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2003 02 11 PCT4t!t 4 4Q" Planning Commission Agendas are now available on the City's Web Page @ www.la-quinta.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 FERRUARY 11, 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 2003-005 Beginning Minute Motion 2003-003 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 on January 28, 2003. V. PRESENTATIONS: None PC/AGENDA VI. PUBLIC HEARING: A. Item ................. SPECIFIC PLAN 99-036 AMENDMENT #2 AND SITE DEVELOPMENT PERMIT 2002-756 Applicant .......... David and Jamie Reulman (Radio Active) Location ........... North of Highway 1 1 1, east of Adams Street and west of Dune Palms Road Request ...........1. An Amendment to the Specific Plan to allow certain changes to design guidelines; and, 2. Review of architectural, landscape, site, and lighting plans for a 15,248 square foot two story commercial building located at 78-441 Corporate Centre Drive Action .............. Resolution 2003- and Resolution 2003- B. Item ................. VILLAGE USE PERMIT 2001-013, AMENDMENT #1 Applicant .......... La Quinta Grill Location ........... The east side of Avenida Bermudas, between Calle Cadiz and Calle Barcelona Request ............ An Amendment to alter the building layout for two office buildings and convert the existing residential building to office use. Action .............. Resolution 2003- VII. BUSINESS ITEMS: A. Item ................. Applicant .......... Location ........... Request ............ Action .............. B. Item ................. Applicant .......... Location ........... Request ............ Action .............. STREET NAME CHANGE 2003-014 Old Town La Quinta, LLC East of Avenida Bermudas, south of and parallel to Calle Tampico Adoption of a Resolution of Intent setting March 25, 2003, as a Public Hearing date to consider a Street Name Change from Avenida Buena Ventura to Main Street Resolution 2003- SITE DEVELOPMENT PERMIT 2002-759 Sedona Homes Northeast of the intersection of Jefferson Street and Avenue 54 within The Hideaway Review of prototype architectural plans for four residential unit types to be constructed in Tract 29894. Minute Motion 2003- PC/AGENDA C. Item ................. DISCUSSION OF ZONING ISSUES Applicant .......... City of La Quinta Location ........... City-wide Request ............ Review of zoning issues pertaining to: drive throughs, gas stations, side yard setbacks, compatibility, and second story definitions Action .............. Provide staff with direction VII1. CORRESPONDENCE AND WRITTEN MATERIAL: None IX. COMMISSIONER ITEMS: A. Report of City Council meeting - Chairman Butler X. ADJOURNMENT: This meeting of the Planning Commission will be adjourned to a Regular Meeting to be held on February 25, 2003, at 7:00 p.m. PC/AGENDA MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA January 28, 2003 7:00 P.M. I. CALL TO ORDER A. This meeting of the Planning Commission was called to order at 7:00 p.m. by Vice Chairman Tyler who asked Commissioner Robbins to lead the flag salute. B. Present: Commissioners Jacques Abels, Tom Kirk, Steve Robbins, and Vice Chairman Robert Tyler. It was moved and seconded by Commissioners Kirk/Robbins to excuse Chairman Butler. Unanimously approved. C. Staff present: Community Development Director Jerry Herman, City Attorney Kathy Jenson, Planning Manager Oscar Orci, Assistant City Engineer Steve Speer, Environmental Consultant Nicole Criste, Associate Planner Martin Magana, and Executive Secretary Betty Sawyer. IL PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: A. Staff asked that Item "B" under Business Items be corrected to read: "Request: Request for a finding of General Plan conformity for the City of La Quinta's proposed acquisition for the extension of La Quinta Drive." IV. CONSENT ITEMS: A. Vice Chairman Tyler asked if there were any corrections to the Minutes of January 14, 2003. There being no corrections, it was moved and seconded by Commissioners Abels/Robbins to approve the minutes as presented. Unanimously approved. B. Department Report: None. V. PRESENTATIONS: None G:\WPDOCS\PC Minutes\1-28-03.wpd 1 Planning Commission Minutes January 28, 2003 VI. PUBLIC HEARINGS: None A. Environmental Assessment 2002 460 and Site Development Permit 2002-753; a request of Evergreen Devco, Inc./Eisenhower Medical Center for certification of a Mitigated Negative Declaration of environmental impact and review of development plans for a 14,560 square foot drug and retail store on a 4.03 acre site located at the northeast corner of Avenue 48 and Washington Street. 1. Vice Chairman Tyler 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. Vice Chairman Tyler asked if there were any questions of staff. Commissioner Kirk assumed traffic would be an issue and asked staff to comment on whether or not the traffic would be a significant impact. Assistant City Engineer Steve Speer stated it would not. At the time the General Plan was updated the traffic analysis anticipated what the traffic load would be for all the streets in La Quinta at a buildout scenario. They load the anticipated traffic onto the streets to know what size the streets should be. Then when proposals such as this come before the City there is only a need to ask for additional right of way. This project is within what the General Plan anticipated for these streets. Commissioner Kirk asked about the previous design submitted by Walgreens at Avenue 50 and Washington Street and why it was denied for that location. Staff noted the additional applications and requirements that were required for approval at the prior site. Commissioner Kirk asked if this project was consistent with the zoning designations of Community Commercial. Staff stated it is. 3. Commissioner Abels stated he thought the architectural design was different. Staff noted it was. 4. Vice Chairman Tyler asked staff to indicate the location of the 150 foot Image Corridor setback from Washington Street would be and reaffirmed the height limit at this location was 22 feet and asked what the height limit would be beyond that. Staff indicated the location on the map and confirmed the height limit was 22 feet within the setback and beyond that they could go up to 40 feet. The proposed building and tower were within the height limits. G:\WPDOCS\PC Minutes\ 1 -28-03.wpd 2 Planning Commission Minutes January 28, 2003 5. There being no further questions of staff, Vice Chairman Tyler asked if the applicant would like to address the Commission. Mr. Tim O'Neil, Evergreen Devco, Inc., the applicant, gave a presentation on the project and noted the upgrades they had made to the project site and the building itself. He further noted this site will not make application for a liquor license and the store hours will be 8:00 a.m. to 10:00 p.m. and the lighting plan would be consistent with the store hours. They have eliminated their typical neon sign on the tower and designed a four-sided architectural building. 6. Vice Chairman Tyler asked if there were any conditions they wanted to address. Mr. O'Neil stated Condition #40, and #50. On Condition #40 needs clarification as the sentence is unfinished. The second Condition is #50 requiring the proposed drive through for the pharmacy shall be a minimum of 12 feet wide with proper stripping. They agree with the proper stripping, but typically work with a nine and ten foot drive through lane with an island that separates the two lanes that is three foot wide. They would request to keep the nine and ten foot lanes. Vice Chairman Tyler asked how this compares with the store at Washington Street and Avenue 42 in Bermuda Dunes. Mr. O'Neil stated it should be a prototype or criteria store, which would have the nine foot on the internal lane, a three foot island, and then a ten foot lane. 7. Ms. Emily Hemphill, attorney for the applicant, stated there were two other conditions of concern that she would address. First Condition #10 which relates to the dedication along Washington and Condition #1 1 which is for the dedication of the landscape strip along Washington. They have found that their property is not contiguous to Washington Street. There is a landscape strip along Washington that is owned by the La Quinta Commercial Owners Association. The property owners association that maintains the common area for all the commercial development. So a dedication on their property in the absence of this, will not give the City what they are wanting. They would like to suggest they condition their dedication for the ultimate width of Washington Street such that it does not have to occur until that strip is acquired. The second issue is Condition #38, the joint access. Under this condition her client is being required to provide half of the driveway access onto Washington Street with the remainder being provided by the property owner to the north. Their concern is financing and timing. They have not been given an indication that this property G:\WPDOCS\PC Minutes\1-28-03,wpd 3 Planning Commission Minutes January 28, 2003 owner is ready to proceed with his development and because it is unknown when they will begin their process, they would like to suggest an alternate condition: In the event the adjacent property owner to the north refuses to grant the required easements for the shared access, they be permitted to put the full width of the Washington Street access on their property and then if the property to the north is later developed, and requires the access, they can provide an easement with both properties sharing the access maintenance costs." 8. Vice Chairman Tyler asked if there was a similar condition for the Marriott project. Community Development Director Jerry Herman stated yes, but it is based on timing. Ms. Hemphill stated their only concern is that should they not develop their property, they not be left with half a driveway. 9. Vice Chairman Tyler asked if there was any other public comment. Mr. Bob Lowry, 48-265 Paso Tiempo Lane, representing the Master Board of Directors for Rancho La Quinta, stated the majority of their members are against locating a Walgreens drug store at this site. They are proud of Rancho La Quinta and La Quinta. A drug store with bright lights on tall poles with a sign 13 feet above the street does not belong across the street from this development. It belongs in a retail corridor. 10. Mr. Bill Ivey, 78-665 Descanso Lane, stated he has been in the Valley for 50 years and chose their home in Rancho La Quinta because they love this area. Their home is about six houses from the corner of this site. It was their understanding that this site was to be an office building and now it is being proposed as a drug store. They do not want it as they know it will devalue their property over time and their lifestyle. Retail uses always bring excessive lighting, traffic, etc. and many are impossible to mitigate. The demographics will not support the use at this location. They commend the developer for their efforts to upgrade their design, but still respectively request the Planning Commission deny the project. 11. Mr. Rob Dawson, 79-770 Rancho La Quinta Drive, stated he is a member of the safety committee for Rancho La Quinta and they believe this proposal represents some safety concerns such as G:\WPDOCS\PC Minutes\1-28-03.wpd 4 Planning Commission Minutes January 28, 2003 poor ingress and egress onto the site. Both medians create a circulation problem with right -in, right -out, and u-turns will increase accidents. They ask that this proposal be denied. 12. Mr. Chuck Sullivan, 40-610 Vista Estrella, stated he has a lot of concerns about this site for this project. Avenue 48 represents the front door to Rancho La Quinta. A food and drug store at this location is wrong. There needs to be a transition between the heavy commercial at Highway 1 1 1 and the residential uses to the south. The problems he sees are lighting, traffic, noise, and the collateral damage you get with a retail application of any kind. Some of these can be mitigated and some cannot. He believes a more professional office building with tenants that arrive in the morning and leave in the afternoon is a more sensitive use of this site. He believes they will be entering a very angry customer base. 13. Mr. Frank Christopher, 48-485 Vista Calico Drive, stated his background has been in residential development and he agrees with what has been stated so far, which is that the retail use is not consistent with the residential uses in the vicinity. He requests the project be denied. 14. Mr. Bob Friedricks, 48-105 Via Solana, stated that from his residence he will visually be able to view this development and he strongly objects to this project. 15. Ms. Sally Jo Baggs, 78-705 Descanso Lane, stated her residence is right across from this development and this has always been a quiet area. She likes the design and appreciates their efforts, but still believes it does not belong in this area. 16. Ms. Emily Hemphill, attorney for the applicant, stated most of the concerns raised by the neighbors have been regarding the land use compatibility and she would like to point out a few things regarding that. First of all, this property is currently designated as Community Commercial on the General Plan. This General Plan went through considerable study by staff, Planning Commission, and the City Council and it was approved only ten months ago. That Community Commercial designation permits the sale of general merchandise, hardware and building materials, food, drug G:\WPDOCS\PC Minutes\1-28-03.wpd 5 Planning Commission Minutes January 28, 2003 and sundry, person services and similar goods and services to meet the needs of a multi -neighborhood area. Prior to this zoning it was zoned Regional Commercial. This property has been designated as Commercial since 1990 when the Lake La Quinta tract map was recorded on February 28, 1990. To say it is inappropriate for commercial property runs directly counter to the planning process that this Commission went through for the General Plan update. To suggest that we do not like Walgreens, or we feel it is a discount issue, and therefore need to change the land use and ignore the planning process does violation to the planning process in the City of La Quinta. They have conformed in every way with the land use requirements for a commercial development in this area. The traffic conditions, as indicated by staff, have already been fulfilled. With respect to marketing, Walgreens has studied the area and believes it is appropriate from a market standpoint. She submitted a letter from Walgreens regarding their marketing analysis. The Planning Commission's purpose is land use issues and in this case, land use is appropriate and in an agreement with the City's General Plan. 17. Mr. Jerry Sheldon, 48-015 Casita Drive, stated he runs a competing pharmacy chain and does not think this is a good use of the land and urges the Planning Commission to reject the application. There are only 41,559 people in a radius of three mines and there are ten competitors. That averages to only 4,000 people per store, which is a disaster. The population over 60 is only 19%, which alone is not a good indication as they are the largest purchaser of drugs. The other issue is that drug stores are a magnet for crimes and asked if there were any other development options. 18. Mr. Sam Spinello, 75-600 Mary Lane, Indian Wells, stated he is a local real estate broker for commercial developments. He was asked to speak on how a drug store could work with the office buildings proposed on the remainder of the site. His experience in projects like this is extensive and named the other sites he has worked with. The remainder of the site is being marketed and receiving favorable response due to the Walgreens. In regard to property values, there seems to be an increase in property values when there are good schools and good quality neighborhood retail in close proximity. G:\WPDOCS\PC Minutes\1-28-03.wpd 6 Planning Commission Minutes January 28, 2003 19. Mr. Tim O'Niel, Evergreen Devco, stated that at this site they have exceeded the City's Code. The lighting is within the Dark Sky Ordinance and have expressed a willingness to work with staff to amend that lighting program if staff deems it appropriate. Second is traffic. There is room for improvement on the circulation of the site and they believe the improvement should be on Caleo Bay. Staff has advised them there is a proposal to add a left turn lane departing Caleo Bay. They have agreed to participate in the striping of that program at their cost to meet staff's requirements. The issue of the market place and whether or not there is room for another store, in the last ten years they have opened 3100 store; two of which have closed due to sales problems. That is better than 99.9% success which is greater than any other company. Walgreens is 101 years old and has been named the most respected food and drug retailer in the Fortune 100, seven of the last ten years. This is not a case of taking a poor business and dressing it up with aesthetics to meet a higher end neighborhood. They are taking a business that typically locates on higher traffic areas and bringing it up to Code with aesthetics to meet the neighborhood. The quality and the credibility and the credit worthiness is there. Regarding the marketplace, they look to a 1-2 mile radius and focus on a neighborhood orientation. Based on their experience, the cluster of retail that exists on Washington is in a distinct trade market. The competing businesses at the highway are high traffic businesses they continually hear complaints about; circulation, safety, sanitation, site plan, quality. People who do not like to go to the highway and navigate the highway have a clean, safe option, that is obviously a higher end design than they can find at the highway. This is the strategy behind this project. He continued to list other examples of the market place. They appreciate the comments from the neighbors, even those in opposition. 20. Mr. Grady Sparks, Rancho La Quinta developer, stated he reviewed some of the projects that have been proposed along Avenue 48. He asked if Caleo Bay was a public street. Assistant City Engineer Steve Speer stated yes. Mr. Sparks stated it appears to him that especially at night the lights along Avenue 48 will shine into the homes. With all the traffic on Washington Street now, this will create additional problems for people trying to get out onto Washington Street and Avenue 48. He asked if the entrance to Walgreens on Avenue 48 could be deleted and use G:\WPDOCS\PC Minutes\1-28-03.wpd 7 Planning Commission Minutes January 28, 2003 the entrance off Caleo Bay. It appears to him that another traffic signal will be needed and maybe some type of a frontage road to get the traffic up to a light to get them out onto Washington Street. His other concerns are lighting and he would like the lighting to be very restrictive. He does not see where the trash will be picked up nor what is proposed for the other sites on the site plan. 21. Mr. Jack Fleck 48-425 Via Salona, stated all the comments so far are valid issues. Traffic, lighting, general litter, noise, are all issues that this project will bring. He knows their operation is successful, but they are the residents that have to live with this development in their community. He does not see the need for another drug store in this location. 22. Mr. Tom Gorney, 49-893 Via Catalina, stated he has no objection to Walgreens, but to put this store, as nice as it is, next to a high end residential, is not appropriate. Make the transition reasonable. He would like to see the City rank itself with Indian Wells and Rancho Mirage, not Cathedral City and Desert Hot Springs. 23. Ms. Grace Ellen Goodman, 78-885 Rio Seco, stated that as a woman she looks at safety when she purchased her home. This development will cause them more traffic and safety issue. They moved into their area to have a lovely, safe environment and this will not give them the safety they bought for. 24. Mr. Sean O'Brien, 78-955 Descanso Lane, stated the reason he moved here was to get away from this type of development. Their studies were based on economics and not what was best for the community. In court, a judge would not rule on a project like this until he would see the entire picture. He would state that it was too early to rule on an issue until they see the entire picture. At this time, we have no idea what will be happening on the remainder of the site. He asks that any decision be held off until a complete picture of the site is presented. 25. Mr. John Peruzzi, architect for the project, stated he cannot address all the issues raised, but would address the statement that Walgreens is an eyesore and is not studying the needs of the local community. He would like to disagree. They have worked very hard to make this a very special Walgreens to make it a pride of G:\WPDOCS\PC Minutes\ 1 -28-03.wpd 8 Planning Commission Minutes January 28, 2003 ownership for the neighborhood. They have deleted signs to be sensitive, created arcades, low level lighting, landscape buffers and many other amenities to make this an upscale project. 26. Ms. Betty Shelley, 78-565 Descanso Lane, stated her house is right across the street from the proposed site. She got the idea from Walgreens that they do not want to be where they are not wanted and she hopes they get the message they do not want them to be here. 27. There being no other public participation, Vice Chairman Tyler closed the public participation portion and opened the matter up for Commission discussion. 28. Commissioner Abels commended the applicant on their presentation and design. He wonders if people realize the obligation the Planning Commission is under when an applicant meets all the City requirements. This is a good project. It is not a purview of the Commission to say whether or not this is a good place for a Walgreens. 29. Commissioner Kirk asked staff if the applicant did any view shed analysis from adjoining properties. Associate Planner Martin Magana stated they did. Mr. Garbett reviewed the viewshed plans. Commissioner Kirk asked if the lighting with 22 foot poles, meets City Code. Associate Planner Martin Magana stated the Code allows the lighting poles to be the maximum height established by the zone in which the building is located or 18 feet, whichever is greater. Commissioner Kirk asked if bollards could be used instead. Staff stated the Lighting Ordinance is currently under review, so the current Code requirements would be applicable in this instance. The use of bollards would be more of a question for the applicant. Commissioner Kirk asked where staff was on review of the Lighting Ordinance. Community Development Director Jerry Herman stated public hearings will be conducted in February and March on those proposed changes to the Lighting Ordinance. Commissioner Kirk asked if bollard lighting can meet the Dark Sky Ordinance and safety issues. Community Development Director stated bollard lighting is permitted, yes. It would be a question of the applicant as to whether or not bollard lighting provides enough light for their safety concerns. City Attorney Kathy Jenson stated the issue of lighting in regard to the La Quinta Arts Foundation site is that bollard lighting could not G:\WPDOCS\PC Minutes\1-28-03.wpd 9 Planning Commission Minutes January 28, 2003 meet the City's standards. Therefore, a specific plan amendment was used to deviate from the regular standards by combining bollard lighting and reducing the height of the lighting to reach a compromise. Community Development Director stated the consultant hired to review the lighting standards has stated the higher the better for the lighting standards. Commissioner Kirk asked if lower lighting in the parking lot on Avenue 48 could be a proposition the applicant would consider. He commented on how sophisticated the comments have been from those speaking and they did address their issues. It is known that Rancho La Quinta is a high quality development, but at the same time the residents have to understand that when land use is not an issue, the Commission has to be sensitive to an applicant's request. In regard to this not being a market for Walgreens, this is not a purview for the Commission. The prior application submitted by Walgreens was a good project, but in a wrong location. In this location it is a good project, and maybe it should have been considered when the General Plan was being considered. The Commission should make this retail development more acceptable to the community. The Commission does have an opportunity to address lighting, traffic, and circulation. This development could be conditioned in regard to what would be allowed on the remainder of the site. He supports the project if these issues can be addressed. 30. Commissioner Robbins stated he agrees with what has been stated. Demographics are not within the Commission's purview. One of the concerns raised was safety with too many right -in and right -outs. These are done by design for safety. The project is zoned for the use and he does not believe they have the right to decide what can be developed on the remainder of the site. 31. Vice Chairman Tyler asked if this goes to the City Council. Staff stated the Commission's action is final unless it is appealed, or called up by the Council. 32. Commissioner Robbins asked if the community can appeal the application. Staff stated yes. 33. Vice Chairman Tyler stated he does have a concern about the 22 foot light poles. It seems the Arnold Palmer restaurant was reduced to 18 feet. He would like to suggest they be reduced to 18 feet on the entire site. They can use low level bollards to augment them. Another concern he has is what will be developed G:\WPDOCS\PC Minutes\ 1 -28-03.wpd 10 Planning Commission Minutes January 28, 2003 on the remainder of the site. The staff report indicates the other buildings could be medical uses; can the Commission limit what can be allowed to ensure they are compatible with what is already built. City Attorney Kathy Jenson, stated if the Commission had a concern that the project would not be compatible with the surrounding neighborhood, if it was consolidated with other retail uses, the Commission could request the developer and/or property owner to consent to as a condition of approval. A finding must be made that the architecture, site design, and use is compatible and therefore they could request the owner and applicant to consent to this limitation. Vice Chairman Tyler stated a condition does need to be added requiring stabilizing of the ground until something is built on the remainder of the site. Also, a condition should be added requiring all delivers be made during the hours of operation. The same for the trash pick up. He would like to ask the applicant if any comments were received from Lake La Quinta. Community Development Director Jerry Herman informed the Commission that the Environmental Assessment mitigation measures requires the vacant land to be seeded and deliveries are limited to 7 a.m. and 10:00 p.m. Trash is controlled by the construction hours for pick-up. 34. Mr. O'Niel stated that any uses on the remainder of the site will come before the Commission as a matter of planning procedures. They will state there will be no other pharmacy or pharmacy use on the site based on the CC&R's for the site. City Attorney Kathy Jenson stated generally staff does not look at the substance of the CC&R's unless there are special conditions that need to be included. Staff reviews them only to see that no uses are being allowed that are not allowed by the City. The applicant has stated they will have an anti -competitive clause provision allowing them to not sell any land to a competitor. Mr. O'Neil stated the CC&R's are very restrictive in regard to the uses that are allowed. Evergreen Devco has entitlements on the entire site and their CC&R's will not allow any other pharmacies or nuisance use on the site. In regard to lighting, lowering the light standards does not improve the lighting program. To lower the light standards requires either a brighter bulb, or more lights. Their plan is to the City's Code which is one to two foot candles and lower the lighting plan that is evenly distributed that does not have brighter bulbs. The goal is to have lights shielded onto the property, G:\WPDOCS\PC Minutes\1-28-03.wpd 11 Planning Commission Minutes January 28, 2003 evenly distributed, at very low foot candles. All lights are out by 10:00 p.m., except for what is required for public safety. Community Development Director stated the proposed lighting standards being brought to the Commission at a later date will have a curfew requirement for exterior lights. This applicant is complying with what staff will be proposing with the new lighting standards. 35. Commissioner Kirk asked if the hours of operation could be reduced due to this location. 36. Commissioner Abels stated he did not believe this was within the Commissioners purview. 37. Vice Chairman stated they have already conceded to not opening till 8:00 a.m. 38. Commissioner Kirk stated that if the other Commissioner Members do not consider it an issue he would relinquish the idea. 39. There being no discussion, it was moved and seconded by Commissioners Robbins/Kirk to adopt Resolution 2003-003, certifying a Mitigated Negative Declaration of environmental impact for Environmental Assessment 2002-460, as recommended. ROLL CALL: AYES: Commissioners Abels, Kirk, Robbins, and Vice Chairman Tyler, NOES: None. ABSENT: Chairman Butler. ABSTAIN: None. 40. It was moved and seconded by Commissioners Kirk/Robbins to adopt Resolution 2003-004 approving Site Development Permit 2002-753, subject to the conditions as amended. A. Staff work with applicant to design the lighting with 16-18 foot high light standards; B. Conditions #10: applicant shall dedicate or acquire a six foot strip of land from the landscape lot adjacent to the existing right of way at their expense or request the Council acquire it by condemnation. C. Condition #1 1: applicant shall provide a 20 foot landscape setback from the edge of the new right of way. G:\WPDOCS\PC Minutes\1-28-03.wpd 12 Planning Commission Minutes January 28, 2003 D. Add Condition: a provision added to the CC&R that no other pharmacies, or related uses, would be allowed on the site. E. Condition #38: Discretion is given to the City Engineer on how the shared drive is implemented. F. Condition #40: eliminated. G. Condition #50: the drive through lane shall be 9 feet wide with a 3 foot island and ten foot wide lane. ROLL CALL: AYES: Commissioners Abels, Kirk, Robbins, and Vice Chairman Tyler, NOES: None. ABSENT: Chairman Butler. ABSTAIN: None. Vice Chairman Tyler recessed the meeting at 8:50 p.m. and reconvened at 9:00 p.m. VII. BUSINESS ITEMS: A. Sign Application 2003-679, a request of Censource/Von's Supermarket for consideration of a sign program amendment to replace two monument signs and the elimination of one oval sign in the Von's Shopping Center located at the southwest corner of Washington Street and Highway 1 1 1 (78-483 Highway 1 1 1). 1. Vice Chairman Tyler asked for the staff report, a copy of which is on file in the Community Development Department. 2. Vice Chairman Tyler asked if there were any questions of staff. Commissioner Robbins asked why there was a minimum letter size. Staff stated it was limited by the Code. 3. Vice Chairman Tyler asked what part of the sign on Washington street was being removed. Staff stated the entire sign. The Code allows one monument sign per street frontage. Vice Chairman Tyler stated he would prefer to keep the Plaza La Quinta sign. In regard to the letter size, what latitude does the Commission have. Community Development Director Jerry Herman stated the Commission has the latitude to approve what has been submitted and what will remain. Vice Chairman Tyler stated the distance they are proposing to move sign back, should be clarified. Community Development Director Jerry Herman stated the verbiage could be clarified to state it will be moved to the back of the inside of the curb line. G:\WPDOCS\PC Minutes\ 1 -28-03. wpd 13 Planning Commission Minutes January 28, 2003 4. There being no further questions of staff, Vice Chairman Tyler asked if the applicant would like to address the Commission. Mr. Tim Pitts, representing Von's Company, stated they have worked with staff to resolve these issues. Von's will be starting their remodel and bringing their signs into conformance with the City. They will remove the two palm trees and move the sign back on Washington Street. As far as the oval sign on the Plaza La Quinta sign, they thought removing the oval sign was enough, but will agree to whatever the Commission requires. In regard to the height, they are trying to get a height that is visible to the public driving by. 5. Commissioner Abels asked if any of the other tenants were involved or requested to be participants on the sign. Mr. Pitts stated that is an issue of the property owner. This is the final decision of what the property owners requested. 6. Commissioner Kirk asked if the entire monument sign on Highway 111 was to be removed or just the oval Von's sign. Staff stated the entire sign. 7. There being no further questions of the applicant, Vice Chairman Tyler closed the public participation portion and opened the matter for Commission discussion. 8. Commissioner Robbins stated he had no objection to keeping the Plaza La Quinta sign on Highway 1 1 1. 9. Commissioner Kirk stated this is an opportunity to clean up the site and bringing it up to City standards by allowing only the two monument signs. 10. There being no further discussion, it was moved and seconded by Commissioners Kirk/Abels to adopt Minute Motion 2003-002, approving Sign Application 2003-679, as recommended. Motion passes with Vice Chairman Tyler voting no and Chairman Butler being absent. B. Finding of General Plan Conformity, a request of the City for a finding of General Plan conformity for the City of La Quinta's potential acquisition and construction of the extension of La Quinta Drive on the north side of Highway 1 1 1 between Adams Street and Dune Palms Road. G:\WPDOCS\PC Minutes\ 1 -28-03.wpd 14 Planning Commission Minutes January 28, 2003 1. Vice Chairman Tyler asked for the staff report. City Attorney Kathy Jenson gave the staff report, a copy of which is on file in the Community Development Department. 2. There being no questions of staff, Vice Chairman Tyler closed the public participation portion and opened the matter for Commission discussion. 3. There being no further discussion, it was moved and seconded by Commissioners Abets/Kirk to adopt Planning Commission Resolution 2003-005, confirming findings of conformity with the La Quinta General Plan for a potential acquisition and construction of the extension of La Quinta Drive on the north side of Highway 111 between Adams Street and Dune Palms Road, as recommended. ROLL CALL: AYES: Commissioners Abels, Kirk, Robbins, and Vice Chairman Tyler, NOES: None. ABSENT: Chairman Butler. ABSTAIN: None. Vill. CORRESPONDENCE AND WRITTEN MATERIAL: None. IX. COMMISSIONER ITEMS: A. Commissioner Abels gave a report of the City Council meeting of January X. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Abels/Robbins to adjourn this regular meeting of the Planning Commission to a regular meeting of the Planning Commission to be held February 11, 2003, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 9:35 p.m. on January 28, 2003. Respectfully submitted, Betty J. Sawyer, Executive Secretary City of La Quinta, California G:\WPDOCS\PC Minutes\ 1 -28-03.wpd 15 PH #A PLANNING COMMISSION STAFF REPORT DATE: FEBRUARY 11, 2003 CASE NUMBERS: SPECIFIC PLAN 99-036 (AMENDMENT #2) AND SITE DEVELOPMENT PERMIT 2002-756 APPLICANT: DAVID AND JAMIE REULMAN PROPERTY OWNERS: REULMAN FAMILY (RADIO ACTIVE) AND OTHER MISCELLANEOUS OWNERS REQUEST: (1) AMENDMENT TO THE LA QUINTA CORPORATE CENTRE SPECIFIC PLAN TO ALLOW CERTAIN CHANGES TO DESIGN GUIDELINES, AND (2) REVIEW OF ARCHITECTURAL, LANDSCAPE, SITE, AND LIGHTING PLANS FOR A 15,248 SQ. FT. TWO-STORY COMMERCIAL BUILDING FOR RADIO ACTIVE ON ONE ACRE LOCATED AT 78-441 CORPORATE CENTRE DRIVE LOCATION: NORTH OF HIGHWAY 111 APPROXIMATELY 330 FEET EAST OF ADAMS STREET AND WEST OF DUNE PALMS ROAD ARCHITECT: ROBERT H. RICCIARDI A.I.A. AND ASSOCIATES ENGINEER: PACIFIC ENGINEERING & ASSOCIATES LANDSCAPE DESIGN: RAY MARTIN DESIGN & ASSOCIATES, INC. ENVIRONMENTAL CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DIRECTOR HAS DETERMINED THAT THE REQUEST HAS BEEN PREVIOUSLY ASSESSED IN CONJUNCTION WITH ENVIRONMENTAL ASSESSMENT 99-383, PREPARED FOR SPECIFIC PLAN 99-036 AND CERTIFIED BY THE CITY COUNCIL ON SEPTEMBER 7, 1999, BY RESOLUTION 99- 110. NO CHANGED CIRCUMSTANCES, CONDITIONS OR NEW INFORMATION IS PROPOSED WHICH WOULD G:\SDP 756 RadioActive\SRPC SDP756 Final.wpd;R1/24 TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL ASSESSMENT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21166. GENERAL PLAN/ ZONING DESIGNATIONS: COMMERCIAL PARK (CP) AND REGIONAL COMMERCIAL (CR) WITH NONRESIDENTIAL OVERLAY IN SPECIFIC PLAN 99-036 SURROUNDING LAND USES FOR SP 99-036: NORTH: REGIONAL STORMWATER CHANNEL SOUTH: ACROSS HIGHWAY 1 1 1, LA QUINTA AUTO MALL, UNDER CONSTRUCTION COMMERCIAL PARCELS (WAL-MART, ETC.) AND VACANT COMMERCIAL PARCELS EAST: ACROSS DUNE PALMS ROAD, VACANT COMMERCIAL LAND WEST: VACANT (FUTURE HOTEL) AND EXISTING SELF -STORAGE FACILITY BACKGROUND: The Mixed/Regional Commercial and Commercial Park designations were instituted to encourage the development of more intense commercial uses on the Highway 111 Corridor, and business park or quasi -industrial uses along the stormwater channel, respectively. Specific Plan 99-036 (La Quinta Corporate Centre) was approved by the City Council on September 7, 1999, and involves 36 acres of noncontiguous property located on the north side of Highway 111 between Dune Palms Road and Adams Street. The Plan envisioned development of light industrial uses, retail/office uses, a fitness center, a self -storage facility, and gasoline service station. Concerning the style of architecture for new projects, the Plan states: "... contemporary desert based on California Mission, Spanish, southwest and inspired themes found in La Quinta." Various changes were made to the specific plan development conditions and text document (e.g., tenant signs, land use table, etc.) by the City Council on June 4, 2002 (Resolution 2002-85) during consideration of Site Development Permit 2002-734 (Attachment 1). G:\SDP 756 RadioActive\SRPC SDP756 Final.wpd;R1/24 Page 2 of 7 The existing developments in the La Quinta Corporate Centre are the J. Paul Building (SDP 2000-669 (Phases 1 and 2)), USA Petroleum (CUP 99-046 and SDP 99-657), World Gym (SDP 2000-682), and Storage USA (SDP 2000-673, Phase 2 only). The Radio Active project is located on the southwest corner of Dune Palms Road and Corporate Centre Drive on one acre within Planning Area #4 of Specific Plan 99-036. Off -site street improvements were installed for the project site a few years ago. Immediately south of the site is an existing gasoline station, mini -market and carwash and to the west are vacant commercial parcels in SP 99-036. PROJECT PROPOSAL: Specific Plan Amendment The current specific plan development standards require a 50-foot distance from the Dune Palms Road curbface to a parking lot aisle pursuant to Condition #44(D) of City Council Resolution 2002-85. Under the Radio Active proposal, a setback of 39 feet is proposed, which is consistent with the development standards of the existing USA Gasoline service station/mini-market to the south. Site Development Permit The proposed two story commercial building is 27-feet in height to the top of the upper level parapet. The irregularly shaped building is 15,248 square feet with ground - level areas making up 84 percent of the building area (Attachment 2). Showrooms and vehicle service areas are located on the first floor while offices are upstairs. To create architectural interest, the building roofline is staggered. Exterior surfaces are clad in light desert colored stucco similar to the J. Paul Building located at the northwest corner of Corporate Centre Drive and Dune Palms Road (79-440 Corporate Centre Drive). Flat roof building elements project out over storefronts to provide shade cover during summer months. Primary building entrances and storefronts are located on the north and east sides of the building. Solar bronze glazing will be set in place using aluminum mullions. Window panes are typically nine feet high except adjacent to the east -facing building entrance. Showroom storefronts are accented by exposed wood beams and vertical columns spaced at 20 foot intervals. A trash enclosure is located on the southwest side of the building adjacent to service bays and two-way service aisle. Open parking stalls, measuring 9'-0" wide by 17'-0", are provided around the proposed building using 26-foot wide aisles with access driveways proposed onto Corporate Centre Drive and Dune Palms Road. Driveway access points are to be shared with adjacent developments as outlined in Specific Plan 99-036. Guest and GASDP 756 RadioActive\SRPC SDP756 Final.wpd;R1/24 Page 3 of 7 employee parking for 43 vehicles is provided on the north and east sides of the building while vehicle service bays and staged parking is planned on the west side. The applicant's January 13, 2003 grading plan shows parking lot and building runoff being directed to Corporate Center Drive in order to be conveyed to the regional stormwater channel as allowed by Condition #31 of Specific Plan 99-036. The proposed conceptual landscaping plan includes a plant palette consisting of a variety of specimen trees (Acacias and Palo Verde), shrubs and groundcover. To augment the specimen shade trees, palm trees in heights of 8' to 14' are being used on accent perimeter parkway areas along with various sizes of rocks and gravel. Since a desertscape design is being proposed, no turf is used. Landscape planters and pedestrian sidewalks are located on the north, east and south sides of the building. Parking lot lighting consists of 24' high pole mounted fixtures (175 watt metal halide) and is fully shielded to reduce glare, as required by Section 9.150.080(K) of the Zoning Code. Footcandles range from 0.01 to 3.21 as noted on the proposed lighting plan. A concept sign program was submitted, showing channel -style lettering on three sides of the building. Radio Active signs are typically placed over building access doors with the exception of the south facing sign. No lighting and color information was submitted. Architecture and Landscape Review Committee The Architecture and Landscape Review Committee reviewed this request at its meeting of January 8, 2003, and on a 3-0 vote, adopted Minute Motion 2003-002 recommending approval, subject to conditions (Attachment 3). Condition #8 of SDP 2002-756 addresses the Committee's concern to enhance the parkway landscaping and limit the small landscape planters on the north side of the building. On January 17, 2003, the Community Development Department received an updated landscape plan from the developer which is based on the January 8" ARLC meeting (Attachment 5). The landscape and irrigation plans have been approved by the Coachella Valley Water District, including the water usage calculations. A complete set of plans is on file with the Community Development Department. Public Notice This request was advertised in the Desert Sun newspaper on January 26, 2003, and mailed to all affected property owners and those within 500 feet of the project site. G:\SDP 756 RadioActive\SRPC SDP756 Finalmpd;R1/24 Page 4 of 7 On February 3, 2003, the Community Development Department received a letter from Mr. Bob Mainiero requesting that the Planning Commission allow a change in Condition #44(D) of SP 99-036, permitting the access driveway onto Highway 1 1 1 to be less than 82 feet in length from curbface to assist development of the vacant property to the west of Radio Active and the existing gasoline service (Attachment 4). Mr. Mainiero's request is addressed later in this report. Public Agency Review A copy of this request has been sent to all applicable public agencies and City Departments on December 30, 2002. All written comments received are on file with the Community Development Department. Applicable comments received have been included in the recommended Conditions of Approval. City Parking Standards Section 9.150.080(A8b) of the Zoning Code will be discussed in the next portion of this report, therefore in order to assist the Planning Commission it is noted as follows: "Parking accessways from arterial highways shall not have parking spaces taking direct access therefrom and shall not be intersected by a parking aisle or another parking accessway for a minimum distance of thirty feet for projects with zero to two hundred parking spaces, fifty feet for projects with two hundred one to three hundred fifty spaces, seventy feet for projects with three hundred fifty-one to four hundred fifty spaces, and ninety feet for projects with four hundred fifty-one spaces or more. All distances shall be measured from the curb face of the ultimate curbline of the adjacent street." MANDATORY FINDINGS: Findings necessary to approve the Specific Plan per Zoning Code Section 9.240.010 (Item E) can be made and are contained in the attached Resolution. Staff supports the revision to Condition #44(D) for Radio Active to a allow a 39' aisleway setback on Dune Palms Road due to its designation as a Secondary Arterial thoroughfare and the planned site improvements conform with the setback required for the existing gasoline station development to the south. This shared driveway access is designed for full turn movements based on Planning Commission Resolution 99-083 (Condition #44(B)) for Site Development Permit 99-657 (USA Petroleum Corporation). Regarding the recent request from Mr. Robert Mainiero for the 6 + acre property to the west of Radio Active and the gasoline service station in Planning Area #4, Mr. Neil Kleine's conceptual site plan provides a proper parking lot design solution on Highway 1 1 1 in accordance with Section 9.150.080(A8b) of the Zoning Code. Because it ensures that if all commercial properties are developed that approximately 307 parking stalls will GASDP 756 RadioActive\SRPC SDP756 Finalmpd;R1/24 Page 5 of 7 be established on 8.36 acres requiring a 50' long driveway aisle behind any parkway improvements on Highway 1 1 1. Staff recommends that the existing access provision outlined in Condition 44(D) of SP 99-036 be changed as follows: "Access drives from arterial streets shall not have parking spaces taking direct access therefrom and shall not be intersected by a parking aisle or another parking accessway for a minimum distance of 82 feet from the curbf ace of Highway 1 1 1 (excluding parcels in Planning Area #4), and SG 39 feet from the curbface of Dune Palms Road. Parking accessways for Planning Area #4 onto Highway 111 shall be setback a minimum distance of 50 feet from the property line, subject to approval of a Site Development or Conditional Use Permits." Findings necessary to approve the Site Development Permit per Zoning Code Section 9.210.010 can be made and are contained in the attached Resolution. Special development conditions for the developer are listed below: 1. Parking Lot Lighting - Condition #28A requires the light fixtures be adjusted to ensure that light does not shine onto City parkways. The developer will be required to comply with this condition during plan check by revising the photometric lighting plan. 2. Sign Program - Condition #28C requires the developer to submit the final sign graphics to the Community Development Department during plan check consideration, ensuring that only two building signs are installed (one per street frontage) pursuant to Section 9.160.050 (Table 9-19) of the Zoning Code. The aggregate amount of sign area allowed for the single tenant building is 50 square feet, or 25 square feet per sign. A sign on the south side of the building is not allowed because it is facing an access driveway instead of a street. The proposed development and specific plan amendment are consistent with the General Plan and compatible with the adjacent commercial properties. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2003-_, recommending to the City Council, approval of Amendment #2 for Specific Plan 99-036, subject to the attached Findings and Conditions of Approval. 2. Adopt Planning Commission Resolution 2003-_ recommending to the City Council, approval of Site Development Permit 2002-756, subject to the attached Findings and Conditions of Approval. GASDP 756 RadioActive\SRPC SDP756 FinaImpd;R1/24 Page 6 of 7 Attachments: 1. SP 99-036 Attachment #1 Planning Area Exhibit 2. Radio Active Grading Plan Exhibit (Reduced) 3. ALRC Minutes of January 8, 2003 4. Letter from Mainiero, Smith and Associates dated February 3, 2003 5. 11 " by 17" Development Plans (Planning Commission only) Prared by: .r� s J, - r2� eg frousdell, Associate Planner GASDP 756 RadioActive\SRPC SDP756 Final.wpd;R1/24 Page 7 of 7 PLANNING COMMISSIONi • 1 1 �.1149 _ . • A: ' i ,c. • W l- Assessor's Parcel Numbers: 649-020-049 to -051 and -054 to -067 Portion NW %2 of Section 29, TSS, R7E SBBM WHEREAS, the City Council of the City of La Quinta, California, did on the 7t" day of September, 1999, approve Specific Plan development standards and design guidelines allowing retail, office, industrial and associated land uses on 36 ± acres by adoption of Resolution No. 99-1 1 1; and WHEREAS, the City Council of the City of La Quinta, California, did on the 4t" day of June, 2002, approve changes to the Specific Plan development standards and design guidelines for the 36 ± acre development in support of Site Development Permit 2002-734 for Sky West Corporation by adoption of Resolution No. 2002-85; and WHEREAS, the La Quinta Community Development Department has determined that the request has been previously assessed in conjunction with Environmental Assessment 99-383 and certified by the City Council on September 7, 1999, by Resolution No. 99-110 for Specific Plan 99-036. No changed circumstances, conditions or new information is proposed which would trigger the preparation of a subsequent Environmental Assessment pursuant to Public Resources Code Section 21 166; and WHEREAS, the City mailed public hearing notices to all property owners and those within 500 feet of the project site on January 17, 2003, pursuant to Chapter 9.200 of the Zoning Ordinance and published a notice in the Desert Sun newspaper on January 26, 2003. All written correspondence is on file with the Community Development Department; and WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 1 1 "' day of February, 2003, hold a duly noticed Public Hearing to review of G:\SDP 756 RadioActive\ResoPC SP99-036#2LQCorp.doc/printed Planning Commission Resolution 2003- Specific Plan 99-036, Amendment #2 David and Jamie Reulman and City of La Quinta February 11, 2003 an Amendment to the La Quinta Corporate Centre development standards, namely a change to Condition #44(D) of City Council Resolution No. 2002-85, to allow a parking lot aisleway within 39 feet of curbface of Dune Palms Road and other related changes in Planning Area #4 for on -site accessways serving Highway 1 1 1; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending approval of said Specific Plan Amendment: 1. The proposed Specific Plan Amendment is consistent with the goals and policies of the La Quinta General Plan and supports the development of regional commercial and commercial park uses north of Highway 1 1 1 to the regional stormwater channel, as conditioned. 2. The proposed Specific Plan Amendment will not be detrimental to the public health, safety and welfare, as the parking lot design changes for Planning Area #4 are compatible with the newly built gasoline service station at 79-490 Highway 1 1 1, as conditioned. 3. The proposed Specific Plan Amendment is compatible with the City's Zoning Ordinance in that it supports the development of commercial and industrial uses in the Regional Commercial and Commercial Park Zoning Districts, respectively. 4. The recommended conditions ensure orderly growth within the master planned area while providing necessary urban services. Development applications within the project area will be further reviewed by Site Development Permit or Conditional Use Permit applications as set forth in the attached documents. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1 . That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby require compliance with the Conditions of Approval (Exhibit "B") for the proposed Specific Plan Update (Exhibit "A"); G:\SDP 756 RadioActivc\ResoSP99-036112LQCorp.doclprintcd Planning Commission Resolution 2003- Specific Plan 99-036, Amendment #2 David and Jamie Reulman and City of La Quinta February 11, 2003 3. That it does hereby reconfirm the conclusion that Environmental Assessment 99-383 assessed the environmental concerns of this Specific Plan pursuant to City Council Resolution No. 99-1 10; and 4. That it does recommend approval to the City Council of Specific Plan 99-036 (Amendment #2) for the reasons set forth in this Resolution, subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 1 1 th day of February, 2003, by the following vote, to wit: RICH BUTLER, Chairman City of La Quinta, California JERRY HERMAN, Community Development Director City of La Quinta, California G:`SDP 756 RadioActivc\ResoSP99-036#2LQCorp.doc/printed SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Amendment"Al The purpose of the La Quinta Corporate Centre Specific Plan is to set forth the detailed development principles, guidelines, and programs to facilitate the development of a 36- acre site located on the north side of Highway 111 between Adams Street and Dune Palms Road. This Specific Plan is intended to meet the requirements for a Specific Plan as set forth in State law. The State of California authorizes cities and counties to adopt Specific Plans as an appropriate tool in implementing their General Plans. Such a plan is to include the detailed regulations, conditions, programs, and any proposed legislation that is necessary for the systematic implementation of the General Plan. The Specific Plan provides the linkage between the General Plan, the general goals and policies of the City, and the detailed implementation of that plan with tools such as Zoning and Subdivision Ordinances. The Government Code Section 65451 sets forth the minimum requirements of a Specific Plan and states: "A Specific Plan shall include a text and diagram or diagrams which specify all of the following in detail: 1). The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. 2). The proposed distribution, location and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described by the plan. 3). Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. 4). A program of implementation measures including regulations, programs, public works projects, and financing measures necessary to carry out paragraphs (1), (2), and (3)." The Specific Plan shall include a statement of the relationship of the specific plan to the General Plan. The establishment of specific performance, design, and development standards is set forth to guide the development of the subject property in such a way as to implement the General Plan while maintaining some flexibility to respond to changing conditions which may be a factor in any long term development program. The document also acts to augment the City's Zoning Ordinance by providing particular G:\SDP 756 RadioActive\SP36#2 FinalText2003.wpd-Greg/Pagel SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE design guidelines, a tailored list of allowable, conditionally allowable, and prohibited uses for the site, and unique development standards. 1.20.1 - The Land The La Quinta Corporate Centre is a proposed mixed commercial development on 36 acres of property located approximately 330 feet east of Adams Street and north of Highway 111 within the City of La Quinta. The property is delineated by the City's General Plan as Commercial Park and Mixed/Regional Commercial and is Zoned Regional Commercial (CR) with a Non -Residential Overlay. The site is vacant except for newly constructed buildings in Planning Area 1 and 4. Areas of the site have been mass graded thereby removing large changes in grade elevations across the various parcels. Preliminary pad heights for future building have been established based on plans approved by the La Quinta Public Works Department. The site has nearly 1,700 feet of frontage on Highway 111 and comes within 330 feet of Adams Street on the west side and abuts Dune Palms Road on the east side. Property to the south, across Highway 111, is either involved with the La Quinta Auto Mall Specific Plan (Specific Plan 97-034), or vacant. Property to the west is currently vacant but a hotel and restaurant complex development has been approved for the site under Specific Plan 98-033. The property to the north, across the CVWD flood control channel is the La Quinta High School. To the west, abutting the site is a small self - storage facility of 3.96 acres. Further to the west across Adams Street is the Wal-Mart Center (Specific Plan 89-014, One -Eleven La Quinta Shopping Center). The Home Depot Center (Specific Plan No. 96-027, Jefferson Plaza) is located to the east of the site by approximately 1,200 feet. The project site is shown on the aerial photograph in Exhibit 2. Commercial and business park use of the subject site was analyzed in the City's General Plan EIR that was approved in 1992, and updated on March 20, 2002. The Natural Resources Element of the General Plan identified the subject property as being potential habitat to the Coachella Valley Fringed Toed Lizard and within the approved Habitat Fee area. 1.20.1 a - The Ownership There are 16 underlying parcels. Exhibit 1 indicates the parcel configuration it 1999 and Exhibit 7 the existing parcel configuration. G:\SDP 756 RadioActive\SP36#/2 FinaIText2003.wpd-Greg/Page2 SPECIFIC PLAN THE LA QUANTA CORPORATE CENTRE Specific Plan 99-036, Amendment #2 Exhibit "A§ 1.20.2 - The Project The La Quinta Corporate Centre is a multi -phased multi -use complex. The property location is one of prominence for the City of La Quinta and as such the development ideas and standards will complement the City's image as the Gem of the Desert. The multi -use retail center will contain a variety of uses, the summary of proposed regional commercial uses and building sizes, totaling 332,400 square feet, is as follows: Proposed Built Multi -tenant industrial/office users - 91,600 square feet 25,958 sq. ft. Retail floor area - 79,300 square feet 0 sq. ft. Mid -rise office building - 113,000 square feet 0 sq. ft. Financial space - 6,500 square feet 0 sq. ft. Fitness center - 30,000 square feet See below Service station - 2,000 square foot (approximate) See below The following uses are a part of the overall site development but are not included in the retail/office calculations: 1. One gasoline service station (2,940 sq. ft. USA Petroleum on 1.3 acres) 2. Nine industrial lots on 6+ acres (15,500 sq. ft. World Gym on 1.2 acres and 34, 270 sq. ft. Sky West project on 2.25 acres) 3. One self and RV storage facility (54,925 sq. ft. Storage USA on 3.78 acres) 4. One CVWD well site Special Note: See Condition of Approval # 61 Exhibit 5 depicts the conceptual site plan for the proposed development. The La Quinta Corporate Centre will be integrated through reciprocal access easements for access and parking with the adjacent developments, including the recently approved Hotel One -Eleven Specific Plan, which is directly west of the site. The allowable, conditionally allowable, and prohibited uses shall be generally as set forth in the Zoning Code regulations, the modifications are noted in Section 2.60.2.1. A separate property owners association will maintain the common area improvements. The main site access will be from Highway 111 at La Quinta Centre Drive. The entrance, which will be signalized, will include landscaping, center identification including a water feature within the setback area but outside of the public right of way. Two minor driveways are also located on Highway 111. G:\SDP 756 RadioActive\SP36#2 FinalText2003.wpd-Greg/Page3 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE t ecific Plan 99-036, Amendment #2 Exhibit "A" The project will be phased to suit market conditions with on and off site improvements phased to accommodate the demands of each proposed stage of development. The improvements will be completed prior to the occupancy of any building within that phase. Highway 111 improvements may be phased. The phasing will depend on the development schedule and will be coordinated with CalTrans. Additional information on phasing can be found in Section 2.20. G:\SDP 756 RadioActive\SP36#2 FinaJText2003.wpd-Greg/Page4 SPECIFIC PLAN _ THE LA QUINTA CORPORATE CENTRE Specific Plan 99-036, Amendment #2 Exhibit" Exhibit 1 — Assessor's Map W ESSOJ'S YAP BK649 PG.02 m i a County, Cal iI. � C9CCt 0 G:\SDP 756 RadioActive\SP36#2 FinalText2003.wpd-Greg/Page5 l l I l i I PM 192/53 PM 193/26-'� PM 197/33 Specific Plan 99=036, Amendment #2 Exhibit "All Exhibit 2 - Aerial Photograph SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific' ( " 6 , Amendment #2 Exhibit "Al 1.20.3.1 - Relationship to the General Plan Implementation of development within The La Quinta Corporate Centre Specific Plan area is intended to carry out the goals and policies contained in the General Plan of the City of La Quinta in a planned and orderly fashion. All development within The La Quinta Corporate Centre Specific Plan shall be consistent with the provisions of the La Quinta General Plan. The Land Use Map of the General Plan for the site is shown in Exhibit 3. The project relationship to General Plan policies and objectives is located in Appendix One. More specifically the main Elements of the General Plan, which will be implemented upon the development of The La Quinta Corporate Centre, are: Land Use - The General Plan delineates the Highway 111 corridor for Mixed/Regional Commercial (M/RC) land uses. A portion of the site adjacent to the storm channel is designated Commercial Park (CP). The proposed project is consistent with the approved general plan designations. A Floor Area Ratio (FAR) of 0.35 is required within the specific plan area, unless otherwise noted. Circulation - The Circulation Element of the General Plan outlines the design and location of required street improvements to complete the transportation system in the City. The La Quinta Corporate Centre will complete portions of two important links in the City's circulation network, Highway 111 and Dune Palms Road. Included in the improvements will be sidewalks, bicycle links, bus stops, and signal improvements. In addition to the roadway improvements, the project site has frontage on two designated image corridors; a Primary Image Corridor along Highway 111 and a Secondary Image Corridor on Dune Palms. Compliance with these special roadway corridors improvements will complement and evoke the unique identity and character sought by the City of La Quinta. Environmental Conservation - The Specific Plan outlines the use of drought tolerant planting and irrigation techniques to further the City's policies of water efficient landscaping and preservation of the water quality through best management practices for surface water containment. The plan will also include the development of roadways, water, sewer and flood control improvements. G:\SDP 756 RadioActive\SP36#2 Fina1Text2003.wpd-Greg/Page7 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan '' '' :1 r , Amendment #2 Exhibit "Al 1.20.3.2 - Relationship to Zoning and Development Process The property is already properly planned and zoned for most of the uses projected for the site. Exhibit 4 depicts the Zoning designations on the site and the surrounding parcels. The City of La Quinta requires a Specific Plan to establish an overall master development plan in the circumstance of the CR Zoning classification. Individual development applications will be processed under normal City requirements at the time of the application for Site Development Permits (architecture, landscape architecture, signage, final grading, etc.) as well as any special provisions authorized pursuant to this Specific Plan. The Planning Commission can consider site plan changes to each planning area during review of a developer's project. Those uses that may require Conditional Use Permits as set forth in the Zoning Ordinance of the City of La Quinta shall submit such an application unless otherwise modified within the Plan. Such conditional uses could include mixed use commercial and residential, wholesaling, vocational schools, bars and taverns, among others. 1.2.3.3 - Deleted by Condition #63 of City Council Resolution 99-111 1.20.3.4 - Relationship to Other Agencies In addition to City approvals, permits will be required by CalTrans for the work along Highway 111, and by the Coachella Valley Water District (CVWD) for moderate extensions to water and sewer lines as well as levee improvements. Other infrastructure extensions will be required by the Imperial Irrigation District (electrical power), Verizon Communications for telephone service and AOL Time Warner for cable TV service. G:\SDP 756 RadioActive\SP36#2 Fina1Text2003.wpd-Greg/Page8 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan • 1Exhibit Exhibit 3 - General Plan G:\SDP 756 RadioActive\SP36#2 FinaIText2003.wpd-Greg/Page9 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan 99-036, Amendment #2 Exhibit "A" GASDP 756 RadioActive1SP36#2 FinaIText2003.wpd-Greg/Page10 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan 99-036, • • Exhibit 5 — Site Plan Mate Highw y Revised • 5/14/2002 G:\SDP 756 RadioActive\SP36#2 FinalText2003.wpd-Greg/Pagel 1 '63 NO LOaS ssee-szc ne / rrm-cas (oet/ avoa�a 3Icl o!}!o®dg sa}u®o a}�Jod.ao� s}ulnp rase tv zunexrs "'°us eie;a sna.�swns aK., / ��aeo�wa wv / gamma .jl.J 1 •au1 'saIV70OSsr auy xcW 'O&WArIVW V .01 S (D5 PAR 2 PT(:56 R4 p -j EX 9 R=5o io 60 @ 526-19 313.55 ---'— PAR 17 @ 11,6 3.16 AC NT 2.62 AC 4 on 3.43 AC CQl GAsop75onau Fina[Tvx2003.wpu-onm/Paoal8 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific99-036, Amendment #2 Exhibit "Al 2.10.1 - The Site The site is 36+/- acres, comprising various parcels under separate ownerships, located adjacent to the northeast corner of Highway 111 and Adams Street within the City of La Quinta. Planning Acres/Square FAR Area Footage PA 1 12.22 acres .35 532,303 sq. ft. except the storage facility (.50) PA 2 7.30 acres .35 317,988 sq. ft. PA 3 3.00 acres .35 130,680 sq. ft. PA 4 11.41 acres .35 144,600 sq. ft. 2.10.2 - Site Plan Base Zoning Proposed Uses Commercial auto body& Park services, RV & self storage, hardware & supply, fitness center, general office, limited medical Mixed/Regional general retail, Commercial food service, support service & financial Mixed/Regional general office & Commercial retail Mixed/Regional general office & Commercial retail The site plan will feature extensive and coordinated landscape buffers to both Highway 111 and Dune Palms Road. These buffers and the significant building setbacks will complement the City's planning efforts to unify the Highway 111 streetscape. The Plan G:\SDP 756 RadioActive\SP36#2 FinaIText2003.wpd-Greg/Page14 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specifici" r, Amendment will provide for integrated architecture, landscape architecture and signage concepts as well as cooperation with the adjacent parcels for internal circulation and shared access. The building footprints and land uses indicated should be considered as a concept. The Plan contains a summary of permitted land uses and the precise location and land use type will be determined during the individual site development review. The intensity of the proposed plan is anticipated to be less than the approved General Plan allowance for the site. The breakdown of the conceptual floor area ratio (FAR) by Planning Area is as follows: PA 1 (Industrial Lots 12.22 acres - .35 FAR* 532,303 sq. ft. land area** 186,306 sq. ft. floor area (possible) *except for the self -storage, which is proposed at .50 FAR **Well site not included PA 2 (Regional Commercial) 317,988 sq. ft. land area 111,295 sq. ft. floor area PA 3 (Regional Commercial/Office) 130,680 sq. ft. of land area 45,738 sq. ft. of floor area PA 4 (Regional Commercial) 497,020 sq. ft. of land area 173,956 sq. ft. of floor area 7.30 acres - .35 FAR 3.00 acres -.35 FAR 11.41 acres -.35 FAR The project, on a cumulative basis, shall not exceed 0.35 FAR, pursuant to Condition #62 of City Council Resolution No. 99-111. The Planning Commission can consider site plan changes to each planning area during review of developer's project. 2.10.3 - Landscape Plan The landscape concept follows a "desert oasis" theme emphasizing water efficient materials exhibiting color and form and a minimal use of turf areas. The main entry area on Highway 111 will incorporate water features into the landscaped setback but not within the public right of way. The property owners association will maintain this feature. Parking areas in the center will feature the concept of a high canopy tree form to reduce the conflict between landscape elements and project graphics. The on -site G:\SDP 756 RadioActive1SP36#2 FinalText2003.wpd-Greg/Pagel5 SPECIFIC PLAN THE LA QUANTA CORPORATE CENTRE Epecific Plan 99-036, Amendment #2 Exhibit "A" storm water drainage will be directed to the adjacent storm channel. The landscape pattern will also incorporate pedestrian friendly access to encourage movement to the different uses within the site. 2.10.4 - Utilities Utility extensions will be moderate with most utilities existing at the perimeter of the site. Some upgrades will be required by the individual utilities. The timing of Highway 111 improvements will be at the discretion of CalTrans working with the City Public Works Department. Section 2.50 delineates the necessary utility improvements. 2.10.5 - Art in Public Places The requirement for Art in Public Places will be satisfied in accordance with Chapter 2.65 of the La Quinta Municipal Code. 2.20.1 - Phasing Description As currently scheduled, the project will probably be constructed in multiple phases. Each phase will contain building pads and perimeter improvements as well as any necessary internal circulation improvements. Because of the concerns usually raised about phased development and the undesirability of public improvements being unfinished, the improvements necessary for each phase to stand alone will be completed prior to the occupancy of any building within that phase. Build -out will occur over time as the pad areas are leased and site development plans are approved. The initial phase of development will contain the westerly portion of the main on -site circulation improvements, lighting, and infrastructure as well as perimeter improvements such as walls perimeter landscaping, and signs. The site will be rough graded in phases and finish grades will be established after approval of the site development plans for each phase. Phased off -site improvements will include the frontage of Highway 111 (curb/gutter, landscaped parkway, median and infrastructure extensions), Adams Street (curb/gutter, landscaped median, landscaped parkway and infrastructure extensions), and the frontage along Dune Palms Road (curb/gutter, landscaped parkway and necessary infrastructure extensions). G:\SDP 756 RadioActive\SP36#2 FinalText2003.wpd-Greg/Pagel6 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan 99-036, Amendment #2 Exhibit "A 2.20.2 - Infrastructure Phasing The infrastructure development will include the frontage of Highway 111 (curb/gutter, landscaped parkway, and necessary infrastructure extensions) and the frontage of Dune Palms Road (curb/gutter, landscaped parkway, and infrastructure extensions). Utilities will be extended to the site as necessary. The improvements will be phased according to the on site development. Any necessary encroachment permits will be obtained. Exhibits 8, 9 and 10 depict the location and scope of infrastructure improvements. 2.30.1 - Grading Plan Portions of the site may be mass graded as a part of the initial site preparation to accommodate the phased development of the site and the internal road system. The rough pads will be established within each phase for the various end -users and related commercial or industrial sites. Grading easement or permission to grade will be secured if grading on adjacent properties is necessary to accommodate a particular phase. It is estimated that the grading operation will move approximately 200,000 cubic yards (raw cut) and 140,000 cubic yards (raw fill). Due to shrinkage and phasing it is anticipated that there will be a balance of soil on the site. Exhibit 11 depicts the rough grading and drainage concept for the property. 2.30.2 - Erosion Control The project will comply with the City's erosion control ordinance. The grading operations shall include adequate provisions for wind and water erosion control during as well as after grading operations have ceased. This will include treatment of the pad sites that may remain undeveloped. The details of erosion control shall be included in the project°s Storm Water Pollution Prevention Plan (SWPPP) and Ply 10 Plan. Pre -Grading: The portions of the site to be graded shall be pre -watered to a depth of three feet prior to the onset of grading operations. During Grading: Once grading has commenced, and until grading has been completed, watering of the site and/or other treatment(s) determined to be appropriate shall be ongoing. Post Grading: All disturbed areas shall be treated to prevent erosion for the term that the area will remain undeveloped. Wherever feasible, final landscape and irrigation shall be installed. G:\SDP 756 RadioActive1SP36#2 Fina1Text2003.wpd-Greg/Page17 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan •i: 06 , Amendment #2 Exhibit "A 2.30.3 - SWPPP/NPDES/PM 10 Since the Coachella Valley experiences periods of moderate to heavy wind conditions, wind-blown dust and sand is a concern with mass grading operations, especially for those sites in excess of five acres. Because of health concerns, the Environmental Protection Agency has instituted a plan in the valley to curb excess PM 10 (small particle dust). The City also participates in the National Pollutant Discharge Elimination System program. The grading concept for the project will involve mass grading the entire site and fine grading of the first phase of construction. The City of La Quinta requires SWPPP, NPDES and PM 10 plans to control the wind and water bom erosion associated with such grading operations. The project will comply with the City°s requirements relative to these programs. G:\SDP 756 RadioActive1SP361t2 FinalText2003.wpd-Greg/Page18 *E3 Z Id "S S; *-L 'C3Z NOLLOaS 81-1 OIPOl9dS GAU00 0;'B.JOd-jo:D -stuinC) 8-1 U-81cA GOIAJOS i G li "S 5 .-L '63 NOLL.a:—nS ears-mv nr t Irm-ow lass/ BNONd u USf,,4 01MOOdS 0-44U00 3418-jod.Kso S}Utfi® -e j ros suns AYA NOAM =MaMri S sU 9NLSldN9S ONY7 I e dMICON8 WO / 9NINN1 d 490IA.J;DS SS..LW.)OSsv amy Hams '0"Irmly a L4 x `6Z NOLLO-3S $004-Mmo-1eXYf / rr lRII voa lew ogloods eatuoo 0$'gJOd.aOO ie}Ulnc> '8' j ros aruu crr AUUM zWOM TAU mixtrA ns om / ommmaws sw / M NN"d suol}oag $8010 OOBOSPUBI PUB 1004 .9nrr SILYIOossv anrr rrsrNs 'orrffrnrnmr • Q a a SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE LJ,illecific Plan 99-036, Amendment #2 Exhibit "A" 2.40.1 - Hydrology The majority of the site lies in flood Zone C according to the FIRM maps. The easterly portion is designated Zone B. Zone C includes areas that are not considered to be subject to flooding during a 500-year event. Zone B areas have the potential to flood during a 100-year event and the FEMA regulations require that the building pad elevations be raised one foot above the base flood elevation. The adjacent channel will be lined per the standards of CVWD. This improvement will remove potential flood hazard from the site. There are no tributary flows that have to be accommodated in the development of the site. 2.40.2 - Flood Control Master Plan The stormwater drainage system in the City of La Quinta is administered by the CVWD. Generally speaking, the system consists of improvements to the natural drainage channels that run through the City. The development of property will include provisions to conduct stormwater into these channels. The City or CVWD requires no drainage fees, however, as stated above improvements will be required to line the adjacent flood channel. 2.40.3 - On -Site Stormwater Retention Due to the site's location adjacent to the stormwater channel, no on -site retention will be required. Stormwater will be conducted directly to the channel. 2.40.3.1 - Nuisance Water Nuisance water attributed to the project will be collected and directed to areas within the landscape. A series of dry wells will be installed to percolate this water. The amount of nuisance water is expected to be reduced due to the use of water efficient landscape and irrigation materials. The La Quinta Corporate Centre is well served by utilities and is situated in a corridor planned for a relatively intense scope of commercial development. Some minor utility extensions are anticipated in conjunction with the project. During the research investigation for development of this Specific Plan, Coachella Valley Water District G:\SDP 756 RadioActive\SP36i12 Fina1Text2003.wpd-Greg/Page22 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan 9 1 :.; Amendment (CVWD) was contacted. The District has indicated that there is sufficient capacity in the utilities to accommodate the project and the needs of the immediate users in the area for both water and sanitary sewer. 2.50.1 - Sewer Plan Sanitary sewer facilities for La Quinta are provided by CVWD. The nearest main is an existing 18-inch line located westerly of the site in Adams Street. Another main, 15" in size is located approximately 1,800 feet east of the site. To the extent feasible, the flows from the site will gravity flow to the main in Adams Street. No up -sizing of this facility will be required. In the event that the flow cannot be directed to the existing line in Adams Street (because of elevation differences), an extension of the line located easterly of the site will be required. The lack of contiguous parcel ownership may create a delay in serving the three most northeasterly parcels of Planning Area One. These are industrial lots that will be offered for sale and individual development. The timing of their development will be dependent on the easterly parcel developing and extending the sewer line to reach the site. As an alternative, an easement through the adjacent parcel for the extension of the sewer line could be obtained. If adjacent development (across Dune Palms Road) will be utilizing this easterly main, up -sizing to an 18" line may be necessary. Exhibit 8 shows the schematic design for sewer facilities. 2.50.2 - Water Plan Water service for La Quinta is provided by CVWD. Existing water service is provided via three mains: a 12" main located on the south side of Highway 111, an 18" line in Dune Palms Road and an 18" main in Adams Street. CVWD will require an 18" main that connects the Adams Street main to the main located in Dune Palms Road. So that there will be no disruption to circulation on Highway 111 this connection will be made in the proposed public street that traverses the northerly portion of the site. An on -site loop system will be created to maintain adequate levels of service and to meet fire flows demands. Exhibit 9 shows the schematic design for water service. 2.50.3 - Electrical Plan The Imperial Irrigation District provides electric facilities in La Quinta. The nearest service location is on Dune Palms Road, north of the Whitewater River Channel. The District indicates that the design of the electrical service will depend on final load calculations for the overall project. The District will require the installation of underground facilities through the center to join with future projects to the east. G:\SDP 756 RadioActive\SP36N2 Fina1Text2003.wpd-Greg/Page23 SPECIFIC PLAN THE LA QUJNTA CORPORATE CENTRE Specific Plan • r 1 s AmendmentExhibit 2.50.4 - Other Utilities The Southern California Gas Company provides natural gas services. The nearest service is a three-inch gas line approximately 35'-0" west of the centerline along Adams Street. The line ends approximately 18 feet south of the CVWD flood control channel. A four -inch gas main is located approximately 75 feet north of the centerline of Highway 111 and ends approximately 48 feet into the site. These lines will be used to provide service to the site. AOL Time Warner, with the nearest facilities located in Highway 111, provides television cable service. Service will be extended to the site from this point of connection. Verizon Communications will provide telephone service. Fiberoptic cable will be available at the corner of 48`" Avenue and Adams Street. Verizon Communications expects to serve the project from this location. Waste Management of the Desert provides waste disposal service. Plans for incorporating recycling facilities shall be considered with the development. Community Development Staff upon submission of Site Development Plans shall review facilities for compliance with City ordinances. 0, 2.60.1 - Land Use Plan The CR and CP development standards contained in the City of La Quinta Zoning Ordinance shall be followed except where specifically modified by this Specific Plan. The Plan establishes development standards for the entire site including an integrated design for the Highway 111 and Dune Palms Road frontages. These standards will include considerations for building siting, architecture, lighting, landscape, public art, and parking. These guidelines are intended to be consistent with the La Quinta General Plan goals, policies, and objectives. The key General Plan provisions are reiterated in Appendix One. The proposed plan anticipates a range of users including but not limited to, retail and food services, a health fitness club, service commercial, medical offices, general office (commercial and industrial) and industrial storage. The site has been divided into four Planning Areas according to major user types (See Exhibit 6). G:\SDP 756 RadioActive\SP36#2 FinalText2003.wpd-Greg/Page24 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Vipecific Plan 99-036, Amendment #2 Exhibit "A"" Planning Area 1 (PA 1) - is dedicated to commercial/industrial development on individual lots. The goal of this Area is to provide 0.5+ acre lots that have necessary circulation and commercial services nearby for industrial users. The uses anticipated could range from retail to storage to auto painting to general offices. Planning Area One is located along the stormwater channel at the northwesterly end of the site. Planning Area 2 (PA 2) - is located on the westerly side of the site. The area is devoted to retail businesses. The Highway 111 frontage and outlying pads will be dedicated to retail and restaurant development. Planning Area 3 (PA 3) — is located adjacent to the main entry along Highway 111 and is dedicated to office park and retail development. Planning Area 4 (PA 4) - is dedicated to multiple tenant industrial/office, storage, general office, retail and support uses. This Planning Area is located along the eastern side of the site adjacent to Dune Palms Road. There is a possibility that the self -storage use may locate within this planning area. The proposed location, in .PA 1, adjacent to the existing facility may not be an acceptable marketing strategy and an alternative location within the Plan may be necessary. The Planning Commission can consider site plan changes to each planning area during review of a developer's project. 2.60.1.1 - Industrial Development - Planning Area One This planning area includes individual lots available for commercial or industrial development. The Plan provides for uses, which are compatible with the City's CP Zoning designation and devoted to light industrial development. Lot sizes range from 0.53 acres to 1.05 acres in size. Development on the individual lots would occur in accordance with the design parameters and permitted uses of the Specific Plan and the processing procedures of the City of La Quinta. Anticipated uses include the following: storage yards, hardware and contractor's supply, automotive specialty repair and services such as windshield replacement, glass tinting, stereo sales and installation and the like. A fitness center is also desired within this Planning Area. Permitted uses can also include general offices and medical uses. GASDP 756 RadioActive1SP36I12 Fina1Text2003.wpd-Greg/Page25 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE 2.60.1.2 - Commercial Development - Planning Areas Two, Three & Four Planning Area 2 includes service commercial uses such as nail salons, dry cleaners, copy services, real estate and financial offices and food services (both full service and take-out) for the needs of the shoppers and workers located within the immediate vicinity. Major users could also include a drug store and clothiers. Planning Area 3 may include a mid -rise office building. Planning Area 4 will provide a park -like setting for general office users along the Highway 111 frontage and a mixture of the users found in the other two areas. There will be offices, both general and medical and industrial related users such as blueprint or copy services, engineering and design services. 2.60.1.3 - Parking Standards The City of La Quinta Zoning Ordinance sets forth standards for parking for various land use types. The Ordinance leaves open the opportunity to demonstrate that an alternative standard may be more appropriate for a new development concept; based on either on sharing parking between uses, or a determination based on alternative parking demand calculations. The industrial lots within the Plan will meet the City's regulations with respect to parking unless alternative standards are approved with each site development applications. The total number of parking spaces being provided for the regional commercial is 1,366 spaces, this exceeds the City's regulations. However, the distribution throughout the site is not the same as if the land uses were occurring on standalone parcels. The area of the Plan that is the most limited is the area around the fitness center. This localized deficiency is not seen as critical to the overall functioning of the site. The City's requirements for a fitness center are significant, more so than in surrounding cities. Applying the standards from other valley cities indicates that there should be sufficient parking in the area. Secondly, the mixture of uses (service commercial and food service) will allow the workers already on -site to use the retail businesses reducing off site trips and parking demands. See Condition #64. Fitness Center Parking Demand CITY TOTAL Cathedral City 105 spaces* RATIO one space/250 sq. ft. for the first 8,000 and one/300 sq. ft. thereafter G:\SDP 756 RadioActive\SP36#2 FinaIText2003.wpd-Greg/Page26 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Indio 150 spaces one space per 200-sq. ft. of floor area La Quinta 200 spaces one space per 150-sq. ft. of floor area Palm Desert 200 spaces one space per 150-sq. ft. of floor area Palm Springs 75 spaces one space per 400-sq. ft. of floor area Note: There is no standard so general retail was used. 2.60.2 - Development Standards The uses and development standards within the La Quinta Corporate Center shall be generally in accordance with the provisions of the La Quinta Zoning regulations. Should conflict occur between the regulations and the Plan, the provisions of the Plan shall prevail. Where ambiguity occurs the Zoning regulations shall prevail. 2.60.2.1 - Permitted/Conditional and Prohibited Uses The City's Zoning Ordinance delineates the range of allowed, conditionally allowable and prohibited uses for each zoning classification. A limited number of deviations from these standards are proposed within the Plan (Appendix Three). Planning Area One (PA1) - CP Zone: Planning Area One shall be developed in a manner consistent with the CP zone subject to the following modifications. The following are additions/modifications to the CP zone list of "Principle Uses" which would be permitted in Planning Area One of the La Quinta Corporate Centre: Retail Stores up to 25,000 sq./ft. (limited to sales of merchandise that supplement and relate to the primary businesses of the CP zoning designation (small equipment and tool sales, plumbing, electrical and contractor's sales yards, auto parts and the like). Plant nurseries and sales, wholesale and retail, without onsite propagation. Showrooms/catalog stores with onsite inventory not to exceed 75% of the GFA. Animal hospitals, clinics and pet grooming Reservoirs and water tanks Automobile repair specialty shops (i.e., window tinting, stereo sales and installation, etc.) Automobile repairs, body work and painting Health and fitness centers Contractor's storage yards General business offices GASDP 756 RadioActive\SP36#2 Fina1Text2003.wpd-Greg/Page27 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan 99-036, Amendment #2 Exhibit "A" Medical offices (2,000 sq. ft. or less per tenant) The following are additions/modifications to the CP zone list of "Prohibited Uses" which would not be permitted in Planning Area One of the La Quinta Corporate Centre: Restaurants, greater than 2,000 square feet with conventional seating Restaurants, drive through Golf Courses and Country Clubs Museums and art galleries Social clubs and senior centers Churches, temples and other places of worship Private elementary, intermediate and high schools Planning Areas Two. Three and Four (PA 2. 3 and 4) - M/CR Zone: Planning Areas Two and Three shall be developed in a manner consistent with the CP zone subject to the following modifications. The following uses are additions/modifications to the CR zone list of "Principle Uses" which would be permitted in Planning Areas Two, Three and Four of the La Quinta Corporate Centre: Veterinary clinics/animal hospitals Health clubs and fitness centers over 5,000 square feet Automobile service stations, with or without mini -market Day Care facilities Self -storage (PA 4 only) The following additions to the CR zone list of "Principle Uses" which would not be permitted in Planning Areas Two, Three and Four of the La Quinta Corporate Centre: Wholesale, warehouse and commercial distribution centers in excess of 5,000 sq. ft. Truck or equipment rentals New or used sales of automobiles, trucks, recreational vehicles or boats Automobile, truck, recreational vehicle or boat service centers Contractor's or equipment storage yards Central cleaning or dry-cleaning laundry plants Communications facilities, towers or antennas as a primary use Sign making Fortune telling and palmistry Sexually -oriented businesses Private elementary, intermediate and high schools G:\SDP 756 RadioActive\SP36#2 FinaIText2003.wpd-Greg/Page28 SPECIFIC PLAN THE LA OUINTA CORPORATE CENTRE Specific Plan &, Amendment #2 Exhibit "A" Senior housing Land use determinations may be reviewed by the Community Development Director as set forth in Section 9.20.040 of the City's Zoning Ordinance. SUMMARY OF STANDARDS BY PLANNING AREA Maximum Bldg. Height Setback — Hwy. 111 single story Setback — Hwy. 111 multi story Setback - Image Corridor Setback - Perimeter Streets & cul-de-sacs Setback - Interior property lines within the project Setback — Exterior property lines adjacent to the project PA 1 PA 2 PA 3 PA 4 35' 50' 50' 50' n/a 50' 50' 50' n/a 150' 150' 150' n/a 20/10 20/10 20/10 20/10 20/10 20/10 20/10 0 0 0 0 10, 5' 0' 5' Maximum Plan FAR 0.35* (0.50 FAR may be permitted for the self -storage site) Note: See Condition #11 of City Council Resolution No. 2002-85. .70 - DESIGN GUIDELINES 2.70.1 - General Architectural Theme The desired architectural style of the project is contemporary desert based on California Mission, Spanish, southwest and inspired themes found in La Quinta. 2.70.2 - Building Materials and Colors A. Stucco: hand smoothed or vertical -raked textures preferred. B. Masonry: flagstone, adobe or Spanish -style brick, split -faced, fluted, or G:\SDP 756 RadioActive\SP36#2 Fina1Text2003.wpd-GreglPage29 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan 99-036, Amendment #2 Exhibit "Al slumpstone-faced block. C. Wood: exposed, heavy timber, rough sawn beams, glu-lam beams and peeler poles with stain finish (transparent or opaque). D. Glass Block and Stained glass. E. Weathering Metals: copper, iron, bronze used as accents and detail areas. F. Off-white to medium earth tones. Wood surfaces shall be stained using medium to dark earth tones and complementary southwest colors (aqua, teal, terra cotta, and whitewash). The Planning Commission has the authority to approve substitute building materials and color tones during consideration of the specific development project. 2.70.2.1 - Building Forms Building forms, where possible, shall exhibit some stepping both in plan and elevation. This may include the use of covered pedestrian areas adjacent to the buildings and elsewhere as appropriate. 2.70.2.2 - Prohibited Forms Formula, strongly themed or "corporate" architecture is prohibited. As an example, golden arches over the roof of a McDonald's restaurant building is not permitted. 2.70.2.3 - Roofs Hip, gable and shed roof designs or combinations thereof consistent with the general architectural theme are acceptable and encouraged for main building masses. Acceptable roofing materials for pitched roofs include clay tile, and weathering metals. Where clay tile materials are used, a multi -hued mixture of earth tones (terra cotta, buff, olive, and the like) shall be used. Roof parapets should vary in height to create an interesting roofline. Although the use of clay the and weathering metal roofs is recommended throughout, it is not specifically required for secondary or service -building roofs provided other roof designs are not incompatible with the general architectural theme. 2.70.2.4 - Equipment Screening Roof mounted mechanical equipment, duct -work and vents shall be screened from view by an architectural device consistent with the building design (e.g., stucco parapets, G:\SDP 756 RadioActive\SP36#2 FinaIText2003.wpd-Greg/Page30 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan 99-036, Amendment #2 Exhibit 'A etc.), provided the design features are approved by the City's Architecture and Landscape Review Committee (ALRC). 2.70.2.5 - Fencing and Walls Automobile service areas and service shops, shall be effectively screened from view by masonry walls of the same or complementary materials as the main building walls. Permitted Materials Prohibited Materials Stucco -covered frame construction Chain Link Stucco -covered Masonry Block Wood (25% or more) Wood as a decorative item Security type materials Brick or masonry blocks (barbed or razor wire) Cultured or river stone Wrought Iron or tubular steel 2.70.2.6 - Outdoor Storage Screening Vehicle or materials storage associated within any use in the plan shall be screened from public view by means of a solid 6-0" high masonry wall (i.e., stucco wall or other type of decorative block material). Areas around the outside of a storage facility shall be landscaped using trees, shrubs, and vines, subject to review and approval by the City's Architecture and Landscape Review Committee. 2.70.2.7 - Site Lighting All lighting shall be designed and located so as to confine direct light within the project boundaries (including landscape buffer areas located along the street frontages). Since the City of La Quinta has generally maintained low lighting levels, this lighting for this project shall be consistent with lower lighting levels wherever practical. Security lighting, if required, shall be approved with each site development review. General: All lighting will comply with the City's Outdoor Lighting Ordinance. The lighting systems shall be designed and installed so fixtures are mounted perfectly horizontal with no tilt to the mounting, or exposed lighting sources. All poles (up to 24'-0" high) used shall be of a decorative or non -glossy finish, such as paint powder coating or an anodized surface. No shiny metal poles or fixtures shall be permitted. Forty-eight inch high bollard lighting is encouraged for traffic entrances and pedestrian sidewalks. G:\SDP 756 RadioActive\SP36#2 Fina1Text2003.wpd-Greg/Page31 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan •; Amendment Parking and Loading Areas: On -site lighting source for display or parking lot lighting shall be metal halide fixtures (e.g., 175 watt bulbs) mounted on square tubular steel poles, finished as stated above. The maximum height for any light source shall be of 24 feet or less above finish grade. All lenses shall be of a flush design. Lighting levels shall be an average of one footcandle with a ratio of average light to minimum light of three to one. Under lighting of internal drive aisles is allowed, provided parking stalls are adequately lit and the lighting plan is approved by the Community Development Director. 2.70.2.8 - Noise The operation of the industrial users could include repair and service of automobiles, trucks and include other heavy equipment. It is the intent of this Specific Plan that the layout and design for users, which have the potential to generate noise, will be designed to the extent possible to contain the noise generated. The layout shall orient the openings to the interior of the sites away from other users. The noise standards established by the City shall be applied throughout the project. Roll -up service doors shall not be visible from adjacent public streets. A second design requirement will be the prohibition of a general usage public address (p.a.) system. There are a variety of communication systems available that can replace p.a. type devices for most applications. These alternatives include pagers, and personal telecommunication systems. Any roof mounted telecommunication equipment shall be screened from view by roof structures. The siting of a monopalm telecommunication antenna in the project requires Planning Commission review and approval. However, no monopalm shall be located within 150 feet of Highway 111 and Dune Palms Road, nor exceed a height antenna height of 80 feet from finished grade. A monopalm antenna shall not be located within 800 feet of another cellular telephone site. Other types of freestanding communication towers are not permitted unless they are aesthetically pleasing to the off -site viewer (e.g., light pole -style antenna, etc.). The La Quinta Corporate Centre proposes to develop the adjacent street system in a manner consistent with the City of La Quinta General Plan Circulation Plan and also in accord with CalTrans requirements. The property is located on Highway 111, a State highway designated by the City's General Plan as a Major Arterial requiring a half street width of 70 feet. The site also abuts Dune Palms Road, which is designated as a G:1SDP 756 RadioActiveW36#2 FinalText2003.wpd-Greg/Page32 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan 99-036, Amendment #2 Exhibit "AN Secondary Arterial, requiring a half width street of 55 feet. Additional right-of-way dedication and street improvements for the streets will be required as a condition of approval of the project. The timing and design of improvements for Highway 111 will be coordinated with CalTrans. All necessary encroachment permits will be obtained. The project proposes to share access and circulation with the hotel/restaurant project, which abuts the subject property on its west boundary. The Hotel 111 Specific Plan approved by the City Council on February 23, 1999, incorporates the concept of shared access with this site. The property to the east shall ultimately continue with the circulation pattern set forth in the Plan by continuing the Corporate Centre Drive, providing reciprocal access and parking and by completing the entry on Highway 111. There are four entry points to the site from Highway 111. The main entry of the La Quinta Corporate Centre aligns with the main entry of the La Quinta Auto Mall project. The primary on -site circulation meanders west -to -east through the site. Parking areas and minor circulation aisles are connected to this main aisle. Depending upon the site development plans additional connections may be made to connect the commercial portion with the individual lots located along the north boundary of the project. The internal drive also connects to the Hotel 111 site at the west boundary. The La Quinta Zoning Ordinance requires provisions be made for bicycle parking based on land use. The Plan will comply with the City requirements for bicycle parking. Loading spaces required are pursuant to Section 9.150 of the City's Zoning Ordinance. The plan does not propose any alteration to the City's requirement for loading spaces. The location and number of spaces will depend on the ultimate users and this issue will be addressed through the individual site development permits. 2.80.1 - Off -Site Circulation System The existing conditions around the site include partial improvements on both abutting public streets. The General Plan standards for improvements that will be required in conjunction with this project are consistent with other recent road improvements in the vicinity. The construction of the required improvements will continue the process of implementing the adopted General Plan Circulation Plan. Exhibit 11 shows the proposed cross sections for the streets affecting the project. In addition to pavement, curb, gutter, median and sidewalk/bike path improvements, financial participation in the traffic signal planned at the project's main access point G:\SDP 756 RadioActive\SP36t/2 Fina1Text2003.wpd-Greg/Page33 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE (Highway 111 and La Quinta Centre Drive) is anticipated. As stated in earlier sections the phasing of the public improvements will be commensurate with the level of development that they are intended to serve. Occupancy of any structure within the plan will be contingent upon completion of the necessary public improvements. 2.80.2 - Public Transportation Demand Management Bus turnouts and shelters shall be provided as a part of the project's public street improvements pursuant to requirements of SunLine Transit, the Public Works Director and CalTrans. Prior to issuance of building permits for individual Site Development Permits, applicants shall submit a Transportation Demand Management (TDM) Plan to the Public Works and Community Development Departments. The plans shall address capital improvement and operational standards as set forth in the City's TDM Ordinance. Any transit -related improvements required by the Sunline Transit Agency as a condition to development will not constitute compliance with the plan submittal requirements. 2.80.3 - Site Circulation and Unnamed Industrial Drive (Corporate Centre Drive) Corporate Centre Drive shall serve the properties on the north side of the project using a 64-foot right-of-way. The roadway intersection with Dune Palms Road and Adams Street is located more than 600 feet from the intersection of Highway 111 providing ample room for stacking and maneuvering of larger vehicles often associated with industrial users. This roadway will also allow the industrial lots to be served by direct access to Adams Street and Dune Palms Road, separating the large vehicle traffic from the mixed -use portion of the site. Until such time as the middle parcel (15+ acres) is developed, a cul-de-sac will be located at the westerly and easterly terminus of Corporate Centre Drive. The commercial center circulation plan is depicted on the overall site plan. The commercial center will develop its own internal circulation system, which will provide reciprocal access between all adjacent parcels including the previously approved Hotel 111 Specific Plan (98-033). A main vehicle corridor will traverse the commercial portion of the site in an east -west direction. However, the final circulation design will depend on the ultimate users and the configuration of buildings. The internal access for the commercial center will be accessed via a main entry from the signal at Highway 111 and by three minor driveway locations around the perimeter of the center. G:\SDP 756 RadioActive\SP36#2 Fina1Text2003.wpd-Greg/Page34 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan 99-036, Amendment2 Exhibit "A" Once on the property, users will be able to visit the different portions of the site by using the internal roadways without exiting onto a public street. The interior roadway design will use proper engineering principles including but not limited to, adequate distance between intersecting drives and eliminating conflicts between backing vehicles and travel lanes. The plan anticipates cooperation in extending the on -site circulation system including the completion of the main access from Highway 111 upon development of the adjacent parcel. The completion of the circulation system includes the east half of the main access from Highway 111, the industrial roadway and the commercial area parking and circulation network. The landscape concept follows a "desert oasis" theme emphasizing water efficient materials exhibiting color and form. Parking areas in the commercial center will feature the concept of a high canopy tree form to reduce the conflict between landscape elements and project graphics. The project will feature extensive streetscapes along Highway 111 and Dune Palms Road. The City of La Quinta has adopted streetscape program for Highway 111. It is the intent of this Specific Plan to complement that effort within the landscaped setback area by incorporating design principles into the guidelines for the project. The adopted design theme is included as Appendix Four. 2.90.1 - Landscape Development Standards The La Quinta Corporate Centre will meet the minimum standards for landscape improvements, including parking lot shading as set forth in the City's Zoning Ordinance and other relevant documents. The trees used throughout the site shall be eight to 10 feet in height with a minimum container size of 24" box and a minimum trunk size of 1.5-inch caliper. Shrubs shall be a minimum of five gallons in size, unless specifically approved otherwise. 2.90.2 - Landscape Palette Landscape materials selected for detailed landscape plans (other than Highway 111) shall be chosen from the materials listed below. The plant palette for the Highway 111 frontage is contained in the Highway 111 Design Theme Plan contained in Appendix Four. G:\SDP 756 RadioActive\SP36#2 Fina1Text2003.wpd-Greg/Page35 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan M. tl Amendment 2.90.3 - Landscape Maintenance A landscape maintenance handbook shall be established to develop standard maintenance practices for the overall project. Of particular concern, is to allow tree forms to fully develop in the parking lot areas in order to achieve the required percentage of shading as set forth in the Zoning Ordinance. The landscape for the commercial center shall also be under a single maintenance contract managed by the center or by the Property Owners Association in the event that multiple ownership exists. 2.90.4 - Landscape Improvements The site development permit applications will address the specifics of the landscaping with the exception of the Highway 111 frontage, which will follow the City's adopted design theme. ACACIA SMALII ACACIA STENOPHYLLA CERCIDIUM FLORIDUM CERDIDIUM PRAECOX GEIJERA PARVIFOLIA LYSILOMA THORNBERI SOPHORA SECUNDIFLORA 239 CHAMAEROPS HUMIL[S WASHINGTONIA FILIFERA WASHINGTONIA ROBUSTA PHOENIX DACTYLIFERA ARECASTRUM ROMANZOFFIANUM BRAHEA ARMATA E CAESALPINIA PULCHERRIMA CASSIA SPECIES ENCELIA FARINOSA JUSTICIA SPICIGERA LEUCOPHYLLUM C. SPECIES NERIUM OLEANDER'PETITE PINK' G:\SDP 756 RadioActive\SP36#2 Fina1Text2003.wpd-Greg/Page36 SWEET ACACIA SHOESTRING ACACIA BLUE PALO VERDE SONORAN PALO VERDE AUSTRALIAN WILLOW FEATHER BUSH TEXAS MOUNTAIN LAUREL MEDITERRANEAN FAN PALM CALIFORNIA FAN PALM MEXICAN FAN PALM DATE PALM (ACCENT ONLY) QUEEN PALM (ACCENT ONLY) MEXICAN BLUE PALM (ACCENT ONLY) RED BIRD OF PARADISE CASSIA BRITTLE BUSH MEXICAN HONEYSUCKLE TEXAS RANGER DWARF OLEANDER SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE �.! - ' '• '- � .�•. L .fir RAPHIOLEPIS !.'SPECIES' SALVIA G. 'SIERRA LINDA' SIMMONDSIA CHINENSIS THEVETIA PERUVIANA XYLOSMA CONGESTUM 'COMPACTA' ANNUAL COLOR ACACIA R. 'DESERT CARPET' BACCHARIS CENTENNIAL DALEA GREGGII LANTANA MONTEVEDENSIS LANTANA M. 'GOLD SPOT' OENOTHERA BERLANDIERI ROSMARINUS O.'LOCKWOOD FOREST' SANTOLINA VIRENS VERBENA RIGIDA PALM SPRINGS'GOLD' WILDFLOWERS DESERT WILDFLOWER MIXTURE DWARF MEXICAN GRASS TREE INDIA HAWTHORN SAGE JOJOBA YELLOW OLEANDER DWARF XYLOSMA SEASONAL FLOWERS TRAILING ACACIA BACCHARIS PROSTRATE INDIGO BUSH PURPLE PROSTRATE LANTANA YELLOW PROSTRATE LANTANA MEXICAN PRIMROSE DWARF ROSEMARY GREEN SANTOLINA VERBENA GRAVEL TAILINGS CALIFORNIA POPPIES, VERBENA, ETC. Special Note: Palm trees inside the development shall be untrimmed to provide a roosting site for bats per General Plan Biological Resources Program 3.3. The use of lawn shall be limited to parkway and art piece areas, subject to review and approval by the Planning Commission and/or City Council. The City shall approve a comprehensive sign plan for each building complex prior to the issuance of building permits. A preliminary sign concept including location, general size, materials and lighting, shall be submitted with each site development plan or conditional use permit application. The main principles of the comprehensive sign plan shall be compliance with the sign regulations of the La Quinta Zoning Ordinance, except as otherwise set forth herein. Only channel letter building signs are permitted. The concept being presented represents an integrated approach to center identification for such a large parcel. Overall center identification is achieved with an entry statement on Highway 111 and entry monumentation on each of the secondary street frontages. These "Centre" identification signs will create an address for the individual tenants who are not permitted to have freestanding identification signs. The La Quinta Corporate Centre plan has four signs, two on Highway 111 and two on Dune Palms Road (Exhibit 12). G:\SDP 756 RadioActive\SP36#2 Fina1Text2003.wpd-Greg/Page37 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific • `► 036 , Amendment #2 Exhibit "A 2.10.1 - Signs for the Commercial Center As the leasing program develops and the tenants are identified, the major tenant identification signs may be subject to alteration, which would require approval by the City of La Quinta Planning Commission. The appropriate signage for the ultimate user(s) of this portion of the project will be determined upon development of detailed site development plans. The concept for tenant signs throughout the Corporate Centre shall include a single - sign allowance per user located on the building. Alternative locations may be considered based on the most effective use of graphic identification. The multi -tenant buildings shall integrate a concept for signs into the architectural scheme. Freestanding signs may identify the center, freestanding (single user) buildings or a combination of both. No individual tenants, located within a multiple tenant building may be identified by a freestanding sign, except that single tenants with more than 10,000 gross (leased floor) area may be identified on the complex signs. All freestanding signs shall be of a monument style. Within the regional commercial portion of the Plan, a service station site has been identified. The sign identification for this type of user shall include the mandatory State of California pricing signs, which may be freestanding and located in the landscape setback area and identification on the building or canopy. The commercial center will have a center identification sign along the Highway 111 frontage. In addition there will monumentation at the west and east secondary access points on Highway 111. In general, monument signs shall conform to the City of La Quinta standards, except that single tenants with more than 15,000 gross (leased floor) area may be identified on the complex signs. Exhibits 12 through 18 depict the sign locations and design concepts for the project identification signs. Final monument sign designs may be altered to reflect the detailed architectural character of the Centre. 2.10.2 - Signs for the Industrial Center Generally, the sign provisions for the individual industrial lots shall be in accordance with the City of La Quinta sign regulations of the Zoning Ordinance. The structures with multi -tenant use shall follow the pattern of the commercial portion of the development in that the multi -tenant buildings shall integrate a concept for signs into the architectural scheme, which shall become the basis for the comprehensive sign plan for the building. G:\SDP 756 RadioActive\SP36#2 Fina1Text2003.wpd-Greg/Page38 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE The signs shall be approved with each site development plan or conditional use permit review. Freestanding signs for the single -user properties shall be in conformance with the City of La Quinta standards, ensuring design graphics match those contained in Exhibit 15 of the Plan. 2.10.3 - Signs — Area Calculations Sign applications within the La Quinta Corporate Centre shall be processed in conformance with Condition of Approval #68. 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X=-3 ..J N®�/ LL CL LL U) z _® z O co 0 W Q z_ w _m x LU 9.80: PERMITTED NONRESIDENTIAL USES 9.80.040 Table of Permitted Uses. A. Uses and Structures Permitted. Table 801: "Permitted Uses .in Nonresidential Districts", following, specifies those uses and structures which are permitted within each nonresidential district. The letters in the columns beneath the district designations mean the following: 1. "P": Permitted as a ri cinal use v ithin the district. 2. "A": Permitted only if accessory to the principal use on the site. 3. "C": Permitted as a principal or accessory use if a conditional use permit is approved. 4. "M": Permitted if a minor use permit is approved. 5. "T": Permitted as a tem_porary use only. 6. "X": Prohibited in the district. B. Uses Mot Listed an Table. Land uses which are not listed in Table 801 are not permitted unless the Community Development Director or the Planning Commission determines that such use is viithin one of the permitted use categories listed preceding (e.g. principal use, conditional use, etc.) in accordance e,,7th Section 9.20.040. TABLE 801: PERMITTED USES IN Nip . ••... •S.. A ENT D1STl1CTS :• t J'i?rtiw •l3ISTRTCT . P = Principal Use M = Mioor Use Permit K A =Accessory Use T = Temporary Use Permit C =Conditional Use Permit X = Prohibited Use o ow a e d d C5c5 zU u LAND USE CR CP CC CN CT CO MC Retail Uses Retail stores under 10,000 s /ft floor area er business P A P P A X Retail stores'. up to 2 5, O Q 0 s q . f t . p P P P X X. X Retail stores', over 100,000 sq . ft . C X C X X X X Food, liquor, and convenience stores under 10,000 sq/ft P. A I P P A A X floor area_ o en less than 18 hours/day' Food, liquor, and convenience stores under 10,000 sq/ft C- X • C C C X X floor area, open 18 or more hours/day" ' Other than convenience stores. Items sold may include clothing, groceries, meat, drugs, jewelry, sundries, office supplies, pets, fumiture, appliances, hardware, building materials (except lumber yards), and similar retail items. AirSsi... \.viiv{ V{{ ►164 y14{{{d34J. 80 9.80: PERMIYTED NONRESIDENTIAL USES TABLE 801: PERMITTED USES INNdiqnSIDENTIALDISTRI S k7l DISTRICT P = Principal Use M = Minor Use Permit 7 A = Accessory Use T = Timporary Use Permit NZ C = Conditional Use Permit X = Prohibited Use E E E E e =E U LAND CR -CP CC CN, CT T CO NfCPlant nurseries and garden supply stores, with no C P C. C X X X propagation of plants on the premises, subject to §9.100.120 (Outdoor Storage and Displa y) Showroorn/catalog stores, on site inventory P P. P X X X X not to exceed 75% GFA General Set -vices Barber shops, beauty, nail and tanning salons and similar I P A P P I I P A X I I uses Miscellaneous services such as travel services, photo P A P P P A X developing, videotape rentals, shoe repair, appliance repair. and similar uses Laundromats and dry cleaners -- except central cleaning I P X P P I I P X X I I plants Printin.a, blueprintinR and copy services P P P P P P X Pet grooming P P P P P X X Office Uses and Health Services Banks P X P P P P X General and professional offices P X P P P P C Medical offices -- physicians, dentists, optometrists, P *1 P P P P X chiropractors, and similar practitioners Medical centers -- four or more offices in one building P X P I C X P X Sur gicenters Miedical Clinics P 1:X•I P I C I X I P I X Hospitals C X X X X X] C L�Convalescent hospitals C X. C X X X I C 9.80: PERMITTED NON. `ED YN T® SIDENTIAL DIST CTS TABLE 801: PER�'ViiT USES DISTRICT _ a P=Principal Use m=minor Use Permit u .. •...ate• ,~„� a.. :... �;,:. .$v. N�:: :.a;;;::��__ <� V. ..v.; u.., v A =Accessory Use T =Temporary UseFermit N F. . ' Ea- k"I V. v C conditional Use Permit %=Probi6ited Usa '.J ci . �vzU• gy•v uh:: ,.p .. . .y�.r•.d.� " •• C� 1t{ .3% 5c �c- Cp •C 3.. •i.,�®i �.1•T.1.0 LANDC1.3 �+ .. 4T.s Veterinary clinics/animal hospitals, and pet boarding C P • (indoor only) I Dining, Drini:ina, and Entertainment Uses greater than , 000 sq®ft. p X P P P A A Restaurants P X P A X p X Restaurants, drive-thru P A W',e-out with ancillary seating, such P P p p P Restaurants, counter 10gurt, ice cream, pastry shops, and similar as C X C C C C X Bars, taverns, and cocktail lounges Dancing or live entertainment as a principal use C X C X X C X A X C c c C• x Dancing or live entertainment as an accesso-Y use C % •C X C X X Theaters, live or motion picture Recreation Uses Bo,vling, ool or billiard centers as a rincioal use C X C X C X X Pool or billiard tables as accessory use Q tables or less) A A A A A A X Game machines, 11 or more (as either a principal or C X C C C X % accessory use) use, ten or fewer machines A A A A A A X Game machines as an accesso A % Golf courses and country clubs (see GC District permitted X X X X C uses, Cha ter 9.120) X A C C P C X Tennis clubs or complexes M M A Health clubs, martial arts studios, and dance studios, 5000 M M M M s /ft floor area or less y,. Health clubs, martial arts studios, and dance studios, over C .,P C C C C 5000 s /ft floor area P P P � P C p Ubraries 9.80: pERM17TED NONRESIDENTML USES TABLE 801: PERMITTED USES INNONRESIDENTIALDISTRICT-S;' .'DISTRICT P = Principal Use m = minor Use Permit —:F A Accessory Use T =Temporary Use?Frr�lt 1 E rM. c = conditional Use Permit X = Prohibited Use E a E*- • LAND USE CR -CP• CC 'CN CT '-60"* 'Mc museurn, or gallery displaying sculpture, artwork or i� . Z3 P x P P P P P crafts, including schools for above Parks. unlighted playfields, and open space P P P P I P Lighted lavfields x x x x x x I C Bicycle.e ues-krian and hiking. trails P P P P P P P Indoor istol or rifle ranges x C x x X x I x Miniature P-olf/recreation centers C x x x C x x Assemblv Uses Lodges. union halls C P C C x x I C Churches, temples and other places of worship x C C x C x Mortuaries and funeral homes Public and Semi -Public Uses Fire stations P P P P x P P Government offices and police stations P P P P P P P Communication towers and equipment, subject to Chapter C C C, c C C C 9.170 Electrical substations M M M X X X M Water wells and pumpinz stations M M M x x x M Reservoirs and water tanks X P x x x x M Public flood control facilities and devices P P P P P P i P Colleges and universities C x x x x x C Vocational schools, e.E. barber. beauty and similar C C C x X C C Private elementary. intermediate and high schools C C • 9.80o PERrrIfITTED R'®1!'.RESIDEaYTL4L USES , 801: PERMITTED USES IN NONRESIDENTIAL DISTRICTS-::' TABLE DISTPJCT P = Principal Use hi Minor' Use Permit ' 3 2 A �'' "' A =Temporary Use Permit _ accessory Use T o� ^' " *` " " �i ri C = Conditional Use Permit X = Prohibited Use f o o�' o o *o �' o ® o L. USE cR CP CC CN CT CO: MC Private swim schools C C f CX C X C Train. bus and taxi stations C X C X C X C Helicopter ads X X X, X C X C Public or private kennels and animal shelters (with indoor X C X : X X X C or outdoor pet boarding) Residential, Lodging, and Child Care Uses I Townhome and'Multifamily dwellings as a primaryuse C* X I X X X X X *If part of a mixed use roject er § 9.80.020 or 9.80.030 Residential as an accessory use, e.g. caretaker residences C- C C C C C C per §9.100.160 Child day care facilities, centers and preschools as a C C C C X C C rinci ai use, sub!. to 9.100.250 (also see Accessory Uses) 9 Senior group housing, subject to §9.100.260 C X X X X X X Rooming and boarding houses C X X X X X X Single room occupancy (SRO) hotels, sub'. to 9.100.270 C. X X X. X X X Emergency shelters P P P P P P P Transitional shelters for homeless persons or victims of C X X X X X C domestic abuse Mixed-useprojects: residential and office/commercial C X X C, X X X Hotels and motels C X C X C X X Timeshare facilities, subject to 9.60.280 C X C X C X X Bed and breakfast inns X X X X X X X Caretaker residences M M M M M M M 9.80: PEW1T7'ED NONRESIDENTL4L USES LE 801: PERM D USES IN NONRESIDENTIAL DISTRICTS'. •': • ..T •{.}f'y.'�i, •f� � y�y �+ nth'•• i/.ir C'vibG�.• g..: .IDXSTRXC 1 l Use 2l= IMinorUse Permit' ' `: • yy gn•k. ry Use +T= Temporary UsePermik FEC=C,otnieditlonpal ` � �� Use Permit . X=Prohibited Use '.' n ��" o.o k.v o . H o ° a: U.' ..CN LAND USE CR �CP 'CC. CT-; :CO. MCI Automotive Uses (subject to §9.100.120, Outdoor Storage and Dis lay) Automobile service stations, with or without minimart C C Car washes C C C Auto body re air andpainting; transmission repair X PX h ° ;, minor auto C C C Auto repair specialty s ops, prop t tng maintenance: tire sales/service, muffler, brake, Tube and tune-up secs -- not including major engine or drivetrain re air Auto and motorcycle sales and rentals X X Truck. recreation vehicle, and boat sales C C X Truck and/or a ui in rentals -C Auto parts stores, with no repair or parts installation on the P ' P I remises Auto or truck storage yards, not including dismantlin I X C Private parking lots/garages as a principal *use subject to C C Cha ter 9.150, Parkin Warehousing and Heavy Commercial Uses (subject to 69.100.120, Outdoor Storo e and Dis lay) Wholesaling/distribution centers, with no sales to X P consumers General warehouses, with no sales to consumers X P Mini -storage warehouses X P Lumber yards, outdoor (see retail stores for indoor lumber X C sales) Pest control services C 11C 0 ION mmm=w Ix xlXix1XJl `. so , �9.80: PERMITTED NONRESIDENTUL USES :, 801: PERMITTED USES' -IN NONWSIDENTIAL DISTRICT P Principal Use M Mihor Use Perm it.. C = couditioual Use Permit X = Prohibited Use;' E 0 'a.'. z T<. iCN -F- I x x X yards ublic utility and similar equipment/storage TX Central cle:aning or laundry plants --T-x I c C X X X X r,,rnrn"n*,* C I C CTC C � C inn av facilities/antennas as nri ary use NC -'~~^-' —' Industrial and Research Uses Indoor manufacture and assembly of components or finished products from materials such as cloth, fiber, fur, glass, leather, stone, paper (except milling , plastics, metal, and wood Research and development Recordin*g studios plants Sign making, except sandblasting &n makin& including sandblasting Recycling centers as a primary use, collection and sorting only, subject to §9.100-190 Offshe hazardous waste facilities, subject to §9.100.230 A*ccessoy Uses and Structures Portable outdoor vending uses (such as flower stands, hotdog stands, etc.), subject to §9.100.100 Swimming pools as an accessory use Golf or tennis facilities as an accessory use M M M M M M M . ' . . EN 9.80: pERhfITTED N0NRESIDENTL4L USES ES IN N ®N—RSIDENTZAL DISTRI + 1. �::. • ..�i R IATED USES F, 80 I m PERMITTED `B DISTRICT �Y P =Principal Use M = Minor Use Permit �' 4 -'•'" l' �Y u Y• = y�yYo- L:y� 'y�F:. A = Accessory Use T = Temporary Use Permit �14i UE Yx e w .7 v £ E •: w� .4. o a Conditional Use Permit X = Prohibited Use g = o o ' C = u v vc� X. CR CP CC CN CZ' ..�®.' NSC LANDUSE satellite dishes. subject to §9.100.070 A A A A A A A Antennas and machines subject to §9.100.190 A A A A X X A Reverse vending Recvcling dro off bins, subject to §9.100.190 M.I A M M X X_J A 1 ees or A A A A I A A� A Incidental products or services for emp oy businesses, such as child day care, cafeterias, and business su ort uses Other accessory uses and structures which are customarily associated with and subordinate to the principal use on the premises and are consistent with the purpose and intent of the zoning district, as determined by the Director. Tem orarv'Uses Christmas tree sales, subject to §9.100.080 Halloween um kin sales, subject to §9.100.090 Stands selling fresh roduce in season, subj. to §9.100.100 Sidewalk sales, subject to §9.100.130 Tern ora outdoor events, subject to §9.100.140 Construction and Euard offices, subject to §9.100.170 Use of reloeatable building, subject to §9.100.180 Other'Uses Fortune telling and palmistry Sexuallv-oriented businesses, subject to §9-100.080* property must also be located within the SOB (S Other uses not listed in this Table. AIA•IA�AJAJAIA IMS IMMU-1 x X C X X X X x X X X X X X Oriented Business) overlay district. per §9.20.040, Director or Planning Commission to determine whether use is SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan 99-036, Amendment #2 Exhibit "A�" APPENDIX ONE GENERAL PLAN POLICIES G:\SDP 756 RadioActive\SP36#2 Fina1Text2003.wpd-Greg/Page46 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan 99-036, Amendment #2 Exhibit "q �''• � - rr The General Plan of the City of La Quinta was adopted in 1992 and includes Goals, Objectives and Policies that were deemed by the City necessary to properly implement the plan. The key policies that affect the development of the subject property are as follows: Policy 1.2: 'The City will encourage an integration of a wide range of support services at employment centers, including child care, occupational health, fitness facilities and convenience retail shops." The Plan provides a variety of building types, sizes and locations so that there is maximum flexibility in attracting businesses appropriate for the M/RC classification. A Floor Area Ratio of 0.35 is planned within the 36-acre development. Policy 2.1: "Residential development shall not be permitted within 600 feet of Highway 111 in the Regional Commercial designation, except as allowed in the nonresidential overlay in the Development Code." The Plan complies with the Non -Residential Overlay by not permitting residential uses. Policy 4 - Specific Plans of Land Use shall be required for all projects of 20 acres or more before any land divisions. The Plan complies with this policy. General Land Use Policy 6 - "In -fill development shall be encouraged by placing capital improvement projects in the developed areas of the City as top priorities." The Plan proposes project and infrastructure phasing in Section 2.20. Policy 10: "The City shall maintain its "dark sky" ordinance." The plan proposes low-level landscape lighting and down focused lighting within the parking areas. G:\SDP 756 RadioActive\SP36#2 FinaIText2003.wpd-Greg/Page47 SPECIFIC PLAN THE LA OUINTA CORPORATE CENTRE Specific Ian 99-036, Amendment #2 Exhibit "All TRAFFIC AND CIRCULATION ELEMENT Policy 1 - "Establish and maintain a master plan of roads, which sets forth detailed improvement plans and schedules for implementation, to assure minimal levels of roadway segment and intersection operations at V/C ratio of 0.80 and LOS D, respectively." A traffic study has been completed for the Plan and the improvements proposed will preclude the Level of Service from being below level "D". Policy 1.1: "Initiate and complete a master plan of roads, which includes targets for ultimate rights -of -way and pavement widths and provides a schedule for securing right- of-way and constructing improvements consistent with the projected needs and standards set forth in the City Circulation Element and Program EIR." The public road sections will comply with the City adopted road sections. Policy 2.2: "Review new and redeveloping project along Washington Street, Adams Street and Highway 111 with the intent of limiting access and aligning and/or consolidating access drives in a manner which minimizes conflicting turning movements and maximizes the use of existing and planned signalized intersections." A traffic study has been completed for the Plan, surrounding and adjacent developments. When warranted, traffic signals will be installed on Highway 111. Access points will be located and comply with best practice methods. Policy 6: "Develop and encourage the use of continuos and convenient bicycle routes and multi -use trails to places of employment, recreation, shopping schools, and other high activity areas with potential for increased bicycle, equestrian, golf cart and other non -vehicular use." The plan complies with Exhibit 3.10 of the General Plan. Policy 2.3: On Major Arterials, the minimum intersection spacing shall be 1,060 feet for commercial projects. "Intersection spacing may be reduced to 500' at the Whitewater Wash Channel and La Quinta Evacuation Channel. The design speed shall be 60 mph. Left turn median cuts may be authorized if turn pocket does not interfere with other existing or planned left turn pockets. Right in/right out access driveways shall exceed the following minimum separation distances (in all cases, distances shall be measured between curb returns): — more than 250' on the approach leg to a full turn intersection; — more than 150' on the exit leg from a full turn intersection; — more than 250' between driveways. All access configurations shall be subject to City Engineer review G:\SDP 756 RadioActive\SP36#2 Fina1Text2003.wpd-GreglPage48 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE SpecificPlan 99-036, Amendment #2 Exhibit "AM and approval." The plan complies with these provisions by minimizing the amount of individual driveways and the use of medians. The access points have been consolidated along Highway 111. In addition to the main entrance there are four minor access points along the 2,300 feet of frontage. The landscape concept will comply with the City's adopted design theme for Highway 111. In addition the Plan provides for landscape design enhancements along Dune Palms Road. Turf should be used in a manner consistent with citrus trees —sparingly and in high visibility locations. Primary image corridors shall include street traffic signals, street lighting systems, street furniture, bus shelters, street name signs, and noise berms/barriers, which are designed in a coordinated and consistent theme unique to La Quinta. At key intersections, primary image corridors shall include treatments which may include special roadway paving, hardscape/screen wall arrangements and displays of public art. The Plan will comply with adopted design standards. The landscape concept will comply with the City's adopted design theme for Highway 111. In addition the Plan provides for landscape design enhancements along Dune Palms Road. Turf should be used in a manner consistent with citrus trees —sparingly and in high visibility locations. Policy 14: "The City shall maintain building height limits along Primary, Secondary, and Agrarian Image Corridors in its Development Code." The maximum building height along the image corridors will be 22 feet (excluding architectural projections) within the Highway 111 corridor (i.e., first 150 feet), unless otherwise allowed by the Planning Commission. Buildings outside of the height restricted area may be up to 35 feet high. Policy 13: "In order to preserve the aesthetic values on the City's streets, minimum landscape setbacks shall be as follows": Highway 111 — 50 feet Secondary Arterial — 10 feet The plan complies with this policy. Biological Resources Policy 3: "Native, drought-tolorant desert plant materials shall be incorporated into new development to the greatest extent practical. Invasive, nonnative species shall be discouraged." G:\SDP 756 RadioActive\SP36#2 Fina1Text2003.wpd-Greg/Page49 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific • Exhibit The plan complies with this policy. Turf should be used in a manner consistent with citrus trees —sparingly and in high visibility locations. Public Utilities Policy 3: "All utility and electric wires up to 34.5 kilovolts serving new development shall be installed underground." The utilities to the site and within the site will be located underground. Public Utilities Policy 4.1 "To the greatest extent practical, all new utility equipment boxes, including but not limited to traffic signal equipment, and electrical and telephone equipment, shall be located either under ground, or away from street corners and effectively shielded from public view. Undergrounding of these facilities is preferred." Project conditions will be imposed to comply with this policy. Policy 4: "Encourage expansion of ridership and the service area of the public transit systems operated by the Sunline Transit Authority within the City." The plan will provide for transit stops and facilities to be determined during review of development applications. Paleontologic Resources Policy 1: "The City shall require the preparation of paleontologic resource analyses by a qualified paleontologist for all development proposals which occur in areas of High Sensitivity." A cultural resources report has been submitted to the City for review. The mitigation measures contained in EA 99-383 shall be met, as prescribed. Paleontologic Resources Program 1.3: "Mitigation plans prepared as part of paleontologic resource analyses shall be implemented as part of mitigation monitoring and reporting programs." The plan will comply with the mitigation measures proposed in the cultural report and City Council Resolution 99-110. Cultural Resources Element Policy 3.2: "The city shall use its regulatory power to ensure the proper protection of cultural resources and avoid or minimize adverse effects on such resources from private projects that require discretionary city actions." GASDP 756 RadioActive\SP36N2 FinaIText2003.wpd-Greg/Page50 SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE Specific Plan "' 1 •, Amendment The plan will comply with the mitigation measures proposed in the cultural report and City Council Resolution 99-110. Flooding and Hydrology Policy 5.1 (2"d paragraph): "New development immediately adjacent to the Coachella Valley Stormwater Channel shall continue to have the option of discharging 100-year stormwater flows directly into the stormwater channel." The Plan wili convey stormwater to the Coachella Valley Stormwater Channel as well as install levee lining adjacent to the project as defined under the improvement plans presented to the City Council in 1999. Air Quality Policy 6: "New development shall be designed and constructed in a manner which minimizes the emission of project related pollutants." An air quality report has been submitted and the mitigation measure will be incorporated into the plan. Air Quality Program 7.2: "Continue to support and implement the provision of the State Implementation Plan for PM10 in the Coachella Valley." Dust control measures have been made part of the plan. Energy Policy 2: "The City shall promote the development and use of alternative, clean, renewable energy resources." The plan proposes low-level landscape lighting and down focused lighting within the parking areas. Security lighting for buildings and parking areas shall be metal halide, unless otherwise approved during review of the development plans. G:\SDP 756 RadioActive\SP36J12 FinalText2003.wpd-Greg/Page5l PLANNING COMMISSION• ! 1 CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 99-036 (AMENDMENT #2) - LA QUINTA CORPORATE CENT DAVID AND JAMIE REULMAN AND CITY OF QUINYA FEBRUARY 11, 2003 GENERAL 1 . Condition previously deleted; condition number retained. 2. The applicant/developer 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 specific plan amendment. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 3. Prior to the issuance of a grading, construction or building permit, the applicant/developer shall obtain permits and/or clearances from the following public agencies: Fire Marshal ® Public Works Department (Grading Permit, Improvement Permit) ® Community Development Department ® Riverside County Environmental Health Department ® Desert Sands Unified School District ® Coachella Valley Water District (CVWD) ® Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) Caltrans The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. The applicant shall comply with applicable provisions of the City`s NPDES stormwater discharge permit. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a G:\SDP 756 RadioActive\Condpc SP99036#2LQCorp2o03.wpd/Greg Planning Commission Resolution 2003- Exhibit "B" Conditions of Approval - Recommended Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre Adopted: February 11, 2003 Page 2 grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan is available for inspection at the project site. 4. The applicant shall comply with the terms and requirements of the Development Impact Fee in effect at the time of issuance of building permits. PROPERTY RIGHTS 5. Prior to the issuance of a grading, construction or building permit, the applicant shall acquire or confer required or necessary property rights including easements and rights of way. 6. The applicant shall dedicate or grant public and private street right of way and utility easements in conformance with the City's General Plan, Municipal Code, applicable specific plans, and as required by the City Engineer. 7. Rights of way required of this development shall comply with the City's General Plan as follows: A. Highway 1 1 1 - the remainder of applicant's 70-foot half of a 140-foot right of way plus additional right of way if required by Caltrans or the design of the improvements. B. Dune Palms Road - the remainder of the applicant's 44-foot half of an 88- foot right of way plus additional width at Highway 1 1 1 to accommodate dual left turn lanes. The additional width section shall be 60-foot half - width from Highway 1 1 1 to 300 feet north and taper from that point northerly to 44 feet. C. Corporate Centre Drive - 64-foot right of way from western boundary (connecting to SP 98-033) to Dune Palms Road. If right of way across the "Not A Part" property is unavailable, the applicant shall, by separate deed, grant temporary right of way for construction of cul-de-sacs at the road's termini at that property. The temporary grant shall automatically expire when the industrial road is completed and the cul-de-sacs removed. D. Commerce Court - 64-foot right of way (cul de sac). G:1SDP 756 RadioActive\Condpc SP99036#2LQCorp2003.wpd/Greg Planning Commission Resolution 2003- Exhibit "B" Conditions of Approval - Recommended Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre Adopted: February 11, 2003 Page 3 8. Street right of way geometry for culs de sac, knuckle turns and corner cut- backs shall conform with Riverside County Standard Drawings #800, 801 and #805 respectively unless otherwise approved by the City Engineer. 9. Dedications or grants shall include additional widths as necessary for corner dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. 10. If the City Engineer determines that street rights of way are necessary prior to development of this property, the applicant shall grant the rights of way within 60 days of written request by the City. 11. The applicant shall create perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if a meandering wall design is used): A. Highway 1 1 1 - 50 feet B. Adams Street, Dune Palms Road, Corporate Centre Drive, and Commerce Court - 10 feet Setback requirements apply to all frontage including sites dedicated or granted for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned land, the applicant shall dedicate or grant blanket easements for those purposes. 12. The applicant shall dedicate or grant easements necessary for placement of and access to utility lines and structures. 13. The applicant shall dedicate or grant abutter's rights of access to public streets from all frontage except access points shown on the approved site plan. 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. 14. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Plans shall be GASDP 756 RadioActive\Condpc SP99036#2LQCorp2003.wpd/Greg Planning Commission Resolution 2003- Exhibit "B" Conditions of Approval - Recommended Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre Adopted: February 11, 2003 Page 4 submitted on 24" x 36" media in the categories of "Rough Grading," "Precise Grading," "Streets & Drainage," and "Landscaping." All plans except precise grading plans shall have signature blocks for the City Engineer. Precise grading plans shall have signature blocks for Community Development Director and the Building Official. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, gates and entryways, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 15. The City may maintain standard plans, details and/or construction notes for elements of construction. For a fee established by City resolution, the applicant may acquire standard plan and/or detail sheets from the City. 16. When final public street plans are approved by the City, the applicant shall furnish accurate Auto cad files of the approved plans on storage media acceptable to the City Engineer. The files shall utilize standard Auto cad menu items so they may be fully retrieved into a basic Auto cad program. At the completion of construction and prior to final acceptance of improvements, the applicant shall update the files to reflect as -constructed conditions. If the plans were not produced in Auto cad or a file format which can be converted to Auto cad, the City Engineer may accept raster -image files of the plans. IMPROVEMENT AGREEMENT 17. Depending on the timing of development of the specific plan area and the status of off -site improvements at that time, the applicant may be required to construct improvements, to reimburse others who construct improvements that are obligations of this development, to secure the cost of the improvements for future construction by others, or a combination of these methods. In the event that any of the improvements required herein are constructed by the City prior to their construction by the applicant, the applicant shall reimburse the City for the cost of those improvements. G:\SDP 756 RadioActive\Condpc SP99036#2LQCorp2003.wpd/Greg Planning Commission Resolution 2003- Exhibit "B" Conditions of Approval - Recommended Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre Adopted: February 11, 2003 Page 5 18. Prior to issuance of any grading or building permits, the applicant shall construct any remaining or deferred improvements and satisfy obligations required by these conditions, Caltrans and/or utility authorities or furnish an executed, secured agreement to do so. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. 19. If improvements are secured, the applicant shall provide estimates of improvement costs for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City`s schedule, estimates shall meet the approval of the City Engineer. Estimates for utilities and other improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. 20. If on -site improvements are phased with multiple administrative approvals (e.g., Site Development Permits or maps), all obligations for public improvements shall be satisfied or secured prior to approval of the first phase unless otherwise approved by the City Engineer. 21. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan, the City shall have the right to halt issuance of building permits or final building inspections or otherwise withhold approvals related to the development of the project until the applicant makes satisfactory progress on the improvements or obligations or has made other arrangements satisfactory to the City. GRADING 22. The applicant shall furnish a preliminary geotechnical ("soils") report and a grading plan prepared by a qualified engineer. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. The plan must be approved by the City Engineer prior to issuance of a grading permit. 23. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. G:\SOP 756 RadioActive\Condpc SP99036!#2LQCorp2003.wpd/Greg Planning Commission Resolution 2003- Exhibit "B" Conditions of Approval - Recommended Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre Adopted: February 11, 2003 Page 6 24. The applicant shall endeavor to minimize differences in elevation at abutting properties. 25. Prior to occupation of the project site for construction purposes, the applicant shall submit and receive approval of a Fugitive Dust Control plan prepared in accordance with Chapter 6.16 (LQMC) to the Public Works Department. The applicant shall furnish security, in a form acceptable to the City, in an amount sufficient to guarantee compliance with the provisions of the permit. 26. The applicant shall maintain cleared or graded land to prevent wind and water erosion of soils. The land shall be planted with interim landscaping or provided with other erosion control measures approved by the Community Development and Public Works Departments. 27. Prior to issuance of building permits, the applicant shall provide building pad certifications stamped and signed by qualified engineers or surveyors. For each pad, the certification shall list the approved elevation, the actual elevation, the difference between the two, if any, and pad compaction. The data shall be organized by lot number and listed cumulatively if submitted at different times. DRAINAGE 28. The tributary drainage area shall extend to the centerline of adjacent public streets. 29. Storm drainage historically received from adjoining property shall be retained on site or disposed of in the same manner as on -site storm runoff. 30. Nuisance water shall be retained on site and disposed of in a manner acceptable to the City Engineer. 31. If the applicant proposes discharge of stormwater to the Whitewater Drainage Channel, the applicant shall indemnify the City from the costs of any sampling and testing of the development's effluent which may be required under the City's NPDES Permit or other City- or area -wide pollution prevention program, and for any other obligations and/or expenses which may arise from such discharge. The indemnification shall be executed and furnished to the City prior to issuance of any grading, construction or building permit and shall be binding on all heirs, executors, administrators, assigns, and successors in interest of land within the specific plan area excepting therefrom those portions required G:\SDP 756 RadioActive\Condpc SP99036#2LQCorp2003.wpd/Greg Planning Commission Resolution 2003- Exhibit "B" Conditions of Approval - Recommended Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre Adopted: February 11, 2003 Page 7 to be dedicated or deeded for public use. The form of the indemnification and the assignment of responsibility (if any) shall be acceptable to the City Attorney. UTILITIES 32. The applicant shall comply with legally -enforceable requirements of utility authorities. 33. The applicant shall obtain the approval of the City Engineer for the location of all proposed 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. 34. Existing aerial utilities and all proposed utilities within or adjacent to the proposed development shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 35. 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 trench compaction. STREET AND TRAFFIC IMPROVEMENTS 36. The City is contemplating adoption of a revised infrastructure fee program. Any property within this specific plan which has not received final development approval when the program takes effect may be subject to the program as determined by the City. 37. The applicant is responsible for the following street improvements which shall conform with the General Plan street type noted in parentheses. Dimensions and features shall conform with the City's General Plan in effect at the time of construction if different from those listed. A. Highway 111 - The north half (58 feet) of a 1 16-foot street improvement including landscape median, 50 percent of the traffic signal modification at the project main entry and an eight -foot sidewalk. G:\SDP 756 RadioActive\Condpc SP99036tr2LQCorp2003.wpd/Greg Planning Commission Resolution 2003- Exhibit "B" Conditions of Approval - Recommended Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre Adopted: February 11, 2003 Page 8 B. Dune Palms Road - Construct half -width street improvement plus six-foot sidewalk. Half street shall be 48-feet from the Highway 1 1 1 curb return to a point 285 feet north and from that point taper 55:1 northerly to 32- foot width. The applicant shall re -stripe traffic lanes and modify the traffic signal at this intersection as required including, but not necessarily limited to, installation, relocation or reconfiguration of poles, arms, heads, and traffic sensor loops. C. Corporate Centre Drive (formerly Industrial Road) - 40-foot travel width (between curb faces) from Adams Street to east boundary of hotel site plus 5-foot sidewalks. The applicant shall have full responsibility for any required traffic signals or a fair share responsibility if adjacent developments utilize signals for access. If right of way is available across the "Not A Part" property (APN: 649- 020-006), the applicant may be required to construct that portion of the road subject to reimbursement. If not available, the applicant shall construct cul de sacs at the industrial road's termini at that property. D. Bike Path - Construct a "Class A" Bike Path along the south embankment of the Whitewater Storm Channel (within the Channel right of way) from Adams Street to Dune Palms Road along the project property line, subject to CVWD approval. E. Parking Lot - The on -site parking lot shall conform with the provisions of the LQMC, General Plan and Zoning Ordinance unless otherwise specified in the Specific Plan. Bus turnouts, dedicated turn lanes and other features in the approved plans may warrant additional street widths as deemed necessary by the City Engineer. 38. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets and parking areas shall be stamped and signed by qualified engineers. 39. Condition deleted (same as Condition #8); condition number retained. 40. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., G:\SDP 756 RadioActive\Condpc SP99036#2LQCorp2003.wpd/Greg Planning Commission Resolution 2003- Exhibit "B" Conditions of Approval - Recommended Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre Adopted: February 11, 2003 Page 9 grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 41. Improvements shall include appurtenances such as traffic control signs, markings and other devices, street name signs, and sidewalks. Mid -block street lighting is not required. 42. The applicant shall design street pavement sections using Caltrans' design procedure (20-year life) and site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be equivalent to the following: Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" 43. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 44. General access points, turning movements of traffic and internal circulation are subject to the following: A. Main Project Entry - On Highway 111 midway between Adams Street and Dune Palms Road and aligning with the Auto Center's main entry on south side of Highway 1 1 1 - Full turning movements allowed with traffic signal installation. B. Secondary Accesses on Highway 111 - As allowed by Caltrans and approved by the City Engineer. Right-in/right-out only. Minimum spacing of 250 feet between curb returns of any adjacent driveways or streets. City staff shall support the applicant's efforts to add a driveway in excess of the Caltrans standard. G:\SDP 756 RadioActive\Condpc SP99036#2LQCorp2003.wpd/Greg Planning Commission Resolution 2003- Exhibit "B" Conditions of Approval - Recommended Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre Adopted: February 11, 2003 Page 10 C. Access Drive on Dune Palms Road - Minimum spacing of 250 feet between the access drive curb return and the Highway 1 1 1 curb return. D. Access drives from arterial streets '"Highway 111, Adams Street Dune Palms '-all' shall not have parking spaces taking direct access therefrom and shall not be intersected by a parking aisle or another parking accessway for a minimum distance of 82 feet from the curbface of Highway 1 1 1 (excluding parcels in Planning Area #4), and So 39 feet from the curbface of Dune Palms Road. Parking accessways for Planning Area #4 onto Highway 111 shall be setback a minimum distance of 50 feet from the property line, subject to approval of a Site Development or Conditional Use Permits. E. Corporate Centre Drive - Access locations as depicted in the Specific Plan. Access drive geometries shall comply with current City standards and policies. 45. The applicant shall submit an interior circulation plan for review and approval of the City Engineer. The plan shall be drawn to scale and include dimensions, curve data and corner radii for main interior circulation routes. 46. Prior to approval of any final map that subdivides land, or any lot line adjustment that adjusts the size of existing lots with the Specific Plan area, reciprocal access easements shall be provided as necessary to implement the circulation patterns approved by the Specific Plan. The easterly portion of the Specific Plan area shall provide at least two internal access routes within the parking lots leading to the abutting property located to the west which is not a part of this Specific Plan. If the applicant desires to construct an access route to the signal on Highway 1 1 1 at La Quinta Drive, the applicant shall obtain an executed reciprocal access easement and agreement. The location and language of the access easement shall meet the approval of the City Engineer and the City Attorney. The easement provision may include a requirement for the abutting property owners to reimburse the applicant a pro -rats share of the commercially reasonable cost of construction and maintenance of the shared access routes (including signal if applicable). Such provisions shall provide for arbitration of disputes regarding the provision of the agreement. G:\SDP 756 RadioActive\Condpc SP99036#/2LQCorp2003.wpd/Greg Planning Commission Resolution 2003-_ Exhibit "B" Conditions of Approval - Recommended Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre Adopted: February 11, 2003 Page 11 LANDSCAPING 47. The applicant shall provide landscaping in required setbacks. 48. Landscape and irrigation plans shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans to the Community Development Department. When plans are approved, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to final signing by the City. 49. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City. Use of lawn shall be minimized with no lawn or spray irrigation within 18-inches of curbs along public streets. PUBLIC SERVICES 50. The applicant shall provide public transit improvements as required by Sunline Transit and/or the City Engineer. QUALITY ASSURANCE 51. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 52. The applicant shall employ or retain qualified civil engineers, geotechnical engineers, surveyors, or other appropriate professionals to provide sufficient construction supervision to be able to furnish and sign accurate record drawings. 53. The applicant shall arrange and bear the cost of 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 comply with plans and specifications. 54. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all public improvement plans which were signed by the City Engineer. Each sheet shall be clearly marked "Record Drawings," "As -Built" or "As-Constructed",and shall be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall G:\SDP 756 RadioActive\Condpc SP99036#2LQCorp2003.wpd/Greg Planning Commission Resolution 2003- Exhibit "B" Conditions of Approval - Recommended Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre Adopted: February 11, 2003 Page 12 revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. MAINTENANCE 56. The applicant shall make provisions for continuous, perpetual maintenance of all on -site improvements, perimeter landscaping, access drives, sidewalks, and drainage outfalls. The applicant shall maintain required public improvements until expressly released from this responsibility by the appropriate public agency. FEES AND DEPOSITS 56. 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. FIRE DEPARTMENT CONDITIONS 57. All water mains and fire hydrants providing required fire flows shall be constructed in accordance with the appropriated sections of CVWD Std. W-33, subject to the approval by the Riverside County Fire Department. 58. All roads need to be a minimum of 20 feet unobstructed width for emergency access. 59. Specific access plans shall be submitted for review. COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS 60. Any Site Development Permit applications submitted to the City for review shall substantially conform to the text and exhibits contained in the Specific Plan. The Planning Commission can consider site plan changes to each planning area during review of a developer's project. 61. Any land use or combination of land uses proposed for the Regional Commercial portion of the site shall demonstrate, as part of the Site Development Permit process, that the development standards and square footage for the proposed land use or group of land uses will not exceed the square footage specified on page 3 of the Specific Plan, Section 1.20.2. In addition, any industrial lot G:\SDP 756 RadioActive\Condpc SP99036#2LQCorp2003.wpd(Greg Planning Commission Resolution 2003- Exhibit "B" Conditions of Approval - Recommended Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre Adopted: February 11, 2003 Page 13 developed in Planning Area 1 shall conform to the development standards contained in the Zoning Ordinance. Should a land use or group of land uses exceed the maximum square footage shown on page 3 of the Specific Plan for commercial uses, or in the Zoning Ordinance for industrial uses, a Specific Plan amendment and associated environmental review shall be required. 62. The maximum square footage proposed for the project shall not exceed 0.35 FAR cumulatively, excluding RV storage site and well site. Each proposed land use, or phase of land uses, shall demonstrate their conformance with the FAR requirement as part of the Site Development Permit process. 63. The two-story portion of the 53,000 square foot office building in Planning Area 4 shall be located a minimum of 150 feet from the Highway 1 1 1 property line. The building height shall be reduced to a maximum of 22 feet in height, to conform with the standards for Primary Image Corridors. 64. Parking for each proposed phase or building of the proposed project shall conform to the City's Zoning standards in effect at the time of Site Development Permit review. Parking requirements shall be reviewed with each Site Development Permit application. Should shared or reduced parking be requested, calculations for same shall conform to the City's formulas and standards, as contained in the Zoning Ordinance. In no case shall parking for the regional commercial center be less than a total of 1,366 spaces, as required in the Specific Plan. 65. Each building or buildings proposed for construction shall be required to pay the school mitigation fee in effect at the time of construction, prior to the issuance of a building permit. 66. The tenants and property owners shall be responsible for the maintenance of parking areas, interior roadways, sidewalks, landscaping and other common area amenities through a common association. 67. Condition completed; condition number retained. 68. The signage program and associated exhibits shall be modified to reflect the following: A. Sign D shall not exceed 100 sq. ft. in total area. B. Sign G shall not exceed 100 sq. ft. in total area. C. Sign F shall not exceed 50 sq. ft. in total area. G:\SDP 756 RadioActive\Condpc SP99036#2LQCorp20o3.wpd/Greg Planning Commission Resolution 2003- Exhibit ` B" Conditions of Approval - Recommended Specific Plan 99-036 (Amendment #2) - La Quinta Corporate Centre Adopted: February 11, 2003 Page 14 D. No additional monument signs shall be permitted, except for Industrial Lot users. E. All tenants shall be permitted one wall -mounted sign and one under - canopy sign meeting the regulations of Section 9.160 of the Municipal Code. Only channel lettering building signs are allowed. Individual building tenant signs shall not exceed 50 square feet in overall size, including logo emblems. Exterior building mounted signs shall be limited to first floor level tenants. Businesses located above the first floor level shall be restricted to directory signs placed at main building entries and courtyards. F. Gasoline ID and price signs (one per street frontage), meeting the regulations of Section 9.160 of the Municipal Code. All proposed signs shall be made a part of the Site Development Permit under which the signs will be constructed. All Site Development Permit applications involving signage shall submit an analysis which demonstrates consistency with this Condition of Approval. A Sign Program shall be submitted for any multiple tenant building. Each sign program shall be reviewed and approved by the Planning Commission. 69. Any area of the site which is graded, but which is not to be developed as part of the phase under construction, shall be turfed to limit blowsand hazard and provide an aesthetically pleasing vista. No building permits will be issued unless compliance with this condition is met. 70. The applicant shall comply with the mitigation measures contained in EA 99- 383 (City Council Resolution 99-1 10). 71. Drive -through restaurants shall not be open to the public between the hours of 2:00 a.m. to 6:00 a.m. 72. A development application for the 15.52 acre property (APN: 649-020-006) in the middle of the specific plan area shall necessitate an amendment to the plan, pursuant to General Plan Land Use Program 4.3. 73. Restaurants that have seating for 100 people or more may sell alcoholic beverages to their customers with a State ABC license. 74. All roof mounted mechanical equipment shall be screened by roof parapets so that they cannot be viewed from adjacent properties. Prior to occupancy of any future building, a visual inspection shall be made from all sides of the building G:\SDP 756 RadioActive\Condpc SP99036#2LQCorp2003.wpd/Greg Planning Commission Resolution 2003-_ Exhibit "B" Conditions of Approval - Recommended Specific Plan 99-036 iAmendment #2) - La Quinta Corporate Centre Adopted: February 11, 2003 Page 15 from a distance of 800 feet to confirm that the roof parapets conceal any roof mounted equipment. G:\SDP 756 RadioActive\Condpc SP99036#2LQCorp2003.wpd/Greg • r - • • r s- .; • I •• i� �..r • a � �• - r r A k r "L i >L Assessor's Parcel Number: Portion of 649-020-049 Parcel "A" of Lot Line Adjustment 2002-377 Portion NW'I2 of Section 29, T5S, R7E SBBM WHEREAS, said Site Development Permit has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution No. 83-63) in that the Community Development Director has determined this request has been previously assessed in conjunction with Environmental Assessment 99-383, prepared for Specific Plan 99-036, for which a Mitigated Negative Declaration of Environmental Impact was certified by the City Council on September 7, 1999, by Resolution No. 99-110, and that no changed circumstances, conditions or new information has been provided that would trigger the preparation of a subsequent environmental assessment pursuant to Public Resources Code Section 21 166; and WHEREAS, the City Council of the City of La Quinta, California, did on the 71n day of September, 1999, approve Specific Plan development standards and design guidelines allowing retail, office, industrial and associated land uses on 36 ± acres by adoption of Resolution No. 99-1 1 1; and WHEREAS, the City Council of the City of La Quinta, California, did on the 41' day of June, 2002, approve changes -to the Specific Plan development standards and design guidelines for the 36 ± acre development in support of Site Development Permit 2002-734 for the Sky West Corporation by adoption of Resolution No. 2002-85; and WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 1 1 to day of February, 2003, hold a duly noticed Public Hearing to review of an Amendment to the La Quinta Corporate Centre development standards, namely a change to Condition #44(D) of City Council Resolution No. 2002-85, to allow a parking lot aisleway within 39 feet of curbface of Dune Palms Road and other related changes in Planning Area #4 for on -site accessways serving Highway 1 1 1; and GASDP 756 RadioActive\ResoPC Sdp756 RadioActivempd Planning Commission Resolution 2003- Site Development Permit 2002-756, Radio Active David and Jamie Ruelman February 11, 2003 Page 2 WHEREAS, on December 11, 2002, the Community Development Department mailed case file materials to all affected agencies for their review and comment. All written comments are on file with the Community Development Department; and WHEREAS, the City mailed public hearing notices to all property owners and those within 500 feet of the project site on January 17, 2003, pursuant to Chapter 9.200 of the Zoning Ordinance and published a notice in the Desert Sun newspaper on January 26, 2003. All written correspondence is on file with the Community Development Department; and WHEREAS, the Architecture and Landscape Review Committee, on January 8, 2003, at a regular meeting, recommended approval of the architectural and landscaping plans by adoption of Minute Motion 2003-002, subject to conditions; and WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 1 1 "' day of February, 2003, hold a duly noticed Public Hearing to consider the request of David and Jamie Reulman to approve the architecture, landscape, site, and lighting plans for a two-story office/showroom building on one acre in the Regional Commercial Zone District within Specific Plan 99-036, located at the southwest corner of Dune Palms Road and Corporate Centre Drive; and WHEREAS, at said Public Hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did find the following facts and reasons to justify approval of said Site Development Permit pursuant to Section 9.210.010 of the Zoning Code: 1. Consistency with General Plan. The proposed showroom/office building is in a regional commercial area which allows uses such as the Radio Active project which is also consistent with the policies and goals of Specific Plan 99-036, a master planned 36 + acre development. 2. Consistency with Zoning Code. The proposed showroom/office building is consistent with the development standards of the Regional Commercial Zoning District, and has been designed to comply with the development standards of G:\SDP 756 RadloActive\ResoPC Sdp756 RadioActivempd Planning Commission Resolution 2003- Site Development Permit 2002-756, Radio Active David and Jamie Ruelman February 11, 2003 Page 3 Specific Plan 99-036 (Amendment #2) with regard to setbacks, building height, lot coverage, exterior lighting, and parking requirements. 3. Architectural Design. The proposed architectural design of the showroom/office building is consistent with the adopted design guidelines of Specific Plan 99- 036 in that facade elements are staggered and different materials are planned to enhance the architectural style used in adjacent buildings. The proposed storefronts and varied roof heights enhances streetscape views and enhance adjacent commercial developments. 4. Site Design. As conditioned, the previously graded site is designed to be consistent with the circulation pattern for Planning Area #4 in Specific Plan 99- 036 and complements surrounding commercial land uses. Public access to the proposed Radio Active building will be adequate in that vehicular and pedestrian access will be via hardscape surfaces surrounding the building. The proposed project is physically suitable for the one acre property and requires shared access driveways on Corporate Centre Drive and Dune Palms Road. 5. Landscape Design. As conditioned, the proposed landscape plan is consistent with the landscape guidelines of Specific Plan 99-036 in that the proposed plant list complies with the master plant list thereby enhances existing La Quinta Corporate Centre development. A variety of plant materials will provide screening of parking areas and building facades to lessen the impact of the two story building mass; plant materials are conducive to the desert climate. The proposed project would not be disruptive to existing and future commercial uses because site improvements consist of adequate planting areas. 6. Sign Program. As conditioned, the proposed channel letter signs for the building are consistent with Chapter 9.160 of the Zoning Code and Specific Plan 99-036 in that the signs are limited to north and east facades. 7. Lighting Design. As conditioned, exterior lighting for security is consistent with the City requirements to provide a variety of lighting types with cutoff fixtures ensuring glare is not created. 8. Infrastructure. There are adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety, in that the site is in a developed urban area where services are provided. The project is allowed to divert stormwater to temporary off -site retention basins or into the improvements provided by Site Development Permit 2000-669 (J. Paul buildings), subject to the rules and regulations of Specific Plan 99-036. GASDP 756 RadioActive\ResoPC Sdp756 RadioActive.wpd Planning Commission Resolution 2003- Site Development Permit 2002-756, Radio Active David and Jamie Ruelman February 11, 2003 Page 4 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1 . That the above recitations are true and constitute the findings of the Planning Commission in this case; and 2. That the project is in compliance with the provisions and conditions of Specific Plan 99-036 (Amendment #2) and Environmental Assessment 99-383 as designed; and 3. That it does hereby approve Site Development Permit 2002-756 for the reasons set forth in this Resolution, subject to the conditions attached hereto (Exhibit „A.,). PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 11 to day of February, 2003, by the following vote, to wit: RICH BUTLER, Chairman City of La Quinta, California JERRY HERMAN, Community Development Director City of La Quinta, California GASDP 756 RadioActive\ResoPG Sdp756 RadioActive.wpd PLANNING COMMISSION RESOLUTION• i CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 2002-756, RADIO ACTIVE FEBRUARY 11, 2003 1. The applicant agrees to defend, indemnify, and hold harmless the City of La Quinta (the "City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Prior to the issuance of any permit by the City, the applicant shall obtain the necessary permits and/or clearances from the following agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When the requirements include approval of improvement plans, applicant shall furnish proof of such approvals when submitting the improvement plans for City approval. 3. Unless a building permit is acquired within one year, this permit shall expire as set forth in Section 9.210.010 of the Zoning Code unless a time extension is applied for and granted by the Planning Commission. The City of La Quinta's Municipal Code can be accessed on the City's Web site at www.la-quinta.org. LANDSCAPING 4. The applicant shall comply with Sections 9.90.040 (Table of Development Standards) & 9.100.040 (Landscaping), LQMC. 5. The applicant shall provide landscaping in the required setbacks. C;:\SDP 756 RadioActive\condSDP756NoEng.wpd/grcg 6. Landscape and irrigation plans for landscaped lots and setbacks shall be signed and stamped by a licensed landscape architect. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 7. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn areas shall be minimized with no lawn, or spray irrigation, being placed within 18 inches of curbs along public streets. 8. The final landscaping plan shall indicate the following design elements: A. The trees used throughout the site shall be eight to ten feet in height with a minimum container size of 24" box and a minimum trunk caliper size of 1.5- inch per Specific Plan 99-036. B. 50% of the parking lot surfaces shall be shaded by trees or permanent structures. C. Additional triangular tree wells shall be included along the north side of the building within the parking lot to assist with the compliance of Item B. D. Small planters on the north side of the building may be eliminated during the preparation of the final working drawings. E. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to Section 9.100.040(B)(7), LQMC. MAINTENANCE 9. The applicant shall comply with the provisions of Section 13.24.160 (Maintenance), LQMC. 10. The applicant shall make provisions for the continuous and perpetual maintenance of all private on -site improvements, perimeter landscaping, access drives, and sidewalks. GASDP 756 RadioActive\condSDP756NoEng.w,pd/greg FEES AND DEPOSITS 11. The applicant shall comply with the provisions of Section 13.24.180 (Fees and Deposits), LQMC. These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes application for plan check and permits. FIRE DEPARTMENT Conditions are subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve (12) months. Final conditions will be addressed when architectural building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. All questions regarding the meaning of the Fire Department conditions should be referred to the Fire Department Planning & Engineering staff at (760) 863-8886. 12. Approved super fire hydrants, shall be located not less than 25 feet nor more than 165 feet from any portion of the first floor building as measured along vehicular travel ways. 13. Blue dot reflectors shall be placed in the street 8-inches from centerline of the side that the fire hydrant is on, identify the fire hydrant locations. 14. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or larger to be fully sprinkled (NFPA 13 Standard). Sprinkler plans will need to be submitted to the Fire Department. Area separation walls may not be used to reduce the need for sprinklers. 15. Any turns, or turnaround areas, require a minimum 38-foot turning radius. 16. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor. 17. A minimum dimension for access roads is 20 feet clear and unobstructed width and a minimum vertical clearance of 13'-6" in height. 18. 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 the site. Two sets of water plans are to be submitted to the Fire Department for approval. G:1SDP 756 RadioActive\condSDP756NoEng.wpd/grog 19. The developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 20. Building plans shall be submitted to the Fire Department for plan review to run concurrent with the City plan check. SHERIFF'S DEPARTMENT All questions regarding the meaning of the public safety conditions should be referred to Senior Deputy Andy Gerrard at (760) 863-8950. 21. Prior to construction of any building structure, a material storage area shall be established and enclosed by a six-foot high chain link fence. 22. A list of serial and/or license numbers of stored on -site equipment shall be kept in the construction office along with a list of contractors (e.g., addresses, phone numbers, etc.). 23. Roof access ladders shall be located inside the building. 24. All exterior light fixtures shall be tamper resistant and placed high enough to discourage vandalism. 25. The building address shall be clearly visible from the street using 12" high internally illuminated letters. The building address shall be posted on the rear of the building in 4" high letters. 26. Additional security measures as outlined in the police departments memo of December 12, 2002, shall be met unless impractical. MISCELLANEOUS 27. All public agency letters received for this case are made part of the case file documents for plan checking processes. 28. Prior to issuance of a building permit, the following items shall be taken care of: A. Parking lot lighting shall be adequately shielded to prevent glare from being cast onto adjacent properties and placed so that tree growth does not interfere with the lighting needs of the site. ASDP 756 RadioActivelcondSDP756NoEng.wpolgreg B. All roof mounted mechanical equipment shall be screened by roof parapets so that they cannot be viewed from adjacent properties. Prior to occupancy of the proposed building complex, a visual inspection shall be made by the Community Development Department from all sides of the building from a distance of 800 feet to confirm that the parapets conceal any roof mounted equipment. C. Pursuant to Section 9.160.050 (Table 9-19) of the Zoning Ordinance, no more than two permanent building identification signs shall be allowed, provided the signs are oriented to be viewed from adjacent streets. Each building sign shall be limited to 25 square feet to ensure that no more than 50 square feet of sign area is permitted for this single tenant building. Future building identification signs may be internally illuminated using channel -style letters. Final building sign exhibits shall be submitted to the Community Development Department along with the filing of a Sign Permit Application and required application fees during the preparation of the final construction plans. D. One bicycle storage rack shall be installed. 29. Minor amendments to the plans shall be approved by the Community Development Director. Major changes to the overall design of the development shall required Planning Commission review. 30. In the event that the permittee violates or fails to comply with any of the Conditions of Approval of this permit, no further permits, licenses, approvals, certificates of occupancy shall be issued until such violation has been fully remedied. GASDP 756 RadioActive\condSDP756NoFng.wpd/grog �a <y SPECIFIC PLAN THE LA QUINTA CORPORATE CENTRE AMENDMENT#I Prepared by Greg Trousdell, Associate Planner Attachment I Exhibit 5 — Site Plan State Highway Revised - 5/14/2002 GASP36 LQCorpText2002.wpd-Greg/Page12 Attachment 2 63.65 I,�' I I I VACANT I aox � n.6s f J �• I � ON.i I I F.F.= 65.00 y' PAD='64.5 q II 14 II 15 15 I M. a II I I ESMT £SMT I 4.8% COX I I W I W rya ' I �0.00 �. 05M P �R 64 T6 T r I I III I >� ! !� c P ' I _ ( 0.7 � 4'49 E (67)1- hjrov III it it III it I 1 I EX. USA GAS STATION Architectural & Landscape Review Committee Minutes January 8, 2003 10. Committee Member Thoms also asked for clarification as to whether request can be made for site work only or architectural work as well. / 11. There being no further discussion, it was moveda6d seconded by Committee Members Cunningham/Thoms to cg4tinue CPIP 2003- 020, with direction to staff for a clear a ,Oianation as to the policies and criteria of the program. Unanmously approved. B. Site Development Permit 2002-757; request of Affiliated construction/La Quinta Developers. for r view of architecture and landscaping plans for a 5,000 square foot o story office building in the La Quinta Professional Plaza located wit Parcel 3 of Parcel Map 29889 at the southeast corner of Avenue 47 nd Washington Street. 1. Committee Member Thoms Oated he does reside within Lake La Quinta, but has no real prof ct interest within a 500-foot radius of the project. 2. Associate Planner Wlace Nesbit described the project and introduced the applic is for the project. 3. Committee Memb r Thoms stated the color on the renderings appears to be dif event on the east and west elevations. Staff stated the color oards were a better indicator and but the project colors will coo inate with the existing buildings. 4. Committee �°tfember Cunningham stated it mirrors all the other architecturo treatments at the site and he as no objections. 5. Committ#e Member Thoms asked staff why they were asking the Commi ee to review the west elevations. Staff clarified it was to ensur it matches up with the rest of the complex. 6. Thee being no further discussion, it was moved and seconded by Co mittee Members Cunningham/Thoms to adopt Minute Motion 2 03-001 recommending approval of Site Development Permit 002-757 as submitted. Unanimously approved. B. Site Development Permit 2002-756; a request of David and Jamie Reulman/Radioactive for review of architectural and landscaping plans for a 15,248 square foot two story commercial building at 70-41 1 Corporate Centre Drive the southeast corner of Corporate Centre Drive and Dune Palms Road. G:\WPDOCS\ARL.C\1-8-03.wpd 3 Architectural & Landscape Review Committee Minutes January 8, 2003 1. Associate Planner Greg Trousdell gave an overview of the project and introduced the applicants for the project. Mr. Ricciardi gave a further presentation of the project. 2. Committee Cunningham questioned the "living quarters" in the structure. Mr. Reulman explained it was a showroom simulation to show what can be done in a house. 3. Committee Member Thorns asked if the driveway would extend for this project. Mr. Ricciardi indicated where the location. Ray Martin, landscape architect, explained the revised landscape plan. 4. Committee Member Thorns stated the rock outcropping does not mix with the retention basin. Staff indicated the plans are being reviewed by the Public Works Department and staff has not had the opportunity to review it. This retention basin is for nuisance water only. The entire site has been required to drain to the north into the CVWD Channel. Committee Member Thorns stated that if the retention basin is required for the corner, this landscape plan does not work. He would agree that this retention basin should not be eliminated. 5. Committee Member Thorns asked that the plant material between the planter and where the cars park be eliminated as the plants only get trampled. On the side were there are no cars to be parked, it can remain. He expressed concern about the roll -up doors on the west side that will be open during business hours. If this is a shared driveway, it could be unsightly. Mr. Ricciardi stated he has spoken with the developer to the west and his office is being designed to hide their bays. 6. Committee Member Bobbitt asked if there was any theme for this park. Staff noted each building was to be its own theme and stand alone. 7. There being no further discussion, it was moved and seconded by Committee Members Thorns/ to adopt Minute Motion 2003-002 recommending approval of Site Development Permit 2002-756 as amended: 1 . The plant material shall be removed from the area in front of the cars. G:\WPDOCS\ARLC\l -8-03.wpd 4 Architectural & Landscape Review Committee Minutes January 8, 2003 2. Applicant is to work with staff to eliminate the retention basin in front of the project. If the retention plan is required, the applicant is to work with staff to see that the landscape plan works with the retention basin. Unanimously approved. C. Developmeol. Permit 2002-738; a request of Cornerstone Developers for r view of prototype architectural and model home landscaping plans for fo r residential unit plans located within Tract 30521 at the northeast corner f Washington Street and Miles Avenue 1. Pri ipal Planner Stan Sawa, gave an overview of the project and intro uced Joe Swain, Cornerstone Developers, and Ray Lopez, the la\hes architect for the project. 2. Commember Bobbitt asked for clarification as to whether or not in conflict with the project. Staff clarified he was not in. 3. Committee Meer Thoms recommended eliminating the windows on the garage do s. He also recommended there be pedestrian access between t e models and the parking lot before the landscaped corner. Mr. Lopez stated he would extend the handicapped walkwa to allow access. Committee Member Thorns asked that there a some slight mounding to the lawn area also and remove the trian le portion of the landscaping on Lot 8 at the sidewalk. 4. Committee Member Bobbitt stated his personal opinion is that he is not a big fan of the use of dec, mposed granite. 5. Committee member Cunningham a ed that they be required to use the decorative chimney caps. Ot er than that, the project is in keeping with the area and he has no oblems with the project. 6. Mr. Swain questioned the need for a mea\area. all as well as the sidewalk. Committee Member Cunninged the general rule is to have in -fill projects blend in withining projects and yet bring their own character to the regard to the wall, he would suggest they take advantahigh visibility G:\WPDOCS\A RLC\ 1-8-03.wpd 5 ttachment 4 plamaN.i: C;Vil 777 East T ' thquil/ CwIN1011 V'��!%;. Suitt 30( / Palm Springs. California 92262-67/,)�4 Te1cpholle (700) 3210-9t;1 i I E_,%,'� (760) 323-7891 - e-nmil w-w\A. njai 11 jej-,), Ili t I-, January 31, 2003 Mr. Rich Butler, Chairman City of La Quinta Planning Commission 78-495 Calle Tampico P.O. Box 1504 La Quinta, California 92253-1504 Re: Amendments to Specific Plan 99-036 La Quinta Corporate Centre Access to/from State Highway 111 Kleine Building and Development, Inc. IT-1T a 1 V - 20Q2 C,7 We represent Keine Builiding and Development, Inc. who plan to develop the 6-acres of currently vacant land located west of the existing USA service station and mini -mart located at the northwest corner of Highway 11 1/Dune Palms, and west of the proposed Radio Active facility to be located at the southwest corner of Corporate Centre Drive/Dune Palms Road as shown on the attached map. We have met with Mr. Greg Trousdell and Mr. Oscar Orci of the Department of Community Development, several times, and our preliminary site plan was reviewed by the Community Development Department in November of 2002. . a : I ! I I I !F!!3=1111ZT 1 11111 i A i17F'&dM'e;R1J -i -# 7 Ve utiangea MUM 52 Yeer to 50 feet It is our understanding that a similar request is being made by Radio Active to reduce the throat depth on the access from Dune Palms Road from 50 feet to 38 feet. Mr. Rich Butler January 31, 2003 Page Two We expect to make a formal submittal of our Site Plan to the Community Development Department on February 15, 2003. We will be present at your Planning Commission Meeting on February 11, 2003, to try to answer any questions that you may have regarding this matter. If you have any questions in regard to the above, please do not hesitate to contact us. Very truly yours Robert J. Mainiero, cc : Neil Kleine Greg Trousdell �j�L°'. _p�,ia 777 East 'Tahquitz Canyon ` '-' . suits 01 / nIIn Springs. CaIifornia Iephone t7at}t .?!)-981 I / FA : i760'= ?; .'-i':1a11 ll,iOL'IT121filief'f7Snlit}':.COn� ° U�4!':V.nlLiln)ef'ftSillil}1.Ct�nl Planning Commission Resolution 2002-048 Conditions of Approval - Adopted Specific Plan 99-036 (Amendment #1) - La Quinta Corporate Centre May 14, 2002 Page 9 42. The applicant shall design street pavement sections using Caltrans' design procedure (20-year life) and site -specific data for soil strength and anticipated traffic loading (including construction traffic). Minimum structural sections shall be equivalent to the following: Residential & Parking Areas 3.0" a.c./4.50" a.b. Collector 4.0"/5.00" Secondary Arterial 4.0"/6.00" Primary Arterial 4.5"/6.00" Major Arterial 5.5"/6.50" 43. The applicant shall submit current mix designs (less than two years old at the time of construction) for base, asphalt concrete and Portland cement concrete. The submittal shall include test results for all specimens used in the mix design procedure. For mix designs over six months old, the submittal shall include recent (less than six months old at the time of construction) aggregate gradation test results confirming that design gradations can be achieved in current production. The applicant shall not schedule construction operations until mix designs are approved. 44. General access points, turning movements of traffic and internal circulation are subject to the following: A. Main Project Entry - On Highway 1 1 1 midway between Adams Street and Dune Palms Road and aligning with the Auto Center's main entry on south side of Highway 1 1 1 - Full turning movements allowed with traffic signal installation. B. Secondary Accesses on Highway 111 - As allowed by Caltrans and approved by the City Engineer. Right-in/right-out only. Minimum spacing of 250 feet between curb returns of any adjacent driveways or streets. City staff shall support the applicant's efforts to add a driveway in excess of the Caltrans standard. C. Access Drive on Dune Palms Road - Minimum spacing of 250 feet between the access drive curb return and the Hwy. 1 1 1 curb return. D. Access drives from arterial streets (Highway 1 1 1, Adams Street and Dune Palms Road) shall not have parking spaces taking direct access a� therefrom and shall not be intersected by a parking aisle or another parking accessway for a minimum distance of 82 feet from the curbface of Highway 1 1 1, and 50 feet from the curbface of Dune Palms Road. G:1SP36 CorpCenter2002XCondSP99036#1 LQCorp2002.wpd-Greg N CO SCALE 1 "=40' F12, 4 ? R �.. BUILDING & DEVELOPMENT INC. Neil Kleine President 41910 eoamwa'w, S:Ale A•10 • Palm 0eam1 Cald—a 92211 (760) 776.4840 ^ Fax: (76M 776.4942 CA. 0 390365 • AZ a 141156 IVIERO, SWTH AND ASSOCIATES, INC PING / CTM &NG G / LAND SURVATING 777 R. TAUQVM CANYON WAX SUM 301 PAW SPRINGS CALWORNM 822S2-6784 TirLSPHONB (780) 320-9811 / PAr 30-7893 ,. - N M tlTy OP LA GWiA C04YIY OP ��p•�' OPAT@ CF CXA�MA TOTAL � 6fD AG'� Bp >P� 4M A4T� asP E16 A 1 I Y+ t C SMVM STATM , i ( w --___ --_ HIGHWAY 11f —----__—_—_—_-------------------- d 4 JIK IF-'rJF- B I #A PLANNING COMMISSION STAFF REPORT DATE: FEBRUARY 11, 2003 CASE NO.: STREET NAME CHANGE 2003-014 APPLICANT: OLD TOWN LA QUINTA, LLC REQUEST: ADOPTION OF A RESOLUTION OF INTENT SETTING MARCH 25, 2003, AS A PUBLIC HEARING DATE TO CONSIDER A STREET NAME CHANGE FROM AVENIDA BUENA VENTURA TO MAIN STREET LOCATION: EAST OF AVENIDA BERMUDAS, SOUTH OF AND PARALLEL TO CALLE TAMPICO ENVIRONMENTAL CONSIDERATION: THIS STREET NAME CHANGE REQUEST HAS BEEN DETERMINED TO BE EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUIREMENTS UNDER THE PROVISIONS OF SECTION 15301, CLASS 1. THEREFORE, NO FURTHER ENVIRONMENTAL REVIEW IS DEEMED NECESSARY. BACKGROUND: Site Background Avenida Buena Ventura presently exists from Desert Club Drive east and southward and connects to Avenida La Fonda in the Village area (Attachment 1). The street exists as a paper street through the applicant's property between Desert Club Drive and Avenida Bermudas. The applicant is constructing the Old Town project on the west side of Desert Club Drive, south of Calle Tampico and on a small portion east of Desert Club Drive. One of his private streets will be an extension of Avenida Buena Ventura. The applicant wishes to call this extension within Old Town Main Street. Under our General Plan policies, extensions of new streets, when aligned with an existing street shall have the same name. Therefore, the applicant has requested the existing Avenida Buena Ventura be changed to Main Street. p:\stan\snc 2003-014 pc rpt.wpd Applicable Code Provisions Municipal Code Chapter 14.08 permits an individual to request a street name change. The Planning Commission must adopt a Resolution of Intent setting a date, no less than 30 days from the date of the adoption of the resolution for a public hearing, to review the request. The Planning Commission recommendation is then forwarded to the City Council for final action. The Resolution of Intent will be published in the newspaper and posted along the street. As required by Code, the applicant has submitted letters from owners of more than 60% of the property owners fronting on the street indicating their concurrence with the request. RECOMMENDATION: Adopt Planning Commission Resolution 2003- , setting March 25, 2003, as the public hearing date to consider Street Name Change 2003-014, a change from Avenida Buena Ventura to Main Street. Attachment: 1. Location Map Prepared by: Stan B. Sawa, Principal Planner p:\stan\snc 2003-014 pc rpt.wpd PLANNING COMMISSION RESOLUTION 2003- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, DECLARING ITS INTENT TO HOLD A PUBLIC HEARING ON MARCH 25, 2003, TO CONSIDER A STREET NAME CHANGE FOR AVENIDA BUENA VENTURA CASE NO.: STREET NAME CHANGE 2003-014 OLD TOWN LA QUINTA, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 11 T" day of February, 2003, consider the request of Old Town La Quinta, LLC, to set a date for a public hearing to review approval of a street name from Avenida Buena Ventura to Main Street, located east of Avenida Bermudas, south of and parallel to Calle Tampico, more particularly described as: Portion of Desert Club Tract, Unit 4 WHEREAS, at the Planning Commission meeting, upon hearing and considering all available information, said Planning Commission did make the following findings to justify their intent to hold a public hearing regarding said street name change per Section 14.08.050 of the La Quinta Municipal Code: 1. Determination of Sufficiency: The proposed street name change is a reasonable and acceptable name change and over 60% of the affected property owners have agreed with the change, as required by Section 14.08.020 of the La Quinta Municipal Code. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; 2. That it does hereby approve the above described Resolution of Intent to hold a public hearing on the proposed street name change on March 25, 2003. p:\snc 03-014 pc res.wpd Planning Commission Resolution 2003- Street Name Change 2003-014 February 11, 2003 PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City Planning Commission, held on the 11 Th day of February 2003, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: RICH BUTLER, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California p:\snc 03-014 pc res.wpd t Is V CVii ayi ATTACHMENT B 4GIA —A _—"••• � _ AS ts I I - - - IRE; Gig 0 Lb LD To. M yy Am. I I v O _�_ a s a I ' %QIN►�J • I x� It ,y R ' TRA 02", O ff O 1 I O k I I cN z' mewl 1 � ,.aaa I Oo a � ae0, I m gg as as 1°6da f»n 1 neu , I o� I I , m., I ' na.» Iu•e 1-4 J I r N6A1 I 124.6. 1».1a p d tv 6 O qq b i N I a � i o y ° I I i ve ,a am m m G N Setif G 014- LOCATION MAP PLANNING COMMISSION STAFF REPORT DATE: FEBRUARY 11, 2003 CASE NO.: SITE DEVELOPMENT PERMIT 2002-759 APPLICANT: SEDONA HOMES ARCHITECT: PERKAREK-CRANDELL, INC. REQUEST: REVIEW OF PROTOTYPE ARCHITECTURAL PLANS FOR FOUR RESIDENTIAL UNIT TYPES TO BE CONSTRUCTED IN TRACT 29894 LOCATION: NORTHEAST OF THE INTERSECTION OF JEFFERSON STREET AND AVENUE 54 WITHIN THE HIDEAWAY BACKGROUND: The project site is within The Hideaway (previously Country Club of the Desert), a golf oriented project with 819 residential units on 988 acres, approved by the City Council in November, 2000. Previously Villas, Casitas, and Casa unit types were approved for Country Club of the Desert. With the change of ownership in the project, these units have been eliminated. The first golf course, first temporary clubhouse and maintenance building have been completed. The second temporary clubhouse is nearly complete, and the main guard gate has recently begun construction. PROJECT PROPOSAL: Proposed are four floor plans for detached single family residences. The following is a description of the plan: PLAN 1 size - # of bedrooms - baths - garages- 2,624 square feet up to three three Two cars plus golf cart P:\STAN\the hideaway\sdp 2002-759 pc rpt ccod.wpd PLAN 2 PLAN 3 PLAN 4 size - 2,819 square feet # of bedrooms - up to three baths - 3.5 garages- three cars building height - 19'-11 " - one story size - 3,016 square feet # of bedrooms - three baths - 3.5 garages- three cars building height - 19'-10" - one story size - 3,274 square feet # of bedrooms - three plus den baths - 3.5 garages- three cars building height - 19'-5.5" - one story The applicant has indicated that these units will be constructed on 50 lots in the project. The architecture and materials of the units is compatible to that used in the temporary clubhouses and main guard house. Architectural features include articulated the roofs combining gable and hip roofs, exposed rafters, decorative metal, inset front windows, tiled eyebrows, covered rear patios, and front courtyards. Three facades for each plan are proposed. The facades include a Santa Barbara, adobe ranch and Spanish bungalow styles of architecture for each plan type. All exteriors of the units will be smooth plastered with some stone on the adobe ranch facades. The roof material will be clay tile in various red blends. Material colors include creme to light brown plaster, and brown to gray -blue accent and wood trim colors. Landscaping plans have not yet been submitted. ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE (ALRC): The ALRC reviewed this request at its meeting of February 5, 2003, and on a 3-0 vote adopted Minute Motion 2003-006 recommending approval of the request, as submitted (Attachment 2). FINDINGS: The Findings as required by Section 9.210.010 (Site Development Permits) of the Zoning Code can be made as noted below. P:\STAN\the hideaway\sdp 2002-759 pc rpt ccod.wpd 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, which requires a minimum of two different front elevations, varied roof heights and planes, and window and door surrounds for flat elevation planes. The proposed units comply with these requirements in that three facades for each of the plans are proposed. 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, and are compatible with surrounding development. 3. Compliance with CEQA- This request has been previously assessed in conjunction with Environmental Assessment 99-80 which was certified by the City Council on November 21, 2000, 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 and laid out and provided in compliance with the Zoning Code requirements. 5. Landscape Design- New home project landscaping, which will be approved prior to issuance of building permits, will include but not be 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 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 efficient water use. 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 2002-759, subject to the attached conditions. P:\STAN\the hideaway\sdp 2002-759 pc rpt ccod.wpd Attachments: 1. Plan exhibits (for Planning Commission only) 2. Draft minutes for the Architecture and Landscaping Review Committee meeting of February 5, 2003 Prepared by: Stan B. Sawa, Principal Planner P:\STAN\the hideaway\sdp 2002-759 pc rpt ccod.wpd Minute Motion 2003- Conditions of Approval - Recommended Site Development Permit 2002-759 Sedona Homes February 11, 2003 1. This approval is for the following prototype plans: Plan 1 - 2,624± square feet Plan 2 - 2,819± square feet Plan 3 - 3,016± square feet Plan 4 - 3,274± square feet 2. Prior to issuance of building permits for any of the units authorized by this a a 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 subdivider of any claim, action or proceeding and shall cooperate fully in the defense. 5. Detailed preliminary front yard landscaping plans shall be submitted for review and approval by the Architecture and Landscaping Review Committee for approval prior to issuance of any building permit for units authorized by this approval. Final plans shall be submitted to the Community Development Department for approval prior to issuance of any building permit for units authorized by this approval. 6. A/C compressors pads are not permitted in sideyard if 5' clear setback is not provided. pAstan\the hideaway\sdp 2002-759 pc coa.wpd ATTACHMENT #2 Architectural & Landscape Review Committee Minutes February 5, 2003 7. There being no further discussion, it was moved and seconded by Committee Members Thoms/Cunningham to adopt Minute Motion 2003-005, denying Village Use Permit 2003-016, directing the applicant to prepare a design that addresses the following concerns: a. The architectural style of the building should be redrawn to reflect more of a Village theme; b. An alternative to wood materials shall be used on the parking structure; and C. A landscape material palette designed to be more appropriate for the site. C. Site Development Permit 2002-759; a request of Sedona Homes, Inc. for review of prototype architecture plans for four residential unit types located northeast of the intersection of Jefferson Street and Avenue 54 within The Hideaway, Tract 29894. 1. Principal Planner Stan Sawa gave an overview of the project and introduced Lance Alcama, representing Sedona Homes, who gave a presentation on the project. 2. Committee Member Bobbitt commended the applicant on his design of the garages. He asked if there was still a requirement for three car garages for three bedroom homes. Staff stated it was no longer required. 3. There being no further discussion, it was moved and seconded by Committee Members Thoms/Bobbitt to adopt Minute Motion 2003-006, approving Site Development Permit 2002-759, as submitted. Unanimously approved. D. Review of the Commercial Property Improvement Program. Debbie Powell, Management Analyst stated that at January meeting, the Committee asked staff for an overview of the program in regard to the spirit and intent of this program. Staff reviewed the guidelines and found that any business within the Village could apply. There is no stipulation as to whether it has to be a particular size, income, old or new business. There was nothing that precludes a new business from applying. 1. Committee Member Bobbitt stated it was strange to give money to a new business. It seems it should be for the existing older businesses to bring them up to a better quality. Assistant City G:\WPDOCS\ARLC\2-5-03.wpd 5 PLANNING COMMISSION STAFF REPORT DATE: FEBRUARY 11, 2003 CASE NO.: VILLAGE USE PERMIT 2001-013, AMENDMENT NO. 1 REQUEST: AN AMENDMENT TO THE VILLAGE USE PERMIT TO ALTER THE BUILDING LAYOUT FOR TWO OFFICE BUILDINGS AND CONVERT THE EXISTING RESIDENTIAL BUILDING TO OFFICE USE. LOCATION: THE EAST SIDE OF AVENIDA BERMUDAS, BETWEEN CALLE CADIZ AND CALLE BARCELONA. APPLICANT: LA QUINTA GRILL ENVIRONMENTAL CONSIDERATION: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THAT THIS PROJECT IS EXEMPT PER SECTION 15301 OF THE GUIDELINES FOR IMPLEMENTATION OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). GENERAL PLAN/ ZONING DESIGNATIONS: VILLAGE COMMERCIAL/VILLAGE COMMERCIAL SURROUNDING USES: NORTH: OFFICES SOUTH: RESTAURANT (CUNARD'S GARDEN CAFE) EAST: SINGLE FAMILY RESIDENCES WEST: VACANT LAND BACKGROUND: Site Background The La Quinta Grill (Grill) restaurant has been in operation for several years in what was originally a single family residence. The existing restaurant is approximately 9,938 square feet in size. The Grill is located on the north half of the lot, with access P/oscar/vupLQGri11/pcstfreport from Calle Cadiz. The south side of the lot is occupied by a single family home; the southeast side of the lot is occupied by an existing un-striped and sub -standard parking area which accommodates approximately 50 cars and landscaping. On November 27, 2001, the Planning Commission adopted Resolution 2001-145 (Attachment 1) approving Village Use Permit 2001-013 (with Conditions of Approval) for the development of three office buildings, a one-story and two two-story structures totaling 8,235 square feet (Attachment 2). Each building provided restrooms, was located 25 feet from the property line (along Avenida Bermudas) and was interconnected with the other buildings by sidewalks or a balcony. The project also included the demolition of the existing home and the construction of a parking lot with approximately 80 parking spaces. The Conditions of Approval required the applicant to address landscaping and parking requirements as well as imposed restrictions for the use of the restaurant. No specific tenants were proposed at that time. Project Request The applicant is requesting an amendment to the Village Use Permit to: 1. Convert the existing residence to office use; and 2. Relocate and modify two of the previously approved office buildings. Altogether, the offices will be approximately 7,864 square feet; 371 square feet less than the previously approved project. The 1,800 square foot residence is proposed to be converted to office use with new office spaces, restrooms and supply rooms. Exterior improvements include new board and batten siding with stucco accents as well as new windows and doors. These improvements will be consistent with the Grill's architecture. For further site information is contained in Attachment 3. The applicant is proposing to construct two 2,700 square foot office buildings along Avenida Bermudas. "Building 1 " and "Building 2" are proposed to be 28 and 17 feet (closest point) respectively from the west property line. Both buildings will be single story and be consistent with the Grill's California Ranch style, using white board and batten for exterior walls. The roof will be covered by grey concrete shingles. A central restroom area is 664 square feet, 22 feet from the. west property line and located between the two office buildings. No specific office uses are proposed at this time, but office uses are permitted under the Village Commercial designation. The landscape will remain as previously approved and conditioned. Landscaping for the project focuses on drought tolerant planting, and proposes to preserve a number P/oscar/vupLQGriII/pcstfreport of the existing trees on the site. The new plantings will reflect those already in place, and focus on palms and olives as primary trees for the site. Patio areas are enhanced with brick banding, and walkways are surrounded by planter areas. During plan check, staff requested that a sidewalk be located along the right of way and into the project site. Due to the mature trees that exist along the right of way the sidewalk ends half way along Avenida Bermudas. Staff would like the opportunity to extend the walkway along Avenida Bermudas (at some point in the future) and maintain the existing trees. The applicant has agreed to work with the City to extend the sidewalk, including the possibility of extending the sidewalk into the applicant's property. A condition has been included to reflect this matter. The proposed parking will remain as previously approved and conditioned. The parking lot will be located on the east and south sides of the site, striped and landscaped, and will provide space for approximately 80 vehicles. The primary entrance into the restaurant will be relocated to the parking lot side of the site, from Calle Barcelona. The restaurant currently uses Calle Cadiz as its primary entry. During the parking lot plan check, staff identified a potential conflict in use between the parking lot activity (e.g. noise, lights, alarms ... etc.) and the future use of the vacant properties east of the site. The proposed landscape (palms and oleander) along the eastern property boundary will not eliminate the potential conflict. Therefore, staff recommends that the Planning Commission require a slump stone block wall to match the existing wall along the eastern boundary in accordance with Section 9.100.030 (C). Public Notice This application was advertised in the Desert Sun newspaper on January 31, 2003. All property owners within 500 feet of the site were mailed a copy of the public hearing notice as required by the Zoning Code. To date, no comments have been received. Public Agency Review All written comments received are on file with the Community Development Department. All applicable agency comments received have been made part of the Conditions of Approval for this case. P/oscar/vupLQGriII/pcstfreport Architectural and Landscape Review Committee Recommendations The Architectural and Landscape Review Committee reviewed the initial request, and their recommended conditions of approval have been incorporated into the attached conditions. STATEMENT OF MANDATORY FINDINGS: The findings necessary to approve Village Use Permit amendment can be made, as noted in the attached Resolution with the following exceptions: 1. No master sign program has yet been submitted for the project site. A condition has been included that requires the approval of both a master sign program, and a conforming sign permit for the businesses before they occupy the site. 2. Although the parking lot improvements have been previously reviewed and approved by the City, a potential conflict in use exists between the parking lot activity (e.g. noise, lights, alarms ... etc.) and the future use of the vacant properties east of the site. A condition has been placed that requires a slump stone block wall to match the existing wall in accordance with Section 9.100.030 (C). 3. A sidewalk will be located along Avenida Bermudas in the right of way and into the project site. Due to the mature trees that exists along the right of way the sidewalk ends half way along Avenida Bermudas. The applicant has agreed to work with the City to extend the sidewalk at some point in the future. A condition has been included to reflect this agreement with the applicant. RECOMMENDATION: Adopt Planning Commission Resolution 2003-_, approving an Amendment to Village Use Permit 2001-013, subject to the findings and conditions. Prepared and Submitted by: Oscar W. Orci, Planning Manager Attachments: 1. Resolution 2001-145 2. Previously approved plans (separate, Planning Commission only) 3. Proposed improvement plans (separate, Planning Commission only) P/oscar/vupLQGrilI/pcstfreport RESOLUTION NO. 2003- A RESOLUTION OF THE PLANNING COMMISSION THE CITY OF LA QUINTA, CALIFORNIA, APPROVING AN AMENDMENT TO A VILLAGE USE PERMIT TO ALTER THE BUILDING LAYOUT FOR TWO OFFICE BUILDINGS AND CONVERT THE EXISTING RESIDENTIAL BUILDING TO OFFICE USE ON AN EXISTING RESTAURANT SITE ON THE EAST SIDE OF AVENIDA BERMUDAS, BETWEEN CALLE CADIZ AND CALLE BACELONA. CASE NO. VILLAGE USE PERMIT 2001-013, AMENDMENT NO. 1 APPLICANT: LA QUINTA GRILL WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 11 th day of February, 2003, hold a duly noticed Public Hearing for the La Quinta Grill project for review of a Village Use Permit amendment to allow construction of two office buildings and conversion of existing building to office use, totaling 7,864 square feet on the site of the La Quinta Grill restaurant, on the east side of Avenida Bermudas, between Calle Cadiz and Calle Barcelona, more particularly described as: APN 770-153-001, 770-183-002 WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending approval of said Village Use Permit amendment : 1. The proposed Village Use Permit amendment is consistent with the General Plan goals, policies, and programs relating to the Village Commercial land use designation, and supports a mix of commercial uses within the Cove. 2. The proposed Village Use Permit amendment is consistent with the Zoning Ordinance, and implements the standards of Village Commercial, as conditioned. 3. This project is exempt from CEQA per Section 15301 of the Guidelines for Implementing the California Environmental Quality Act (CEQA). 4. The proposed Village Use Permit amendment will not be detrimental to the public health, safety and welfare, as it has been designed to be compatible with surrounding development, and conform with the City's standards and requirements, as conditioned. Resolution No. 2003- Village Use Permit 2001-013, Amendment No. 1 Adopted: February 11, 2003 Page 2 5. The proposed Village Use Permit amendment complies with the architectural design guidelines of the Village at La Quinta Design Guidelines, and implements the high quality standards called for in that document. 6. The site design of the proposed Village Use Permit amendment is compatible with surrounding development, and creates an integrated multi -use site with the existing restaurant, as conditioned. 7. The proposed Village Use Permit amendment is consistent with the landscaping standards and palette 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: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; and 2. That it does hereby approve Village Use Permit 2001-013, Amendment No. 1, for the reasons set forth in this Resolution, and subject to the Conditions of Approval attached hereto; and 3. That it does hereby confirm that this Village Use Permit amendment is exempt from the California Environmental Quality Act under Section 15301. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 11 th day of February, 2003, by the following vote to wit: AYES: NOES: ABSENT: ABSTAIN: RICH BUTLER, Chairman City of La Quinta, California Resolution No. 2003- Village Use Permit 2001-013, Amendment No. 1 Adopted: February 11, 2003 Page 3 ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California PLANNING COMMISSION RESOLUTION 2003- CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2001-013, AMENDMENT #1 FEBRUARY 11, 2003 GENERAL: 1. Olen Europaea "Wilson Olive" (fruitless) trees shall be utilized as the preferred type of olive tree in the landscaping plan. Palm Springs Gold, or an equivalent ground cover shall be used between plantings in the parking lot planters. 2. Landscape planters at the end stalls shall be no more than 15 feet in length. 3. The applicant shall submit the landscape plans for approval by the Community Development Department (CDD), prior to plan checking by the Public Works Department. When plan checking has been completed by CDD, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner, prior to submittal for signature by the City Engineer. NOTE: Plans are not approved for construction until signed by the City Engineer. 4. Should the restaurant open for lunch at any time in the future, the project proponent shall be required to provide additional parking, either on or off site, to accommodate the additional need. 5. No signage is approved with this permit. A master signage program shall be submitted for the entire site prior to approval of individual sign permits for the businesses on the site. 6. A 6 foot high slump stone block wall shall be constructed to match the existing wall in accordance with Section 9.100.030 (C)along the east property line. 7. The applicant shall ensure that all working drawings are reviewed and approved by the Coachella Valley Water District, Riverside County Fire Marshall, prior to the issuance of building permits. Any conditions of approval imposed by these agencies shall be met prior to the issuance of building permits. 8. The applicant shall pay the required school fees to Desert Sands Unified School District prior to the issuance of building permits. 9. 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 Village Use PA0scar\VUP-01-013 LQ GRILL\LQGriIIVUPCOA.wpd 1 PLANNING COMMISSION RESOLUTION 2003-_ CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2001-013, AMENDMENT #1 FEBRUARY 11, 2003 Permit. The City shall have sole discretion in selecting its defense counsel. 10. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 11. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: Fire Marshal Public Works Department (Grading Permit, Improvement Permit) Community Development Department Riverside Co. Environmental Health Department Desert Sands Unified School District Coachella Valley Water District (CVWD) Imperial Irrigation District (IID) California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. 12. The applicant shall comply with applicable provisions of the City's NPDES storm water discharge permit Sections 8.70.010 et. Seq., LQMC. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan ("SWPPP") is available for inspection at the project site. The Permitee shall be governed by the provisions of U.B.C. § 3316 A. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off site grading being done in relation to this project. B. The applicant's SWPPP shall include provisions for all of the following Best Management Practices (BMPs): i. Temporary Soil Stabilization (erosion control). ii. Temporary Sediment Control. iii. Wind Erosion Control. PA0scar\VUP-01-013 LQ GRILL\LQGriIIVUPCOA.wpd 2 PLANNING COMMISSION RESOLUTION 2003-_ CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2001-013, AMENDMENT #1 FEBRUARY 11, 2003 iv. Track Out Control. V. Non -Storm Water Management. vi. Waste Management and Materials Pollution Control. C. All of applicant's erosion and sediment control BMPs shall be approved by the City Engineer prior to any on or off site grading being done in relation to this project. D. All approved project BMPs shall be maintained throughout the course of construction, and until all public improvements have been accepted by the City. 13. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 14. The applicant shall comply with all ADA standards. PROPERTY RIGHTS 15. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved Site Development Plan. 16. 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. 17. When an applicant proposes the vacation, or abandonment, of any existing right-of-way, or access easement, which will diminish the access rights to any properties owned by others, the applicant shall provide approved alternate right- of-way, or access easements to those properties, or shall notarized letters of consent from the affected property owners. 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. 18. Improvement plans shall be prepared by or under the direct supervision of P:\Oscar\VUP-01-013 LQ GRILL\LQGriIIVUPCOA.wpd 3 PLANNING COMMISSION RESOLUTION 2003-_ CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2001-013, AMENDMENT #1 FEBRUARY 11, 2003 qualified engineers and landscape architects, as appropriate. Improvement plans shall be submitted on a 24" x 36" media in the categories of "Grading," "Street," "Landscape" and "Site Development" plans. "Site Development" plans shall have signature blocks for Community Development Director, the Building Official and the City Engineer. "Landscape" plans shall have signature blocks for the Community Development Director and the City Engineer. All other plans shall have signature blocks for the City Engineer. Improvement plans are not approved for construction until they are signed. "Grading" plans shall normally include perimeter walls. "Street" plans shall normally include signals, sidewalks, bike paths, entry drives and gates. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. And "Site Development" plans shall normally include all on -site surface improvements including but not necessarily limited to drainage, finish grade for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. When directed by the City Engineer, an additional "Site Utility" plan shall be prepared. "Site Utility" plans shall normally include all sub -surface improvements including but not necessarily limited to sewer, water fire protection and storm drainage. The "Site Utility" plan shall have signature blocks for the Building Official and the City Engineer. Plans for improvements not listed above shall be in formats approved by the City Engineer. 19. 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 plan and/or detail sheets from the City. 20. When final plans are approved by the City, the applicant shall furnish accurate AutoCAD files of the completed approved plans on a storage media acceptable to the City Engineer. Such files shall utilize standard AutoCAD menu items so they may be fully retrievable into a basic AutoCAD program. At the completion of construction, and prior to final acceptance of improvements, the applicant shall update the AutoCAD files to reflect the as -built conditions. If the plans were not produced by an AutoCAD application, or a file format that can be converted to an AutoCAD application format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT AGREEMENT 21. The applicant shall either construct improvements, and/or satisfy the P:\Oscar\VUP-01-013 LQ GRILL\LQGriIIVUPCOA.wpd 4 PLANNING COMMISSION RESOLUTION 2003-_ CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2001-013, AMENDMENT #1 FEBRUARY 11, 2003 obligations, or furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") to construct such improvements, and/or satisfy its obligations as required by the City, prior to the issuance of any building permit(s). All secured SIAs, the security provided therefor, and the release thereof, shall comply with Chapter 13, LQMC. Improvements to be made, or agreed to be made, shall include removal of any existing structures or obstructions which are not part of the proposed improvements. In the event that any of the improvements required herein are constructed by the City, the applicant shall, at the time of approval of a map or other development or building permit, reimburse the City for the cost of those improvements. 22. Where improvements are to be secured through a SIA, the applicant shall provide detailed construction cost estimates of all on -site and off -site improvements, including survey monumentation, for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 23. When an applicant fails to construct the improvements for the development, or fails to satisfy its obligations in a timely manner, for the development, the City shall have the right to halt issuance of all building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 24. Prior to its occupancy of the project site for any construction or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 25. In order to obtain an approved grading permit, the applicant shall submit and P:\Oscar\VUP-01-013 LQ GRILL\LQGriIIVUPCOA.wpd 5 PLANNING COMMISSION RESOLUTION 2003-_ CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2001-013, AMENDMENT #1 FEBRUARY 11, 2003 obtain approval of all of the following: A. A grading plan prepared by a qualified engineer, B. A preliminary geo-technical ("soils") report prepared by a qualified engineer, and C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, LQMC. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. A statement shall appear on all final maps that a soils report has-been prepared pursuant to Health and Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions of its grading permit. 26. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 27. Prior to the issuance of any building permits, the applicant shall provide building pad certifications stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the elevation shown on the approved grading plan, the actual elevation and the difference between the two, if any. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 28. During construction, and until such time as the improvements are accepted by the City, the applicant shall comply with the City's NPDES Ordinance, Sections 8.70.010 et seq., LQMC. UTILITIES 29. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the PA0scar\VUP-01-013 LQ GRILL\LQGriIIVUPCOA.wpd 6 PLANNING COMMISSION RESOLUTION 2003-_ CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2001-013, AMENDMENT #1 FEBRUARY 11, 2003 requirement to be placed underground. 30. 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 trench compaction for approval of the City Engineer. 31. This area shall be annexed to Improvement District Nos. 55 and 82 of the CVWD District for sanitation service. STREET AND TRAFFIC IMPROVEMENTS 32. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 33. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 34. The applicant shall comply with the City's Parking Ordinance, Chapter 9.150, LQMC, except as shown on applicant's Parking Site Plan, and the space allocations pursuant to the applicant's Parking Study prepared on October 26, 2001. 35. The applicant agrees to assist the City and extend the sidewalk on Avenida Bermudas. The sidewalk may require an encroachment into the said property in order to preserve the existing trees within the right of way. QUALITY ASSURANCE 36. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 37. The applicant shall employ, or retain, qualified engineers, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. P:\Oscar\VUP-01-013 LQ GRILL\LQGriIIVUPCOA.wpd 7 PLANNING COMMISSION RESOLUTION 2003-_ CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2001-013, AMENDMENT #1 FEBRUARY 11, 2003 38. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with plans, specifications and other applicable regulations. 39. Upon completion of construction, the applicant shall furnish the City 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, certifying to the accuracy of the record drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as - built conditions. MAINTENANCE 40. The applicant shall make provisions for continuous, perpetual maintenance of all on -site improvements, perimeter landscaping, access drives, and sidewalks. 41. The applicant shall maintain required public improvements until expressly released from this responsibility by the appropriate public agency. FEES AND DEPOSITS 42. 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. PUBLIC SAFETY Conditions are subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve (12) months. Final conditions will be addressed when plans are reviewed. All questions regarding the meaning of following conditions should be addressed to Senior Deputy Andy Gerrard at (760) 863- 8950. 43. Illuminated directory signs shall be installed within the apartment complex to identify building locations and unit numbers (e.g., 5' high by 4' wide @ 20 sq. ft.). A protective Plexiglas cover shall be installed over each directory sign to discourage vandalism of sign elements. Signs shall be positioned so they are visible from main vehicular or pedestrian access points. An emergency phone P:\Oscar\VUP-01-013 LQ GRILL\LQGriIIVUPCOA.wpd 8 PLANNING COMMISSION RESOLUTION 2003-_ CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2001-013, AMENDMENT #1 FEBRUARY 11, 2003 number shall also be posted on each sign. 44. Prior to construction on any structure, a material storage area should be established and enclosed by a six foot chain link fence to minimize theft of materials and/or equipment. 45. The developer and builders should use bonded security guards licensed by the State of California Bureau of Security and Investigative Services Department to handle project security. 46. A list of serial and/or license numbers of equipment stored at the location be maintained both, at the site and any off -site main office. 47. The public and non -essential employees should be restricted in access to the construction areas. 48. Current emergency contact be kept on file with the Riverside Sheriff's Department, Indio Station. 49. The construction site should have a clearly designated point of contact, such as a construction trailer or office. The emergency and non -emergency phone numbers should be posted near the site phone. The site address should be posted near the phones. 50. Specific parking areas for construction site workers and employees should be designated and established. The parking areas and commercial areas on the premises should be accessible to emergency vehicles at all times with paved pathways of sufficient width to accommodate such vehicles. 51. Silent or audible alarm system should be installed. Comprehensive security systems should be provided for the following: A. Perimeter building and access route protection; B. High valued storage areas; C. Interior building door to shipping and receiving areas; and D. Perimeter fence and security gating. 52. CCTV security cameras are recommended. 53. Each individual building and unit shall be clearly marked with the appropriate building number and address. The placement of building and unit numbers shall PA0scar\VUP-01-013 LQ GRILL\LQGriIIVUPCOA.wpd 9 PLANNING COMMISSION RESOLUTION 2003-_ CONDITIONS OF APPROVAL - RECOMMENDED VILLAGE USE PERMIT 2001-013, AMENDMENT #1 FEBRUARY 11, 2003 be positioned so as to be easily viewed from vehicular and pedestrian pathways throughout the complex. Main building numbers shall be a minimum height of 12-inches and internally illuminated. 54. Security lighting shall be provided throughout the master planned development. The lighting shall have sufficient wattage to provide adequate illumination to make clearly visible the presence of any person on or about the premises form a least 25 feet away during the hours of darkness and provide a safe and secure environment for all persons, property, and vehicles. 55. No Trespassing/Loitering signs shall be posted at the entrance of parking lots and located in other appropriate places. Signs must be at least 2' high by 1 ' wide (two sq. ft.) in overall size with white background and black 2" lettering. 56. All entrances to parking areas shall be posted with appropriate signs per 22658(a) California Vehicle Code to assist in removal of vehicles at the property owner's/manager's request. 57. Pedestrian and vehicular access gates shall be installed for the apartment complex. Dual switch KNOX devices (Model 3503) shall be installed to assist emergency personnel. 58. Common use facility rooms such as conference, restrooms, TV rooms, etc., shall have doors that lock and contain transparent material for surveillance (e.g., windows, etc.). 59. Front doors shall have adequate hardware and wide -angled peepholes installed. 60. Graffiti resistant paint should be applied to building and fence surfaces. P:\Oscar\VUP-01-013 LQ GRILL\LQGriIIVUPCOA.wpd 10 0 ATTACHMENT 1 PLANNING COMMISSION RESOLUTION 2001-145 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, APPROVING DEVELOPMENT OF THREE OFFICE BUILDINGS TOTALING 8,235 SQUARE FEET ON AN EXISTING RESTAURANT SITE ON THE EAST SIDE OF AVENIDA BERMUDAS, BETWEEN CALLE CADIZ AND CALLE BARCELONA. CASE NO.: VILLAGE US PERMIT 2001-013 APPLICANT: LA QUINTA GRILL WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 27th day of November, 2001, hold a duly noticed Public Hearing for the La Quinta Grill project for review of a Village Use Permit to allow construction of three office buildings totaling 8,235 square feet on the site of the La Quinta Grill restaurant, on the east side of Avenida Bermudas, between Calle Cadiz and Calle Barcelona, more particularly described as: APN 770-153-001, 770-183-002 WHEREAS, the Architecture and Landscape Review Committee for the City of La Quinta did, on the 7th day of November, 2001 recommend approval of the proposed project, by adoption of Minute Motion 2001-049, subject to Conditions of Approval; WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all interested persons wanting to be heard, said Planning Commission did make the following mandatory findings recommending approval of said Village Use Permit: 1. The proposed Village Use Permit is consistent with the General Plan goals, policies and programs relating to the Village Commercial land use designation, and supports a mix of commercial uses within the Cove. 2. The proposed Village Use Permit is consistent with the Zoning Ordinance, and implements the standards of Village Commercial, as conditioned. 3. This project is exempt from CEQA per Section 15301 of the Guidelines for Implementation of California Environmental Quality Act (CEQA). GAWPDOCS\PC ResolutionsWUP013LOGri11.WPD Planning Commission Resolution 2001- Village Use Permit 2001-013 La Quinta Grill Adopted: November 27, 2001 4. The proposed Village Use Permit will not be detrimental to the public health, safety and welfare, as it has been designed to be compatible with surrounding development, and conform with the City's standards and requirements, as conditioned. 5. The proposed Village Use Permit complies with the architectural design guidelines of the Village at La Quinta Design Guidelines, and implements the high quality standards called for in that document. 6. The site design of the proposed Village Use Permit is compatible with surrounding development, and creates an integrated multi -use site with the existing restaurant, as conditioned. 7. The proposed Village Use Permit is consistent with the landscaping standards and palette 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: 1. That the above recitations are true and constitute the findings of the Planning Commission in this case; and 2. That it does hereby approve Village Use Permit 2001-013, for the reasons set forth in this Resolution, and subject to the Conditions of Approval attached hereto; and 3. That it does hereby confirm that this Village Use Permit is exempt from the California Environmental Quality Act under Section 15301. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 27th day of November, 2001, by the following vote, to wit: AYES: Commissioners Butler, Tyler, and Chairman Abels NOES: None G:\WPDOCS\PC ResolutionsWUP013LOGrill.WPD Planning Commission Resolution 2001-145 Village Use Permit 2001-013 La Quinta Grill Adopted: November 27, 2001 ABSENT: Commissioners Kirk and Commissioner Robbins ABSTAIN: None ES ABELS, Chairman La Quinta, California ATTEST: JAR ( HERM� N, Community Development Director Itv f La Quinta, California G:\WPDOCS\PC ResolutionsWUP013LOGrill.WPD PLANNING COMMISSION RESOLUTION 2001-145 CONDITIONS OF APPROVAL - ADOPTED VILLAGE USE PERMIT 2001-013 NOVEMBER 27, 2001 GENERAL: 1. Olen Europaea "Wilson Olive" (fruitless) trees shall be utilized as the preferred type of olive tree in the landscaping plan. Palm Springs Gold, or an equivalent ground cover shall be used between plantings in the parking lot planters. 2. Landscape planters at the end stalls shall be no more than 15 feet in length. 3. Should the restaurant open for lunch at any time in the future, the project proponent shall be required to provide additional parking, either on or off site, to accommodate the additional need. 4. No signage is approved with this permit. A master signage program shall be submitted for the entire site prior to approval of individual sign permits for the businesses on the site. 5. The applicant shall ensure that all working drawings are reviewed and approved by the Coachella Valley Water District, Riverside County Fire Marshall, prior to the issuance of building permits. Any conditions of approval imposed by these agencies shall be met prior to the issuance of building permits. 6. The applicant shall pay the required school fees to Desert Sands Unified School District prior to the issuance of building permits. 7. Upon conditional approval by the City Council of this development application, the City Clerk shall prepare and record, with the Riverside County Recorder, a memorandum noting that conditions of approval for the development of this property exist and are available for review at City Hall. 8. 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 Village Use Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. GAWPDOCS\PC Reso1utions\L0GriIIVUPC0A.wpd 1 PLANNING COMMISSION RESOLUTION 2001-145 CONDITIONS OF APPROVAL - ADOPTED VILLAGE USE PERMIT 2001-013 NOVEMBER 27, 2001 9. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. 10. The applicant shall comply with applicable provisions of the City's NPDES storm water discharge permit Sections 8.70.010 et. Seq., LQMC. For projects requiring project -specific NPDES construction permits, the applicant shall submit a copy of the CWQCB acknowledgment of the applicant's Notice of Intent prior to issuance of a grading or site construction permit. The applicant shall ensure that the required Storm Water Pollution Protection Plan ("SWPPP") is available for inspection at the project site. The Permitee shall be governed by the provisions of U.B.C. § 3316 A. The applicant's SWPPP shall be approved by the City Engineer prior to any on or off site grading being done in relation to this project. B. The applicant's SWPPP shall include provisions for all of the following Best Management Practices (BMPs): i. Temporary Soil Stabilization (erosion control). ii. Temporary Sediment Control. iii. Wind Erosion Control. iv. Track Out Control. V. Non -Storm Water Management. vi. Waste Management and Materials Pollution Control. G:\WPDOCS\PC Resolutions\LQGriIIVUPCOA.wpd 2 PLANNING COMMISSION RESOLUTION 2001-145 CONDITIONS OF APPROVAL - ADOPTED VILLAGE USE PERMIT 2001-013 NOVEMBER 27, 2001 C. All of applicant's erosion and sediment control BMPs shall be approved by the City Engineer prior to any on or off site grading being done in relation to this project. D. All approved project BMPs shall be maintained throughout the course of construction, and until all public improvements have been accepted by the City. 11. Permits issued under this approval shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of issuance of building permit(s). 12. The applicant shall comply with all ADA standards. PROPERTY RIGHTS 13. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved Site Development Plan. 14. 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. 15. When an applicant proposes the vacation, or abandonment, of any existing right-of-way, or access easement, which will diminish the access rights to any properties owned by others, the applicant shall provide approved alternate right- of-way, or access easements to those properties, or shall notarized letters of consent from the affected property owners. 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. 16. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and landscape architects, as appropriate. Improvement plans shall be submitted on a 24" x 36" media in the categories of "Grading," "Street," "Landscape" and "Site Development" plans. "Site Development" 3 G:\WPDOCS\PC Resolutions\LQGriIIVUPCOA.wpd • 41 PLANNING COMMISSION RESOLUTION 2001-145 CONDITIONS OF APPROVAL - ADOPTED VILLAGE USE PERMIT 2001-013 NOVEMBER 27, 2001 plans shall have signature blocks for Community Development Director, the Building Official and the City Engineer. "Landscape" plans shall have signature blocks for the Community Development Director and the City Engineer. All other plans shall have signature blocks for the City Engineer. Improvement plans are not approved for construction until they are signed. "Grading" plans shall normally include perimeter walls. "Street" plans shall normally include signals, sidewalks, bike paths, entry drives and gates. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. And "Site Development" plans shall normally include all on -site surface improvements including but not necessarily limited to drainage, finish grade for curbs & gutters, building floor elevations, parking lot improvements and ADA requirements. When directed by the City Engineer, an additional "Site Utility" plan shall be prepared. "Site Utility" plans shall normally include all sub -surface improvements including but not necessarily limited to sewer, water fire protection and storm drainage. The "Site Utility" plan shall have signature blocks for the Building Official and the City Engineer. Plans for improvements not listed above shall be in formats approved by the City Engineer. 17. 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 plan and/or detail sheets from the City. 18. When final plans are approved by the City, the applicant shall furnish accurate AutoCAD files of the completed approved plans on a storage media acceptable to the City Engineer. Such files shall utilize standard AutoCAD menu items so they may be fully retrievable into a basic AutoCAD program. At the completion of construction, and prior to final acceptance of improvements, the applicant shall update the AutoCAD files to reflect the as -built conditions. If the plans were not produced by an AutoCAD application, or a file format that can be converted to an AutoCAD application format, the City Engineer will accept raster -image files of the plans. IMPROVEMENT AGREEMENT 19. The applicant shall either construct improvements, and/or satisfy the obligations, or furnish a fully secured and executed Subdivision Improvement Agreement ("SIA") to construct such improvements, and/or satisfy its nr..awt icrnn -A 4 PLANNING COMMISSION RESOLUTION 2001-145 CONDITIONS OF APPROVAL - ADOPTED VILLAGE USE PERMIT 2001-013 NOVEMBER 27, 2001 obligations as required by the City, prior to the issuance of any building permit(s). All secured SIAs, the security provided therefor, and the release thereof, shall comply with Chapter 13, LQMC. Improvements to be made, or agreed to be made, shall include removal of any existing structures or obstructions which are not part of the proposed improvements. In the event that any of the improvements required herein are constructed by the City, the applicant shall, at the time of approval of a map or other development or building permit, reimburse the City for the cost of those improvements. 20. Where improvements are to be secured through a SIA, the applicant shall provide detailed construction cost estimates of all on -site and off -site improvements, including survey monumentation, for checking and approval by the City Engineer. Estimates shall comply with the schedule of unit costs adopted by City resolution or ordinance. For items not listed in the City's schedule, estimates shall meet the approval of the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 21. When an applicant fails to construct the improvements for the development, or fails to satisfy its obligations in a timely manner, for the development, the City shall have the right to halt issuance of all building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 22. Prior to its occupancy of the project site for any construction or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 23. In order to obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: 5 G:\WPDOCS\PC Resolutions\LOGriIIVUPCOA.wpd PLANNING COMMISSION RESOLUTION 2001-145 CONDITIONS OF APPROVAL - ADOPTED VILLAGE USE PERMIT 2001-013 NOVEMBER 27, 2001 A. A grading plan prepared by a qualified engineer, B. A preliminary geo-technical ("soils") report prepared by a qualified engineer, and C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16, LQMC. The grading plan shall conform with the recommendations of the soils report and be certified as adequate by a soils engineer or engineering geologist. A statement shall appear on all final maps that a soils report has been prepared pursuant to Health and Safety Code § 17953. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions of its grading permit. 24. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape areas outside the right of way unless otherwise approved by the City Engineer. 25. Prior to the issuance of any building permits, the applicant shall provide building pad certifications stamped and signed by a qualified engineer or surveyor. Each pad certification shall list the elevation shown on the approved grading plan, the actual elevation and the difference between the two, if any. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 26. During construction, and until such time as the improvements are accepted by the City, the applicant shall comply with the City's NPDES Ordinance, Sections 8.70.010 et seq., LQMC. UTILITIES 27. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. G:\WPDOCS\PC Reso1utions\L0Gri11VUPC0A.wpd 6 PLANNING COMMISSION RESOLUTION 2001-145 CONDITIONS OF APPROVAL - ADOPTED VILLAGE USE PERMIT 2001-013 NOVEMBER 27, 2001 28. 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 trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 29. The applicant may be required to extend improvements beyond development boundaries to ensure they safely integrate with existing improvements (e.g., grading; traffic control devices and transitions in alignment, elevation or dimensions of streets and sidewalks). 30. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 31. The applicant shall comply with the City's Parking Ordinance, Chapter 9.150, LQMC, except as shown on applicant's Parking Site Plan, and the space allocations pursuant to the applicant's Parking Study prepared on October 26, 2001. QUALITY ASSURANCE 32. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 33. The applicant shall employ, or retain, qualified engineers, and such other appropriate professionals as are required to provide the expertise with which to prepare and sign accurate record drawings, and to provide adequate construction supervision. 34. The applicant shall arrange for, and bear the cost of, all measurements, sampling and testing procedures not included in the City's inspection program, but which may be required by the City, as evidence that the construction materials and methods employed comply with plans, specifications and other applicable regulations. 35. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or G:\WPDOCS\PC Reso1utions\L0GriI1VUPC0A.wpd 7 PLANNING COMMISSION RESOLUTION 2001-145 CONDITIONS OF APPROVAL - ADOPTED VILLAGE USE PERMIT 2001-013 NOVEMBER 27, 2001 "As -Constructed" and shall be stamped and signed by the engineer, certifying to the accuracy of the record drawings. The applicant shall have all AutoCAD or raster -image files previously submitted to the City, revised to reflect the as - built conditions. MAINTENANCE 36. The applicant shall make provisions for continuous, perpetual maintenance of all on -site improvements, perimeter landscaping, access drives, and sidewalks. 37. The applicant shall maintain required public improvements until expressly released from this responsibility by the appropriate public agency. FEES AND DEPOSITS 38. 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. G:%WPDOCSIPC Reso1utionsW0Gfl11VUPC0A.wpd 8 BI #C PLANNING COMMISSION STAFF REPORT DATE: FEBRUARY 11, 2003 REQUEST: REVIEW ZONING ISSUES PERTAINING TO: DRIVE- THROUGHS, GAS STATIONS, SIDE YARD SETBACKS, COMPATIBILITY, AND SECOND STORY DEFINITION. LOCATION: CITY-WIDE APPLICANT: CITY OF LA QUINTA The Planning Commission has indicated a desire to discuss issues related to drive- throughs, gas stations, side yard setbacks, and compatibility. The balance of this report will: 1 . Outline the issues, including a request from a resident regarding the second story definition; 2. Present relevant Code requirements, and 3. Identify discussion points. There are no recommendation requested by staff at this time. This information is provided for consideration and discussion purposes only. The Planning Commission can provide staff with direction. If changes are recommended to be made to the Zoning Code those changes would be brought back at a public hearing and would ultimately require City Council approval. The Planning Commission has expressed concerns regarding the number of existing and approved gas stations and drive -through businesses in the City. The Commission, during the review of a variety of development applications, has previously raised the following issues in regards to gas stations and drive -through businesses: P/oscar/StfRpt/zoning issues • Concentration of businesses, especially along Highway 1 1 1; • Visibility of businesses along Image Corridors; and • Design of businesses. Section 9.80.040 of the Zoning Code lists the permitted uses in the Commercial Zoning Districts within the City, which include: Regional Commercial Commercial Park Community Commercial Neighborhood Commercial Tourist Commercial Office Commercial Table 1 below, shows the gas stations and drive -through businesses permitted in the Commercial Districts and the type of permit that is required, unless prohibited: Table 1: Permitted Uses in Commercial Districts District Land Use CR CP CC CN CT CO Service Stations C C C C X X Banks P X P P P P Restaurants, drive -through P A P X P A Retail Stores under 10 KSF P A P P A A Retail Stores under 10 -50 KSF P X P P X X Retail Stores under over 50 KSF C X C X X X P = Principal Use; A = Accessory Use; C = Conditional Use Permit; X = Prohibited Gas stations and drive-throughs are also permitted in the Village Commercial District. Table 2 below, lists the existing and proposed gas stations and drive-throughs within each Commercial Center (Attachment 1). P/oscar/StfRpt/zoning issues Table 2: Existing and Proposed Gas Stations and Drive-throughs within each Commercial Center Commercial Centers Drive-throughs Service Stations Existing Approved Existing Approved 1. Point Happy Del Taco 2 Union 76 1 2. 1 1 1 La Quinta Plaza Carl's Jr. PFF Bank Taco Bell McDonald's Arco Shell 2 3. La Quinta Corporate Centre 0 0 - but allows use USA 1 - but allows use 4. Dune Palm Center 0 0 Chevron 1 5. The Center at La Quinta 0 - but allows use 0 - but allows use 0 - but allows use 0 - but allows use 6. Jefferson Plaza Jack -in -the- Box 0 - but allows use 0 1 7. La Quinta Court 0 0 0 0 8. Washington Park 0 2 0 0 9. Old Town 0 0 0 0 10. Pueblo Plaza 0 5 0 1 11. Fairway Plaza 0 3 0 1 The following list provides discussion points for the Commission consideration: • Concentration, too many and too close together along Highway 1 1 1 (separation requirements); • Relationship of Image Corridors to gas stations and drive -through businesses; • Setbacks, screening, and landscape requirements; • Pump locations (site design); • Drive aisle widths. P/oscar/StfRpthoning issues The Planning Commission has expressed concern regarding the variety of side yard setback requirements for various proposed improvements, especially the setback requirements for mechanical equipment. Typical Zoning Code interior sideyard setback provisions are noted below: 1. 0.0 feet for fences and walls 2. 0.0 feet for open RV storage 3. 3.0 feet for swimming pools and spas 4. 3.5 feet for roof overhangs, chimneys, awnings 5. 3.5 feet for cantilevered bay windows 6. 3.5 feet for storage sheds less than 100 s.f. 7. 5.0 feet for balconies, stairways, uncovered decks 8. 5.0 feet for the houses and garages 9. 5.0 feet for patio covers, excluding overhangs 10. 5.0 feet for storage sheds greater than 101 s.f. 11. 5.0 feet for BBQ's, waterfalls, etc. 12. 5.0 feet for mechanical equipment* 13. 5.0 feet for second residential units 14. 5.0 feet for guest houses 15. 5.0 feet for freestanding permanent fireplaces 16. 10.0 feet for tennis and other game courts Section 9.60.030 Section 9.60.130 Section 9.60.070 Section 9.50.060 Section 9.50.060 Section 9.60.050 Section 9.50.060 Section 9.30.030 Section 9.60.040 Section 9.60.050 Section 9.60.045 Section 9.60.070 Section 9.60.090 Section 9.60.100 Section 9.60.045 Section 9.60.150 * Note: Five feet if a perpetuity easement is established between adjacent properties. Over the last ten years, the City has adjusted the Zoning Code provisions to allow pools to be within three feet of a side yard property line, and established setback requirements for outdoor recreational features and recreational vehicles. Most recently, the Planning Commission requested that staff re-evaluate the existing setback provisions for side yard areas to determine if additional changes are warranted. The following is a list of discussion points for the Commission's consideration: • Uniform side yard setback regulations for all improvements; • Access to rear yard; P/oscar/StfRpt/zoning issues • Open space buffer between structures/property line; • Noise from mechanical equipment, recreational vehicles, fountains; and • Visibility of improvements in the side yard from adjacent properties. The Commission, during the review of a variety of development applications, has previously raised the following issues with regards to the regulations implementation: • Applicability of regulations (applies to all second story addition/new home construction);and • Additions/changes to tracts approved, but not built (is compatibility required); Zoning Code Section 9.60.300 (Attachment 2 ) provides regulations to ensure that residential units proposed to be constructed in a partially completed subdivision (tract) are "compatible in design and appearance" with those residences already constructed. These regulations were adopted in early 1994 to address citizen concerns regarding adjacent developments style and sizes that were not completed with the original homes. At that time there were a number of partially developed tracts that could be completed with residences different in style, size, and bulk, etc., than those it began with. The current regulations do not permit the new units to be more than 10% smaller or 10% larger than the existing or approved units. Also, there are limits on where two story units can be constructed and the number of a particular plan type can be limited to provide compatibility. Some, or all of the regulations required at that time may not be necessary today. Items that probably should be reviewed include: • Modification to 10% limit; • Design requirements in lieu of size regulation; • Minimum home size requirements; • Market demand and requirements; • Applicability to tracks that have been approved, but not built; and • Approval requirements and procedures for second story additions. P/oscar/StfRpt/zoning issues Mr. Swift Lockard, resident of the Cove, is requesting permission to construct a family room with a mezzanine in the rear yard. According to the Code, a mezzanine is not permitted. (Note: Mr. Lockard's property has an existing legal non -conforming mezzanine.) Section 9.30.040(C) limits homes in the Cove Zoning District to one story. According to Section 9.28.030, a story means "that portion of a building included between the surface of any floor and the surface of the floor immediately above it or if there is no floor above, then the space between the floor and the ceiling above it." Thus, the mezzanine would be considered a second story and is not permitted. Mr. Lockard, is requesting the Commission consider modifying the Code to exclude mezzanines from the City's definition. Should the Commission wish to discuss this request, the following issues should be considered: • Height requirement (Code requirements); • Exterior appearance; • Privacy infringements; and • Compatibility with existing and surrounding structures. Staff recommends the Planning Commission review the issues listed in the report and provide the appropriate direction to staff. Attachments: 1. Map showing Gas Stations and Drive Throughs 2. Compatibility requirements (Section 9.60.300) P/oscar/StfRpt/zoning issues 9.60.290 ATTACHMENT A ii. A descriptive report containing acoustical test data which indicate the noise attenuation characteristics of existing party walls and ceilings. The data for such report shall include a sampling of at least ten percent Of the welling units involved, but in no case fewer than two dwelling units, and shall be compiled by an indepe ent consultant experienced in the field of acoustical testing and engineering, iii. the conversion is of an apartment or condominium facility or any portion thereof, a certified list of the and addresses of all tenants residing in the project proposed to be converted at the time the application is filed, w ether or not the unit in which the tenant resides will be converted, iv. A mprehensive list of all improvements, upgrading and additional facilities proposed, and v. A re ort describing all repairs and replacements needed, if any, to bring all structures into substantial compliance wi the Uniform Building Code, Uniform Housing Code, National Electrical Code, Uniform Plumbing Code, Uniform ire Code, Uniform Mechanical Code, and any other building related codes as modified and adopted by the 'ty. 2. The info ation required by this section shall be reviewed by the community development director, who will require i vision and resubmittal if found to be inadequate or incomplete. Approval shall be subject to the required doc tion being received, and the failure of an applicant to submit such documentation shall be grounds for isapproval. H. Required No e. Public notice shall be given for all conditional use permits associated with timeshare facilities as required b s code. In addition, in the event an apartment or condominium facility or any portion thereof is proposed to onverted to a timeshare facility, written notice shall be mailed to all persons residing in the facility, whether o not the unit in which the person resides will be converted, not less than ten days prior to the planning co ssion hearing. Such notice shall be mailed by the planning department at the expense of the applicant, and shall tate the following: 1. The date, time, pl and purpose of the hearing; 2. Notification that if permit is approved, tenants may be required to vacate the premises; 3. Notification that if th rmit is approved, the property owner will be required to give all tenants a minimum of one hundred twen days' notice to vacate. However, such notice shall not restrict the exercise of lawful remedies pertaining to, but not limited to, tenants' defaults in the payment of rent or defacing or destruction of all or a part of the nted premises; and 4. A description of any avail ble relocation benefits to be provided by the project applicant. I. Required Findings. In addi 'on to the requirements for findings of fact as established by California law or other provisions of this code the approval of a conditional use permit for a timeshare facility shall require the following additional find' gs: 1. The proposal is in conformance ith the city's general plan, this section, and other applicable requirements of this zoning code; 2. The property is physically suits a for use as a timeshare facility; and 3. The use of the property as a times facility will not cause an undue burden on adjacent and nearby property owners. I Transient Occupancy Tax. Timeshar acilities shall be subject to all applicable provisions of Chapter 3.24 of the municipal code. (Ord. 299 § 1 (p ), 1997; Ord. 284 § I (Exh. A) (part), 1996) 9.60.300 Compatibility review for partially developed subdivisions. A. Purpose. Residential subdivisions are often developed in phases, either by the same or different developers or by individual owner -builders. This section imposes requirements to ensure that units in later phases of such projects are compatible in design and appearance with those already constructed. B. Definition. For purposes of this section, the term "compatible" means residential buildings which are similar in floor area and harmonious in architectural style, mass, scale, materials, colors, and overall appearance. C. Applicability. This section applies to all second story additions and new residential units which are different from those originally constructed and/or approved and which are proposed for construction within a partially developed subdivision, except for a custom home subdivision, project or phase. These requirements are in addition to other applicable regulations in this code. D. Site Development Permit Required. Residential units subject to this section are subject to approval of a site development permit by the planning commission per Section 9.210.010. Applications for such permits shall be filed with the community development department on forms prescribed by the director together with: (1) all maps, plans, documents and other materials required by the director, and (2) all required fees per Chapter (U Quinta 3-") 252 9.260. The director shall provide the necessary forms plus written filing instructions specifying all materials and fees required to any requesting person at no charge. E. Acceptance of Applications as Complete. 'Within thirty days of receipt of a permit application, the director shall determine whether the application is complete and shall transmit such determination to the applicant. If the application is determined not to be complete, the director shall specify in writing those parts of the application which are incomplete and shall indicate the manner in which they can be made complete. No application shall be processed until all required materials have been submitted and the application deemed complete. F. Public Hearing Required. A public hearing shall be noticed and held per Section 9.200.110 prior to planning commission approval or denial of any site development permit consisting of the construction of a total of five houses within a tract under the compatibility review provisions of this section. Construction of a total of five or less units shall require review and approval of the planning commission as a business item. The community development director may require that additional notice be given by enlarging the notification radius or by other means determined by the director. G. Precise Development Plan. A site development permit approved under the compatibility review provisions of this section constitutes a precise development plan. Therefore, the residential development authorized under the site development shall be in compliance with the plans, specifications and conditions of approval shown on and/or attached to the approved permit. H. Required Findings. In addition to the findings required for approval of a site development permit, the following findings shall be made by the decision -making authority prior to the approval of any site development permit under the compatibility review provisions of this section: 1. The development standards of subsection I of this section have been satisfied. 2. The architectural and other design elements of the new residential unit(s) will be compatible with and not detrimental to other existing units in the project. I. Development Standards for Compatibility Review. No residential unit shall be approved under compatibility review unless the planning commission determines that it complies with the following development standards: 1. A two-story house shall not be constructed adjacent to or abutting a lot line of an existing single -story home constructed in a prior phase of the same subdivision unless proof can be provided showing that a two-story unit was proposed for the lot by the prior builder. 2. If lot fencing has been provided in the subdivision, the new developer shall provide the same or better type of fencing for the new dwelling(s), as determined by the planning commission, including any perimeter subdivision fencing. 3. Proposed single-family dwellings shall be compatible to existing dwellings in the project or to dwellings which are approved for construction as shown on the plans and materials board, unless otherwise approved by the planning commission, with respect to the following design elements: a. Architectural material such as roof material, window treatment and garage door style; b. Colors; c. Roof lines; d. Lot area; and e. Building mass and scale. 4. At least one specimen tree (i.e., minimum of a 24-inch box size (1.5-inch to 2-inch caliper) and minimum ten -foot tall, measured from top of box) shall be provided in the front yard and street side yard with the total number of trees on each lot to be the same as that provided for on the original units. 5. The single-family dwelling units proposed within a partially developed subdivision shall not deviate by more than ten percent from the square footage of the original units by the original developer which have either been approved or constructed. 6. Residential units with identical, or similar, front elevations shall not be placed on adjacent lots or directly across the street from one another. J. Commission Discretion on Unit Types. The planning commission, in reviewing dwelling units under this section, may limit the type and the number of a particular unit to be constructed within a subdivision. K. Appeals. The applicant or another aggrieved party may appeal decisions of the planning commission in accordance with the provisions of Section 9.200.120. L. Major and Minor Deviations. 1. A minor design deviation can be approved by the community development department without a public hearing. Minor design deviation means a modification of an approved architectural unit within a subdivision 253 tr.a Qui= s-" W• � IN that involves items such as, but not limited to, less than five percent change in square footage of existing constructed or approved units; columns, dormer vents, window size changes, plant -on locations, color, and stucco texture changes. The community development director may refer the minor design deviation to the planning commission as a business item under the site development permit process. 2. A major design deviation is subject to the compatibility review for partially developed subdivisions. A major design deviation means a five percent or more change in square footage of existing constructed or approved units; any exterior architectural modification not to defined as a minor design deviation. (Ord. 325 § 1 (Exh. A) (part), 1998; Ord. 299 § I (part), 1997; Ord. 284 § 1 (Exh. A) (part), 1996) 9.60.310 Restriction on multistory buildings at project boundaries. A dwelling located ne t to a project or city/county or tract boundary shall be limited to one story if an existing one story dwelling within fifty feet of the common property line, unless there is a street separating the two. (Ord. 299 § 1 (part) 1997: Ord. 284 § 1 (Exh. A) (part), 1996) 9.60320 Resort resident* A. Purpose. Resort residen " uses that are individually owned ut and oriented to tourist and resort ac h detached or attached residential uses shops, and recreational buildings. B. Review Process. Resort resit country club. The conditional use al C. Development Standards. The Minimum lot frontage Maximum building height vides for the development and regulation of a range of specialized residential rented for periods of thirty consecutive days or less, on a regular basis ity as part of a golf/resort country club. Land uses include single-family eating and drinking facilities, small accessory retail and personal service uses are permitted when developed as part of a residential golf )n review process shall be used subject to Section 9.210.020. ing standards apply to the development of resort residential uses: Maximum no. of stories Minimum livable reserved floor area exclug garage Minimum front yard setback from: Street or parking stall curb Pedestrian circulation walks Garage/carport setback -from street curb Minimum building to building setback: Without partial attachment (see note) With partial attachment (see note) Minimum interior/exterior side yard setbacks Minimum rear yard setback Maximum allowable wall height Minimum parking required QUANTITY 30 ft. 28 ft. (1) 22 ft. (1) adjacent to an image corridor 2 420 sq. ft. 8 ft. 5 ft. 5 ft. 6 ft. 4 ft. 3 ft. (2) 5 ft. 8 ft. 1 space per bedroom 1 space per 300 sq. ft. GFA Note: Partial attachment of two buildings is made when an encloser such as a hot water heater closet, furnace closet, or other essential use, buildings. Construction standards and fire ratings shall meet U.B.C. n 1. Chimneys, roof vents, finials, spires, and similar architectural are permitted to extend up to three feet above the maximum structure 2. Residential unit's supporting mechanical equipment shall be a with a minimum three-foot clearance to the side property. area having a typical interior function attached to two otherwise separate not containing usable space within side yard setback area GA QuWta 3.99) 254 1111 UNION m ��IHIIIIII �� = i\i oil Ing �1►��1�:�� 111/ �11111111 i�1�I��j'�ii� %IIII��/III�i on � � ,1�I�i i�� 1►`� � . fr i iiii■i�i■imi■iiii�i M :j i �D 1S`NO