public hearing and asked for the staff report. Community Development Director Jerry Herman presented the information contained in the 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 Tyler asked how many spaces were configured in the number of parking spaces provided including those at the pump. Staff noted eight cars at the pumps. Commissioner Tyler questioned the need for Condition #3. Assistant City Engineer Steve Speer stated it is a generically written requirement to make the applicant aware that they are responsible to meet the NPDES requirements. Staff can remove the condition, but they must comply with the law. Commissioner Tyler questioned the need for Conditions #10, #11, and #12. Condition #13.a. needs to state where the street light will be located. Staff stated it would be on Avenida Bermudas. 3. There being no further questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Mr. Ted Newell, the applicant, gave a presentation on the project. He asked for an explanation of the NPDES requirements. Staff stated they would explain it to him anytime during the business day. It was too complicated to explain during the meeting. Mr. Newell asked to be relieved of the requirement to provide a street light. Assistant City Engineer Steve Speer stated it is a discretional condition the Planning Commission can accept or delete. It is an G:\WPDOCS\PC Minutes\5-11-04.doc 7 Planning Commission Minutes May 11, 2004 opportunity to have the development community pay for the improvements. Mr. Newell stated he has a landscaping problem with the right of way at Avenida Montezuma and Avenida Bermudas and he is willing to pay for these improvements, but would like to be relieved of the requirement to provide the street light. Staff stated the applicant is able to change the landscape concept and the City is willing to work with him to make the modifications. Mr. Newell stated he is willing to make these changes but does not want to pay for the street light. 4. Chairman Kirk asked if there were any questions of the applicant. Commissioner Quill noted there were no conditions requiring the landscaped areas be enhanced and he would like to see a condition added. In addition, signage needs to be addressed. 5. Commissioner Daniels asked the cost of a street light. Staff stated $2,500 or less. The condition for the light is at the discretion of the Commission. It is a standard condition when there are improvements adjacent to a development, for the developer to pay for a portion of those improvements. 6. There being no further questions of the applicant and no other public comment, Chairman Kirk closed the public participation portion of the hearing. 7. Commissioner Quill stated the cost of the street light is not significant and legitimately placed on this project. He would also like to ask that the landscaping be improved. Architecturally it is an improvement. 8. Commissioner Tyler stated he was not certain he agreed with conditioning this applicant to pay for the light. This is a small project and the precedent was set by the City when they installed the street lights on Calle Estado and Avenida La Fonda. 9. Commissioner Quill noted the City's effort was to create an incentive to bring developers to the Village. There will be subsequent applications for development in the Village and all these projects will need street lights and will be conditioned to do the same. G:\WPDOCS\PC Minutes\5-11-04.doc 8 Planning Commission Minutes May 11, 2004 10. Commissioner Tyler noted that he would be voting for the project, but did not agree with placing the burden of the street light on this applicant. 11. It was moved and seconded by Commissioners Abels/Daniels to adopt Planning Commission Resolution 2004-033, approving Site Development Permit 2004-806, as amended: a. Condition added: The applicant shall submit a landscaping plan and sign program within one year of this approval. ROLL CALL: AYES: Commissioners Abels, Daniels, Quill, Tyler, and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. VI. BUSINESS ITEMS: None. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. VIII. COMMISSIONER ITEMS: A. A report was given on the City Council of May 4, 2004. IX. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Abelsl/Quill to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission to be held on May 25, 2004, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 9:01 p.m., on May 11, 2004. Respectfully submitted, Betty J. Sawyer, Executive Secretary City of La Quinta, California G:\WPDDCS\PC Minutes\5-11-04.doc 9 PH #A STAFF REPORT PLANNING COMMISSION DATE: JUNE 8, 2004 CASE NO: TENTATIVE TRACT 31087 APPLICANT/OWNER: TAHITI PARTNERS V, LLC REQUEST: A SUBDIVISION OF ±5 ACRES INTO 19 SINGLE FAMILY LOTS LOCATION: SOUTH SIDE OF DARBY ROAD, ±'/4 MILE EAST OF WASHINGTON STREET BACKGROUND: Staff is requesting a continuance of this item to the Planning Commission meeting of July 13, 2004, based on revisions that will need to be made to the Cultural Resources Survey, as predicated by the Historic Preservation Commission action on May 20, 2004. RECOMMENDATION: Move to continue consideration of Tentative Tract 31087 to the regularly scheduled Planning Commission meeting of July 13, 2004. Prepared by: Wallace Nesbit, Associate Planner STAFF REPORT PLANNING COMMISSION DATE: JUNE 8, 2004 CASE NO: TENTATIVE TRACT 31852 APPLICANT/OWNER: EHLINE COMPANY REQUEST: A SUBDIVISION OF ±8.5 ACRES INTO 14 SINGLE- FAMILY LOTS LOCATION: NORTHWEST CORNER OF AVENUE 52 AND MADISON STREET BACKGROUND: Staff is requesting a continuance of this item to the Planning Commission meeting of July 13, 2004, based on revisions that will need to be made to the Cultural Resources Survey, as predicated by the Historic Preservation Commission action on May 20, 2004. RECOMMENDATION: Move to continue consideration of Tentative Tract 31852 to the regularly scheduled Planning Commission meeting of July 13, 2004. Prepared by: Wallace Nesbit, Associate Planner PLANNING COMMISSION STAFF REPORT DATE: J U N E 8, 2004 CASE NOS.: SITE DEVELOPMENT PERMIT 2004-807 AND SIGN PERMIT 2004-786 APPLICANT: THOMAS ENTERPRISES ENGINEER/ PLANNER: THE KEITH COMPANIES (TKC) LOCATION: NORTHEAST CORNER OF HIGHWAY 111 AND ADAMS STREET REQUEST: REVIEW OF DEVELOPMENT PLANS AND A SIGN PROGRAM FOR PHASE I OF THE PAVILION AT LA QUINTA PROJECT, CONSISTING OF APPROXIMATELY 95,600 GROSS SQUARE FEET OF FLOOR SPACE ENVIRONMENTAL REVIEW: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THE REQUEST HAS BEEN ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 2003-481, PREPARED FOR SPECIFIC PLAN 2003-066, WHICH WAS CERTIFIED BY THE CITY COUNCIL ON OCTOBER 7, 2003. NO CHANGED CIRCUMSTANCES OR CONDITIONS ARE PROPOSED, NOR ANY NEW INFORMATION SUBMITTED WHICH WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL REVIEW SINCE THIS REQUEST IMPLEMENTS THE APPROVED SPECIFIC PLAN. ZONING: CR (REGIONAL COMMERCIAL) GENERAL PLAN DESIGNATION: M/RC (MIXED REGIONAL COMMERCIAL) P:\stan\sp 03-066 thomas\sdp 2004-807 pc rpt.doc SURROUNDING ZONING AND LAND USES: NORTH: CP / MINI STORAGE FACILITY AND CR / POST OFFICE UNDER CONSTRUCTION AND GYM SOUTH: CR / AUTO CENTER EAST: CR / VACANT WEST: CR / ONE -ELEVEN LA QUINTA SHOPPING CENTER BACKGROUND: The 17.48-acre property is located along the Highway 111 commercial corridor east of Adams Street (Attachment 1). Across Adams Street to the west is the Shell gasoline station and Jiffy Lube. To the north is Storage USA, Gold's Gym, and the future Post Office, with three auto dealers to the south across Highway 111. To the east of the subject property is vacant commercial land that is not approved for any development. Specific Plan 2003-066 was approved for this property on October 7, 2003 and allows the construction of a 175,200 square foot shopping center, including four detached pads, varying from 3,900 to 9,000 square feet. Since the approval, staff has allowed a minor change for Shop 1 to be detached from the main structure and minor revisions to the parking lot design to accommodate the change. PROJECT PROPOSAL AND DISCUSSION: The architectural and landscaping plans have been submitted for the first phase, which consists of three major tenants (A [Henry's Market], B [Bed, Bath and Beyond] and C), Shops 1 and 2, 3 (Catherine's) and Pads 1 and 3 (Attachment 2). Shop 1, Pads 1 and 3 are freestanding buildings along Highway 1 1 1, or Adams Street. This phase will consist of approximately 95,600 square feet of floor space. The remaining buildings will be submitted as futures phases occur. The entire parking lot and perimeter improvements will be installed with Phase 1. The plans show three driveways on Highway 1 1 1, with a driveway on both Adams Street and Corporate Center Drive. An emergency access is to be provided through the Gold's Gym parking lot on the north side behind Major "E". Pads 1 and 3 are proposed to have drive through lanes. Decorative paving surfaces are being provided for both the main vehicular and pedestrian entrances. The required parking for the original Specific Plan had been calculated based on 170,000 square feet of retail uses and 5,000 square feet of drive -through and fast food restaurant. This required a total of 901 spaces. The Specific Plan provided 915 spaces, which exceeds the required spaces. With the revised plan, the entire p \stan\sp 03-066 thomas\sdp 2004-807 pc rpt.doc center will have 160,094 square feet of floor space, of which 20,045 square feet will for restaurant use. This requires 830 parking spaces for the retail and restaurant uses proposed. The plans indicate that 831 spaces will be provided for the entire project. The Specific Plan called for the architecture of the Center to be a traditional Mediterranean Tuscany village style. The development plans submitted follows this theme and includes the use of hip, gable and shed roofs, deep set windows, covered plaster arcades, some parapet walls with a cornice treatment, wood trellis', decorative wrought iron grills and varying heights and wall planes. Exterior materials consist of clay tile roofing, a medium sand finish plaster, some decorative tile, stacked El Dorado stone on some towers, arcades, and used as a wainscot. Colors are proposed to include a red blend clay tile, tan to brown split face block, and a variety of beige to tan to light gray plaster. The plaster colors will be used in multiple combinations on each building to provide a varied streetscape. The rear and interior facing elevations of the large building structure consist primarily of flat roofs with a cornice, medium sand finish exterior plaster and loading docks for the major users. The Specific Plan approval required a redesign of this elevation. The applicant has addressed this requirement by providing a tile roof element over the delivery area of Major "A" (Henry's) at the west end. Furthermore, split face block and medium sand finish plaster walls of varying colors will be alternated along the building wall elevation that juts in and out along its length. Additionally, some building wall heights have been varied. The Architecture and Landscaping Review Committee, during their review, determined that this design revision was acceptable. Although the entire building elevation is shown only, approval of the Phase 1 area (west of Major "C") is being currently requested for approval. Building heights vary for all of the one-story buildings with the main structure near the north property line being the highest. The entry towers for Henry's, on the south and west sides, are 37'-6" high. Other heights on this structure vary from approximately 25-feet to 30-feet. The Shop and Pads buildings also vary in height with the main rooflines approximately 20-feet to 22-feet high. The tower elements are higher with a maximum of 28-feet high. Within 150-feet of Highway 111, the structures comply with the 22-feet height limit and allowance for the tower elements. The major landscaping feature is the 50-foot deep perimeter setback area along Highway 111. Its design appears to comply with the City's Highway 111 Design Guidelines. In the approved Specific Plan screening of the parking lot surface along Highway 111 was shown with a three foot high retaining wall at the interface p \star\sp 03-066 thomas\sdp 2004-807 pc rpt.doc A between the parking lot surface and perimeter landscaping, with the earth bermed up to the top of the retaining wall. The proposed plans appear to have eliminated the retaining wall for screening the parking lot surface. The grading plan shows that the street surface for Highway 111 varies from approximately .8-feet to 3.5- feet lower than the parking lot surface. The plan appears to show berming along approximately half of the Highway 111 frontage. Along the balance of the frontage the earth slopes up from the Highway 111 curb to the parking lot surface. Screening of the parking lot is proposed primarily by planting of a shrub hedge along the inside edge of the 50 foot deep landscape area. Along Adams Street a 20-foot deep landscape area is provided. Along this area the street surface varies from approximately .77-feet to 1.5-feet lower than the parking lot surface. Screening of the parking lot in this street and Corporate Center Drive is shown by shrub planting. Planting materials require low water and are found in the desert. Nearly all the plants proposed are specified in the Highway 111 Design Guidelines. Parking lot trees are shown throughout the project evenly spaced to provide shade. There does not appear to be planting adjacent to most of the building entries as shown in the Specific Plan. A preliminary planting plan, at a larger scale, is needed to ensure that the Highway 1 1 1, Zoning Code and Specific Plan landscaping requirements and concerns are met. Screening of the parking lot by planting may be acceptable in some areas, although screening of drive -through vehicles and lanes may require additional measures Parking lot lighting will consist of shoe -box style lights with flush lenses set at 20- feet high. Along the public sidewalks adjacent to all streets, the lighting plan shows decorative bell shaped lights. SIGN PROGRAM PROPOSAL AND DISCUSSION: A sign program for the Center has been submitted and includes business and center identification signs. In general, the program allows a variation of business sign types including halo illuminated channel letters, standard acrylic -faced channel letters, exposed neon on a limited basis, and push-thru faced cabinets with creatively shaped cabinets (not flat plane rectangles) and materials. Sizes would be based on the one square foot per linear foot of store frontage to a maximum of 50 square feet as allowed in the Zoning Code. Sign colors and heights are not specified, but widths would be limited to 75% of the business frontage width. Corner tenants would be allowed a maximum of two signs with not more than one per building side. Single tenant freestanding buildings (with four frontages) would be allowed one sign per frontage. The submitted exhibits indicate these signs would be placed either on the fascia of the storefront arcade or the tower p \stan\sp 03-066 thomas\sdp 2004-807 pc rpt.doc structure. Businesses with trademarked designs and colorss are permitted to use them in their signs. A three square foot blade (under canopy) sign is proposed with the stipulation that it have creative colors and materials. They are to be mounted to the building wall and project a maximum 3'-6" from the wall. The program includes shopping center identification monument signs and tenant identification monument signs. The plans show two shopping center identification signs on Highway 1 1 1, with one at the east end entry and one at the corner of Highway 111 and Adams Street. Three tenant identification monument signs proposed by the applicant are noted to be at the two entrances to the Center on Highway 111 and the one entry on Adams Street. The accompanying site plan shows these signs, but it should be noted that no sign is proposed on Corporate Center Drive. In summary, four signs are proposed on Highway 111 (one for each driveway and one at the corner of Adams Street), one on the only Adams Street driveway and none on Corporate Center Drive. The shopping center identification signs proposed are shown at 8-feet high by 18- feet long (144 square feet) with slightly shorter 3-feet by 4-feet pillar supports at each end. These signs would be faced with a stone veneer and painted with a flat concrete cap to match the Center. These signs would read "The Pavilion at La Quinta" on metal backing and internally illuminated halo -lit reverse channel letters. In addition, a maximum of four major tenants would be identified on these signs with the same type of channel letters. The three tenant identification signs are rectangular monument style signs 6-feet high by 8-feet long. These signs will use the same materials as the center identification signs with each sign having two tenants based on their close proximity to the sign. The name of the shopping center will not be on these signs. The approved Specific Plan conceptually showed the proposed center identification monument signs and tenant identification monument signs. However, no design parameters or details for these signs were shown or approved, and the Specific Plan noted a separate sign program would be submitted for approval.. One of the smaller tenant identification signs along Highway 111 should be eliminated to minimize sign clutter along the street. The sign program will be consistent with the intent of the Zoning Code program, and will be in harmony and visually related to the proposed architecture of the buildings, with the approval of the Planning Commission. p \stan\sp 03-066 thomas\sdp 2004-807 pc rpt.doc r) i PUBLIC NOTICE: This map application was advertised in the Desert Sun newspaper on May 29, 2004. All property owners within 500 feet of the site were mailed a copy of the Public Hearing notice as required by the La Quinta Municipal Code. As of this writing, no comments have been received. ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE: The Architecture and Landscaping Review Committee reviewed this request at their meeting of May 5, 2004 and adopted Minute Motion 2004-017, recommending approval of the architectural plans, as submitted, with the requirement that the Chilean Mesquite trees not be used due to their tendency to blow over (Attachment 3). SITE DEVELOPMENT PERMIT FINDINGS: The findings needed to approve this Site Development Permit, as noted in the Zoning Code, can be made as stipulated in the attached Resolution with the Conditions of Approval. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2004- approving Site Development Permit 2004-807, subject to the attached Conditions of Approval. 2. Adopt Minute Motion 2004- , approving Sign Application 2004-786, subject to the attached Conditions of Approval. Attachments: 1. Location Map 2. Development Plans 3. Minutes of Architecture and Landscaping Review Committee meeting of May 5, 2004 Prepared by: Stan B. Sawa, Principal Planner p \stan\sp 03-066 thomas\sdp 2004-807 pc rpt.doc f ATTACHMENT 2 Architecture and Landscaping Review Committee May 5, 2004 3:\Committee Member Bobbitt asked if it was a metal building. Mr. Newell stated they would be building around it. 4. \andh ee Member Bobbitt asked about the landscape planter ween the gas station and the post office. Mr. Newell had contacted the owner of the post office building as permission to stucco,the planter and add additional ing. 5. Committee Member Thoms stated the corner landscaping needs to be pgraded. .Mr. Newell stated he would upgrade. 6. Committee Me ber Cunningham asked what the exterior stucco would b used. Mr. Newell stated it was a knock- down finish tha\en ill be painted. Committee Member Cunningham sugd they use the smooth troll finish to obtain a more autc look. 7.There being no further questions of the applicant, it was moved and second\anded: Committee Members Cunningham/Bobbitt toinute Motion 2004-016 recommending approval Use Permit 2004-023, as recommended by staff an a. Condition added: Swel stucco finish shall be used. Unanimously approved. ----� B. Site Development Permit 2004-807; a request of Thomas Enterprises for review of development plans for Phase I of the Pavillions project, consisting of approximately 166,000 gross square feet of floor space located on the northeast corner of Highway 1 1 1 and Adams Street. 1. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Norman Barrett, architect for the project, Stan Thomas and Mel Kuhmel of Thomas Enterprises, who gave a presentation on the project. 2. Committee Member Cunningham asked what type of stone would be used. Mr. Barrett explained the material would be the El Dorado stone. The columns would be in the Tuscan style. GAWPDOCSIALRCk5-5-04 WD.doc 2 Architecture and Landscaping Review Committee May 5, 2004 Committee Member Cunningham asked the material on the trellis. Mr. Barrett stated the rough saw look is better but they have to consider the maintenance factor. 3. Committee Member Bobbitt asked staff what type of articulation they were requesting ,for the rear elevation. Staff explained. Discussion followed regarding the rear elevation. Committee Member Bobbitt stated he had no objection to the landscaping plan. He did inquire the size of the parking lot planter. He would also recommend not using the Chilean Mesquite tree. Mr. Barrett stated the planters are 7-feet by 9- feet. 4. Committee Member Thorns reiterated his comment that this is the wrong use of the site. Architecturally it is a fine design. 5. There being no further questions of the applicant, it was moved and seconded by Committee Members Cunningham/Bobbitt to adopt Minute Motion 2004-017 recommending approval of Site Development Permit 2003-807, as recommended by staff. a. Chilean Mesquite trees shall be eliminated from the plant list. Unanimously approved. VI. \ CORRESPONDENCE AND WRITTEN MATERIAL: VII. COMMITTEE MEMBER ITEMS: Vill. AD.J'QURNMENT: There being niv further business, it was moved and seconded by Committee Members Bobbit Thoms to adjourn this regular meeting of the Architectural and Landscaping Revie Committee to a regular meeting to be held on May 5, 2004. This meeting was adjQurned at 1 1:12 a.m. on May 5, 2004. Respectfully submitted, BETTY --SAWYER Executive Secretary GAWPD0CSIALRC15-5-04 WD.doc 3 PLANNING COMMISSION RESOLUTION 2004- A RESOLUTION OF THE OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING DEVELOPMENT PLANS FOR PHASE I OF A SHOPPING CENTER LOCATED ON THE NORTHEAST CORNER OF HIGHWAY 111 AND ADAMS STREET CASE: SITE DEVELOPMENT PERMIT 2004-807 APPLICANT: THOMAS ENTERPRISES WHEREAS, the Planning Commission of the City of La Quinta, California did, on the 81h day of June, 2004, hold a duly noticed Public Hearing to consider a request by THOMAS ENTERPRISES for approval of a Site Development Permit to allow Phase 1 (with 95,600 square feet) of a shopping center on 17.4 t acres located at the northeast corner of Highway 1 1 1 and Adams Street in the CR (Regional Commercial) zone district, more particularly described as: APN's: 649-020-043, -063, -064, and -065 WHEREAS, the Community Development Department published a public hearing notice in the Desert Sun newspaper on May 29, 2004, as prescribed by the Municipal Code. Public hearing notices were also mailed to all property owners within 500 feet of the site; and WHEREAS, the La Quinta Community Development Department has determined that the request has been assessed in conjunction with Environmental Assessment 2003-481 prepared for Specific Plan 2003-066, for which a Mitigated Negative Declaration was certified on October 7, 2003. No changed circumstances or conditions are proposed, nor any new information submitted which would trigger the preparation of a subsequent environmental review in accordance with Section 15162 of the Guidelines for Implementation the California Environmental Quality Act; and WHEREAS, at the Public Hearing upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, said Planning Commission did make the following Mandatory Findings to justify approval of said Site Development Permit: 1 . The General Plan designates the project area as Regional Commercial. The proposed commercial buildings are consistent with this land use designation. -------------------------------------------------- ---- - ------ --- - -- P_\Reports. PC\6.8_0 \sdp 2004.807 pc res_doc < _L Planning Commission Resolution 2004- Site Development Permit 2004-807 - Thomas Enterprises Adopted: Page 2 2. The proposed commercial buildings are designed to comply with the Zoning Code and Specific Plan requirements, including, but not limited to, height limits, parking, lot coverage, and signs. 3. The Community Development Department has determined that this request has been assessed in conjunction with Environmental Assessment 2003- 481, prepared for Specific Plan 2003-066, which was certified by the City Council on October 7, 2003. No changed circumstances or conditions are proposed, nor any new information submitted that would trigger the preparation of a subsequent environmental review. 4. The architectural design of the project, including, but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with the surrounding development and with the quality of design prevalent in the City. 5. The site design of the project, including, but not limited to project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the City. 6. Project landscaping, including, but not limited to the location, type, size, color, texture, and coverage of plant materials has been designed and conditioned to provide relief, compliment buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a harmonious transition between adjacent land uses and between development and open space, provide an overall unifying influence, enhance the visual continuity of the project, and compliment the surrounding project area, ensuring lower maintenance and water use. 7. The building signs will comply and be consistent with the intent of the Zoning Code and Center's sign program. 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 said Planning Commission in this case; and 2. That it does hereby acknowledge that Environmental Assessment 2003- P:\stan\sp 03-066 thomas\sp 03-066 pc res.doc Planning Commission Resolution 2004- Site Development Permit 2004-807 - Thomas Enterprises Adopted: Page 3 481 has determined that no significant effects on the environment have been identified and mitigation measures have been imposed; and 3. That it does hereby approve Site Development Permit 2004-807, for the reasons set forth in this Resolution and subject to the attached Conditions of Approval. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission, held on this 8" day of June, 2004, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\stan\sp 03-066 thomas\sp 03-066 pc res.doc i� PLANNING COMMISSION RESOLUTION 2004- CONDITIONS OF APPROVAL — RECOMMENDED SITE DEVELOPMENT PERMIT 2004-807 THOMAS ENTERPRISES ADOPTED: JUNE 8, 2004 GENERAL 1 . The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain the necessary 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 • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • SunLine Transit Agency • Caltrans The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvements plans for City approval. 3. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water), LQMC; Riverside County Ordinance No. 457; and the State Water Resources Control Board's Order No. 99-08-DWQ. 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 Planning Commission Resolution 2004- Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 required to submit a Storm Water Pollution Protection Plan ("SWPPP"). B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. F. The approved SWPPP and BMP's shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 4. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PROPERTY RIGHTS 5. Prior to issuance of any 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 PAReports - PC\6-8-04\sdp 2004-807 pc coa.doc 2 Planning Commission Resolution 2004-_ Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 essential improvements. 6. The applicant shall offer for dedication on the Final Map or other development application 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. 7. The public street right-of-way offers for dedication required for this development include: A. PUBLIC STREETS 1) Highway 111 (Major Arterial, 140' ROW) — No additional right of way dedication is required except for an additional variable right of way dedication at the proposed primary entry located 780 feet east of Adams Street for a deceleration/right turn only lane to be measured eighty two feet (82') north of the centerline of Highway 111 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Adams Street (Secondary Arterial, 88' ROW) — No additional right of way dedication is required except for an additional variable right of way dedication at the proposed primary entry located 400 feet north of Highway 111 for a deceleration/right turn only lane to be measured fifty six feet (561 east of the centerline of Adam Street and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 3) Corporate Centre Drive (Collector, 64' ROW Option) — No additional right of way dedication is required. 8. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 3 Planning Commission Resolution 2004-_ Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 9. 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. 10. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 11. The applicant shall create perimeter landscaping setbacks along all public right- of-ways as follows: A. Highway 1 1 1 (State - Major Arterial) - 50-foot from the R/W-P/L. B. Adams Street and Corporate Centre Drive (Secondary Arterial/Collector) - 10-foot from the R/W-P/L. The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes. 12. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, and common areas. 13. Direct vehicular access to Highway 111 from lots with frontage along Highway 111 is restricted, except for those access points identified on the Specific Plan 2003-066, or as otherwise conditioned in these conditions of approval. 14. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 4 Planning Commission Resolution 2004-_ Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refers to persons currently certified or licensed to practice their respective professions in the State of California. 15. 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. 16. The following improvement plans shall be prepared and submitted for review and approval by the City. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note: the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. Off -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical The street improvement plans shall include permanent traffic control and 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. A. Site Development Plan 1 " = 30' Horizontal B. Traffic Signal Plan 1 " = 20' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. All Off -Site Plan & Profile Street Plans shall show all existing improvements for a distance of at least 200-feet beyond the project limits, or a distance sufficient to show any required design transitions. "Site Development" plans shall normally include all on -site surface improvements including but not necessarily limited to finish grades for curbs & gutters, building floor elevations, parking lot improvements and ADA P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 5 Planning Commission Resolution 2004-_ Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 requirements, retaining and perimeter walls, etc. ADA accessibility to public streets, adjacent buildings and existing handicap parking shall be shown on the Site Development Plans at a scale to be determined by the Public Works Department. 17. The City maintains standard plans, detail sheets and/or construction notes for elements of construction. For a fee, established by City Resolution, the applicant may purchase such standard plans, detail sheets and/or construction notes from the City. 18. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. Where the improvement plans were not produced in a standard AutoCAD format or a file format that can be converted to an AutoCAD format, the City Engineer will accept raster -image files of the plans. 19. Depending on the timing of development under this permit and the status of off -site improvements at that time, the applicant may be required to construct improvements, to construct additional improvements subject to reimbursement by others, to reimburse others who construct improvements that are obligations of this permit, to secure the cost of the improvements for future construction by others, or a combination of these methods. In the event that any of the improvements required herein are constructed by the City, the applicant shall, at the time of approval of the development or building permit, reimburse the City for the cost of those improvements. 20. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to issuance of any building permit(s). For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 6 Planning Commission Resolution 2004-_ Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 21. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 22. If improvements are phased with administrative approvals (e.g., Site Development Permits), off -site improvements and common improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall be constructed or secured prior to issuance of any building permits for first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to completion of homes or occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. GRADING 23. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 24. 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. 25. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: R\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 7 i k -q Planning Commission Resolution 2004-_ Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 a. A grading plan prepared by a qualified engineer or architect, b. A preliminary geotechnical ("soils") report prepared by a qualified engineer, C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC, and d. A Best Management Practices report prepared in accordance with Sections 8.70.010 and 13.24.170 (NPDES stormwater discharge permit and Storm Management and Discharge Controls), LQMC. 26. 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. 27. A statement shall appear on the Final Map that a soils report has been prepared in accordance with the California Health & Safety Code § 17953. 28. 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. 29. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 30. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches 0 8") behind the curb. 31. Building pad elevations on the rough grading plan submitted for City Engineer's P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 8 CN Planning Commission Resolution 2004-_ Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 32. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 33. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. 34. Building pad elevations on contiguous interior lots shall not differ by more than three feet except for lots that do not share a common street frontage, where the differential shall not exceed five feet. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 35. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Tract Map, the applicant shall submit the proposed grading changes to the City Staff for a substantial conformance finding review. 36. 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. "Stormwater handling shall conform with the approved hydrology and drainage report for Parcel Map No. 29351 or as modified for this Site Development Permit. Nuisance water shall be disposed of in an approved manner." 37. 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. 38. Stormwater may not be retained in landscaped parkways or landscaped P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 9 r l Planning Commission Resolution 2004-_ Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 setback lots Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 39. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 40. 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. 41. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 42. When an applicant proposes discharge of storm water directly, or indirectly, into the Coachella Valley Stormwater Channel, the applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge which may be required under the City's NPDES Permit or other City - or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to the issuance of any grading, construction or building permit, and shall be binding on all heirs, executors, administrators, assigns, and successors in interest in the land within this tentative parcel map excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. If such discharge is approved for this development, the applicant shall make provisions in the final development CC&Rs for meeting these potential obligations. UTILITIES 43. 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. 44. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. PAReports - PC\6-8-04\sdp 2004-807 pc coa.doc 10 Planning Commission Resolution 2004- Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 45. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 46. 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. 47. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. 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. The applicant shall construct the following street improvements to conform to the General Plan street type noted in parentheses. A. OFF -SITE STREETS 1) Highway 1 1 1 (Major Arterial - State; 140' R/W): No widening of the north side of the street along all frontage adjacent to the Site Development Permit is required for its ultimate width as specified in the General Plan and the requirements of these conditions except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit) b) A deceleration/right turn only lane at the Primary Entry located 780 feet east of Adams Street. The north curb face shall be located sixty feet (60') north of the centerline of Highway 111 and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 11 Planning Commission Resolution 2004- Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 plus a variable dedication of an additional 50 feet to accommodate improvements conditioned. Other required improvements in the right or way and/or adjacent landscape setback area include: c) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. d) 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. 2) Adams Street (Secondary Arterial — 88' R/W): No widening of the east side of the street along all frontage adjacent to the Site Development Permit is required for its ultimate width as specified in the General Plan and the requirements of these conditions except at locations where additional street width is needed to accommodate: a) A deceleration/right turn only lane at the Primary Entry. The east curb face shall be located forty nine (49') east of the centerline of Adams Street and length to be determined by a traffic study prepared for the applicant by a licensed traffic engineer per Engineering Bulletin # 03-08. As a minimum, the required right of way shall be for a length of 100 feet plus a variable dedication of an additional 50 feet to accommodate improvements conditioned. B. PARKING LOT AND CIRCULATION — The design of parking facilities shall conform to LQMC Chapter 9.150. PAReports - PC\6-8-04\sdp 2004-807 pc coa.doc 12 Planning Commission Resolution 2004-_ Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 Contingent on development concepts of the property to the east, the applicant shall provide an additional connection to the parking area from the shared entry drive off of Highway 111 at La Quinta Drive. The connection shall be located approximately 300 feet north of Highway 111 and aligned with the east/west circulation road south of Building Area 5. Drive thru access to the southerly east/west circulation road from Building Area 4 at the southeast corner of the property shall be at least 100 feet from the west curb face of the shared entry drive to the east. C. TRAFFIC SIGNAL - Traffic signal at the intersection of Adams Street and Commerce Centre Drive when warrants are met. Applicant is responsible for the cost to design and install the traffic signal. Applicant shall enter into an improvement agreement and post security for full cost to design and construct the traffic signal prior to issuance of an onsite grading permit; the security shall remain in effect until the signal is constructed by the applicant. 50. General access points and turning movements of traffic are limited to the following: A. Highway 111 1) Primary Entry (Highway 1 1 1, 800 feet east of Adams Street): Right turn in, Right turn out. Left turn movements in and out are prohibited. 2) Secondary Entry (Highway 111, 420 feet east of Adams Street): Right turn in, Right turn our. Left turn movements in and out are prohibited. 3) Shared Entry (Highway 111, east of the easterly property line: Full turn movements are allowed at the existing signalized intersection of Highway 111 and La Quinta Drive. B. Adams Street — Limited to single access point as described below: 1) Primary Entry (Adams Street, 400 feet north of Highway 111): Full turn movements are allowed until traffic conditions at the entry warrant traffic signal installation. When signalization is P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 13 Planning Commission Resolution 2004-_ Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 warranted, the applicant shall install left turn restrictors as approved by the Engineering Department. Prior to issuance of the first permit for street improvements, the applicant shall post a bond or cash deposit to the City for the reconfiguration of this intersection on Adams Street between Highway 111 and Corporate Center Drive as security for the above mentioned improvements. The security shall remain in effect should traffic conditions warrant signalization after the first five years after a certificate of occupancy has been issued to the first building, as determined by the Engineering Department. The bond shall cover the cost of constructing the traffic restrictors. At the end of the five years, if traffic conditions do not warrant traffic signal installation, the bond/money shall be released to the applicant. C. Corporate Centre Drive — Limited to single access point as described below: 1) Primary Entry (Corporate Centre Drive, 300' east of Adams Street): Full turn movements are allowed. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 51. The applicant shall design street pavement sections using CalTrans' design procedure for 20-year life pavement, and the site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be as follows: Parking Areas Collector Secondary 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. 5.5" a.c./6.5" c.a.b. or the approved equivalents of alternate materials. 52. 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. R\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 14 Planning Commission Resolution 2004- Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. A. 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. 53. 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 54. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 55. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. 56. The applicant shall provide landscaping in the required setbacks, retention basins, common lots, etc. 57. Landscape and irrigation plans for landscaped lots and setbacks, medians, and retention basins shall be signed and stamped by a licensed landscape architect. Planting design along Highway 111 shall comply with Highway 111 Design Guidelines. 58. The applicant shall submit a preliminary level landscape plan (1 "=30' minimum) for approval by the Community Development Department (CDD), P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 15 Planning Commission Resolution 2004-_ Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 59. 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. 60. Provide planting areas in front of main building per specific plan and delete Chilean Mesquite from plant palette. PUBLIC SERVICES 61. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. QUALITY ASSURANCE 62. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 63. 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. 64. 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. 65. 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 PAReputs - PC\6-8-04\sdp 2004-807 pc coa.doc 16 Planning Commission Resolution 2004-_ Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as -built conditions. MAINTENANCE 66. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 67. 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 68. 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. 69. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). MISCELLANEOUS 70. Prior to issuance of precise grading permit, specific details shall be provided to the Community Development Department for approval to ensure that parking lot surfaces and drive though lanes are screened (minimum 2' to 3' berming) from view of the public streets. This shall be achieved through the use of berming, short masonry walls, retaining walls, and planting. 71. Color of all poles and exterior lighting shall be approved by the Community Development Department. FIRE MARSHAL 72. Approved super fire hydrants, shall be spaced every 330 feet and shall be located not less than 25 feet nor more than 165 feet from any portion of the buildings as measured along outside travel ways. P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 17 r) Planning Commission Resolution 2004-_ Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 73. Blue dot reflectors shall be placed in the street 8 inches from centerline to the side that the fire hydrant is on, to identify fire hydrant locations. 74. Fire Department connections (FDC) shall be not less than 25 feet nor more than 50 feet from a fire hydrant and shall be located on the front street side of the buildings. FDC's and PIV's may not be located at the rear of buildings. Note also that FDC's must be at least 25 feet from the building and may not be blocked by landscaping, parking stalls or anything that may restrict immediate access. 75. Building plans shall be submitted to the Fire Department for plan review to run concurrent with the City plan check. 76. Water plans for the fire protection system (fire hydrants, fdc, etc.) shall be submitted to the Fire Department for approval prior to issuance of a building permit. 77. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or larger to be fully sprinkled. NFPA 13 Standard. Sprinkler plans will need to be submitted to the Fire Department. 78. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on ar individual lot. 79. Fire Department street access shall come to within 150 feet of all portions of the 1 st. floor of all buildings, by path of exterior travel. Minimum road width is 20 feet clear and unobstructed with a vertical clearance of 13'/z feet clear. Turning radiuses shall be no less than 38 feet outside. 80. Any commercial operation that produces grease -laden vapors will require a Hood/duct system for fire protection (Restaurants, drive-thru's, etc.). 81. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. Streets shall be a minimum 20 feet wide with a height of 13"6" clear and unobstructed. 82. Install a KNOX key box on each commercial building (Contact the fire department for an application). P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 18 Planning Commission Resolution 2004-_ Conditions of Approval — Recommended Site Development Permit 2004-807 Thomas Enterprises Adopted: June 8, 2004 83. Install portable fire extinguishers as required by the California Fire Code. 84. Any submissions to the Fire Department are the responsibility of the applicant. 85. The water mains shall be capable of providing a potential fire flow of 4000 gpm and the actual fire flow from two adjacent hydrants shall be 2000 gpm for a 4-hour duration at 20-psi residual operating pressure. P:\Reports - PC\6-8-04\sdp 2004-807 pc coa.doc 19 Minute Motion 2004- Sign Application 2004-786 Thomas Enterprises Conditions of Approval — Recommended June 8, 2004 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 sign program. 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. The sign program shall be amended and submitted to the Community development Department (3 sets) with the following revisions incorporated prior to issuance of one sign: A. Sign colors shall be compatible with the traditional Mediterranean Tuscany village style of the projects architecture as approved by the Community Development Department. B. Maximum height and maximum size allowed by this program for Tenant storefront signs may not be allowed. Criteria for determining maximum size shall include shall size and shape of mounting area and building mass and bulk, as determined by the City of La Quinta. C. Any indirect lighting of signs shall be architecturally compatible with the project and comply with the City of La Quinta outdoor lighting requirements. D. One Tenant Identification monument Sign shall be eliminated on Highway 111. E. Businesses with trademarked signs that exceed the maximum size or do not comply with design provisions specified in this sign program shall be reviewed by the Planning Commission in accordance with applicable Zoning code provisions. P:\stan\sp 03-066\sa 04-786 pc coa.doc PH #D STAFF REPORT PLANNING COMMISSION DATE: JUNE 8, 2004 CASE NO: TENTATIVE TRACT MAP 31681 APPLICANT/ PROPERTY OWNER: CORAL OPTION I, LLC REQUEST: SUBDIVIDE ± 548 ACRES INTO 472 SINGLE-FAMILY LOTS, ALONG WITH A LOT FOR 80 CASITAS, A RECREATION AND TENNIS FACILITY LOT, A GOLF COURSE LOT, A COMMERCIAL LOT, AND ASSOCIATED MISCELLANEOUS LOTS (ANDALUSIA AT CORAL MOUNTAIN). LOCATION: SOUTHWEST CORNER OF MADISON STREET AND AVENUE 58 ENGINEER: WATSON & WATSON ENGINEERING ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT 03- 483 WAS CERTIFIED FOR SPECIFIC PLAN 2003-124 BY THE CITY COUNCIL ON DECEMBER 16, 2003, UNDER RESOLUTION NO. 2003-124, WHICH INCLUDED THE OVERALL DEVELOPMENT OF ANDALUSIA AT CORAL MOUNTAIN. TRACT MAP 31681 IS PART OF SPECIFIC PLAN 03-067. THERE ARE NO CHANGED CIRCUMSTANCES FROM THE ORIGINAL ENVIRONMENTAL REVIEW THAT WOULD TRIGGER ADDITIONAL ENVIRONMENTAL ANALYSIS; THEREFORE, NO FURTHER ENVIRONMENTAL DETERMINATION IS NECESSARY. GENERAL PLAN/ ZONING DESIGNATIONS: LOW DENSITY RESIDENTIAL (LDR); GOLF COURSE (GC); NEIGHBORHOOD COMMERCIAL (CN) LOW DENSITY RESIDENTIAL (RL); GOLF COURSE (GC); NEIGHBORHOOD COMEERCIAL (NC) SURROUNDING LAND USES: NORTH: SINGLE-FAMILY RESDIDENTIAL/GOLF COURSE SOUTH: SINGLE-FAMILY RESDIDENTIAL/GOLF COURSE EAST: NURSERY/VACANT LAND WEST: VACANT LAND \\CLOADMFSI\PLANNING\Martin\TTM's\TTM 31681 Coral Option RTTM 31681PC StfRpt .doc BACKGROUND: The site is ± 942 acres in size and located at the southwest corner of Madison Street and Avenue 58 (Attachment 1). On December 16, 2003 the City Council approved Specific Plan 03-067 (Andalusia at Coral Mountain) which, included up to 1,400 homes, two championship golf courses, clubhouse with a spa and tennis facility, a gatehouse and associated amenities. The site is currently being mass graded. The applicant has recently submitted plans to the Building & Safety Department for the spa and tennis facility and the gatehouse. It is anticipated that the construction of the spa and tennis facility will begin by the end of this summer. PROJECT PROPOSAL: The applicant proposes to subdivide ± 548 acres into 472 single-family lots, along with a lot for 80 casitas, a recreation and tennis facility lot, golf course lots, a commercial lot, and associated miscellaneous lots for well sites, streets, landscaping and maintenance (Attachment 2). The residential lots range in size from ± 9,800 to ± 17,000 square feet. The proposed lots meet the minimum lot size of 7,200 square feet as required in the Low Density Residential Zone. The following table is a breakdown of the various land uses and acres assigned to each within the tract: Land Use Acres Residential 132 Streets 34 Landscape 79 Well Sites 3 Golf Course 264 Maintenance 3 Casita 14 Recreation/Tennis Facility 8 Commercial 5 Avenue 58 1 Monroe Street 2 Avenue 60 3 Total 548 \\CLOADMFS1\PLANNING\Martin\TTM's\TTM 31681 Coral Option RTTM 31681PC StfRpt .doc Access Vehicular access is provided via Madison Street and Monroe Street. Madison Street bisects the project area in an east -west direction and provides two primary points of direct access into the project. Monroe Street provides a secondary point of access. Private roadways are proposed within the development, which will provide access to other land uses including the clubhouse, golf courses, swimming and tennis facility. Access to the commercial site at the southeast corner of Avenue 58 and Madison Street is provided from these two streets. PUBLIC NOTICE: This project was advertised in the Desert Sun newspaper on May 28, 2004, and mailed to all property owners within 500-feet of the site. To date, no letters have been received. Any written comments received will be handed out at the meeting. STATEMENT OF MANDATORY FINDINGS: Findings to approve this request can be made and are contained in the attached Resolution. RECOMMENDATION: Adopt Planning Commission Resolution 2004-_, recommending approval of Tentative Tract Map 31681 to the City Council, subject to findings and the attached Conditions of Approval. Attachments: 1. Site Location Map 2. Tentative Tract Map (Planning Commission only) Prepared by: r r Martin Magana Associate Planner \\CLQADMFS1\PLANNING\Martin\TTM's\TTM 31681 Coral Option RTTM 31681 PC StfRpt .doc PLANNING COMMISSION RESOLUTION 2004-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF TENTATIVE TRACT MAP 31681 TO SUBDIVIDE ± 548 ACRES INTO 492 SINGLE FAMILY LOTS, A LOT FOR 80 CASITAS, A COMMERCIAL LOT, A GOLF COURSE LOT AND MISCELLANEOUS LOTS CASE NO.: TENTATIVE TRACT MAP 31681 APPLICANT: CORAL OPTION I, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 8t" day of June, 2004, hold duly noticed Public Hearing to consider a Tentative Tract Map to subdivide ± 548 acres into 492 single family lots, a lot for 80 casitas, a commercial lot, a golf course lot and miscellaneous lots, generally located at the southeast corner Madison Street and Avenue 58, more particularly described as follows: APNs: 764-200-001 thru 007 and 764-210-001 thru 006 WHEREAS, said Tentative Tract Map 31681 has complied with the requirements and rules to implement the California Environmental Quality Act (CEQA) of 1970, as amended (Resolution 83-63), in that Environmental Assessment 2003-483 was prepared and was certified by the City Council for Specific Plan 03-067 on December 16, 2003, under Resolution No. 2003-124. There are no changed circumstances, conditions, or new information, which would trigger the preparation of a subsequent environmental analysis pursuant to Section 15162 of the Guidelines for the implantation of the California Environmental Quality Act. 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 31681: 1. The proposed tract map will be consistent with the City of La Quinta General Plan in that the property is designated Low Density Residential (LDR), Neighborhood Commercial (CN) and Golf Course (GC) which allows single- family residential uses, commercial uses and golf courses. 2. The design or improvement of the proposed subdivision will be consistent with the City of La Quinta General Plan in that all streets and improvements in the proposed project will conform to City standards contained in the General Plan and Subdivision Ordinance. Access for the land uses on the site will be provided from existing streets in the immediate area. The density and design for the tract will comply with the Land Use Element of the General Plan. Planning Commission Resolution 2004- Tentative Tract Map 31681 Coral Option I, LLC June 8, 2004 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 subject site is physically suitable for the proposed land division and currently, development exists to the north and south of the site which has reduced the amount of habitat suitable for any fish or wildlife. 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 are existing streets 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 31681 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 8th day of June, 2004, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: \\CLQADMFSI\PLANNING\Martin\TTM's\TTM 31681 Coral Option I\TTM 31681 PC RESO .doc Planning Commission Resolution 2004-_ Tentative Tract Map 31681 Coral Option I, LLC June 8, 2004 TOM KIRK, Chairman City of La Quinta, California ATTEST: JERRY HERMAN Community Development Director City of La Quinta, California \\CLQADMFSI\PLANNING\Martin\TTM's\TTM 31681 Coral Option I\TTM 31681 PC RESO .doc PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 — CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 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 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 improvement plans for City approval. P:\Reports - PC\6-8-04\TTM 31681 PC COA Am ') r V t PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 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"). B. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off -site grading being done in relation to this project. C. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. D. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (8.70.020 (Definitions), LQMC): 1) Temporary Soil Stabilization (erosion control). 2) Temporary Sediment Control. 3) Wind Erosion Control. 4) Tracking Control. 5) Non -Storm Water Management. 6) Waste Management and Materials Pollution Control. E. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. 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. PAReports - PC\6-8-04\TTM 31681 PC COA AOC Q PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 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) Monroe Street (General Plan Primary Arterial, Option A, 1 10' ROW) - Sufficient right of way shall be dedicated to accommodate the standard 55 feet from the centerline of Monroe Street for a total 110-foot ultimate developed right of way except for an additional right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 2) Madison Street pursuant to Specific Plan 2003-067 (Primary Arterial, Option A*, 110' ROW) - The standard 110-foot ultimate developed right of way shall be dedicated except for an additional right of way dedication to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 3) Avenue 58 (Proposed General Plan Secondary Arterial, 94' ROW) — If a proposed General Plan Amendment is adopted by PAReports - PC\6-8-04\TTM 31681 PC COA AM ) L I PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 the City Council, sufficient right of way shall be dedicated to accommodate the proposed standard 47-foot right of way from the centerline of Avenue 58 to comply with the existing Secondary Arterial Roadway Classification plus a Class II bicycle. Additional right of way shall be dedicated to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. 4) Avenue 60 (Proposed General Plan Secondary Arterial, 94' ROW) — If a proposed General Plan Amendment is adopted by the City Council, sufficient right of way shall be dedicated to accommodate the proposed standard 47-foot right of way from the centerline of Avenue 58 to comply with the existing Secondary Arterial Roadway Classification plus a Class II bicycle. Additional right of way shall be dedicated to accommodate improvements conditioned under STREET AND TRAFFIC IMPROVEMENTS. Note: *Equivalent to County of Riverside Arterial Highway Roadway Classification 9. The applicant shall retain for private use on the Final Map all private street right-of-ways in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 10. The private street right-of-ways to be retained for private use required for this development include: Private Residential Streets measured gutter flow line to gutter flow line: 36- foot travel width where parking is allowed on both sides and 28 feet if on - street parking is prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. Private Residential Lane widths are as shown on the tentative tract map. On - street parking is prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. PAReports - PC\6-8-04\TTM 31681 PC COA .doc PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 11. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. Pursuant to this requirement, the Applicant shall include in the submittal packet containing the draft final map submitted for map checking, an offsite street geometric layout, drawn at 1" equals 40 feet, detailing the following design aspects: median curb line, outside curb line, lane line alignment including lane widths, left turn lanes, deceleration lane(s) and bus stop turnout(s). The geometric layout shall be accompanied with sufficient professional engineering studies to confirm the appropriate length of all proposed turn pockets and auxiliary lanes that may impact the right of way dedication required of the project and the associated landscape setback requirement 12. When the City Engineer determines that access rights to the proposed street right-of-ways shown on the approved Tentative Tract Map are necessary prior to approval of the Final Map dedicating such right-of-ways, the applicant shall grant the necessary right-of-ways within 60 days of a written request by the City. 13. The applicant shall offer for dedication on the Final Map a ten -foot wide public utility easement contiguous with, and along both sides of all private streets. Such easement may be reduced to five feet in width with the express written approval of IID. 14. The applicant shall create perimeter landscaping setbacks along all public right-of-ways as follows: A. Monroe Street — (General Plan Primary Arterial) - 20-foot from the R/W- P/L. B. Madison Street — (Pursuant to Specific Plan 2003-067 — Primary Arterial, Option A) — 20-foot from the R/W-P/L. C. Avenue 58 - and Avenue 60 (General Plan Secondary Arterial) - 10-foot from the R/W-P/L. The listed setback depth shall be the average depth where a meandering wall design is approved. PAReports - PC\6-8-04\TTM 31681 PC COA .doc 1 1 PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 The setback requirements shall apply to all frontages including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall offer for dedication blanket easements for those purposes on the Final Map. 15. At locations where the onsite finished grade adjacent to the landscaped setback lot has an elevation differential with respect to the arterial street top of curb exceeding 11 feet, the applicant shall comply with, and accommodate, the maximum slope gradients in the parkway/setback area and meandering sidewalk requirements by either: 1) increasing the landscape setback size as needed, or 2) installing retaining walls between the sidewalk and the back of the landscaped area as needed. 16. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas on the Final Map. 17. Direct vehicular access to Madison Street, Monroe Street, Avenue 58 and Avenue 60 from lots with frontage along those respective facilities is restricted, except for those access points identified on the tentative tract map, or as otherwise conditioned in these conditions of approval. The vehicular access restriction shall be shown on the recorded final tract map. Vehicular access shall meet requirements and/or restrictions per the La Quinta General Plan for the roadway classification listed in Condition 8. 18. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. 19. The applicant shall cause no easement to be granted, or recorded, over any portion of the subject property between the date of approval of the Tentative Tract Map and the date of recording of any Final Map, unless such easement is approved by the City Engineer. PAReports - PC\6-8-04\TTM 31681 PC COA Am PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 FINAL MAPS 20. Prior to the City's approval of a Final Map, the applicant shall furnish accurate AutoCAD files of the Final Map that was approved by the City's map checker on a storage media acceptable to the City Engineer. Such files shall be in a standard AutoCAD format so as to be fully retrievable into a basic AutoCAD program. Where a Final Map was not produced in an AutoCAD format, or produced in a file that can be converted to an AutoCAD format, the City Engineer will accept a raster -image file of such Final Map. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refers to persons currently certified or licensed to practice their respective professions in the State of California. 21. 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. 22. The following improvement plans shall be prepared and submitted for review and approval by the City. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. Off -Site Street Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical The street improvement plans shall include permanent traffic control and separate plan sheet(s) (drawn at 20 scale) that show the meandering sidewalk, mounding, and berming design in the combined parkway and landscape setback area. P:\Reports - PC\6-8-04\TTM 31681 PC COA .doc .� PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 B. On -Site Street Plan: C. On -Site Rough Grading Plan D. Storm Drainage Plan E. On -Site Precise Grading Plan: 1 " = 40' Horizontal, 1 " = 4' Vertical 1 " = 40' Horizontal 1 " = 40' Horizontal 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. "Rough Grading" plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. In addition to the normal set of improvement plans, a "Precise Grading" plan are required to be submitted for approval by the Building Official and the City Engineer. 23. The City maintains standard plans, detail sheets and/or construction notes for elements of construction. For a fee, established by City Resolution, the applicant may purchase such standard plans, detail sheets and/or construction notes from the City. 24. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. PAReports - PC\6-8-04\TTM 31681 PC COA .HOC w PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 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 25. Prior to approval of any Final Map, the applicant shall construct all on and off -site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 26. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Tentative Tract Map, shall comply with the provisions of Chapter 13.28 (Improvement Security), LQMC. 27. 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. When improvements are phased through a Phasing Plan, or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on -site improvements (e.g., backbone utilities, retention basins, perimeter walls, landscaping and gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, or fails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right PAReports - PC\6-8-04\TTM 31681 PC COA .doc -4 J PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION 1, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 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. 28. Depending on the timing of the development of this Tentative Traci 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. 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. 29. 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. PAReports - PC\6-8-04\TTM 31681 PC COA AM PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 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. GRADING 30. The applicant shall comply with the provisions of Section 13.24.050 (Grading Improvements), LQMC. 31. 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. 32. 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 -4 Y PAReports - PC\6-8-04\TTM 31681 PC COA AM _;- PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 Dust Control Plan provisions as submitted with its application for a grading permit. 33. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 34. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise modified by this condition requirement. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six (6) of the curb, otherwise the maximum slope within the right of way shall not exceed 3:1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 35. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the tentative map, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 36. Building pad elevations of perimeter lots shall not differ by more that one foot from the building pads in adjacent developments. 37. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 38. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus three tenths of a foot from the elevations shown on the approved Tentative Tract Map, the applicant shall PAReports - PC\6-8-04\TTM 31681 PC COA AM '� sl PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 submit the proposed grading changes to the City Staff for a substantial conformance finding review. 39. Prior to the issuance of fa buildingpermit for any building lot, the applicant shall provide a lot pad carIJ;at 6101 OAMOad and COW N a QU0111100 engineer or surveyor. Pad certification shall expire six month from the date of survey and/or testing. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 40. The applicant shall comply with the provisions of Section 13.24.120 (Drainage), LQMC. 41. Stormwater handling shall conform with the approved hydrology and drainage report prepared specifically for Specific Plan 2003-067. Stormwater from the commercial site at the northwesterly corner of the tentative tract map shall be accommodated by a drainage system to the internal retention areas. The tributary drainage area shall extend to the centerline of adjacent public streets. 42. 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. 43. 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. 44. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way P:\Reports - PC\6-8-04\TTM 31681 PC COA Am A _ i- PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. 45. The design of the development shall not cause any increase in flood boundaries, levels or frequencies in any area outside the development. 46. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. UTILITIES 47. The applicant shall comply with the provisions of Section 13.24.110 (Utilities), LQMC. 48. 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. 49. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. 50. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. Underground utilities shall be installed prior to overlying hardscape. 51. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained, or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 52. 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 PAReports - PC\6-8-04\TTM 31681 PC COA Am s� PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 Section 13.24.080 (Street Design - Private Streets), where private streets are proposed. 53. The applicant shall construct the following off site street improvements to conform with the General Plan street type noted in parentheses. A. OFF -SITE STREETS 1) Monroe Street (General Plan Primary Arterial, Option A, 110' ROW): Widen the west side of the street along all frontage adjacent to the Specific Plan boundary to its ultimate width on the east side as specified in the General Plan and the requirements of these conditions. Rehabilitate and/or reconstruct existing roadway pavement as necessary to augment and convert it from a rural county -road design standard to La Quinta's urban arterial design standard. The west curb face shall be located forty three feet (43') west of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit) b) A deceleration/right turn only lane at the Primary Entry. The west curb face shall be located fifty-one feet (51') west of the centerline. Other required improvements in the right or way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. b) 8-foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that either touches 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 PAReports - PC\6-8-04\TTM 31681 PC COA Am n s. PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 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. 2) Madison Street pursuant to Specific Plan 2003-067, Primary Arterial, Option A*, 110' ROW: No additional street widening is required except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by Sunline Transit) b) A deceleration/right turn only lane at the Primary Entry. The curb face shall be located fifty-one feet (51') east of the centerline. Other required improvements in the right or way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. b) 8-foot wide meandering sidewalk along the east side of Madison Street. 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) Reconstruct the existing landscaped median at the Primary Entrance to provide for left turn movements in and out of the development. The design of the left turn PAReports - PC\6-8-04\TTM 31681 PC COA Am r1 PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 lane and the median opening shall be approved with the off -site street improvement plan submittal. d) Remove existing curb returns located approximately 2700 feet southerly of Avenue 58 and reconstruct curb and gutter. If access to the westerly property is not required, 3) Avenue 58 (Proposed General Plan Secondary Arterial, 96' ROW) — If a proposed General Plan Amendment is adopted by the City Council, widen the south side of the street along all frontage adjacent to the tentative tract boundary to its ultimate width as specified in the Proposed General Plan Amendment 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 thirty six feet (36') south of the centerline, except at locations where additional street width is needed to accommodate: a) Bus turnout (if required by SunLine Transit) Other required improvements in the right or way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. b) MULTI -USE TRAIL - The applicant shall construct a multi- use trail with split rail fence along the south side of Avenue 58 within the required landscape setback. The location and design of the trail shall be per the approved City of La Quinta Standard Plan. The multi -use trail, trail signs, and the split rail fence shall be completed prior to issuance of Certificate of Occupancy for the first residence. Bonding for the fence to be installed shall be posted prior to final map approval. 4) Avenue 60 (Proposed General Plan Secondary Arterial, 96' ROW) — If a proposed General Plan Amendment is adopted by PAReports - PC\6-8-04\TTM 31681 PC COA .doc e� PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION 1, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 the City Council, widen the south side of the street along all frontage adjacent to the Tentative tract boundary to its ultimate width on the south side as specified in the Proposed General Plan Amendment 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 north curb face shall be located thirty six feet (36') north of the centerline, except at locations where additional street width is needed to accommodate: a► Bus turnout (if required by SunLine Transit) Other required improvements in the right or way and/or adjacent landscape setback area include: a) All appurtenant components such as, but not limited to: curb, gutter, traffic control striping, legends, and signs. b) 8-foot wide meandering sidewalk. The meandering sidewalk shall have an arrhythmic horizontal layout that utilizes concave and convex curves with respect to the curb line that touches the back of curb at intervals not to exceed 250 feet. The sidewalk curvature radii should vary between 50 and 300 feet, and at each point of reverse curvature, the radius should change to assist in creating the arrhythmic layout. The sidewalk shall meander into the landscape setback lot and approach within 5 feet of the perimeter wall at intervals not to exceed 250 feet. The applicant shall extend improvements beyond the subdivision boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). PAReports - PC\6-8-04\TTM 31681 PC COA AM �a Y PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 54. The applicant shall construct the following on site street improvements to conform with the tentative tract map or as conditioned below. A. PRIVATE STREETS 1) Private Residential Streets measured at gutter flow line to gutter flow line: 36-foot travel width. The travel width may be reduced to 32 feet with parking restricted to one side, and 28 feet if on -street parking is prohibited, and provided there is adequate off-street parking for residents and visitors, and the applicant establishes provisions for ongoing enforcement of the parking restriction in the CC&R's. The CC&R's shall be reviewed by the Engineering Department prior to recordation. B. PRIVATE LANES 1) Private Residential Lane widths shall be as shown on the tentative tract map. On -site parking shall be prohibited and 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. Additionally, the applicant shall coordinate with Waste Management of the Desert for accessibility to residences on dead -ended portions of private lanes. C. PRIVATE CUL DE SACS 1) Shall be constructed according to the lay -out shown on the tentative map with 38-foot curb radius or greater at the bulb to the layout shown on the rough grading plan. 55. General access points and turning movements of traffic are limited to the following: A. Monroe Street 1) Primary Entry (Monroe Street) - The applicant shall align the access with access on the east side of Monroe Street. All movements are permitted. PAReports - PC\6-8-04\TTM 31681 PC COA .doc PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 B. Madison Street 1) Primary Entry — Shall be located at least 1, 060 feet (measured curb return to curb return) from Avenue 58 to the north and from the West Development Primary Entry to the south: Full turn movements are permitted. 2) Commercial Development — Right turn movements in and out are permitted. Left turn movements in and out are not permitted. C. Avenue 58 1) Commercial Development — All turn movements are permitted. All service entries shall be right turn in and out movements only. 56. All gated entries shall provide for a three -car minimum stacking capacity for inbound traffic; 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 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. 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. 57. 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: PAReports - PC\6-8-04\TTM 31681 PC COA .doc 26 PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 Residential 3.0" a.c./4.5" c.a.b. Secondary Arterial 4.0" a.c./6.0" c.a.b. Primary Arterial 4.5" a.c./6.0" c.a.b. or the approved equivalents of alternate materials. 58. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 59. 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. 60. 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 61. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly - maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPING 62. The applicant shall comply with Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans), LQMC. PAReports - PC\6-8-04\TTM 31681 PC COA A= �'r� PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 63. The applicant shall provide landscaping in the required setbacks, retention basins, common lots and park areas. 64. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. 65. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 66. 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 67. The applicant shall provide public transit improvements as required by SunLine Transit Agency and approved by the City Engineer. QUALITY ASSURANCE 68. The applicant shall employ construction quality -assurance measures that meet with the approval of the City Engineer. 69. 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. 70. 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 P:\Reports - PC\6-8-04\TTM 31681 PC COA Am > PLANNING COMMISSION RESOLUTION 2004- TENTATIVE TRACT MAP 31681 - CORAL OPTION I, LLC CONDITIONS OF APPROVAL - RECOMMENDED JUNE 8, 2004 construction materials and methods employed comply with the plans, specifications and other applicable regulations. 71. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all ;mprevamant On 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 72. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 73. 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 74. 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. 75. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). PAReports - PC\6-8-04\TTM 31681 PC COA Am 0 ATTACHMENT �RTW a vc SITE LOCATION MAP 30 B 1 #A PLANNING COMMISSION STAFF REPORT DATE: JUNE 8, 2004 CASE NO.: STREET NAME CHANGE 2004-017 APPLICANT: LARRY SHERMAN REQUEST: ADOPTION OF A RESOLUTION OF INTENT SETTING, JULY 13, 2004, AS A PUBLIC HEARING DATE TO CONSIDER A STREET NAME CHANGE FROM SIMON DRIVE TO DEPUTY LEE DRIVE LOCATION: ENVIRONMENTAL CONSIDERATION: BACKGROUND: EAST OF WASHINGTON STREET, SOUTH OF AND PARALLEL TO HWY 111 THIS STREET NAME CHANGE REQUEST HAS BEEN DETERMINED TO BE EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS UNDER THE PROVISIONS OF SECTION 15301, CLASS 1. THEREFORE, NO FURTHER ENVIRONMENTAL REVIEW IS DEEMED NECESSARY. Site Background Simon Drive presently exists as a connection road between Washington Street and Highway 111. Originally the street was named Oreste Drive, but was changed to Simon Drive when the automobile dealership of the same name was established in the City, at the southwest corner of Simon Drive and Hwy 111. The applicant is proposing to change the street to honor Deputy Bruce Lee, a police officer killed in the line of duty. Applicable Code Provisions Municipal Code Chapter 14.08 permits an individual to request a street name change. The Planning Commission must adopt a Resolution of Intent setting a date, no less than 30 days from the date of the adoption of the Resolution for a public hearing, to review the request. The Planning Commission recommendation is then forwarded to the City Council for final action. The Resolution of Intent will be published in the newspaper and posted along the street. Thede requires that at with the request. AsseaOrc/of the h of the property owners located along the street concur City records as well as the United States Postal Service database indicated there are no addresses on Simon Drive; therefore, there is no need to obtain the consent of the property owners along the street. RECOMMENDATION: Adopt Planning Commission Resolution 2004-, setting JIchange Of from as the Simon D bvle hearing date to consider Street Name Change 2004-017,a to Deputy Lee Drive. Attachment: 1. Location Map Prepared by: Oscar W. Orci, Planning Manager pAoscar\snc 2004-017\pc rpt.wpd i2 CASE No. S N C 2004- 01 7 ATTACHMENT 1 Igor N N.T.S PLANNING COMMISSION RESOLUTION 2004- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, DECLARING ITS INTENT TO HOLD A PUBLIC HEARING ON JULY 13, 2004, TO CONSIDER A STREET NAME CHANGE FOR SIMON DRIVE CASE NO.: STREET NAME CHANGE 2004-017 LARRY D. SHERMAN WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 8T" day of June, 2004, consider the request of Larry D. Sherman, to set a date for a public hearing to review approval of a street name change from Simon Drive to Deputy Lee Drive, located east of Washington Street, south of and parallel to Hwy 111; and WHEREAS, at the Planning Commission meeting, upon hearing and considering all available information, said Planning Commission did make the following findings to justify their intent to hold a public hearing regarding said street name change from Simon Drive to Deputy Lee Drive per Section 14.08.050 of the La Quinta Municipal Code: Determination of Sufficiency: The proposed street name change is a reasonable and acceptable name change and there are no affected properties. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby approve the above described Resolution of Intent to hold a public hearing on the proposed street name change from Simon Drive to Deputy Lee Drive on July 13, 2004. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 8T" day of June, 2004, by the following vote, to wit: IVA Planning Commission Resolution 2004- Street Name Change 2004-017 June 8, 2004 AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California ATTACHMENT 1 SEIM Y I - I I 1 i I I I I I - I - rl :1 r- I I I it I jrI u S N C 2004-017 STAFF REPORT PLANNING COMMISSION DATE: J U N E 8, 2004 CASE NO: MINOR USE PERMIT 2004-483 APPLICANT/OWNER: JACK DUKE REQUEST: CONSIDERATION OF THE PLACEMENT OF A MOBILE HOME ON A RESIDENTIALLY -ZONED PROPERTY LOCATION: 58-007 MONROE STREET (ATTACHMENT 1) ENVIRONMENTAL CONSIDERATION: DETERMINED TO BE CATEGORICALLY EXEMPT UNDER CEQA GUIDELINES SECTION 15303 GENERAL PLAN DESIGNATION: RL (LOW DENSITY RESIDENTIAL) ZONING: RL (LOW DENSITY RESIDENTIAL) BACKGROUND: Site History The 4.35-site is physically located at the southwest corner of Avenue 58 and Monroe Street. The property is generally vacant but has been in agriculture in the past. Currently, there are four trailer structures on the property, along with an incomplete single-family dwelling (foundation only). These trailers and initial framing of the single-family dwelling were established under County jurisdiction with no permits. City Code Compliance took over jurisdiction of this non -approved construction when the area was annexed in August 2002. The initial framing was removed and the concrete slab/foundation was allowed to remain, as it does not require a permit. At present, the applicant has withdrawn his plan check for the house and has no plans in for review. PROPOSAL: The applicant requests a permit to retain and complete the installation of an approximate 1,440 s.f. double -wide mobile home on the 4.35 acre property (Attachment 2). Currently the mobile home is set on a masonry foundation and requires a power connection (Attachment 3). As the home was set without a permit, Building and Safety will not issue temporary power until the installation is approved. The applicant intends to reside in the new mobile home until the single- family home is completed. An existing trailer used for residential purposes, will be removed and replaced by this mobile home. The applicant would leave the construction trailer in place for use in connection with completing the singe -family dwelling. ANALYSIS: 1. Section 9.60.180 requires Planning Commission review and approval of any application to place a mobile or manufactured home on any individual parcel of land, through the Minor Use Permit process. The unit must meet the development standards of the underlying zoning district. 2. Based on the development standards of the RL district, the proposed mobile home can be placed in accordance with provisions of the RL zone, provided all other trailers are removed. The applicant may apply to replace the construction trailer, under an MUP, only after he has obtained a building permit for the single-family residence. 3. To comply with the RL standards a two -car garage must be provided. There is no garage on the property at this time. As this is intended to be a temporary use of the trailer rather than a permanent home, staff has recommended that the mobile be permitted to be placed for a 12-month period, at which time the situation can be reviewed. A garage will be required if no final building permit for the permanent single-family home has been built by that time. FINDINGS: Findings as required under Section 9.60.180 of the La Quinta Municipal Code, Title 9, can be made as set forth below in support of MUP 2004-483: A. Minor Use Permit 2004-483, as recommended, is consistent with the La Quinta General Plan, as it will be developed in a manner consistent with the General Plan Land Use designation of Low Density Residential and other current City standards. B. Minor Use Permit 2004-483, as recommended, is consistent with the La Quinta Zoning Code, as the project contemplates land uses that are substantially equivalent to those permitted under existing Low Density Residential zoning, and which were previously addressed in the EIR certified for the La Quinta General Plan. C. Minor Use Permit 2004-483, as recommended, complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" (CEQA) as amended (City Council Resolution 83-63), as it has been determined that said Minor Use Permit is Categorically Exempt from environmental review under CEQA Guidelines Section 15303. D. Minor Use Permit 2004-483, as recommended, is architecturally compatible with and visually related to surrounding development. Adjacent surrounding properties are larger parcels with similar temporary trailer structures or older single-family homes, and approval of this use will not be inconsistent with existing conditions in the area. E. Minor Use Permit 2004-483, as recommended, is harmonious with and visually related to surrounding development, as it will not adversely affect surrounding land uses or be out of character with the surrounding area. RECOMMENDATION: Adopt Minute Motion 2004 - approving Minor Use Permit 2004-483, subject to the following conditions: 1. The applicant/developer agrees to indemnify, defend, and hold harmless the City of La Quinta from any legal claim or litigation arising out of the City's approval of this project. The City of La Quinta shall have the right to select its defense counsel at its sole discretion. 2. This approval is for location of a mobile home only; it does not allow establishment of any fencing, equipment storage/staging areas, additional trailers, etc. 3. All existing trailers on the site shall be removed prior to any occupancy of the mobile home. 4. No occupancy of the mobile home shall be permitted until the appropriate building permit is issued. The applicant shall obtain all required building permits, including an electrical permit for temporary power. 5. Approval of Minor Use Permit 2004-483 shall be effective until June 8, 2005. This approval may be extended up to one additional year, provided the applicant has obtained a building permit to complete the single-family residence, with physical construction having been commenced and continuous. If no building permit has been obtained by June 8, 2005, a six- month extension may be approved, with the requirement that a two -car garage, along with typical required landscaping and other related improvements, be constructed within the extension period. If the conditions of either extension are not fulfilled within the allotted time period, the use shall cease and all rights granted herein shall become null and void. The applicant shall then remove all improvements granted herein. i� Prepared by: L Wallace Nesbit, Associate Planner Attachments: 1. Location Map 2. Site Improvements 3. Photos of mobile home 4. Code Compliance report w -) b ATTACHMENT 2 r 1 � Z e�� ............ lwr Ael. Z,;; zii r7l, ATTACHMENT 4 PH: (760)777-7000 City of La Quinta FAX. (760)777-7011 78495 Calle Tampico - La Quinta, California 92253 TDD: (760)777-1227 se# 7167 re Re_porte_d_Received By How Received Complaint 10/1/2002 Anthony Moreno Phone Founded xtion Southwest Corner Of Monroe Street And Avenue 58 N ddress •180-006 58007 Monroe Street 7orting Party Name Phone eporting Party Address DELGADO 863-7864 RCCE NA scription struction Of A Dwelling Was Reported As In Progress At The Location Above Without The Benefit Of A Permit. There Is Also A Construction And/or rd Office And A Mobiiehome. Both Are On Stands Without Skirting And No Permits. des r1olated .Pde# _ _Description _ 1.060 It shall be unlawful for any person, firm or corporation to erect, construct, enlarge, alter, repair, move, improve, remove, convert, or demolish any building or structure, including a swimming pool, spa or hot tub, or make any installation, alteration, repair, replacement, or remodel any building service equipment, including pool, spa and hot tub equipment, or cause the same to be done - without first obtaininga separate, appropriate permit. _ 0.210 CONSTRUCTION AND GUARD OFFICES: THE TEMPORARY PLACEMENT OF A TRAILER, RECREATIONAL VEHICLE OR OTHER RELOCATABLE BUILDING, OR THE TEMPORARY USE OF A PERMANENT STRUCTURE ON AN ACTIVE CONSTRUCTION OR GRADING SITE TO SERVE AS A CONSTRUCTION AND/OR GUARD OFFICE, AND THE ESTABLISHMENT OF A MATERIALS AND EQUIPEMENT STORAGE YARD, MAY BE PERMITTED SUBJECT TO APPROVAL OF A MINOR USE PERMIT PROCESSED IN ACCORDANCE WITH SECTION 9.210.020 AND OTHER FOLLOWING REQUIREMENTS. 0.180E Manufactured housing and Mobilehomes. Aproval of a Minor Use Permit by the Planning Commission shall be required prior to placement. The permit shall not be approved unless the Community Development Director finds that the dwelling meets the same Development Standards, (see complete code). icer Assigned ony Moreno rsday, June 03, 2004 Date Closed Monday, October O6, 2003 --------- - -- ----- PProved By Deby Conrad Page 1 of 17 se# 7167 °nts ite_ 1Day ction Taken rscription _ Tuesday Follow-up IFFICER MORENO, AND SENIOR OFFICER DEBY CONRAD MADE CONTACT WITH MR. JACK DUKE (OF JACK DUKE BAIL BONDS PHONE 47-1845 & FAX # 347-1533) AT 58007 MONROE STREET. HE INITIALLY IDENTIFIED HIMSELF AS THE OWNER. HE LATER MENTIONED AT HIS MOTHER-IN-LAW, DOMINGA DIAZ, WAS THE RECORDED OWNER. WE REQUESTED HIS CONSENT TO INSPECT THE RUCTURE AND TO TAKE PICTURES. HE VOLUNTARILY SIGNED A CONSENT FORM TO INSPECT. I REQUESTED TO SEE HIS JOB CARE D PERMIT. HE STATED HE DID NOT HAVE EITHER. I SHOWED HIM A MAP THAT IDENTIFIED THE PROPERTY WAS IN LA QUINTA'S 'Y LIMITS. I INFORMED HIM THAT WE WOULD BE ISSUING A WARNING NOTICE THAT WOULD REQUIRE THEM TO CEASE/STOP ALL NSTRUCTION. I DID EXPLAIN THAT IT WAS A MISDEMEANOR VIOLATION TO CONSTRUCT WITHOUT A PERMIT. ANY FUTURE NSTRUCTION WOULD SUBJECT ALL WORKERS AND OWNERS TO A MISDEMEANOR CITATION. HE UNDERSTOOD AND AGREED TO DP. THE NEW SLAB WAS POURED OVER A EXISTING SLAB. HE DID MENTION THAT HE TOOK PICTURES OF THE CONSTRUCTION. I ORMED HIM VERBALLY AND IN WRITING THAT HE WOULD NEED TO SUBMIT PLANS THROUGH THE APPROVAL PROCESS AND TAIN A PERMIT AND OBTAIN INSPECTIONS TO INSURE THEY MEET MINIMUM BUILDING STANDARDS. I DID MENTION TO HIM THAT I )ULD BE SENDING HIM A FAX OF THE REQUIREMENTS FOR THE CONSTRUCTION OFFICE AND THE MOBILE HOME. 2/2002 Wednesday Follow-up E CASE WAS REVIEWED IN OUR MORNING STAFF MEETING. SENIOR OFFICER, DEBY CONRAD, INDICATED THE POSTING OF AN FICIAL RED TAG NOTICE/STOP WORK ORDER SHOULD BE POSTED. I HAVE THE NOTICE PREPARED FOR POSTING. SHE ALSO ATED SHE REVIEWED THE NOTICE OF VIOLATION THAT I PREPARED YESTERDAY FOR CERTIFIED MAILING AND LEGAL POSTING. E LIKED THE CONTENT OF THE LETTER, BUT INDICATED THAT I SHOULD CHANGE IT TO A NOTICE OF PUBLIC NUISANCE DUE TO E SERIOUSNESS AND CIRCUMSTANCES OF THE CASE. I WILL MAKE THE REDLINE CHANGES. I WILL PREPARE THE BOTH THE RED G/ STOP WORK ORDER AND THE NOTICE OF PUBLIC NUISANCE SO I CAN POST BOTH TODAY. MR. TOM HARTUNG, THE BUILDING FICIAL IS AWARE OF THE CIRCUMSTANCES OF THE CASE. HE E-MAILED ME ON 10/2/02 THAT HE SPOKE WITH JACK DUKE GARDING THE UNPERMITTED PROJECT. TOM CONFIRMED THAT MR. DUKE UNDERSTOOD THAT NO WORK WAS TO BE DONE ON E STRUCTURE. MR. DUKE INDICATED TO MR. HARTUNG THAT HE INTENDED TO HAVE PLANS SUBMITTED NEXT WEEK. 3/2002 Wednesday Follow-up E NOTICE OF PUBLIC NUISANCE LETTER WAS PREPARED FOR CERTIFIED MAILING, FIRST CLASS MAIL, AND LEGAL POSTING. THE D TAG/STOP WORK ORDERS ARE PREPARED FOR STING. THE JOBSITE WAS RED TAGGED TO CEASE ALL CONSTRUCTION AND WAS PHOTOGRAPHED. MR. DUKE WAS 7ORMED THE RED TAG NOTICES WERE REQUIRED TO REMAIN POSTED. THE NOTICE OF PUBLIC NUISANCE WAS POSTED AND OTOGRAPHED WITH SENIOR CODE OFFICER DEBY CONRAD PRESENT AND MR. JACK DUKE PRESENT. THE NOTICE OF PUBLIC ISANCE WAS THEN HAND SERVED TO MR. DUKE. THE CERTIFIED MAILING WAS SENT TO THE RECORDED OWNER MRS. DOMINGA Z 7/2002 Monday Follow-up E GREEN CARD FOR CONFIRMATION OF THE RECEIPT OF THE CERTIFIED MAILING WAS RECEIVED DATED 10/7/02 AND SIGNED BY DA DUKE. (MR. JACK DUKE IDENTIFIED HIMSELF AS THE SON-IN-LAW OF THE OWNER. MRS. ELIDA DUKE IS POSSIBLY THE MOTHER THE RECORDED OWNER, MRS. DOMINGA DIAZ). 11/2002 Friday Follow-up E INFORMATION REGARDING THE OWNERSHIP INFORMATION OF THE ROAD/PARCEL SOUTH OF DOMINGA DIAZ'S PROPERTY IS ING SENT AT THE REQUEST OF MR. DUKE. THIS INFORMATION IS PUBLIC INFORMATION AND IS BEING SENT VIA FAX. 312003 Wednesday Follow-up IQUIRED WITH ED RANDALL ABOUT THE STATUS OF THE CASE, IF MR. DUKE HAS SUBMITTED PLANS AND RECEIVED A PERMIT. ANS WERE SUBMITTED ON 11 /7/2002. The plans were picked up for correction on 2/13/03. Ed spoke to the architect, Michael Hurst, [as week and anticipated a resubmittal in the next week to ten days. rer Assigned my Moreno rsday, June 03, 2004 Date Closed Monday, October 06, 2003 Approved By Deby Conrad Page 2 of 17 _L t se# 7167 0/2003 Tuesday Follow-up HECKED WITH BUILDING & SAFETY. THEY STATED THE ARCHITECT, MICHAEL HURST HAS NOT RESUBMITTED PLANS. I WAS LLED THIRTY MINUTES LATER THAT THE ARCHITECT CAME IN AND RESUBMITTED SHORTLY AFTER MY CALL AND INQUIRY. I WILL IECK WITH BUILDING AND SAFETY IN 3 WEEKS TO SEE IF THE PLANS WERE APPROVED. ONCE PLANS ARE APPROVED, I WILL CLOSE E CASE AND THEY WILL BE UNDER THE OVERSIGHT AND INSPECTIONS OF BUILDING & SAFETY. /2003 Friday Follow-up poke to Building Inspector Danny Crawford. He pulled the file and it appears on 5/20/03 the owner resubmitted and the plan check was sent back to m on 6/6/03. On 5/22/03 they applied to extend the permit and it was extended to 11 /3/03. There have been approximately two months that have passed i there has been no plan resubmittal. The case was initiated on 10/1 /02 and we still do not have a permit ten months later. I called the Architect Mr. rst and left a message requesting a call back with their intent. I advised him that with a building in a state of partial construction, if the permit expires on 3/03 and we have not issued a permit, we could possibly end up pursuing a demolition of the illegal structure. I requested he call and advise of their mt. I advised I was leaving on 8/4/03 and would be back 8/11/03 and to leave a message and I would call him back. 6/2003 Tuesday Follow-up alled Jack Duke and left a message for a call back. I wil send a Final Notice of Violation to correct the violations within 2 weeks. I went to the location i posted a Final Nctice of Violation and hand served a copy to him. He stated his architect has stated there was an extension. An extension was given B & S til November 3, 2003 to obtain a permit. However, there are other issues. They need to obtain a Minor Use Permit for the Construction ardshack and the mobile home. 7/2003 Wednesday Follow-up ;k Duke called. We agreed he has an extension to obtain a permit by 11 /3/03. We discussed the other issues of the construction trailer and the mobile ne requiring a Minor Use Permit. He stated he attended a council meeting and the previous mayor Pena stated that these issues were grandfathered. I .cked and obtained the Council Meeting minutes for October 1, 2002 pages 9 & 10. Mr. Duke questioned why he was not notified his property was sexed into La Quinta. This issue is really irrelevant due to the fact if the land was still in county, they would have required permits for the construction of dwelling, the temporary construction shack and the mobilehome. Since he did not have permits to make these items legal in the first place they cannot grandfathered. The statement made by'Council Member Henderson pointed out Mr. Duke will still be allowed the agriculture use because it was indfathered in." This statement limited the grandfather to agricultural uses only and has no bearing on the other issues. I called Mr. Duke back and he call me. 6/2003 Monday Case Closed ilding Inspector Danny Crawford forwarded a letter to Jack Duke confirming their telephone conversation on 10/2/03. 1 received a copy of the letter. Mr. ke has verbally withdrawn his Plan Review Application for the proposed single family dwelling at 58007 Monroe Street. He stated he has removed the gal partially constructed dwelling. He intends to retain the slab since flatwork does not require a permit. He claimed the temporary construction trailer i the mobilehome are grandfathered and he intends to retain those on the property. Both the trailer and the mobilehome, under county requirements 'ore our annexation, required permits to be on the physical property and there is no such permit on file. Our codes require a Minor Use Permit. I was dsed by John Hardcastle that the life safety issue has been resolved and to close the case. 1cer Assigned cony Moreno rsday, Jane 03, 2004 Date Closed Monday, October 06, 2003 Approved By___ Deby Conrad Page 3 of 17 se# 7167 lures: Vctures icer Assigned cony Moreno wday, June 03, 2004 Photos taken 9/16/03. Date Closed Monday, October 06, 2003 Approved By Deby Conrad Page 11 of 17 4 A I se# 7167 7cer Assigned cony Moreno irsday, June 03, 2004 Date Closed Monday, October 06, 2003 Approved By _ Deby Conrad Page 12 of 17 ,se# 7167 ricer Assigned cony Moreno irsday, June 03, 2004 Date Closed Monday, October 06, 2003 Approved By _ Deby Conrad Page 13 of 17 se# 7167 icer Assigned ony Moreno rsday, June 03, 2004 Date Closed Monday, October 06, 2003 Approved By Deby Conrad Page 14of17 se# 7167 icer Assigned ony Moreno rsday, June 03, 2004 Photos taken 10/6/03. Structure removed. Date Closed Monday, October 06, 2003 Pproyed By Deby Conrad Page Is of 17 se# 7167 cer Assigned my Moreno sday, June 03, 2004 Construction trailer remains. Date Closed Monday, October 06, 2003 pproved By Deby Conrad J Page 17 of 17