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2003 09 23 PCPlanning Commission Agendas are now available on the City's Web Page www.la-auinta.org PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California SEPTEMBER 23, 2003 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 2003-075 Beginning Minute Motion 2003-013 1. 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 of the regular meeting of September 9, 2003. B. Department Report PC/AGENDA V. PUBLIC HEARING: A. Item ................. CONTINUED - TENTATIVE TRACT MAP 29436 — EXTENSION #2 Applicant .......... Trans -West Housing, Inc. Location ........... North side of Eisenhower Drive, approximately a mile west of Washington Street Request ............ Consideration of a one year time extension to file a final map for a subdivision of 190 acres into 169 single family lots. Action .............. No action required B. Item .............._ SIGN APPLICATION 2002-618, AMENDMENT #1 Applicant .......... Stamko Development Co. Location ........... The south side of Highway 111, east of La Quinta Drive Request ............ Consideration of an amendment to a planned sign program for the shop building sign regulations Action ............... Resolution 2003- C. Item ................. VILLAGE USE PERMIT 2003-018 Applicant .......... Patrick and Monica Adams Location ........... Southwest corner of Calle Tampico and Avenida Mendoza Request ............ Consideration of a request to construct a two-story, 4,036 square foot commercial office building with one caretaker unit. Action ............... Resolution 2003- D. Item ................. ENVIRONMENTAL ASSESSMENT 2003-479, GENERAL PLAN AMENDMENT 2003-094, ZONE CHANGE 2003-115, AND TENTATIVE TRACT MAP 31348 — POINT HAPPY RANCH Applicant .......... Madison Development, LLC Location ........... 46-201 Washington Street Request ............ Consideration of: 1) certification of a Mitigated Negative Declaration of environmental impact; General Plan Amendment and Zone Change to change in the land use and zoning designations from Low Density Residential, Medium Density Residential, Community Commercial and Open Space to Low Density Residential and Open Space; and 3) the subdivision of 37.70 acres into 75 lots. Action .............. Continue to October 28, 2003 PC/AGENDA VI. BUSINESS ITEMS: A. Item ................. SITE DEVELOPMENT PERMIT 2003-785 Applicant .......... Trans West Housing, Inc. Location ............ North side of Eisenhower Drive, west of Washington Street. Request ............ Consideration of development plans for six prototype residential plans. Action .............. Minute Motion 2003- B. Item ................. SIGN APPLICATION 2003-720 Applicant .......... Old Town La Quinta, LLC Location ........... South side of Calle Tampico, east of Avenida Bermudas. Request ............ Consideration of a sign program for "Old Town La Quinta". Action .............. Minute Motion 2003- VII. CORRESPONDENCE AND WRITTEN MATERIAL: None VIII. COMMISSIONER ITEMS: A. Discussion regarding Planning Commission meeting dates. IX. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on October 14, 2003, at 7:00 p.m. PC/AGENDA IN wo 93 ] STAFF REPORT PLANNING COMMISSION DATE: SEPTEMBER 23, 2003 CASE NO: SIGN APPLICATION 2002-618, AMENDMENT #1 LOCATION: THE SOUTH SIDE OF HIGHWAY 111 EAST OF LA QUINTA DRIVE APPLICANT: STAMKO DEVELOPMENT COMPANY REQUEST: REVIEW OF AN AMENDMENT TO THE SIGN PROGRAM FOR THE CENTRE AT LA QUINTA RETAIL BUILDINGS BACKGROUND The applicant has submitted an Amendment to their approved Sign Program. This request is for the "shop building" only. The approved requirements are as follows: 1. Length equals 70% of tenant storefront. 2. Area equals 1.5 square feet per lineal feet of building frontage, square feet. 3. Maximum letter height 30 inches. 4. Signs limited to tenants trade name. 5. Logos for national chains permitted (3' X 3' = 9 sq. ft.) 6. Shops signs limited to storefront elevation. 7. Corner shops are allowed two signs (one per frontage). In addition, the face of all signs is white, flat acrylic. APPLICANT'S REQUEST maximum of 100 The applicant is requesting a modification to the requirement pertaining to the color of sign faces by: 1) allowing the Community Development Department to approve the color; and, 2) permit two lines of text which would allow the height to increase from 30 to 36 inches. All other provisions of the Sign Program remain as approved. Based upon the applicant's request and staff's review of the Sign Program, staff is recommending approval of the requested Amendment. RECOMMENDATION 1. Adopt Minute Motion 2002-_ approval Sign Application 2002-618, Amendment #1, as requested. GABSAWYER\WPDOCS\PC STF RPT\STAMKOSIGNPRG.DOC MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA September 9, 2003 7:00 P.M. CALL TO ORDER A. This meeting of the Planning Commission was called to order at 7:00 p.m. by Chairman Kirk who asked Commissioner Quill to lead the flag salute. B. Present: Commissioners Paul Quill, Robert Tyler, and Chairman Tom Kirk. It was moved and seconded by Commissioners Tyler/Quill to excuse Commissioners Abels and Daniels. Unanimously approved. C. Staff present: Community Development Director Jerry Herman, Assistant City Attorney Michael Houston, Assistant City Engineer Director Steve Speer, Planning Manager Oscar Orci, Principal Planner Stan Sawa, Associate Planners Wallace Nesbit, Greg Trousdell, Martin Magana, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: Confirmed IV. CONSENT ITEMS: 1. Chairman Kirk asked if there were any corrections to the Minutes of August 12, 2003. There being no corrections, it was moved and seconded by Commissioners Tyler/Quill to approve the minutes as submitted. Unanimously approved. 2. Department Report: None. V. PUBLIC HEARINGS: A. Continued - Environmental Assessment 2002-462, Specific Plan 2002- 062 and Site Development Permit 2002-754; a request of Jefferson Waring, LLC for consideration of: 1) certification of a Mitigated Negative Declaration of environmental impact; and 2) review of development principles and design guidelines for a 50,000 square foot market, 23,000 square foot drug and retail store and 20,970 square feet of retail shops Planning Commission Minutes September 9, 2003 on a 10.7 acre site located at the southwest corner of Jefferson Street and Fred Waring Drive. 1. Chairman Kirk asked for the staff report. Staff informed the Commission that the applicant had requested a continuance of the project. 2. There being no discussion, it was moved and seconded by Commissioners Tyler/Quill to continue the project to October 14, 2003, as requested. Unanimously approved. B. Tentative Tract Map 29436 — Extension #2; a request of Trans -West Housing for consideration of a one year time extension to file a final map for a subdivision of 190 acres into 1269 single family lots located on the north side of Eisenhower Drive, approximately '/2 mile west of Washington Street 1. Planning Manager Oscar Orci informed the Commission the applicant had requested a continuance to the Planning Commission meeting of September 23, 2003. 2. There being no discussion, it was moved and seconded by Commissioners Tyler/Quill to continue the project to September 23, 2003. Unanimously approved. C. Tentative Tract Map 31249; a request of Madison/58th Partners, LLC for consideration of a subdivision of 33 acres into 85 single family lots located on the south side of Avenue 58, approximately 1/2 mile west of Madison Street. 1. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Wallace Nesbit presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Tyler asked about the 20 foot easement on the three sides of the project as the letter from the attorney for Coral Mountain does not show the issue as being resolved. Assistant City Engineer Steve Speer stated the easement holder (Coral Mountain) does have access rights and they intend to use it. The easements are primarily for emergency and utility access. Commissioner Tyler asked if the Coral Mountain Specific Plan was P:\BETTY\9-9-03WD.d0C Planning Commission Minutes September 9, 2003 still active. Staff stated it was active, but currently in the process of being amended; however, it does not show any access along the northern boundary. 3. Chairman Kirk asked if the City/applicant can enforce the first part of Condition 17. If the easement is recorded, can the City enforce an alternate right-of-way. Assistant City Attorney Michael Houston stated the easement holder, Coral Mountain, must agree to any changes in the easement. The City, or applicant, cannot obtain a change in the easement, or force the owner to change an easement, or take an alternate route. If a change in an easement is considered, it must be reasonable for its purpose. 4. Commissioner Quill asked if this wasn't a legal issue between the two parties. Assistant City Attorney Houston stated that was correct. We could condition it to take certain actions, but cannot force the owner of the easement to take alternative action without their consent. 5. Commissioner Tyler asked if the applicant had the option to reduce the right of way down to 40 feet on Avenue 58, what value was used for the tract map. Staff stated Avenue 58 had been reduced to a Secondary Arterial, thus the condition. Commissioner Tyler questioned Condition #36 that since there were no adjacent developments, this condition should be removed. He asked if Condition #54 included a provision to bring this street up to City's urban standards. Assistant City Engineer Steve Speer stated sometimes this is not known until they review the improvement plans and know what the longitudinal grade will be. A condition should be added that requires this to be done if it is determined to be such. Commissioner Tyler asked that a condition be added regarding the new CVWD landscaping conditions. Lastly, Condition #85 should be changed to reflect the height of the homes within 150 feet along Avenue 58. 6. Chairman Kirk asked if Avenue 58 was ever considered to be a Primary Arterial. Assistant City Engineer Steve Speer stated yes. All prior General Plans have shown Avenue 58 as a Primary Arterial, but the most recent General Plan has downgraded it to a Secondary Arterial as it is building out at a lower density than anticipated, therefore, no raised median. P:\BETTY\9-9-03WD.dOC Planning Commission Minutes September 9, 2003 7. Chairman Kirk asked why the access lined up with the development across the street. Staff stated the City did not force it or oppose it. As far as meeting signal warrants, they are met when the leg of the cross street with the most cross traffic meets the warrants; not the combination of the two. They can be offset in one direction, but not the opposite direction. 8. Chairman Kirk asked if the applicant would like to address the Commission. Mr. David Turner, Coachella Valley Engineers, engineer for the project, questioned Condition #17, as they would like to have it deleted. The easements are for the parcel directly south of this project. Coral Mountain purchased this property and now has access to Avenue 58 and Madison Street without a need for the easement. It is their purpose to use it for emergency/utility uses. They are in discussions with them to vacate the easements. They would like the condition deleted and let the parties work it out. Also Condition #36 regarding building heights should be deleted as there is no tract adjoining them. Condition #54.0 & D., they would request they be conditioned to either have a multi- purpose trail, or a sidewalk. Condition #57, they would request it also be deleted. In regard to Condition #65 they would like to request clarification as it appears all the homes will need to be sprinklered and it should read that any homes greater than 5,000 square feet shall be sprinkerled. Lastly, Condition #85 should be corrected to read, "building heights shall be limited to one story, 22 feet along Avenue 58 adjacent to the tract for a distance into the site of 150 feet." 9. Chairman Kirk asked if there was any other public comment. There being none, Chairman Kirk closed the public hearing and opened the matter for Commission discussion. 10. Chairman Kirk asked staff about the condition regarding the multipurpose trail. Staff stated the General Plan is specific in that it is to be one or the other. With respect to Condition 57, staff has no objection to deleting it. Chairman Kirk asked if staff had any objection to deleting Condition #17. Staff stated there was none. 11. Commissioner Quill asked for clarification on the two story height requirement. Staff clarified the condition should be corrected as it applies only to tracts that have adjoining tracts. In this case staff is only concerned with houses next to a street. Commissioner P:\BETTY\9-9-03WD.doc Planning Commission Minutes September 9, 2003 Quill asked if the trail was required. Staff stated it is required by the General Plan. 12. There being no further discussion, It was moved and seconded by Commissioners Quill/Tyler to adopt Planning Commission Resolution 2003-060 recommending certification of a Mitigated Negative Declaration of environmental impact for Environmental Assessment 2003-475, as recommended. ROLL CALL: AYES: Commissioners Quill, Tyler and Chairman Kirk. NOES: None. ABSENT: Commissioners Abels, Daniels. ABSTAIN: None. 13. There being no further discussion, it was moved and seconded by Commissioners Quill/Tyler to adopt Planning Commission Resolution 2003-060 approving Tentative Tract Map 31249, as recommended/amended: a. Condition #17: Deleted b. Condition #36: Deleted C. Condition #54: Clarifying the condition to note whether or not it is to be a multipurpose trail and/or sidewalk d. Condition #57: Deleted e. Condition #65: Clarifying regarding what should have sprinklers. f. Condition #85: Clarify that two-story houses are restricted along Avenue 58 only. ROLL CALL: AYES: Commissioners Quill, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioners Abels and Daniels. ABSTAIN: None. D. Environmental Assessment 2003-478, Specific Plan 2003-065, Tentative Tract Map 31379, and Site Development Permit 2003-778 - Villa La Quinta; a request of Centex Destination Properties for consideration of certification of a Mitigated Negative Declaration of environmental impact; review of development guidelines and standards for a residential resort consisting of 280 units on 44.61 acres; a subdivision map for an 18 development lots and other common lots for streets and retention basins; and review of multiple housing units plans for one and two story buildings ranging in size from 1,300 square feet to 2,090 square feet and a clubhouse building to be located on the west side of Eisenhower Drive at Coachella Drive. P:\BETTY\9-9-03WD.doc Planning Commission Minutes September 9, 2003 1. Commissioners noted they had all met with the applicant prior to the meeting. 2. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Greg Trousdell presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff noted the changes to Condition #14 as requested by the applicant. 3. Chairman Kirk asked if there were any questions of staff. Commissioner Tyler asked when, or if, Big Horn Sheep had been seen in this area. Staff noted not to their knowledge. 4. Chairman Kirk asked for clarification on the parking analysis. Staff stated the recommendation was from staff. 5. Chairman Kirk asked if the applicant would like to address the Commission. Mr. Forrest Haag, representing the applicant, gave a presentation on the project. 6. Chairman Kirk asked if only one quarter of the project would be in turf. Mr. Haag stated there is a 50 foot desertscape buffer to the toe of the slope, which give a large opportunity to end up with very focused turf areas. It is a total surface calculation. Chairman Kirk asked if the architecture of this project and its links to the La Quinta Hotel are critical in more than one function. Mr. Haag stated yes, but not critical to the success of the project. 7. Chairman Kirk asked if there was any other public comment. There being none, Chairman Kirk closed the public hearing and opened the matter for Commission discussion. 8. Commissioner Quill stated he is pleased with the project and has no objections. He is glad to see this cove developed with such a development. 9. Commissioner Tyler stated he concurred with the statements as made, but still questions the need for the number of conditions in regard to the Big Horn Sheep. He believes the conditions should not be required unless the sheep are spotted. Assistant City Attorney Michael Houston stated the conditions are part of the Environmental Assessment as mitigation measures to reduce P:\BETTY\9-9-03WD.doC Planning Commission Minutes September 9, 2003 potential impacts. Commissioner Tyler stated his objection is to requiring all the conditions when there is no evidence the sheep exist in this location. Assistant City Attorney Houston stated they are typical conditions/mitigation measures and the City cannot remove them from the Assessment. Ms. Nicole Criste, environmental consultant, stated there was evidence of sheep found in 1973 west of this site and two years ago two sheep were found just north of the project. To avoid a prospective take, it is imperative the Assessment remain as written. Commissioner Tyler questioned the 10 foot high light standards. Staff stated no lighting study had been completed. 10. Chairman Kirk noted Page 3.20, Section 3.5.1 of the Specific Plan that allows the applicant to change the architecture of the buildings without any public review process and he would ask that this be changed by deleting the third bullet. All substantial architectural changes should be submitted for Architecture and Landscaping Review Committee and Planning Commission review and approval. 11. There being no further discussion, it was moved and seconded by Commissioners Tyler/Quill to adopt Planning Commission Resolution 2003-062 certifying a Mitigated Negative Declaration of environmental impact for Environmental Assessment 2003-478, as recommended. ROLL CALL: AYES: Commissioners Quill, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioners Abels and Daniels. ABSTAIN: None. 12. There being no further discussion, it was moved and seconded by Commissioners Tyler/Quill to adopt Planning Commission Resolution 2003-063 approving Specific Plan 2003-065, as recommended/amended: a. Condition #14: The second paragraph as modified by the applicant regarding the right to use the La Quinta Resort Hotel amenities contained in the contract between the La Quinta Resort Hotel and Centex Destination Properties. b. Condition #26: Modified to restrict any commercial towers from the Planning Areas and all satellite dishes shall not exceed 18-inches in size. C. Condition added: The Specific Plan shall be amended P:\BETTY\9-9-03WD.doc Planning Commission Minutes September 9, 2003 ROLL CALL: AYES: None. None. deleting Bullet #3 of Section 3.5.1 of the Specific Plan and adding that all substantial architectural changes shall be reviewed and approved by the Architecture and Landscaping Review Committee and Planning Commission. Condition added: The Specific Plan shall be amended to replace the 420 square foot minimum livable area with 1,300 square feet as indicated in the Site Development Permit. Commissioners Quill, Tyler, and Chairman Kirk. NOES: ABSENT: Commissioners Abels and Daniels. ABSTAIN: 13. There being no further discussion, it was moved and seconded by Commissioners Tyler/Quill to adopt Planning Commission Resolution 2003-064 approving Tentative Tract Map 31379, as recommended. ROLL CALL: AYES: Commissioners Quill, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioners Abels and Daniels. ABSTAIN: None. 14. There being no further discussion, it was moved and seconded by Commissioners Tyler/Quill to adopt Planning Commission Resolution 2003-065 approving Site Development Permit 2003- 778, as recommended. ROLL CALL: AYES: Commissioners Quill, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioners Abels and Daniels. ABSTAIN: None. E. Environmental Assessment 2003-481and Specific Plan 2003-066; a request of Thomas Enterprises for consideration of: 1) certification of a Mitigated Negative Declaration of environmental impact; 21 review of development principals and guidelines for a 175,200 square foot commercial complex on 17.4 acres; and 3) deletion of Specific Plan 99- 036 and an Amendment to Specific Plan 98-033 eliminating ten gross acres and adding them to Specific Plan 2003-066. 1. Chairman Kirk opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff asked that the Fire P:\BETTY\9-9-03WD.d0C Planning Commission Minutes September 9, 2003 Department conditions submitted replace those in the conditions. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Tyler asked if three of the pads along the front have drive-thrus. Staff stated that is correct. Commissioner Tyler noted It has been a discussion among the Commissioners to not allow the drive-thrus. Staff noted the individual elevations will be brought back to the Commission for their review. Commissioner Tyler asked the height of the light standards. Staff noted they are 24 feet. Commissioner Tyler asked about Condition 46.13. as to whether or not the access went all the way through the parking lot. Assistant City Engineer Steve Speer described the access on the east property line, 150 north of Highway 1 1 1 where there is an existing connection. This is to allow better circulation between this and the future project to the east. Commissioner Tyler asked why this applicant was being required to pay the full cost of the signal at Adams Street and Corporate Center Drive. Assistant City Engineer Steve Speer explained this applicant is essentially creating the increased traffic. The driveway access on the east side of Adams Street aligns with the one across the street. It is 400 feet from Highway 1 1 1 and does not comply with the General Plan and signal warrants. Therefore, a signal is needed at Corporate Center Drive to allow a break in traffic and accommodate the turning movements at this location. The options are to install the signal at the northerly access or remove the driveway access closer to Highway 1 1 1. In regard to the cul-de- sac in front of World Gym, it is proposed to be an emergency access only. Commissioner Tyler asked that condition #56 refer to Caltrans approval as well. 3. Commissioner Quill asked if there were any site plans for the future post office. Staff stated no. Commissioner Quill noted the traffic problems on Adams Street with the High School traffic in the mornings and afternoons. 4. Chairman Kirk asked about the potential of closing the access on Adams Street closest to Highway 1 1 1. Assistant City Engineer Steve Speer stated they considered closing it and moving it further north, but determined that if there was a signal at Corporate Center Drive with a median, it would eliminate a lot of the problems. A suggestion would be to install a median and control the turning movements to be right in and out only, but the General Plan does not allow this. Another suggestion would be to P:\BETTY\9-9-03WD.doc Planning Commission Minutes September 9, 2003 condition the project to install turning movement barriers within a five year period. He would prefer to see the signal installed first before making that determination. 5. There being no further questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Mr. Mike Peroni, The Keith Companies, representing the applicant, gave a presentation on the project. He noted the accesses existed with the prior approvals and the prior Specific Plan did require a prorata share of the signal costs. Mr. Rob Parker, RGA, landscape architect for the project, clarified on the plant pallet along Highway 1 1 1 that it would conform to the Highway 1 1 1 Design Guidelines. Mr. William Sharen, architect for the project, gave a presentation on the projects architecture. He noted the treatment to the back of the building area. 6. Chairman Kirk asked if there were any questions of the applicant. Commissioner Tyler asked if anything prevented making the cul- de-sac a through access. Mr. Sharen stated they have no objection and would prefer to have it open. Planning Manager Oscar Orci stated it was staff's understanding the emergency only access was proposed by the applicant. Assistant City Engineer Steve Speer stated the World Gym does not have adequate parking and it was the intent to utilize parking from the adjoining uses on the subject property. His concern is that this is a service area and it could be a safety problem. 7. Chairman Kirk asked for clarification on the landscaping plan in the parking islands. Mr. Sharen clarified it was only for the building elevation presentation boards and they do not show all the trees proposed. Chairman Kirk asked if the Specific Plan was approved, would everything else that does not require a conditional use permit be approved by staff? Staff stated each building will have to have a site development permit approved by the Planning Commission. 8. Commissioner Tyler asked about the drive-thru plans. Mr. Sharen stated there are three proposed. They are place holders only at this time as they do not have tenants. One is proposed to be a bank, maybe a food service, and possibility a coffee drive-thru. Each will have a berm and landscaping to hide the drive-thru. P:\BETTY\9-9-03WD.doc Planning Commission Minutes September 9, 2003 9. Chairman Kirk asked if there was any other public comment. Mr. Neil Kleine, owner of the proposed nearby buildings, stated his issue is whether or not he would be included in the prorata cost for the traffic signal. In addition, regarding the shortage of parking for World Gym, he would prefer there be access to share the parking. Assistant City Engineer Steve Speer stated he could be included in the prorate share for any project that has not received its entitlements. 10. There being no other questions of the applicant and no other public comment, Chairman Kirk closed the public participation portion of the hearing and opened it to Commission discussion. 11. Commissioner Tyler stated his concern is the drive-thrus. He believes there should be some room for the applicant to work with staff in regard to the access points. 12. Commissioner Quill stated his concern with the intersection across from the Jiffy Lube as he believed it should be a right turn only. He asked if the applicant had an objection to the prorate share of the signal. Mr. Mel Kunel, owner of the project, stated they would absorb the cost of the entire signal. 13. Chairman Kirk noted the rear elevation has some room for improvement that can be addressed during the site development process. He would suggest four areas be addressed. 1) the traffic signal: Assistant City Engineer Steve Speer stated it could be conditioned to be resolved in five years if there is a problem. If the signal solves the problem, no further improvements would be required. Mr. Nicole Criste, consultant planner, stated the Mitigated Monitoring Report requires it be solved before a grading permit can be issued. If it requires an additional study, the City Engineer can require it. The turning movements must be restricted unless it can be proven otherwise to the satisfaction of the City Engineer. 14. Chairman Kirk asked if there was any discussion regarding issue two, the cul-de-sac by World Gym. Commissioners discussed the advantages/disadvantages of opening the cul-de-sac. Assistant City Engineer Steve Speer stated there is a parking problem and to alleviate it the City has allowed parking on Corporate Center Drive. P:\BETTY\9-9-03WD.doc Planning Commission Minutes September 9, 2003 15. Chairman Kirk noted the last issue is the drive-thrus. He asked if the Specific Plan could be conditioned to not allow them until such time as the Planning Commission has considered the proposed changes to the Zoning Code in regard to drive-thrus. Assistant City Attorney Michael Houston stated that under the Specific Plan, the drive-thru and gas stations could be required to file a conditional use permit application. 16. Commissioner Quill stated it didn't sound fair to allow this applicant to have drive-thrus when they were approved for other applicants. They do appear to be screening it appropriately. He would be open to the conditional use permit process. 17. There being no further discussion, it was moved and seconded by Commissioners Tyler/Quill to adopt Planning Commission Resolution 2003-066 certifying a Mitigated Negative Declaration for Environmental Assessment 2003-481, as recommended. ROLL CALL: AYES: Commissioners Quill, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioners Abels and Daniels. ABSTAIN: None. 18. It was moved and seconded by Commissioners Tyler/Quill to adopt Planning Commission Resolution 2003-067, approving Specific Plan 2003-065, as recommended by staff and amended. a. Condition added: All drive-thrus and gas stations shall require a conditional use permit application. b. Condition added: Prior to issuance of the first street improvement permit, the applicant shall post a bond, or money, to pay for the reconfiguration of the intersection of the driveway between Highway 1 1 1 and Corporate Center Drive should the Public Works Department determine that traffic problems have occurred within the first five years after a certificate of occupancy has been issued to the first building. The bond shall cover the cost of constructing the traffic restricters. At the end of the five years, should no substantial concerns be realized, the bond/money shall be released to the applicant. C. All conditions of the Fire Department shall be added. d. Condition #64: Reference to Caltrans approval shall be added. P:\BETTY\9-9-03WD.d0C Planning Commission Minutes September 9, 2003 ROLL CALL: AYES: Commissioners Quill, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioners Abels and Daniels. ABSTAIN: None. Chairman Kirk recessed the meeting at 9:14 p.m. and reconvened at 9:24 p.m. F. Site Development Permit 2003-783; a request of Michael Shovlin for consideration of development plans for a 5,150 square foot restaurant building located on the north side of Highway 1 1 1, east of Simon Drive, within the One Eleven La Quinta Shopping Center. 1. Chairman Kirk opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Quill asked if this was really a brewery. Staff stated it was his understanding it would be. 3. Commissioner Tyler asked about additional light standards for this area. Staff noted where they existing and potential areas for additional lights. Commissioner Tyler asked for clarification on Condition #53. Staff explained it was a request of the Architecture and Landscaping Review Committee (ALRC) to have the length of the parking lot islands shortened. Commissioner Tyler asked why the ALRC was asking for a "Bomacron" material in regard to the stamped concrete. Staff noted this was a suggestion of the ALRC and not a condition. Commissioner Tyler asked if the grain silo was to be painted any particular color. Staff noted this was a question of the applicant. 4. Chairman Kirk noted the ALRC requested there be no stamped concrete, which could be interpreted that they could use just concrete. 5. There being no further questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Mr. Dave Smalley, representing Mr. Shovlin, stated they have no issues with the conditions as recommended. P:\BETTY\9-9-03WD.doc Planning Commission Minutes September 9, 2003 6. Commissioner Tyler asked if the grain silo would be painted. Mr. Smolley presented a picture and stated it is typical that the silo be allowed to weather to look like a silo. 7. There being no further questions of the applicant, and no other public comment, the public participation portion of the hearing was closed and open for Commission discussion. 8. Commissioner Tyler stated he did not think the silo was appropriate. 9. There being no further discussion, it was moved and seconded by Commissioners Quill/Tyler to adopt Planning Commission Resolution 2003-068, approving Site Development Permit 2003- 783, as recommended by staff and amended: a. Conditions added: enhanced paving be used. ROLL CALL: AYES: Commissioners Quill and Chairman Kirk. NOES: Commissioner Tyler. ABSENT: Commissioners Abels and Daniels. ABSTAIN: None G. Sign Application 2003-718; a request of Evergreen Development Company, Inc. for consideration of a planned sign program for a 14,560 square foot Walgreens Pharmacy store located at the northeast corner of Washington Street and Avenue 48. 1. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Martin Magana presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Tyler stated he agrees with staff's recommendation except the monument sign be moved. 3. Chairman Kirk asked if the Zoning Code allowed a monument sign for every use in the center. Staff stated one per street frontage was allowed and noted the location of the Walgreens monument sign. Staff noted Walgreens is its own parcel. 4. There being no further questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Mr. Reuben PABETTY\9-9-03WD.d0c Planning Commission Minutes September 9, 2003 Garbett representing the applicant, stated the location of the sign is for the most visibility and they agree with staff's recommendation. 5. Commissioner Quill asked why there is a need for the "Drive-thru Pharmacy" sign? Mr. Garbett stated only to note there is one there. 6. Ms. Emily Hemphill, attorney for the applicant, stated they have agreed to reduce the size of the signs to meet the City's Code requirements. She went on to give a history of the project. 7. There being no further questions of the applicant, Chairman Kirk asked if there was any other public comment. Mr. Frank Christopher, 48-485 Vista Calico, stated his concern for the monument sign and suggested some trees be planted to mitigate the signage until the other commercial buildings are built. Chairman Kirk asked if he was suggesting a change to the type of signage. Mr. Christopher stated Walgreens has represented to the Council and others, that this building fits in with the high -end homes and modified their project to mitigate the concerns. A different sign would be more in fitting with that statement. 8. Commissioner Tyler noted Mr. Christopher's house is so far from the store that he would not even see the signs and asked if he representing himself or the members of the HOA. Mr. Christopher stated he is speaking for himself as well as "the community" at large. He would suggest the sign material be upgraded. 9. Mr. Rob Dawson, 79-770 Rancho La Quinta Drive, spoke on behalf of the HOA concerns. They agree with staff's recommendations, but do not agree with the wording in the Resolution stating it is in harmony with surrounding developments. He agrees with changing the orientation of the monument sign and landscaping on top of the berm. 10. Ms. Emily Hemphill stated there is a plan to plant four major trees along Avenue 48 as well as palm trees at the entrance that will buffer the sign on the south side. In regard to the sign materials, this is a national company that has a registered trademark and not something the company would consider. The orientation is important as it is not visible to the homes. P:\BETTY\9-9-03WD.doc Planning Commission Minutes September 9, 2003 11. There being no other public comment, the public participation portion of the hearing was closed and open for Commission discussion. 12. Commissioner Quill asked if the property was zoned Commercial and is consistent with the land uses. Staff stated that is correct. Commissioner Quill stated he is very pleased with the design of this building and the efforts the applicant has gone to are exemplary in regard to the signage. 13. Commissioner Tyler stated generally a monument sign is next to a driveway. His concern is that once a person locates a business, the sign is no longer needed. He would agree with moving the sign and reducing it to four feet in height. 14. Chairman Kirk agreed with moving the monument sign closer to the access point. He recommended moving the signs along Avenue 48 further west. 15. There being no further discussion, it was moved and seconded by Commissioners Tyler/Quill to adopt Planning Commission Resolution 2003-069, approving Sign Application 2003-718, as recommended by staff and amended: a. Conditions added. The monument sign shall be moved closer to the access along Washington Street and limited to four feet in height, subject to the Public Works Department approval. b. Condition added: The word "Pharmacy" shall remain on the drive-thru signage C. Condition added: The maximum height of the wall sign on the west and south elevations shall be 15-feet. ROLL CALL: AYES: Commissioners Tyler, and Chairman Kirk. NOES: Commissioner Quill. ABSENT: Commissioners Abels and Daniels. ABSTAIN: None H. Conditional Use Permit 2003-079 and Site Development Permit 2003- 784; a request of Toll Brothers for consideration of development plans for 50 two-story condominium units on a 5.0 acre site located on Lot 186 of Tract 30357, within Mountain View Country Club. P:\BETTY\9-9-03WD.d0C Planning Commission Minutes September 9, 2003 1. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Martin Magana presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Quill asked if the units would be sprinklered. Staff stated if they meet the criteria, yes. 3. Commissioner Tyler asked about the width of the roadway. Staff stated it would be 28 feet. Commissioner Tyler asked that Condition #40 be amended to remove the words, "if any". 4. There being no further questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Mr. Blackshere stated the units would be sprinklered. 5. There being no further questions of the applicant, and no other public comment, the public participation portion of the hearing was closed and open for Commission discussion. 6. There being no further discussion, it was moved and seconded by Commissioners Tyler/Quill to adopt Planning Commission Resolution 2003-070, approving Conditional Use Permit 2003-079 and Site Development Permit 2003-784, as recommended by staff and amended: a. Condition #40: "if any" shall be deleted. ROLL CALL: AYES: Commissioners Quill, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioners Abels and Daniels. ABSTAIN: None Site Development Permit 2003-780 and Site Development Permit 2003- 781; a request of Kleine Building and Development for consideration of development plans for two office buildings on 1.13 acres located at the southwest corner of Corporate Centre Drive and Commerce Way. 1. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Martin Magana presented the information contained in the staff report, a copy of which is on file in the Community Development Department. P:\BETTY\9-9-03WD.doc Planning Commission Minutes September 9, 2003 2. Chairman Kirk asked if there were any questions of staff. Commissioner Tyler asked why the ALRC wanted the cobblestones removed. Staff explained and discussion followed regarding colors. 3. There being no further questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Mr. Neil Kleine, the applicant, stated he was available to answer any questions. He would prefer the cobblestone and the colors as proposed. 4. There being no questions of the applicant, and no other public comment, the public participation portion of the hearing was closed and open for Commission discussion. 5. Chairman Kirk stated he was concerned with the design of the project and as such he could not support it. 6. Commissioner Quill stated he had no objection to its location or the type of use proposed. Discussion followed regarding potential architectural changes. 7. There being no further discussion, it was moved and seconded by Commissioners Tyler/Quill to adopt Planning Commission Resolution 2003-071, approving Site Development Permit 2003- 780 as recommended by staff and amended: a. Conditions added: Staff shall work with applicant to add architectural accents such as stone veneer on the columns. b. Condition added: The applicant shall have flexibility in regard to the color ROLL CALL: AYES: Commissioners Quill, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioners Abels and Daniels. ABSTAIN: None 8. It was moved and seconded by Commissioners Tyler/Quill to adopt Planning Commission Resolution 2003-072 approving Site Development Permit 2003-781, as recommended by staff and amended: a. Conditions added: Staff shall work with applicant to add architectural accents such as stone veneer on the columns. P:\BETTY\9-9-03WD.d0C Planning Commission Minutes September 9, 2003 b. Condition added: The applicant shall have flexibility in regard to the color. J. Conditional Use Permit 2003-080; a request of WalMart for consideration of a request to allow 55 metal containers for temporary storage of holiday merchandise from September 15, 2003 to January 15, 2004, on the north and west sides of the existing 135,693 square foot store, located at 78-950 Highway 1 1 1. 1. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Martin Magana presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. There being no questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Mr. Mickey Anderson, representing WalMart, stated the need for the containers. 3. There being no further questions of the applicant, and no other public comment, the public participation portion of the hearing was closed and open for Commission discussion. 4. It was moved and seconded by Commissioners Tyler/Quill to adopt Planning Commission Resolution 2003-073, approving Conditional Use Permit 2003-080, as recommended by staff and amended: a. Conditions #2. The applicant shall be allowed 55 containers. ROLL CALL: AYES: Commissioners Quill, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioners Abels and Daniels. ABSTAIN: None VII. BUSINESS ITEMS: A. Project Area No. 2 Plan Amendment; a request of the City for consideration of a preliminary plan for Project Area No. 2 Redevelopment Area Plan Amendment 1. Chairman Kirk asked for the staff report. Community Development Director Jerry Herman presented the information contained in the P:\BETTY\9-9-03WD.d0C Planning Commission Minutes September 9, 2003 staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Tyler asked if there was any merit in changing the boundaries. Staff noted a boundary change is a much more difficult process and therefore not proposed at this time. 3. There being no further discussion, it was moved and seconded by Commissioners Tyler/Quill to adopt Planning Commission Resolution 2003-074, recommending approval of the Preliminary plan for Project Area No 2 Redevelopment Area Plan Amendment. ROLL CALL: AYES: Commissioners Quill, Tyler, and Chairman Kirk. NOES: None. ABSENT: Commissioner Abels and Daniels. ABSTAIN: None IX. CORRESPONDENCE AND WRITTEN MATERIAL: None. X. COMMISSIONER ITEMS: 1. There was no report of the City Council meeting of August 19, 2003. XI. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Tyler/Quill to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission to be held on September 23, 2003, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 1 1:14 p.m. Respectfully submitted, Betty J. Sawyer, Executive Secretary City of La Quinta, California P:\BETTY\9-9-03WD.d0C PH #j STAFF REPORT PLANNING COMMISSION DATE: SEPTEMBER 23, 2003 CASE NO: TENTATIVE TRACT 29436 — EXTENSION #2 APPLICANT: TRANS -WEST HOUSING PROPERTY OWNER: IVANHOE LA QUINTA COVE, LLC REQUEST: A ONE-YEAR TIME EXTENSION TO FILE A FINAL MAP FOR A SUBDIVISION OF ± 190 ACRES INTO 169 SINGLE FAMILY LOTS LOCATION: NORTH SIDE OF EISENHOWER DRIVE, ± %2 MILE WEST OF WASHINGTON STREET BACKGROUND: This request is for a second extension of time in which to file a final map. This item has been continued from the Planning Commission meetings of August 12, and September 9, 2003, to allow the applicant the opportunity to record the final map. The City Council granted final map approval for TT 29436 on August 5, 2003. Subsequently, the applicant recorded the final map; therefore, no further action is required. RECOMMENDATION: No further action is required in regard to Tentative Tract 29436, Extension #2. Prepared by: Wallace Nesbit, Associate Planner STAFF REPORT PLANNING COMMISSION DATE: SEPTEMBER 23, 2003 CASE NO: SIGN APPLICATION 2002-618, AMENDMENT #1 LOCATION: THE SOUTH SIDE OF HIGHWAY 111 EAST OF LA QUINTA DRIVE APPLICANT: STAMKO DEVELOPMENT COMPANY REQUEST: REVIEW OF AN AMENDMENT TO THE SIGN PROGRAM FOR THE CENTRE AT LA QUINTA RETAIL BUILDINGS BACKGROUND The applicant has submitted an Amendment to their approved Sign Program. This request is for the "shop building" only. The approved requirements are as follows: 1. Length equals 70% of tenant storefront. 2. Area equals 1.5 square feet per lineal feet of building frontage, maximum of 100 square feet. 3. Maximum letter height 30 inches. 4. Signs limited to tenants trade name. 5. Logos for national chains permitted (3' X 3' = 9 sq. ft.) 6. Shops signs limited to storefront elevation. 7. Corner shops are allowed two signs (one per frontage). In addition, the face of all signs is white, flat acrylic. APPLICANT'S REQUEST The applicant is requesting a modification to the requirement pertaining to the color of sign faces by: 1) allowing the Community Development Department to approve the color; and, 2) permit two lines of text which would allow the height to increase from 30 to 36 inches. All other provisions of the Sign Program remain as approved. Based upon the applicant's request and staff's review of the Sign Program, staff is recommending approval of the requested Amendment. RECOMMENDATION 1. Adopt Minute Motion 2002-_ approval Sign Application 2002-618, Amendment #1, as requested. GABSAWYER\WPDOCS\PC STF RPT\STAMKOSIGNPRG.DOC PH #C STAFF REPORT PLANNING COMMISSION DATE: SEPTEMBER 23, 2003 CASE NO: VILLAGE USE PERMIT 2003-018 APPLICANT/OWNER: PATRICK AND MONICA ADAMS REQUEST: CONSIDERATION OF DEVELOPMENT PLANS FOR CONSTRUCTION OF A t4,036 S.F. COMMERCIAL OFFICE WITH ONE RESIDENTIAL UNIT LOCATION: SOUTHWEST CORNER OF CALLE TAMPICO AND AVENIDA MENDOZA (ATTACHMENT #1) ENVIRONMENTAL CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DIRECTOR HAS DETERMINED THAT THIS PROJECT IS EXEMPT FROM CEQA REVIEW UNDER GUIDELINES SECTION 15332 (INFILL DEVELOPMENT) GENERAL PLAN DESIGNATION: VC (VILLAGE COMMERCIAL) ZONING: VC (VILLAGE COMMERCIAL) BACKGROUND: Site Background The 0.18-acre project site is located at the southerly limits of the Village Commercial District. The site is vacant, and devoid of any vegetation, topography or landmarks. An existing fire hydrant is located at the southeast corner of the property, and curb and gutter exist along its frontages on Calle Tampico and Avenida Mendoza. Properties adjacent to the site are developed with a residential use to the south, and commercial use to the west. Proiect Proposal The applicant proposes a two-story, t4,036 square foot commercial/office building, including a 1,010 s.f. upstairs residential unit for the applicant's use, on the proposed site (Attachment #2). The building is on the west half of the property, with the parking area on the east half, along Avenida Mendoza facing the street. A rock water feature with adjacent seating is proposed on the Calle Tampico frontage. The Spanish -Colonial style building will be covered in a smooth textured plaster. The roof utilizes hip and gable end designs, with ornamental rafter tails, and is covered with a mission clay tile. The first floor access ways are flanked by a series of archways, connected by columns with ornamental wainscots and pop -outs. The archways are mimicked in the upper floor elevations, and add faux wrought -iron balconies at the window areas. The proposed two-story building height is 35 feet from finish grade. The Village Commercial (VC) district allows building heights of two stories, up to 35 feet. Architecture and Landscaping Review Commission (ALRC) Action - On September 3, 2003, the ALRC reviewed the project landscaping and building architecture (Attachment #3, ALRC minutes). The Committee discussed the following issues: Building Design - The Committee questioned several components of the project's design, most of them relatively minor. The most significant concern relates to the roof structure design and mechanical equipment location. Their comments will be discussed later in this report. 2. Site Design - The Committee wanted to see more attention to the rock fountain feature, in terms of a more detailed design proposal. 3. Landscaping - The Committee requested that a more detailed landscaping and lighting plan be provided, as the plan does not go beyond generalities to specify materials and quantities. Public Notice This case was advertised in the Desert Sun newspaper on September 13, 2003. All property owners within 500-feet of the site were mailed a copy of the public hearing notice as required. No comments have been received to date. Any correspondence received before the meeting will be transmitted to the Planning Commission. Public Aaencv Review_ Staff transmitted the applicant's request to all responsible and concerned public agencies. All comments received are on file at the Community Development Department, and have been incorporated into the attached Conditions of Approval, as appropriate. STATEMENT OF ISSUES: 1. Consistency with Village at La Quinta Design Guidelines - In regard to site and building design, the Guidelines suggest that corner buildings "shall attempt to orient pedestrian entryways to the corner, providing an opportunity for a small entry court or plaza, water feature location, etc. This also allows for better intersection visibility." (Guidelines II.C.1.). The building siting appears consistent with this guideline, as it is away from the corner, and provides the rock fountain feature as an attractive focal point, with seating area to afford pedestrian accessibility. The building itself was determined by ALRC to be consistent with the Guidelines in terms of its architecture, but there was consensus that the roof structure design at the mechanical equipment well needed to be revised, and that the stairwell facades at the north and east elevations needed additional embellishments. The ALRC had the following recommendations. A. The dutch -gable roof treatment on the elevation is to be revised to match the existing roof (e.g. a hip roof design); B. Dormer vents shall be replaced with a more compatible roof venting design; C. Add architectural detailing to the north and east stairwell facades, to reduce the wall mass and provide more overall design continuity; D. Roof tile is to be one-piece random mudded clay; E. Exterior stucco shall be a smooth finish; F. Windows in the upper and lower building levels shall be true divided light patterns, and shall match between the upper and lower trim; G. Prior to issuance of a building permit, a detailed landscaping and lighting plan shall be submitted, for ALRC and Planning Commission review, to better illustrate the landscape materials to be used on the site, with their location, quantities and size. Lighting shall include any building mounted exterior lighting, parking area, landscaping, fountain and walkway lighting. These items have been incorporated into the recommended Conditions of Approval for this project. As of preparation of this report, the applicant had not made these revisions. 2. Parkin - The site requires 15 spaces (12.1 office; 2 covered, plus .5 guest space for a two -bedroom apartment), where 9 have been provided. Several other projects in the Village have been approved with substantial reductions in on -site parking requirements. The ALRC had concerns that parking for the residential use may be limited, and recommended that the Planning Commission discuss the parking provisions. The Village Commercial zoning district grants authority to the Planning Commission to reduce parking requirements and their associated development standards. Other uses, such as Andrew's Bar & Grille, which have more intensive parking requirements, have been approved at lower parking ratios. For this project, the ratio of required -to -provided spaces (60%) is in line with past Village use approvals. As a small office structure with some on -street parking availability, no major parking problems will occur. It is recommended by staff, that the south side parking stalls be covered, to provide covered spaces for residential and meeting parking area shading requirements. STATEMENT OF MANDATORY FINDINGS: Based on the provisions of the General Plan, Zoning Code, and the Village at La Quinta Design Guidelines, findings necessary to approve this proposal can be made as noted in the attached draft Resolution to be adopted for this case. 0' RECOMMENDATION: Adopt Planning Commission Resolution 2003- , confirming the environmental determination of the Community Development Director, and granting approval of Village Use Permit 2003-018, subject to the Conditions of Approval as recommended. Prepared by: Wallace Nesbit, Associate Planner Attachments: 1. Location Map 2. Project site plan 3. ALRC minutes of September 3, 2003 (3 pg.) 0 PLANNING COMMISSION RESOLUTION 2003- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING VILLAGE USE PERMIT 2003-018, FOR DEVELOPMENT OF A t4,036 SQUARE FOOT COMMERCIAL/OFFICE BUILDING AND ONE RESIDENTIAL UNIT VILLAGE USE PERMIT 2003-018 PATRICK AND MONICA ADAMS WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 23`d day of September, 2003, hold a duly noticed public hearing to consider Village Use Permit 2003-018 for a t4,036 square -foot commercial/office building, including one residential unit, located at the southwest corner of Calle Tampico and Avenida Mendoza, more particularly described as: .18 ACRES MOL, IN A PORTION OF LOT 1, BLOCK 125, AND ALL OF LOT 2, BLOCK 125, SANTA CARMELITA AT VALE LA QUINTA, UNIT 14, PER MB 018/082 OF MAPS WHEREAS, said Village Use Permit application has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-63), in that the Community Development Department has determined that the proposed Village Use Permit is exempt from CEQA review under Guidelines Section 15332 (Infill Development); and, WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments of all interested persons desiring to be heard, the Planning Commission did make the following mandatory findings to justify approval of said Village Use Permit: 1. The proposed Village Use Permit is consistent with the La Quinta General Plan, as it will not be developed in any manner inconsistent with the General Plan land use designation of Village Commercial and other current City standards when considering the conditions to be imposed. 2. The proposed Village Use Permit is consistent with the requirements and /or intent of the La Quinta Zoning Code, as the project contemplates land uses that are substantially equivalent to those permitted under existing zoning of permitted uses, and which were previously addressed in the EIR certified for the General Plan. Specifically, development of existing Village Commercial land is considered Planning Commission Resolution 2003-_ Village Use Permit 2003-018 — Patrick and Monica Adams Adopted: September 23, 2003 to implement zoning consistency with the General Plan. Parking as provided is consistent with parking reduction allowances authorized in the Zoning Code, and with prior approvals for reduced parking. 3. The proposed Village Use Permit complies with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (City Council Resolution 83-63), as it has been determined that said Village Use Permit is exempt from CEQA review under Guidelines Section 15332 (Infill Development), and that a Notice of Exemption should be filed. 4. Approval of the proposed Village Use Permit will not create conditions materially detrimental to the public health, safety and general welfare, nor injurious to or incompatible with, other properties or land uses in the vicinity. All immediately surrounding property is zoned for Village Commercial Development, and existing property to the south and west is developed as residential and commercial, respectively. Development of office uses proximate to residential uses in the area will not significantly impact quality of life for area residents. 5. The architectural design aspects of the proposed Village Use Permit, including but not limited to, architectural style, scale, building mass, materials, colors, architectural detailing, roof style and other elements, are compatible with surrounding development and quality of design illustrated in the Village at La Quinta Design Guidelines, and with the overall design quality prevalent in the City, with the recommended conditions of approval. 6. The site design aspects of the proposed Village Use Permit, including but not limited to project entries, parking provisions, interior circulation, pedestrian access and amenities, screening and other elements, are compatible with surrounding development and quality of design illustrated in the Village at La Quinta Design Guidelines, and with the overall design quality prevalent in the City. 7. The project landscaping for the proposed Village Use Permit, including but not limited to location, size, type and coverage of plant materials, has been conditioned for review to insure it is designed to provide visual relief, complement the building, unify and enhance visual continuity of the site with surrounding development, and is consistent with the concepts in the Village at La Quinta Design Guidelines. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: PABETTY\peresovup018.doc 0 J Planning Commission Resolution 2003- Village Use Permit 2003-018 — Patrick and Monica Adams Adopted: September 23, 2003 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby approve Village Use Permit 2003-018 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 City Planning Commission, held on this the 23rd day of September, 2003, 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 �! r PABETMperesovup018.doc PLANNING COMMISSION RESOLUTION 2003- EXHIBIT „A„ CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2003-018 PATRICK AND MONICA ADAMS SEPTEMBER 23, 2003 GENERAL CONDITIONS OF APPROVAL 1. Village Use Permit 2003-018 (VUP 2003-018) shall be developed in compliance with these conditions and all approved site plan, elevation, color, materials and other approved exhibits submitted for this application, and any subsequent amendment(s). In the event of any conflicts, these conditions shall take precedence. 2. This approval shall expire one year after its effective date, as determined pursuant to Section 9.200.060.0 of the Zoning Code, unless extended pursuant to the provisions of Section 9.200.080. 3. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this development application or any application thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the developer of any claim, action or proceeding and shall cooperate fully in the defense. 4. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Riverside County Fire Marshal • La Quinta Building and Safety Department • La Quinta Public Works Department (Grading/ Improvement/Encroachment Permits) • La Quinta Community Development Department • Riverside County Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Southern California Gas Company • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • Waste Management of the Desert The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement 0 1 >J Planning Commission Resolution 2003- Village Use Permit 2003-018 Conditions of Approval - RECOMMENDED September 23, 2003 plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. 5. 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. For construction activities including clearing, grading or excavation of land, which disturbs less than 5 acres, the Permitee shall be governed by the provisions of U.B.C. § 3316, A. A. All erosion and sediment control BMPs proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. B. The approved BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and accepted by the City. 6. Handicap access and facilities shall be provided in accordance with Federal (ADA), State and local requirements. Handicap accessible parking shall generally conform to the approved exhibits for VUP 2003-018. 7. All parking area civil plans and improvements shall be developed in accordance with the standards set forth in applicable portions of Section 9.150.080 of the Zoning Code. PROPERTY RIGHTS 8. 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. 9. 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 shown on the Village Use Permit. G � ,j Planning Commission Resolution 2003- Village Use Permit 2003-018 Conditions of Approval - RECOMMENDED September 23, 2003 10. Direct vehicular access to Avenida Mendoza from any portion of the site with frontage along Avenida Mendoza is restricted, except for those access points identified on the approved site plan, or as otherwise conditioned in these conditions of approval. 11. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 12. The applicant shall cause no easements to be granted, or recorded, over any portion of the subject property, between the date of approval of this Village Use Permit and the date of final acceptance of the on -site and off -site improvements for this Village Use Permit, unless such easements are approved by the City Engineer. IMPROVEMENT PLANS As used throughout these conditions of approval, professional titles such as "engineer", "surveyor", and "architect" refer to persons currently certified or licensed to practice their respective professions in the State of California. 13. 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. 14. 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. Site Development Plan: 1 " = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. Planning Commission Resolution 2003- Village Use Permit 2003-018 Conditions of Approval - RECOMMENDED September 23, 2003 "Site Development" plans shall normally include all on -site surface improvements, including but not necessarily limited to, finish grades for curbs and gutters, sidewalks, building floor elevations, parking lot improvements and ADA requirements for the parking lot and access to the building, and show the existing street improvements, out to at least the center lines of adjacent existing streets. 15. The City maintains standard plans, details and/or construction notes for elements of construction. For a fee, established by City resolution, the applicant may acquire standard plans, construction notes and/or detail sheets from the City. 16. The applicant shall furnish a complete set of the AutoCAD files of all approved improvement plans on a storage media acceptable to the City Engineer. The files shall be saved in a standard AutoCAD format so they may be fully retrievable through a basic AutoCAD program. At the completion of construction, and prior to the final acceptance of the improvements by the City, the applicant shall update the AutoCAD files in order to reflect the as -built conditions. 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 IRE PROTECTION 17. Specific fire protection requirements will be determined when final building plans are submitted for review. Final conditions will be addressed when building plans are submitted. A plan check fee must be paid to the Fire Department at the time building plans are submitted. The following conditions are requested for VUP 2003-018: A. Approved super fire hydrants, shall be located not less than 25 feet nor more than 165 feet from any portion of the buildings as measured along vehicular travel ways. B. 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. C. Fire Department connections shall be not less than 25 feet nor more than 50 feet from a fire hydrant and shall be located on the street side of the buildings, and shall be located at the main street access to the building. C " , C Planning Commission Resolution 2003- Village Use Permit 2003-018 Conditions of Approval - RECOMMENDED September 23, 2003 D. The water mains shall be capable of providing a potential fire flow of 1500 gpm and the actual fire flow from any hydrant shall be 1500 gpm for a 2-hour duration at 20 psi residual operating pressure. E. Building plans shall be submitted to the Fire Department for plan review to run concurrent with the City plan check. F. 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. G. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. H. Fire Department street access shall come to within 150 feet of all portions of the 1st floor of all buildings, by path of exterior travel. Any commercial operation that produces grease -laden vapors will require a Hood/duct system for fire protection (restaurants, drive -through, etc.). J. The applicant or developer shall prepare and submit, for Fire Department 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. K. Install a KNOX key box on each commercial suite. (Contact the fire department for an application). L. Install portable fire extinguishers as required by the California Fire Code. GRADING 18. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 19. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a qualified engineer or architect, 9 Planning Commission Resolution 2003- Village Use Permit 2003-018 Conditions of Approval - RECOMMENDED September 23, 2003 B. A preliminary geotechnical ("soils") report prepared by a qualified engineer, and C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, (Fugitive Dust Control), LQMC. D. An approved Best Management Plan that include storm water pollution prevention and erosion control plans, prepared by a qualified engineer. All grading shall conform to the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by a soils engineer, or by an engineering geologist. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application for a grading permit. 20. The applicant shall maintain all open graded, undeveloped land to prevent wind and water erosion of soils. All such land shall be planted with interim landscaping or provided with other erosion control measures as approved by the Public Works Departments under the Fugitive Dust Control Plan. 21. Prior to issuance of the main building permit, the applicant shall provide a lot pad certification, stamped and signed by qualified engineers or surveyor. a tAM \LrIT 22. Nuisance water shall be retained onsite and disposed of via an underground percolation improvement approved by the City Engineer. UTILITIES 23. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all above -ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 24. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval of the City Engineer. Planning Commission Resolution 2003- Village Use Permit 2003-018 Conditions of Approval - RECOMMENDED September 23, 2003 STREET AND TRAFFIC IMPROVEMENTS 25. The applicant shall construct a 6-foot wide sidewalk along the frontage of Avenida Mendoza from the corner of Calle Tampico and Avenida Mendoza to the south project boundary, and conform to City adopted standards, supplemental drawings and specifications, or as approved by the City Engineer. Improvement plans for parking and sidewalk areas shall be stamped and signed by qualified engineers. 26. The driveway approach on Avenida Mendoza shall be per Riverside Standard No. 207 as modified for ADA compliance. Alternatively, the latest APWA Standard Plan No. 1 10-0 may be utilized if approved by the City Engineer. 27. Improvements shall be designed and constructed in accordance with City adopted standards. PARKING LOTS AND ACCESS POINTS 28. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking) and the latest ADA standards and policies. 29. The wheelchair ramps in the parking lots shall not encroach into the vehicular traffic lanes. LANDSCAPING 30. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized, with no lawn or spray irrigation within 18 inches of curbs along public streets. 30. On -site landscape, landscape lighting and irrigation plans shall be submitted for approval by the Community Development Department. Plans shall be in substantial conformance with the conceptual landscaping as approved for the project by Planning Commission. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for final acceptance by the Community Development Department. QUALITY ASSURANCE 31. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. Planning Commission Resolution 2003- Village Use Permit 2003-018 Conditions of Approval - RECOMMENDED September 23, 2003 32. The applicant shall employ or retain qualified engineers, surveyors, or 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. 33. The applicant shall arrange for, and bear the cost of, all measurement, sampling and testing procedures not included in the City's inspection program but required by the City as evidence that construction materials and methods employed comply with plans, specifications and other applicable regulations. 34. Upon completion of construction, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or "As -Constructed" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City revised to reflect the as -built conditions. FEES AND DEPOSITS 35. The applicant shall pay the City's established fees for plan checking and construction inspection. Fee amounts shall be those in effect when the applicant makes application for plan checking and permits. 36. Provisions shall be made to comply with the terms and requirements of the City's adopted Art in Public Places program in effect at the time of issuance of building permits. 37. Permit(s) issued under this approval shall be subject to the provisions of the Development Impact Fee program in effect at the time said permit(s) are issued. MISCELLANEOUS 38. The applicant shall submit a detailed project area lighting plan. All pole - mounted light standards shall conform to lighting standards as in effect when plans are reviewed. Under canopy lighting for building areas shall incorporate flush lens caps or similar recessed ceiling lighting. The lighting plan shall be submitted for review at the time construction plan check for the permanent building permit is made to Building and Safety. Planning Commission Resolution 2003- Village Use Permit 2003-018 Conditions of Approval - RECOMMENDED September 23, 2003 39. A comprehensive sign program shall be submitted for review and approval by the Planning Commission prior to establishment of any individual tenant signs for the project. Provisions of the sign program shall be in compliance with applicable sections of Chapter 9.160 of the Zoning Code. 40. All roof -mounted mechanical equipment must be internal to the roof design, or screened as an integral part of the roof structure, in a manner so as not to be visible from surrounding properties and streets. Working drawings showing all such equipment and locations shall be submitted to the Building and Safety Department along with the construction plan submittal for building permits. The method and design must be approved by the Community Development Department, prior to any issuance of the main structural building permit. 41. The building plans submitted for plan check shall incorporate the following revisions: A. The dutch -gable roof treatment on the elevation shall be revised to match the existing roof (e.g. a hip roof design). B. Dormer vents shall be replaced with a more compatible roof venting design. C. Add architectural detailing to the north and east stairwell facades, to reduce the wall mass and provide more overall design continuity. D. Roof tile is to be one-piece random mudded clay. E. Exterior stucco shall be a smooth finish. F. Windows in the upper and lower building levels shall be true divided light patterns, and shall match between the upper and lower trim. 42. Prior to issuance of a building permit, a detailed landscaping and lighting plan shall be submitted, for ALRC and Planning Commission review, to better illustrate the landscape materials to be used on the site, with their location, quantities and size. Lighting shall include any building mounted exterior lighting, parking area, landscaping, fountain and walkway lighting. 43. The south parking area spaces shall be covered with a permanent carport structure. Details shall be submitted with the building plan check submittal, and shall be shown on any civil drawings submitted for plan check. J E2'®EI o5 I I 05 I 6'S9 411 -- — co I r � I 7 L� L J eoL9 �d o ry m�J~Oa0 � O us 09 erer ZL oe I a xj 0711 eser a nQ�ry�o o mod ( b6'B5 09 09 �og NI _ Vzocw3w - - O i 09 z�t�ozo i8.8r val i M I o et 0 �n og I I Zl 1� N -�o nol $000g xmg 99•er ^,Chg WD or. L'Bb n � \ o 00 C� Ch O 4�V - — — 601— go g w 00t r, I 4 z at Q� A" 1 • 1 AVEN/D9 McNDozA tanr.w� L— q of m 1 -L �00-- 1 • � 1 1 0 4 �i. Architecture and Landscaping Review Committee September 3, 2003 4. Committee Member Thoms noted this is a very prominent site. He asked if there was an entrance and wall treatment. Mr. McQQKIC stated they had been previously approved. Planning Man Orci noted the principal entrance was approved under different development. Committee Members asked that s verify the approvals for the wall and entrance. 5. Committee Member Thoms asked that a rec mendation be given to the Planning Commission that the fron ards have a variation in setbacks to relieve the monotony. St noted this is an issue the Planning Commission will be discus ' g. 6. Committee Member Bobbitt a d what material would be used for the garage doors. Mr. Mcgdmic stated they will be metal roll up doors. 7. Committee Membe unningham asked that if the perimeter wall was previously proved and if there is rock veneer, it should match the mo ains. 8. /secod no further questions of the applicant, it was moved and y Committee Members Bobbitt/Cunningham to adopt tion 2003-037 recommending approval of Site nt Permit 2003-785, as recommended by staff and a. Condition added: Any rock veneer used shall match the mountain colors. Unanimously approved. C. Village Use Permit 2003-018; a request of Patrick and Monica Adams for a review of architectural and landscaping plans for a 4,306 gross square foot two story office building with a residential unit in the Village located at the southwest corner of Calle Tampico and Avenida Mendoza. 1. Associate Planner Wallace Nesbit presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Monica Adams, the applicant, who stated she was available to answer questions. 2. Committee Member Cunningham stated the Dutch gable roof is not in keeping with the rest of the building. It is out of flow with the rest' of the structure. The dormer vents will distort the look. The front massing does not work. They need to create more architecture in ATTACHMENT 3 (2 PG.) G:\WPDOCS\NLRC\9-3-03 WDAOC - . 3 Architecture and Landscaping Review Committee September 3, 2003 the gable end side by adding some articulation under the wrought iron and also something to the second window. 3. Committee Member Thoms agreed the lower end elevation is out of keeping with the rest of the structure. Discussion followed regarding different elements of the building. 4. Committee Member Thoms wanted the site plan brought back with a detailed bench and seating area that works with the landscaping. He asked if there was any illumination noted on the site plan. He asked if parking would be provided for the tenant. This is a public parking lot and yet there is a residential unit with no parking provided. Staff noted this will be reviewed and determined by the Planning Commission. Committee Member Thoms stated that on Avenida Mendoza there are planters and walls that need to be reviewed on the site plan. 3. There being no further questions of the applicant, it was moved and seconded by Committee Members Cunningham/Bobbitt to adopt Minute Motion 2003-038 recommending approval of Village Use Permit 2003-018, as recommended by staff and as amended: a. Condition added: The dutch gable roof treatment on the elevation is to be revised to match the existing roof. b. Condition added: Dormer vents shall be replaced with a more compatible roof venting design. C. Condition added: Architectural detail shall be added to the south and west stairwell facades, to reduce the wall mass and provide more overall design continuity. d. Condition added: Roof tile is to be one-piece random mudded clay. e. Condition added: Exterior stucco shall be a smooth finish. f. Condition added: Windows in the upper and lower building levels shall be true divided light patterns and shall match. g. Condition added: Prior to issuance of a building permit a detailed landscaping and lighting plan shall be submitted for ALRC review. The plan shall illustrate the landscape materials to be used on the site with their location, quantities and size. Lighting shall include any building mounted exterior lighting, parking area, landscaping, fountain and walkway lighting. Unanimously approved. VI. CORRESPONDENCE AND WRITTEN MATERIAL: None GAWPD0CSWLRQ9-3-03 WD.doc - - 4 PH #D STAFF REPORT PLANNING COMMISSION DATE: SEPTEMBER 23, 2003 CASE NO: ENVIRONMENTAL ASSESSMENT 2003-479 GENERAL PLAN AMENDMENT 2003-094 ZONE CHANGE 2003-1 15 TENTATIVE TRACT MAP 31348 APPLICANT/ PROPERTY OWNER: REQUEST: LOCATION: ENGINEER: ENVIRONMENTAL CONSIDERATION: MADISON DEVELOPMENT, LLC 1) CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT; AND 2) APPROVAL OF A GENERAL PLAN AMENDMENT AND ZONE CHANGE TO CHANGE LAND USE AND ZONING DESIGNATIONS FROM LOW DENSITY RESIDENTIAL, MEDIUM DENSITY RESIDENTIAL, COMMUNITY COMMERCIAL AND OPEN SPACE TO LOW DENSITY RESIDENTIAL AND OPEN SPACE; AND 3) APPROVAL OF A TENTATIVE TRACT MAP TO SUBDIVIDE 37.70 ACRES TO ALLOW 75 LOTS (74 SINGLE-FAMILY LOTS AND ONE OPEN SPACE LOT) 46-201 WASHINGTON STREET (APNS: 604-050-009 & 010; 643-170-001 & 002). MORSE DOKICK SCHULTZ (MDS) CONSULTING THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS COMPLETED ENVIRONMENTAL ASSESSMENT 2002- 479; BASED UPON THIS ASSESSMENT THE PROJECT MAY HAVE A SIGNIFICANT ADVERSE EFFECTS ON THE ENVIRONMENT; HOWEVER, MITIGATION MEASURES HAVE BEEN IMPOSED ON THE PROJECT TO REDUCE IMPACTS TO A LESS THAN SIGNIFICANT LEVEL; THEREFORE, A MITIGATED NEGATIVE DECLARATION IS RECOMMENDED FOR CERTIFICATION. GENERAL PLAN/ ZONING DESIGNATIONS: COMMUNITY COMMERCIAL (CC); MEDIUM DENSITY RESIDENTIAL (MDR); OPEN SPACE -HILLSIDE OVERLAY (OS)/ COMMUNITY COMMERCIAL (CC); MEDIUM DENSITY RESIDENTIAL (RM); OPEN SPACE -HILLSIDE OVERLAY (OS) RECOMMENDATION: The applicant requests a continuance to October 28, 2003, to review a revision to the Tentative Tract Map and to address issues raised at the September 18, 2003 Historic Preservation Committee meeting. Attachment: 1. Tentative Tract Map Prepared by: �-�.- Martin Magana Associate Planner PC Stf Rpt 1 TTM 31348.doc ATTACH M E N FIARCEL MAP ooze • P.Me, -24147-47 c " - - •''� - 36 Q �s C y 6 �� 2S �X>'14 u :1 m 1 le n 1 fs �6R ... 11 C7 v O 0 b� 4• __- a �� I f yq/E ~O ___yy _.. _ rt I'�,__. 29 :Q' ©- Q". I T III^! - d 1 Q b 4 1 ip - 'we-� 1 11-4 • • 17 IU' " " ' /91 ' Y.' — 51 ® p ® (9D Q�i Chi ail N 0 BNLipI3 PALMS I1RNE I Q` 9] D � • _. -_��-:_� (nib.. - VcoHt 4 0 ' S6 No C7 r d PLACE 1 o l We r A d S or ' 6s (E D °°-ice - $MD PLOYYHi PLACE ' F S W 7j R �B+S O 70" PALM OARDER M _ - PLACE 67 COD Q� ` • F_XIS �x�TF�ACT. 2tli _ - 1„ - —� • 0 B I #� PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 23, 2003 CASE NO.: SITE DEVELOPMENT PERMIT 2003-785 APPLICANT: TRANS WEST HOUSING, INC. ARCHITECT: THE MC KINLEY ASSOC. INC. LOCATION: NORTH SIDE OF EISENHOWER DRIVE, WEST OF WASHINGTON STREET REQUEST: REVIEW OF ARCHITECTURAL PLANS FOR SIX NEW PROTOTYPE RESIDENTIAL PLANS (HIDDEN CANYON) ENVIRONMENTAL REVIEW: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS SITE DEVELOPMENT PERMIT DOES NOT REQUIRE ENVIRONMENTAL REVIEW IN THAT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 98-386 WAS CERTIFIED BY THE CITY COUNCIL ON JULY 5, 2000, FOR TENTATIVE TRACT MAP 29436 AND MODIFIED BY AN ADDENDUM ON MARCH 20, 2001, IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. THIS REQUEST IS IN CONFORMANCE WITH THAT APPROVAL AND NO CHANGED CIRCUMSTANCES OR CONDITIONS EXIST WHICH WOULD TRIGGER THE PREPARATION OF SUBSEQUENT ENVIRONMENTAL REVIEW PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. ZONING: RL (LOW DENSITY RESIDENTIAL) AND OS (OPEN SPACE) GENERAL PLAN DESIGNATION: LDR (LOW DENSITY RESIDENTIAL) AND OPEN SPACE (OPEN SPACE) P:\stan\sdp 03-785 pc rpt.doc SURROUNDING ZONING AND LAND USES: NORTH: OS / VACANT MONTAINOUS LAND SOUTH: RL / RESIDENTIAL USES EAST: RL / RESIDENTIAL AND ARTS FOUNDATION SITE WEST: CT AND OS / VACANT LAND BACKGROUND: Tentative Tract 29436, a 196-lot single-family subdivision was approved for this site by the City Council on July 5, 2000, and and granted a time extension on August 6, 2002. The tract takes access from Eisenhower Drive and is bordered on the east by Laguna de la Paz and the future Villa La Quinta to the west, (Attachment 1). The Hidden Canyon project will consist of two product lines, the "Ridge View" and the "Ridge Gate". PROJECT PROPOSAL: Proposed are six detached single-family prototypical plans, each with three facades (Attachment 2). The Ridge View product line will consist of three of these prototyptical plans and will be constructed on 85 lots. The Ridge View plans are as follows: Plan Square Feet Bedrooms Baths Garages Plan 1 2356 3 2.5 2 + 1 golf cart space Plan 2 2788 3/den 2.5 2 + 1 golf cart space or 4 Plan 3 3088 4+den 3.5 3 cars Ridge Gate will incorporate the balance of the six prototypical plans and are as follows: Plan Square Feet Bedrooms Baths Garages Plan 1 3180 3 + den 3.5 2 + 1 golf cart space Plan 2 3362 4+den 4.5 3, or 2 w/opt. casita + optional casita Plan 3 3478 4+den 4.5 3 cars The units are Mediterranean in style, one story in height (18.5 feet maximum) and have a tile roof and plaster walls with some plans using stacked stone accents. The P:\stan\sdp 03-785 pc rpt.doc attached plans provide detailed information on the units. Front yard and perimeter landscaping plans will be submitted at a later date for approval. FINDINGS: The Findings as required by Section 9.210.010 (Site Development Permits) of the Zoning Code can be made as noted below. 1. Compliance with Zoning Code- The project is consistent with the Design Guidelines of Section 9.60.330 (Residential Tract Development Review) of the Zoning Code in that the design guidelines require a minimum of two different front elevations, varied roof heights and planes, with window and door surrounds. The proposed units comply with these requirements in that three facades for each of the plans are proposed, and stucco popouts are provided where required. The preliminary siting, or plot plan, submitted does not provide varied setbacks for the units. A condition has been recommended requiring a variety in front setbacks as required by the Zoning Code. 2. Architectural Design- 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 surrounding development and with the quality of design prevalent in the City in that the materials and design are typical of those used in surrounding projects such as Laguna de La Paz and Lake La Quinta. 3. Compliance with CEQA- This request has been previously assessed in conjunction with Environmental Assessment 98-386 which was certified by the City Council on July 5, 2001, for Tentative Tract 29436 and modified by an Addendum on March 20, 2001, and therefore, no further environmental review is needed. 4. Site Design- 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 in that the residences will be laid out and provided in compliance with the Zoning Code requirements. 5. Landscape Design- New project landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials will be designed so as to provide relief, complement buildings, visually emphasize prominent design elements and vistas, screen undesirable views, provide a P:\stan\sdp 03-785 pc rpt.doc (1 'I harmonious transition between adjacent land uses and between development and open space, provide an overall unifying influence, enhance the visual continuity of the project, complement the surrounding project area and comply with City and CVWD water efficiency, ensuring lower maintenance and water use. The landscaping plans for the residences will be submitted in the future prior to issuance of any building permits for the residences. 6. Compliance with General Plan- The project is in compliance with the General Plan in that the property to be developed is designated for residences as proposed. RECOMMENDATION: Adopt minute Motion 2003- , approving Site Development Permit 2003-785, subject to the following conditions: 1. This approval is for the following prototype plans: Ridge View Ridge Gate Plan 1 Plan 1 Plan 2 Plan 2 Plan 3 Plan 3 2. Prior to issuance of building permits for any of the units authorized by this approval, final working drawings shall be approved by the Community Development Department. 3. Pursuant to Municipal Code Chapter 8.13 (Section 8.13.030 Db2), at least one model plan shall incorporate the principles of water efficient landscapes. 4. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this development application or any application thereunder. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the developer of any claim, action or proceeding and shall cooperate fully in the defense. 5. Detailed preliminary front yard and streetscape landscaping plans shall be submitted for review and approval by the Architecture and Landscaping Review Committee and Planning Commission for approval prior to issuance of any building permit for units authorized by this approval. P:\stan\sdp 03-785 pc rpt.doc Attachments: 1. Location Map 2. Prototypical plans notebook 3. Minutes of September 3, 2003, ALRC meeting Prepared by: Stan Sawa, Principal Planner P:\stan\sdp 03-785 pc rpt.doc N VICINITY MAP N.T.S m om �z <_ ,.-r, 0 m L11 .Qulw touffm cWB CASE MAP ATTACHMENT #1 ::E '--- H1NY 111 D V = LA QUINIAI Z ' --i 0 z �7 m AVENUE 50 AVENUE 52 CASE No. SITE DEVELOPMENT PERMIT 2003-785 ORTH SCALE: NTS ATTACHMENT #3 Architecture and Landscaping Review Committee September 3, 2003 3. Committee Member Bobbitt questioned the grain silo facing the Highway 111 frontage. Mr. Ken Bell, representing Lamppost Pizza, stated it is a trademark for the brewery. 4. Committee Member Thorns asked that the islands projecting into the existing parking area be no more than 15 feet from the curb face of the walk going north and south. The stamped concrete on the patio should be "Bomachron" which has a better product. Mr. Bell stated they were open to any suggestions. Mr. Dave Smalley, representing the Center's developer, stated there was an interior designer involved with the interior of the building, which will also include exterior and interior paving. 5. There being no further questions, it was moved and seconded by Committee Members Cunningham/Thoms to adopt Minute Motion 2003-036 recommending approval of Site Development Permit 2003-783, as recommended by staff and amended as follows: a. Condition added: the islands projecting into the existing parking area shall be no more than 15 feet from the curb face of the walk. b. There shall be no stamped concrete on the patio. It is suggested that a Bomachron material be used. C. All Washingtonia palms shall be skinned. Unanimously approved. B. Site Development Permit 2003-775; a request of Trans West Housing, Inc. for review of architectural plans for six new prototype residential plans located on the north side of Eisenhower Drive, west of Washington 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 Geoff McComic, representing Trans West who gave a presentation on the project. 2. Committee Member Thorns asked the sizes of the homes. Mr. McComic stated 2400-3550 square feet. 3. Committee Member Cunningham noted hipped roofs were being used and this is a plus. This will open up the view corridor. He asked what roof the would be used. Mr. McComic stated the "S" and flat the with a smooth Santa Barbara finish with a wide variety of colors. Committee Member Cunningham asked that the rock veneer match the mountain. GAWPDOCS\ALRC\9-3-03 WD.doc - - 2 Architecture and Landscaping Review Committee September 3, 2003 4. Committee Member Thoms noted this is a very prominent site. He asked if there was an entrance and wall treatment. Mr. McComic stated they had been previously approved. Planning Manager Orci noted the principal entrance was approved under a different development. Committee Members asked that staff verify the approvals for the wall and entrance. 5. Committee Member Thoms asked that a recommendation be given to the Planning Commission that the front yards have a variation in setbacks to relieve the monotony. Staff noted this is an issue the Planning Commission will be discussing. 6. Committee Member Bobbitt asked what material would be used for the garage doors. Mr. McComic stated they will be metal roll up doors. 7. Committee Member Cunningham asked that if the perimeter wall was previously approved and if there is rock veneer, it should match the mountains. 8. There being no further questions of the applicant, it was moved and seconded by Committee Members Bobbitt/Cunningham to adopt Minute Motion 2003-037 recommending approval of Site Development Permit 2003-785, as recommended by staff and amended: a. Condition added: Any rock veneer used shall match the mountain colors. Unanimously approved. C. Viffage Use Permit 2003-018; a request of Patrick and Monica Adams for a review of architectural and landscaping plans for a 4,306 gross square foot two story office building with a residential unit in the Village located at the southwest corner of Calle Tampico and Avenida Mendoza. 1. Associate Planner Wallace Nesbit presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff introduced Monica Adams, the applicant, who stated she was available to answer questions. 2. Committee Member Cunningham stated the Dutch gable roof is not in keeping with the rest of the building. It is out of flow with the rest of the structure. The dormer vents will distort the look. The front massing does not work. They need to create more architecture in G:\WPDOCSWLRC\9-3-03 WD.doc - - 3 PLANNING COMMISSION STAFF REPORT DATE: SEPTEMBER 23, 2003 CASE NO: SIGN APPLICATION 2003-720 APPLICANT: OLD TOWN LA QUINTA, LLC (WELLS MARVIN) SIGN COMPANY: BEST SIGNS LOCATION: SOUTH SIDE OF CALLE TAMPICO, BETWEEN DESERT CLUB DRIVE AND AVENIDA BERMUDAS REQUEST: APPROVAL OF NEW SIGN PROGRAM FOR OLD TOWN LA QUINTA ZONING: VILLAGE COMMERCIAL GENERAL PLAN DESIGNATION: VILLAGE COMMERCIAL BACKGROUND: The proposed sign program is for the Old Town La Quinta shopping center, which was approved in 2002, and is presently under construction. A sign program was approved as part of the Site Development Permit approval, but will be superseded by the current request. PROJECT REQUEST: The proposed sign program provides signs for project identification, directories, pedestrian business (blade) signs and tenant store front identification (Attachment 1). A description of the signs and their provisions is as follows: Project Identification Signs: Four 4-foot high monument project identification signs are proposed, one at each corner of the project, which is bounded by Calle Tampico, Desert Club Drive, Avenida La Fonda and Avenida Bermudas. The sign copy will be approximately 10 square feet and state "Old Town La Quinta" in aged plate copper. Their logo design will consist of blue mosaic background tile and layered aged brass. The top P:\stan\old town\sa 2003-720 pc rpt.doc of the monument will mimic a Spanish or early Californian tower and be 11'-6" wide at its base (46 square feet). Around the base of the sign will be a row of earth -colored brick. Directory Signs: 4' x 4' wrought iron style framed directory signs will be wall mounted in main public access areas. Decorative tiles will be placed on the inside of the frame. The directory face can be changed as needed when tenants change. Blade (pedestrian) Signs: The blade signs are non -illuminated signs and will be a maximum 3 square feet in size and hang perpendicular from the storefront wall. These signs provide identification for pedestrians on the sidewalk when the main sign may not be readily visible The sign shapes and brackets will be a variety of Spanish/Santa Barbara styles and constructed of painted wrought iron or aluminum. The sign program encourages the use of a variety of sign copy, colors and shape within the architectural flavor of the project. Signs can be constructed of distressed metals, hardwoods, sandblasted redwood, ceramic tile, etc. Tenant Store Front (business identification) Signs: One main sign or "graphic treatment" at each tenant storefront is proposed. Tenants will be allotted one square foot of sign area per linear feet of storefront or lease length along that frontage up to a maximum of 50-square feet. These signs are required to be designed and fabricated to conform to an early California or Spanish style, keeping with the "Old Town" theme of the project. Natural materials or materials that can be make to mimic wood, metals, stone, ceramic tile, etc., are encouraged. Materials such as plastic face letters and neon are not an acceptable sign material. Hand painted signs may also be used if it is determined to be compatible with the project theme. These signs are proposed to be non - illuminated. Reverse lit channel letters are the only type of illuminated sign permitted for financial and restaurants tenants, if they comply with the material and design theme. Under this category, the program allows one square foot of sign area per linear foot of storefront or lease length along that frontage up to a maximum of 50- square feet. With a maximum of two signs per tenant. Each of the three buildings which have one- and two-story elements will be named and provided with a non -illuminated wall mounted sign. Specific size of these signs is not indicated. There is no indication that there will be signs to identify second P:\stan\old town\sa 2003-720 pc rpt.doc story tenants. Tenant storefront signs will be generally placed over entries, arcade and openings, but could be on large plaster wall areas as well. STATEMENT OF MANDATORY FINDINGS: 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. RECOMMENDATION: Adopt Minute Motion 2003- , approving the sign program for Old Town La Quinta, subject to the following Conditions of Approval: 1. The sign program shall be amended and submitted to the Community Development Department to include the following requirements: A. Sign colors shall be compatible with the Spanish/Early California style of architecture. B. Maximum size allowed by this program for Tenant storefront signs may not be allowed. Criteria for determining maximum size shall include 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. For restaurant/main tenants where "A maximum of two (2) signs or graphic treatments are allowed per tenancy", this shall state that two signs are permitted if they have frontage on two sides, such as would be the case for corner locations. Attachments: 1. Sign Program exhibit Prepared by: STAN SAWA, PRINCIPAL PLANNER P:\stan\o1d town\sa 2003-720 pc rpt.doc CI #A Titit 4.fwa�rw MEMORANDUM TO: HONORABLE CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION FROM: JERRYHERMAN, COMMUNITY DEVELOPMENT DIRECTOR` DATE: SEPTEMBER 23, 2003 SUBJECT: PLANNING COMMISSION MEETING DATES A special meeting of the City Council, Planning Commission, and Architecture and Landscaping Review Committee has been scheduled for September 30, 2003, at 5:00 P.M. It is important that each member make every effort to attend. In addition, the regularly scheduled meeting for the Planning Commission on November 11 th falls on a holiday (Veteran's Day); staff is therefore asking direction as to rescheduling this meeting for a different day or canceling the meeting.