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1999 08 24 PCCFI OF TH�� PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California August 24, 1999 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED TO THE NEXT REGULAR MEETING Beginning Resolution 99-062 Beginning Minute Motion 99-019 I. CALL TO ORDER A. Pledge of Allegiance B. Roll Call II. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Approval of the Minutes for July 27, 1999 B. Department Report PC/AGENDA V. PUBLIC HEARINGS: 1. Item .................. ENVIRONMENTAL ASSESSMENT 99-383 AND SPECIFIC PLAN 99-036 Applicant.......... Troll-Woodpark Development/Mainiero, Smith & Associates Location.......... The northwest corner of Dune Palms Road and Highway 111 and the north side of Highway 111, east of Adams Street Request............ Certification of a Negative Declaration of Environmental Impact and approval of a specific plan development standards and design guidelines on 36± acres. Action .............. Resolution 99- and Resolution 99- 2. Item .................. SPECIFIC PLAN 99-015 AMENDMENT #2 AND SITE DEVELOPMENT PERMIT 99-653 Applicant.......... Forrest Haag for KSL Land Corporation Location .......... Within the Norman Golf Course on the north side of Airport Boulevard between Madison Street and Monroe Street. Request ........... Approval of a specific plan amendment to reduce dwelling units from 365 to 320 and create development standards and approval of architectural and landscaping plans for clubhouse and golf course maintenance facility. Action .............. Resolution 99- and Resolution 99- VI. BUSINESS ITEM: 1. Item ................ SIGN APPLICATION 99-473 Applicant......... Stater Bros. Markets/Ontario Neon Company, Inc. Location.......... 78-630 Highway 111, within the One Eleven La Quinta Shopping Center (Albertson) Request .............. Approval of a deviation to an approved sign program to permit corporate signs and logo Action ................ Minute Motion 99- VII. CORRESPONDENCE AND WRITTEN MATERIAL VIII. COMMISSIONER ITEMS A. Commission report on the City Council meeting of August 3,1999 IX. ADJOURNMENT PC/AGENDA MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA July 27, 1999 I. CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:00 P.M. by Chairman Kirk who asked for the roll call. B. Chairman Tyler requested the roll call. Present: Commissioners Jacques Abels, Richard Butler, Steve Robbins, Robert Tyler and Chairman Tom Kirk. Chairman Kirk asked Commissioner Robbins to lead the flag salute C. Staff present: City Attorney Dawn Honeywell, Planning Manager Christine di Iorio, Senior Engineer Steve Speer, Principal Planner Stan Sawa, Associate Planner Leslie Mouriquand, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: A. Commissioner Butler passed out a bulletin from Guralnick & Gilliland, Attorneys at Law, regarding "Notice to Homeowners and Residents". Discussion followed regarding it content. III. CONFIRMATION OF THE AGENDA: Confirmed. IV. CONSENT ITEMS: A. Chairman Kirk asked if there were any corrections to the Minutes of June 22, 1999. Commissioner Robbins asked that on Page 1 under Consent Items A, the spelling of the word "the" should be corrected; Page 6, Item #3 correct the statement to read, "....60,000 trips per day or 5,000 per hour at peak flow..."; Page 7, Item #13 corrected to read, "Mr. Doctors stated that if there was heavy traffic in the right turn later on, the exclusive right turn lane would go away and they would flair it out more." Page 8, Item #21 change the word "experience" to "experiment". Commissioner Tyler asked that on Page 1, under Roll Call, the words "unanimously approved" should be removed. There being no further corrections, it was moved and seconded by Commissioners Robbins/Tyler to approve the minutes as corrected. Unanimously approved. B. Chairman Kirk asked if there were any corrections to the Minutes of July 13, 1999. Commissioner Robbins asked that Page 1, under Roll call City Attorney Dawn Honeywell was not listed as being present and she was present. Commissioner Tyler CAMy Documents\WPDOCS\PC7-27-99.wpd I Planning Commission Minutes July 27, 1999 asked that on Page 1, under roll call, the words "unanimously approved" should be removed; he asked that between Items B and C the statement he made concerning the reappointment of Commissioners Butler and Robbins by the City Council should be added; Page 2, Item 7, where it references Condition #44, it should state it was for Tentative Tract 29306; Page 9, correct the numbering order; Page 11, Item #5 correct it to read "Chairman Kirk". Commissioner Abels asked that the lettering under "Call to Order" be corrected. There being no further corrections, it was moved and seconded by Commissioners Robbins/Tyler to approve the minutes as corrected. Unanimously approved. C. Department Report: None. V. PUBLIC HEARINGS: A. Environmental Assessment 99-384 and Conditional Use Permit 99-045; a request of Nextel Communications for approval to install a 50 foot tall wireless radio communications monopole with up to 15 panel antennas designed to resemble a palm tree and related equipment shelter located at 47-950 Dune Palms Road. 1. Chairman Kirk opened the public hearing and asked for the staff report. Associate Planner Leslie Mouriquand presented the information contained in the staff report, copies of which are on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Tyler asked if Desert Sands Unified School District had approved the plan. Staff stated a letter had been received from DSUSD approving the installation. 3. Commissioner Robbins asked if there was a potential for one of the real palm trees to interfere with the radio signals. Staff referred the question to the applicant. 4. There being no further questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Ms. Barbara Saito, representing Nextel Communications, stated that since this is such a new product there is no history on how it will hold up. If, in the future, they find the trees do interfere with the transmission, they will remove them and replace with smaller trees. They would not object to a condition being added requiring them to do so. 5. Commissioner Butler stated he had been to their site on Cook Street and was very impressed. His concern is who maintains the pole in perpetuity. Even though he is very impressed with the example, he does not want a shabby CAMy Documents\WPD0CS\PC7-27-99.Wpd 2 Planning Commission Minutes July 27, 1999 tower in the future. He asked if there was any type of a maintenance agreement to maintain the structure. Ms. Saito stated they would accept a condition requiring them to maintain it as it is when installed. As this is a new product, there is no way of knowing the life span of the materials, but they will accept a condition regarding the maintenance. 6. Commissioner Tyler asked the applicant about the operating frequency. Ms. Saito stated it was an 850 band. Commissioner Tyler stated he had never seen a square palm tree trunk and asked if it could be rounded. Ms. Saito stated the designers are working to round the edges. Their point is to make it appear to be invisible, but if it can be rounded and not affect the stnicturally capability, they have no objection. 7. Commissioner Abels asked if this tower was for Nextel customers only. Ms. Saito stated yes, because of its design it lends itself to only one carrier. They would make their site available to other carriers, but they would have to apply to the City for a different design. 8. There being no further questions of the applicant, Chairman Kirk asked if anyone else would like to address the Commission on this project. 9. There being no further discussion, Chairman Kirk closed the public participation of the hearing and opened the issue for Commission discussion. 10. There being no further discussion, it was moved and seconded by Commissioners Abels/Butler to adopt Planning Commission Resolution 99- 056 recommending certification of Environmental Assessment 99-384. ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, Tyler, and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. 11. There being no discussion, it was moved and seconded by Commissioners Abels/Butler to adopt Planning Commission Resolution 99-057 recommending approval of Conditional Use Permit 99-045, as modified: a. Condition #5: The monopole shall be maintained to the design standards as approved. ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, Tyler and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. B. Environmental Assessment 99-385 Specific Plan 99-037 and Site Development Permit 99-654; a request of The Spanos Corporation for certification of an Initial Study/EIR Addendum for Environmental Assessment 99-385 and recommendation CAMy Documents\WPD0CS\PC7-27-99.Wpd Planning Commission Minutes July 27, 1999 for approval of development standards and design guidelines for a 200 unit apartment complex on 14.1 acres in the Regional Commercial Zoning District, and building elevations and development plans located on the east side of Adams Street and north of 48' Avenue. 1. Commissioner Tyler stated that a project for this applicant across the street from this project, had been approved by the Planning Commission a few months ago and to date had not been approved by the City Council. To him it seemed strange that the Commission would be reviewing this project when the future of that project had not been resolved. 2. City Attorney Dawn Honeywell stated that what is happening on an alternative site is not before the Commission. This is a separate project and is to be reviewed on its on merit. It has no bearing on what is happening before the City Council. 3. Commissioner Kirk opened the public hearing and asked for the staff report. 4. Planning Manager Christine di Iorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 5. Chairman Kirk asked if there were any questions of staff. Commissioner Abels asked if this was the same design as before. Staff stated the "building elevations are similar. City Attorney Dawn Honeywell pointed out the density is 14 units per acre where the other project is 16 units per acre. 6. Commissioner Robbins asked if the open parking areas on the streets counted as open space. Staff stated no, it is passive and active recreational open areas only. It is not the drive aisles. 7. Commissioner Butler asked about the change from 160 units to 200 units, the addition of 10 percent affordable units, and if it counted towards the City's housing requirements. If so, why can't the condition be left at 10 percent for additional credit. Staff stated the applicant has requested 10 percent and there are covenants that will count toward the City's requirement. City Attorney Dawn Honeywell stated the 20 units will count toward the City's requirement to provide affordable housing. To require additional units would cost the City additional money. 8. Chairman Kirk asked if the previous application included a request to remove the requirement for affordable units. Staff stated that was correct, the old approval was prior to the City's Housing Element being adopted, there was C:\My Documents\WPDOCS\PC7-27-99.wpd 4 Planning Commission Minutes July 27, 1999 a stipulation requiring a certain amount of affordable housing be provided and the applicant was asking to have that stipulation removed as the Housing Element had been adopted. 9. Commissioner Tyler asked if this project abuts the southerly border of the Auto mall. Staff stated that is correct. 10. There being no further questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Ms. Emily Hemphill, attorney for the applicant, stated there was a project previously approved for the other side of the street and as it was very a controversial, The Spanos Corporation is working with City staff attempting to move the project to this new site. The project will be built at one of the two locations; it will be one or the other; not two projects. She went on to state this project was structured considering the concerns that had been raised by adjoining residents on the previous project. They have met with residents from Lake La Quinta and Rancho La Quinta to view this site plan and they offered comments which were very favorable. It is also correct that the original project did not have an affordable housing component. As this site is larger and less dense it will allow them to build more units which gives the opportunity to provide affordable units. She then raised their concerns regarding the Conditions of Approval: Page #33, Exhibits 5 & 9 is not correct, the actual difference between the grading of this site and what is projected on the auto mall site is only a two foot difference. They would like to suggest that the developer be required to work with staff so this site and the auto mall site are at compatible grade. The wall will be either six or eight feet above grade and they would deal with the differences in grade either by building a retaining wall of an appropriate height, or a slope easement depending upon what the level of difference is between the two sites. Condition #71, regarding the landscaping planters, their concern is that in order to pull into the garage you have to enter from the left of the planter which is the wrong side of the street. They would suggest the developer be required to work with staff to design a planter that is not going to cause a problem with the Fire Department, or tenant to drive on left side of the road to get into their garage. Condition 473: regarding them to build a bus turnout on Adams street, in their opinion this is sandwiching too much activity into the area. They would suggest a turn out further north on Adams Street. Condition #84: they meet this requirement everywhere on the site except at the entrance when you drive in the gate at the card reader where it is reduced to 15-feet. They would request the developer be required to work with the Fire Department to locate the card key in a location that works for the tenants and yet wide enough to allow the fire trucks to enter. For clarification, the apartment count is 200 units, 72 are one bedrooms and 128 are two bedrooms. CAMy Documents\WPDOCS\PC7-27-99.wpd 5 Planning Commission Minutes July 27, 1999 11. Chairman Kirk asked staff to address the concerns raised by the applicant. Senior Engineer Steve Speer stated that in regard to the elevation differential, he had conferred with the engineer for the auto mall and they are expecting to have a five foot differential at some points and a four to five foot elevation differential in other areas, and a two foot difference at the rear. 12. Chairman Kirk asked staff to address Condition #71. Planning Manager Christine di Iorio stated she agreed with applicant. 13. Chairman Kirk asked staff to address Condition #49: Planning Manager Christine di Iorio stated Sunline Transit had made a recommendation. in their letter for amenities for a future transit site. At the present time there is no service being provided to this location. 14. Chairman Kirk asked staff to address Condition #84. Senior Engineer Steve Speer stated that if the Fire Department concurred, staff has no objection. 15. Commissioner Tyler asked if the traffic around the driveway was one way or two way. Ms. Hemphill stated it was two way. Commissioner Tyler asked about the recreation area at the front of the project; who is it to be used by. Ms. Hemphill stated it is for the residents of the facility and went on to explain the amenities. Commissioner Tyler stated his concern was three driveways on an Primary Arterial street. The General Plan encourages minimizing the number of direct access driveways. The previous project had only one driveway off Avenue 47. This project is suggesting three and one is only for access to the sales and recreational building. He is going to suggest eliminating the middle driveway to allow for a bus turnout. Ms. Hemphill stated their ability to loop around is as much for fire safety as well as convenience for tenants to have access to both sides of the proiect site. This is a gated community therefore access to the sales office needs to be in a manner that retains the security of the tenants. 16. There being no further questions of the applicant, Chairman Kirk asked if anyone else would like to speak on this issue. Ms. Christine Clarke, representing Stamko Development, developer for the adjacent auto mall, stated she had obtained the grading plan for this project and disagreed with its design. As she did not agree with the drainage she refused to allow them to do the grading they requested on her property. The drainage of the auto mall is to the southeast corner into the commercial site of the property. Their drainage is just the opposite because their retention is at the front of the project. She does not see a two foot difference, but a four feet differential at Adams Street. Their typical driveway cross section is confusing. There are three Section A's. They are only showing the driveway, they are not showing Section "A" running in from their property which, since she has told them CAMy Documents\WPDOCS\PC7-27-99.wpd 6 Planning Commission Minutes July 27, 1999 they cannot grade on her property, she does not know how they are going to get there, so they are not showing the surrounding property coming into the driveway. It is not a compatible project. It is nice that they met with residents from Lake La Quinta and Rancho La Quinta, but they did not meet with her who directly abuts their property. The project setbacks are on Adams Street and Highway 111. If the Auto Mall stores cars in the rear of their property, they are going to be very concerned about this project's wall as they do not want vandalism from this project. At the present time, she is not comfortable with the submittal. 17. There being no further questions, Chairman Kirk closed the public participation portion of the hearing and opened it to Commission discussion. 18. Commissioner Robbins stated there were several places where the Specific Plan and conditions are in conflict. Page 13 of the Specific Plan, landscape plans, one statement says, "any incremental increase in storm water will be retained on the property" this is in conflict with the conditions that states all 100-year storm water will be retained on site. Page 17-flood control, states "development of property will include provisions to conduct storm water to these channels." This refers to moving storm water off -site where the next paragraph states the water will be retained on site. Page 21, the last paragraph refers to Palm Desert Waste and should be Waste Management of the Desert. His biggest concern is access. He concurs that three driveways are too many and something could be done to reconfigure this site and eliminate one of the access points. His concern is the left turn in for those going south on Adams Street. Most of the tenants will be coming from Highway 111 and it does not appear there will be enough stacking sloace. In Condition #28, why is phasing discussed as the project is to be built out with no phasing. This needs to be deleted. Condition #52, the last sentence does not make any sense and should be deleted. Condition #53, regarding access, the second sentence should be changed to left in, right in, right out. 19. Commissioner Butler asked if the plan called for only one left turn lane. Commissioner Robbins stated yes. Commissioner Butler asked if this was increased to accommodate more cars would that be sufficient. Commissioner Robbins stated it should be increased to accommodate the number of cars that would be traveling through there at peak times. 20. Commissioner Butler stated that in regard to the elimination of the middle driveway which gives access to the sales office and parking for the recreation building, he presumes this will also provide guest parking, as there are only two spaces per unit. He cannot see how it will work without creating a bigger C:\My Documents\WPDOCS\PC7-27-99.wpd 7 Planning Commission Minutes July 27, 1999 problem. Commissioner Robbins stated guest parking is to be on -site. You may have to move the remaining driveway(s) or the retention basin, but they can retain the same amount of volume while deleting one driveway. 21. Commissioner Butler asked if the bus turnout could be moved if the applicant paid for it. Staff stated it is written as a recommendation for amenities, it is not a requirement as Sunline Transit has not identified a need for a bus turnout to be installed at this time. 22. Commissioner Tyler stated that in regard to the third driveway, the Commission is to uphold City documents that control development of the City; one being the General Plan and it specifically states the City shall restrict individual access on Major and Primary Arterials wherever possible. This section of Adams Street is a Primary Arterial and if the Commission is doing its job, he does not understand how they can approve three driveways for this one tract. The same situation applies to the southern driveway. The Circulation Plan states that for a Primary Arterial you will have a signalized intersection or right in/right out only. It does not give an option. There may eliminate a signal, but can the Commission waive the General Plan requirements without a General Plan Amendment. City Attorney Dawn Honeywell stated she was not sure they were asking for them to be waived. There needs to be clarification as to what the General Plan requires. She assumes the staff report makes a finding for consistency with the General Plan requirements. Commissioner Tyler stated his position was that if they are in direct opposition to the General Plan, how can it be in compliance. 23. Commissioner Tyler stated that in the noise study it states mechanical ventilation shall be installed on the units facing Adams Street to meet City Noise Ordinance; what is a mechanical ventilation unit? Staff stated they would have to talk with the noise consultant. Ms. Hemphill stated this was written by a consultant and regardless of what it is, the units will all have central air conditioning. 24. Commissioner Tyler stated the staff report refers to the developer as being given relief from paying parkland fees and in the Specific Plan it states the developer will pay the fees. City Attorney Dawn Honeywell stated she assumes they are reading the City's Subdivision Ordinance which states that if they are not subdividing the property into more than five parcels they are not required to pay the fees. Commissioner Tyler stated it does not say this, it states generally which gives the City latitude to impose or not impose fees. Discussion followed regarding the parkland fees. CAMy Documents\WPD0CS\PC7-27-99.wpd 8 Planning Commission Minutes July 27, 1999 25. Commissioner Tyler questioned Page 18 of the Specific Plan regarding a statement that has to do with the availability of electricity being run to support the CVWD well site and asked what would happen if the timing is such that this project needs electricity and CVWD has not gotten around to developing that site. Commissioner Robbins stated CVWD will install the power when a well site is constructed. If the development goes first and CVWD has not, they will have to put it in or wait for CVWD to install it. The developer will work with power companies to meet the demand. 26. Commissioner Butler stated the property owner to the north has a valid point in regard to the grade differential and it needs to be resolved by all three parties: this applicant, the property owner to the north, and the City. 27. Chairman Kirk stated what may have been lost in the discussion so far, is that this is a good project on a better site and he applauds the applicant on the design. There are some significant issues to be resolved regarding traffic and grading and asked staff about the stacking issues; what are projections for a left turn in? Senior Engineer Steve Speer stated a traffic study has been completed and staff has an anticipation of what the turning movements will be going southbound and making the left turn in. There is enough room to create a significant left turn pocket. He then went on to explain the traffic flow on Adams street. What staff is trying to do in the General Plan is to cut down on the number of signals that cause delays on Arterial streets to allow residents to get around in an efficient manner. The most dangerous movement on a site is the left turn out lane. They have to cross two or three lanes of traffic and enter the fast lane. By restricting the left turn out, you cut out the need for a signal. 28. Commissioner Tyler asked if Lake La Quinta had a full turn access. Staff stated it has. Commissioner Tyler asked if 471 Avenue will have a signal at this location. Staff stated it is a "T" intersection right now but when the auto mall is built out it will extend the fourth leg to the intersection and it may be signalized in the future. 29. Chairman Kirk asked about the number of entrances into the site as it appears to be an issue. 30. Commissioner Robbins stated it should be an easy design change for the applicant. 31. Commissioner Kirk noted the previous project on 47`' Avenue had only one entrance and they were able to accommodate multiple purposes. He asked the applicant if staff were to eliminate the one entrance, would it cause them a problem? Ms. Hemphill stated they would rather have it, but if that is a concern of the Commission, they will accommodate it. CAMv Documents\WPDOCS\PC7-27-99.wpd 9 Planning Commission Minutes July 27, 1999 32. There being no further discussion, it was moved and seconded by Commissioners Tyler/Abels to adopt Planning Commission Resolution 99- 058 certifying an Initial Study/EIR Addendum for Environmental Assessment 99-385. ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, Tyler and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. 43. There being no discussion, it was moved and seconded by Commissioners Tyler/Robbins to adopt Planning Commission Resolution 99-059 recommending approval of Specific Plan 99-037, as modified: a. Specific Plan Text Amendment Conditions of Approval changes: 1. Parkland fee shall be required for this project (deleted staff s comments). 2. Exhibits 5 and 9: If a grade differential between properties is less, the developer shall work with City staff to reduce the height of the retaining wall. 3. Page 13, Section 2.10.3: delete the second sentence. 4. Page 17, Section 2.40.3: delete the third sentence. 5. Page 21, Section 2.50.4: change Palm Desert Waste Management to Waste Management of the Desert. ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, Tyler and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. 6. There being no further discussion, it was moved and seconded by Commissioners Butler/Tyler to adopt Planning Commission Resolution 99- 060 recommending approval of Site Development Permit 99-654, as modified: a. Condition #28 deleted. b. Condition #52 - delete the last sentence. C. Condition #53 - change left out to right in. d. Condition #71 - applicant to work with staff to provide appropriate size of landscaping planters to not conflict with turning movements into and out of garages at the northeast and southeast corners of the property. e. Condition #84 - the street width is subject to Fire Department approval. f. Add new condition: requiring the middle driveway to be eliminated. ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, Tyler and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. CAMV Documents\WPDOCS\PC7-27-99.wpd 10 Planning Commission Minutes July 27, 1999 C. Specific Plan 94-026 - First Time Extension; a request of Travertine Corporation for approval of a time extension of development standards and design guidelines for a master planned community of 2,300 dwelling units, 500 room hotel and other commercial uses oriented around two 18-hole golf courses on 909.2 acres for the property located, on the south side of 60`h Avenue, north of 64' Avenue and west of Madison Street. 1. Chairman Kirk opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff reports, copies of which are on file in the Community Development Department. Staff noted an additional condition was being recommended regarding golf cart access across Jefferson Street. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Tyler questioned the numbering on Condition #3 on Page 7 of the staff report, Staff stated it would be corrected. Commissioner Tyler questioned Item #7 on Page 7 of the staff report in that all the areas suggest an addition of another condition for various types of homes and under the Villas development standard, #15 is added which pertains to any residential development shall be subject to review by the Planning Commission, but the Villas permitted use includes some nonresidential uses and he is wondering what review they will be required to go through. Staff stated commercial uses would be added. Commissioner Tyler questioned Page III-9 and asked if the Villa development occurs only in the VR-1 and VR-2 areas. Staff stated this is their proposal. Commissioner Tyler questioned Page III-212 of the Specific Plan where it describes the permitted uses of the commercial zones. It lists 65 potential uses and none of which are applicable to this type of development and wouldn't it be better to delete this portion and refer only to what the Zoning Codes allows for commercial development. Staff stated this is recommended and contained in Condition #9. 3. There being no further questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Mr. John Galvin, Winchester Development Company, representing the applicant, stated they had received the proposed condition regarding the tunnel and would like to request the additional wording "as necessary" and then they would have no objection. If a golf cart needs to cross Jefferson Street, they will provide the tunnel; but, if they reroute the golf paths so they did not have to cross Jefferson Street, they do not want to be required to construct a tunnel. 4. Mr. Galvin asked if the time extension was indefinite. Staff stated there is no time limit on the Specific Plan. 5. Commissioners commended the applicant on the project and stated they looked forward to seeing its development. C:\Mv Documents\WPDOCS\PC7-27-99.wpd 11 Planning Commission Minutes July 27, 1999 6. There being no further questions of the applicant, Chairman Kirk asked if anyone else would like to speak on this issue. 7. There being no questions, Chairman Kirk closed the public participation portion of the hearing and opened it to Commission discussion. 8. Commissioner Tyler stated that by taking out the long list of permitted uses and development standards for the commercial zones it alleviates most of his concerns. 9. Commissioner Robbins noted in the Specific Plan, Page 4-2 the first paragraph regarding water, the last sentence should be changed to "...per CVWD regulations and standards" not "City" for water lines and the same for paragraph C, the next to the last sentence should be changed to CVWD. Condition #46 is not necessary and should be deleted, but regardless the correct name for the channel should be Coachella Valley Stormwater Channel. Lastly, in the last sentence correct the wording to read: "...and methods of treatment." 10. There being no further discussion, it was moved and seconded by Commissioners AbelsButler to adopt Planning Commission Resolution 99- 061 approving a one year time extension for Specific Plan 99-026 with the following modifications: a. Condition #7: add the word "nonresidential". b. Changing the wording in the Specific Plan regarding water and sewer service from City to CVWD. C. Condition 446: Delete or corrected to read Coachella Valley Stormwater Channel. C. Add condition: A recreational amenities pedestrian/golf cart tunnel(s) shall be constructed under Jefferson Street to enhance access. 11. Commissioner Tyler asked legal counsel the difference between requiring a tunnel on this tract map application before them at the last meeting and the requirement for a tunnel on this project. City Attorney Dawn Honeywell stated the prior project was a tract map and this is a specific plan. In a specific plan you are providing the basis for the development and can require a tunnel. ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, Tyler and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. CAMy Documents\WPD0CS\PC7-27-99.wpd 12 Planning Commission Minutes July 27, 1999 VI. BUSINESS ITEMS: A. Master Design Guidelines 99-007; a request of Jack Clark, Jr. for approval of Master Design Guidelines. Chairman Kirk asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Commissioner Robbins asked what the sketch with the setbacks, contained in the Guidelines, has to do with the project. Planning Manager Christine di Iorio stated it shows the varying setbacks for the homes to be constructed. 3. Commissioner Butler asked why the laundry facility could not be in the garage instead of on the back of the house. Mr. Jack Clark stated it was. The closet on the outside of the house is not a laundry room, but the FAU closet. 4. Commissioner Tyler asked why the air conditioning unit is placed next to the bedrooms. Mr. Clark stated it was the only place with enough space to allow the construction of a screen wall. There being no further questions of staff, Chairman Kirk asked if anyone else would like to speak. There was no further public comment. 6. Chairman Kirk stated he was concerned about the quality of the Guidelines being submitted. They appear to be one floor plan with three elevations and he is not even sure there is anything that can be done regarding this. He recommended staff prepare standards for the applicants to follow when submitted their Guidlines. 7. Commissioner Robbins stated the Guidelines need some type of text to give more information on what is being submitted. 8. There being no further discussion, it was moved and seconded by Commissioners Tyler/Robbins to adopt Minute Motion 99-018 approving Master Design Guidelines 99-007, subject to the Findings and Conditions of Approval as submitted. Unanimously approved. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. VIII. COMMISSIONER ITEMS: A. Commissioners discussed the "Notice to Homeowners & Residents" distributed by Commissioner Butler at the beginning of the meeting. CAMy Documents\WPDOCS\PC7-27-99.wpd 13 Planning Commission Minutes July 27, 1999 B. Commissioner Tyler gave a report on the City Council meetings of July 20, 1999. IX. 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 the next regular meeting of the Planning Commission to be held August 24, 1999, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 9:09 P.M. on July 27, 1999. Respectfully submitted, BETTY J. SAWYER, Executive Secretary City of La Quinta, California CAMV Documents\WPD0CS\PC7-27-99.wpd 14 PH #1 STAFF REPORT PLANNING COMMISSION DATE: AUGUST 24, 1999 CASE NO.: ENVIRONMENTAL ASSESSMENT 99-383 AND SPECIFIC PLAN 99-036 REQUEST: RECOMMENDATION FOR CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT AND APPROVAL OF A SPECIFIC PLAN DEVELOPMENT STANDARDS AND DESIGN GUIDELINES ON 36± ACRES. LOCATION: THE NORTHWEST CORNER OF DUNE PALMS ROAD AND HIGHWAY 111, AND THE NORTH SIDE OF HIGHWAY 111, 350± FEET EAST OF ADAMS STREET. APPLICANT: TROLL-WOODPARK DEVELOPMENT/MAINIERO, SMITH & ASSOCIATES ENVIRONMENTAL CONSIDERATION: ENVIRONMENTAL ASSESSMENT 99-383 WAS PREPARED FOR PROPOSED SPECIFIC PLAN 99-036 IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. THE COMMUNITY DEVELOPMENT DIRECTOR HAS RECOMMENDED THAT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT BE CERTIFIED. GENERAL PLAN: MIXED/REGIONAL COMMERCIAL (M/RC) AND ZONING/ COMMERCIAL PARK; REGIONAL COMMERCIAL DESIGNATIONS: (CR) WITH NON-RESIDENTIAL OVERLAY AND COMMERCIAL PARK. BACKGROUND: Site Background The proposed Specific Plan establishes the development standards and design guidelines for the development of retail, office and industrial land uses on 36 non- contiguous acres on the north side of Highway 111. Approximately 13.3± acres are located at the northwestern corner of Highway 111 and Dunes Palms Road; the P:\SP99-036 PCstfrpt.doc balance of the property, 22.7t acres, are located 350 feet east of Adams Street, adjacent to the recently approved Specific Plan 98-033. The intervening parcel is not a part of the proposed Specific Plan. Lands surrounding the property on the west, south and east are vacant. The property abuts the Coachella Valley Stormwater Channel along its northern property line. The Tentative Parcel Map originally proposed as part of this application has been withdrawn by the applicant, who has asked that the map be tabled until such time as redesign is complete. The Historic Preservation Commission reviewed the cultural resources report at their meeting of August 19, 1999 and recommended approval subject to conditions (Attachment 1). Project Request The proposed Specific Plan requests the approval of design guidelines and development standards for a mix of commercial and industrial land uses. In total, the project would allow 91,600 square feet of industrial use in the northern portions of the parcels; 73,500 square feet of retail uses; 119,500 square feet of office uses; a 30,000 square foot fitness center; a self storage and RV storage facility; and a gasoline service station at the corner of Dune Palms Road and Highway 111. Primary project access will occur at the eastern boundary of the western parcel (any future Specific Plan for the central parcel, currently not a part of this application, would be required to share this main entry drive). In addition, a driveway is proposed about mid - distance on the western parcel, and at the western boundary of the western parcel, to be shared with approved Specific Plan 98-033. Finally, one driveway is proposed for the eastern parcel, about 300 feet west of the Dune Palms Road intersection. Access to the project will also be possible via a driveway on Dune Palms Road, and an industrial road which will extend from Adams Street to Dune Palms Road. Site Development Permits will be required for all land uses within the plan. The variations to the City's zoning standards, including setbacks, signs and access, are discussed individually below. The project lies within the boundary of the Highway 111 Design Theme, and will conform to its standards. A second landscape palette is proposed within the project, which allows for a greater variety of plant materials. Public Notice This map application was advertised in the Desert Sun newspaper on July 21, 1999. All property owners within 500-feet of the site were mailed a copy of the public hearing notice as required by the Zoning Ordinance of the La Quinta Municipal Code. To date, no comments have been received. PASP99-036 Kstfrpt.doc Public Aaen y 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. STATEMENT OF THE ISSUES: Based on the provisions of the General Plan and Zoning Ordinance, the following overview of the project is provided: Issue 1 - General Plan and Zoning Ordinance Consistency The Specific Plan conforms to the goals, policies and land use map of the General Plan. 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. The proposed uses conform to this intent. The design of public roadways adjacent to the project, as conditioned, is consistent with the General Plan Circulation Element. The proposed Specific Plan includes a signs program which exceeds that permitted under, the Zoning Ordinance. Further discussion of this issue is provided under Issue 2, below. Issue 2 - Project Design/Improvements The project will conform with most of the City's Zoning Ordinance development standards, including landscaping requirements. Two standards are proposed for variation: signs and setback requirements. Both are addressed below. The design of the project supports the land use designation for Regional Commercial, insofar as it allows the development of more intense commercial uses along the Highway 111 Corridor. The Commercial Park area of the Specific Plan allows for a varied mix of quasi -industrial and industrial/office uses, to be designed to City standards. Site -specific design issues can be further reviewed and refined through the Site Development Permit process for individual land uses on the site, which will be required. 11ASP99-036 PCstfrpt.doc Circulation The primary access is directly across Highway 111 from the main signalized intersection for the approved Auto Center Specific Plan. In addition, the project proponent proposes two entry drives to the western parcel, and one on the eastern parcel. Caltrans has indicated it will allow only one driveway between each signalized intersection, and it must be located midway between the intersections. The applicant has requested City assistance to overcome the Caltrans requirement (Attachment 2). However, there is no precedent for obtaining more than one driveway between signalized intersections on Highway 111 in La Quinta. To date, Caltrans has limited the driveways as described above, with some flexibility in location, as demonstrated with the driveway serving the La Quinta Car Wash, west of Adams Street, which is not exactly midway between those two signalized intersections. The proponent will be required to conform to Caltrans standards, and will be required to secure needed encroachment permits for improvements along the Highway 111 frontage (Condition #44). Setbacks The proposed Specific Plan also deviates from the Zoning Ordinance in requesting that the two story, 53,000 square foot building to be located in the southwestern corner of the eastern parcel be 50 feet, instead of the required 150 feet from Highway 111. Highway 111 is a Primary image Corridor, and represents an important statement of the City's identity to motorists and pedestrians. The implementation of the 150 foot setback requirement is desirable to preserve vistas, the quality of the Corridor, and the image of the City. The project has been conditioned to redesign the two-story portion of the 53,000 square foot office building in Planning Area 4 not to exceed 22-feet in height, at least 150 feet from the property line (Condition #59). Signs, The Specific Plan includes a sign program and sign standards for the entire site. This program deviates from the Sign Ordinance significantly. It is important to note that although the Specific Plan states the properties, if developed separately, could generate a much higher number of signs, the purpose of the Specific Plan overlay is to provide for cohesive and thoughtful planning efforts. The Highway 111 Corridor was assigned such an overlay to ensure the cohesive and thoughtful development of this important City gateway. W PASP99-036 PCstfrpt.doc Please note that signs shown for the parcel at the northeast corner of Adams Street and Highway 0111 is proposed for a site which is not part of this project review. Condition #67 directs that all references to this sign be deleted from Specific Plan 99-036. The applicant must make an independent request for signs on this site, which was part of Specific Plan 98-033. Under Section 9.160 of the City's Zoning Ordinance, the project proponent would be permitted: 1. A total of two free-standing center ID signs, up to 50 square feet (s.f.) each, for a total of 100 s.f. 2. One building mounted sign per tenant, plus one under -canopy sign per tenant. 3. One building mounted or free-standing 18 square foot directory sign for multi - tenant complex. 4. One free standing sign per street frontage for a gasoline service station which combines business identification and gas prices, and is no more than 50 s.f. The Specific Plan proposes the following (please also see Specific Plan Exhibits 12 through 16): 1. Sign A: Tenant ID sign, 165 s.f. 2. Sign D: Center ID sign, 196 s.f. 3. Sign G: Center ID and gas station, 140 s.f. 4. Sign F: Center ID and industrial park, 140 s.f. 5. Individually monument signs for each tenant of 10,000 s.f. or more, no size limit given. 6. One building -mounted sign per tenant. 7. Gasoline pricing signs on each street frontage. Under the Zoning Ordinance regulations, the project proponent would be allowed 118 s.f. of signs for a multi -tenant project, plus individual business signs and two gasoline service station price signs. The project proponent is requesting 641 square feet of signs for the multi -tenant center, plus individual business signs, two gasoline service station price signs, and an undetermined number of free-standing signs for tenants in freestanding buildings. The clutter and visual blight potentially caused by this maze of signs is inappropriate for an important site in the City's General Plan designated Primary lmage Corridor. P:\SP99-076 Kstfrpt.doc Condition #68 is proposed to modify the sign request. The Conditions of Approval allows for more signs than would be allowed under the Sign Ordinance, but brings it to a scale which is more compatible with the Primary Image Corridor. Under this condition, the Specific Plan project area would be allowed 250 s.f. of sign area, plus individual tenant; sign, and the gasoline sign. Parking. The Specific Plan establishes a total number of parking spaces, but given the conceptual nature of the document, it is difficult to determine how this parking will be distributed on the site. In order to ensure that future phases of development provide adequate parking for the contemplated land uses, Condition #62 is recommended, which will allow the City to consider parking needs as they occur, and for specific known land uses. Issue 3 - Health and Safety The Specific Plan requires the extension of all public services to the site as part of project development. In addition, conditions of approval and environmental mitigation measures have been included for this project which address safety and welfare issues, including circulation, flooding and seismic safety. As the Specific Plan is built out, through the Site Development Permit process, site -specific issues which might affect the public health and safety will be further addressed. CONCLUSION: This Specific Plan represents a logical extension of the Regional Commercial and Commercial Park land use designations, and will broaden the land uses occurring within the Highway 111 Corridor. The Specific Plan, as conditioned, is compatible with surrounding development in the immediate area, and in conformance with City requirements. Findings for a recommendation of approval, as noted in the attached Resolution, can be made. RECOMMENDATION: 1. Adopt Planning Commission Resolution 99- , recommending to the City Council Certification of a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 99-383. 2. Adopt Planning Commission Resolution 99- , recommending to the City Council approval of Specific Plan 99-036, subject to findings and conditions. PASP99-036 PCstfrpt.doc Attachments: 1. Historic Preservation Commission Minutes of August 19, 1999 Z. Applicant's letter of request dated August 10, 1999 3. Specific Plan 99-036 Document Prepared by: Submitted by: Nicole: Sauviat Criste, Consulting Planner 1 / Christine di lorio, Plahning Manager PASP99-036 Kstfrpt.doc PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT PREPARED FOR SPECIFIC PLAN 99-036 ENVIRONMENTAL ASSESSMENT 99-383 APPLICANT: TROLL-WOODPARK DEVELOPMENT/ MAINIERO, SMITH & ASSOCIATES WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 241h day of August, 1999 hold a duly noticed Public Hearing to consider Environmental Assessment 99-383 for Specific Plan 99-036, generally located at the northwest corner of Dune Palms Road and Highway 111, more particularly described as follows: APNs 649-020-016, 649-020-015, 649-020-030, 649-020-008, 649-020-011 WHEREAS, said Environmental Assessment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970"(as amended; Resolution 83-68 adopted by the La Quinta City Council) in that the Community Development Department has prepared an Initial Study (EA 99-383) and has determined that although the proposed Specific Plan could have a significant adverse impact on the environment, there would not be a significant effect in this case because appropriate mitigation measures were made a part of the assessment and included in the Conditions of Approval for Specific Plan 99-036, and a Mitigated Negative Declaration of Environmental Impact should be filed; and, WHEREAS, upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts, findings, and reasons to justify recommending certification of said Environmental Assessment: 1. The proposed Specific Plan will not be detrimental to the health, safety, or general welfare of the community, either directly, or indirectly, in that no significant unmitigated impacts were identified. 2. The proposed Specific Plan will not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife population to drop below self sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals or eliminate important examples of the major periods of California history or prehistory. PApc Res FA 99-383.wpd Planning; Commission Resolution 99- Environmental Assessment 99-383 for Specific Plan 99-036 Troll-Woodpark Development 3. The proposed Specific Plan does not have the potential to achieve short-term environmental goals, to the disadvantage of long-term environmental goals, as no significant effects on environmental factors have been identified. 4. The proposed Specific Plan will not result in impacts which are individually limited or cumulatively considerable when considering planned or proposed development in the immediate vicinity, as development patterns in the area will not be significantly affected by the proposed subdivision. 5. The proposed Specific Plan will not have environmental effects that will adversely affect the human population, either directly or indirectly, as no significant impacts have been identified which would affect human health, risk potential or public services. 6. There is no evidence to show that State mandated school fees will not be adequate to address impacts to school facilities, in that the Specific Plan as proposed, does not affect the current land use as it would be assessed at time of development, whether or not the project was implemented. NOW THEREFORE, BE IT RESOLVED by the Planning Commission of the City of La Quinta, California, as follows: That the above recitations are true and correct and constitutes the findings of the Planning Commission for this Environmental Assessment. 2. That it does hereby recommend to the City Council certification of Environmental Assessment 99-383 for the reasons set forth in this Resolution and as stated in the Environmental Assessment Checklist and Addendum on file in the Community Development Department. PASSED, APPROVED and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 24th day of August, 1999, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: J P:\pc Res EA. 99-383.wpd Planning; Commission Resolution 99- Environmental Assessment 99-383 for Specific Plan 99-036 Troll-Woodpark Development TOM KIRK, Chairman City of La Quinta, California ATTEST: JERR'Y HERMAN, Community Development Director City of La Quinta, California 010 P:\pc Res EA. 99-383.wpd Environmental Checklist Form 1. Project Title: La Quinta Corporate Center Specific Plan 2. Lead Agency Name and Address: City of La Quinta 78-495 Calle Tampico La Quinta, CA 92253 3. Contact Person and Phone Number: Christine Dilorio 760-777-7125 4. Project Location: Northwest corner of Highway 111 and Dune Palms Road, and the north side of Highway 111, 350 feet east of Adams Street. 5. Project Sponsor's Name and Address: Troll-Woodpark Development Mainiero, Smith and Associates 777 East Tahquitz Canyon Way, Ste. 301 Palm Springs, CA 92262 6. General Plan Designation: Regional Commercial and Commercial Park 7. Zoning: Regional Commercial/Non-Residential Overlay and Commercial Park 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off -site features necessary for its implementation. Attach additional sheets if necessary.) Specific Plan to allow the development of 36 acres of non-contiguous land at the northwest corner of Highway 111 and Dune Palms Road, and on the north side of Highway 111, 350 feet: east of Adams Street. The Specific Plan will allow the development of 91,600 square feet of industrial/office space, 79,300 square feet of retail space, 119,500 square feet of office space, a fitness center and a gas station. 9. Surrounding Lane Uses and Setting: Briefly describe the project's surroundings. The Coachella Valley Stormwater Channel occurs immediately north. Lands to the west are vacant, but are planned for a hotel and restaurants, pursuant to the approved Specific Plan 98-036. Lands to the south, beyond Highway 111 are vacant, but planned for the approved La Quinta Auto Center. Lands to the east are vacant. An intervening parcel, between the two holdings included in this Specific Plan, is also vacant. 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Coachella Valley Water District California Department of Transportation (CalTrans) EA 99-383/Environmental Checklist Form.wpd Environmental Factors Potentially Affected: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Land Use and Planning Population and Housing X Geological Problems X Water X Air Quality Transportation/Circulation Biological Resources Energy and Mineral Resources Hazards Noise Mandatory Finds of Significance Determination (To be completed by the Lead Agency.) On the basis of this initial evaluation: Public Services Utilities and Service Systems Aesthetics Cultural Resources Recreation I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. FX I find. that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. l: find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a potentially significant impact or potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ][ find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that ,are imposed upon the proposed project. Signature Date Printed Name For EA 99-ISYEnvironmental Checklist Form.wpd Evaluation of Environmental Impacts: 1) A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the reference information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on- site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Potentially Significant Unless Mitigated Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). Earlier analyses are discussed in Section XVII at the end of the checklist. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. See the sample question below. A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 7) This is only a suggested form, and lead agencies are free to use different ones. EA 99--i83/Environmental Checklist Form.wpd ample question.: Issues (and Supporting Information Sources): Would the proposal result in potential impacts involving: Landslides or mudslides? (1,6) (Attached source list explains that 1 is the general plan, and 6 is a USGS topo map. This answer would probably not need further explanation.) LAND USE AND PLANNING. Would the proposal: Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact a) Conflict with general plan designation of zoning? (General Plan Land I I I X Use Map) b) Conflict with applicable environmental plans or policies adopted by X agencies with jurisdiction over the project. (General Plan EIR, p. 4-1 1 c) Be incompatible with existing land use in the vicinity? (General Plan I I I I X Land Use Map, Aerial Photograph, Exhibit 2 of Specific Plan) d) Affect agricultural resources or operations (e.g., impacts to soils or X farmlands, or impacts :from incompatible land uses)? (General Plan EIR, Exhibit 4.14, page 4-15) e) Disrupt or divide the physical arrangement of an established X community (including a low-income or minority community)? (Aerial Photograph, Exhibit 2 of Specific Plan) II. POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official regional or local population projections? X (General Plan Master Environmental Assessment, p. 2-32 ff.) b) Induce substantial growth in an area either directly or indirectly (e.g. X through projects in an undeveloped area or extension or major infrastructure)? (General Plan Goal 2-3, Objective 2-3.1, and policies 2- 3.1.1, 2-3.1.3, page 2-14) c) Displace existing housing, especially affordable housing? (Aerial Photograph, Exhibit 2 of Specific Plan) III. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? (General Plan EIR, Exhibit 4.2-3, page 4-35) M== EA 99-383/Environmental Checklist Form.wpd 14 L Issues (and Supporting Information Sources): b) Seismic ground shaking? (General Plan EIR, page 4-30 ff.) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact c) Seismic ground failure, including liquefaction? (General Plan EIR, X Exhibit 4.2-3, page 4-35 and page 4-30 ff.) - I T d) Seic:he, tsunami, or volcanic hazard? (General Plan EIR, page 4-30 ff.) X e) Landslides or mudflows? (General Plan EIR, page 4-30 ff.) f) Erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? (General Plan EIR, page 4-41) g) Subsidence of the land? (General Plan EIR, page 4-43) h) Expansive soils? (General Plan EIR, page 4-40 to 43) i) Unique geologic or physical features? (General Plan, page 8-7) I V . WATER. Would the proposal result in: a) Changes in absorption rates, drainage patterns or the rate and amount X of surface runoff? (Specific Plan p. 21 and Exhibit 11) 1 1 =-L b) Exposure of people or property to water related hazards such as X flooding? (General Plan EIR, Exhibit 4.3-1, page 4-53) c) Discharge into surface waters or other alteration of surface water X quality (e.g. temperature, dissolved oxygen or turbidity)? (Specific Plan document, p. 21; letter from CVWD dated June 3, 1999) d) Changes in the amount of surface water in any water body? (Specific X Plan document, p. 21; letter from CVWD dated June 3, 1999) e) Changes in currents, or the course or direction of water movements? X (General Plan EIR, page 4-51 ff.) EA 99-383/Environmental Checklist Form.wpd V VI. Issues (and Supporting Information Sources): Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact f) Change in the quantity of ground waters, either through direct X additions or withdrawals, or through interception of an aquifer by cuts or excavations, or through substantial loss of groundwater recharge capability? (General Plan EIR, page 4-55 ff.) g) Altered direction or rate of flow of groundwater? (General Plan EIR, X page 4.55 ff.) h) Impacts to groundwater quality? (General Plan EIR, page 4-57 ff.) X L -1 i) Substantial reduction in the amount of groundwater otherwise X available for public water supplies? (General Plan EIR, page 4-57 ff.) AIR QUALITY Would the proposal: a) Violate any air quality standard or contribute to an existing or X projected air quality violation? (General Plan EIR, page 4-171 ff.; Endo Engineering, "Air Quality Impact Study, June 2, 1999) b) Expose sensitive receptors to pollutants? (Endo Engineering, "Air X Quality Impact Study," June 2, 1999) c) Alter air movement, moisture, or temperature, or cause any change in X climate? (General Plan MEA, page 5-33 ff.) d) Create objectionable odors? (Endo Engineering, "Air Quality Impact I I I I X Study"', June 2, 1999) TRANSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? (Endo Engineering, "Traffic Impact Study," May 10, 1999) b) Hazards to safety from design features (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Endo Engineering, "Traffic Impact Study," May 10, 1999, Specific Plan Site Plan, Exhibit 5) c) Ina.dequate emergency access or access to nearby uses? (Specific Plan Site Plan, Exhibit 5) d) Insufficient parking capacity on -site or off -site? (Specific Plan, p. 32) EA 99-383/Environmental Checklist Form.wpd Potentially Potentially Significant Less Than Significant Unless Significant No Issues (anti Supporting Information Sources): Impact Mitigated Impact Impact e) Hazards or barriers for pedestrians or bicyclists? (Specific Plan Site X Plan, Exhibit 5) f) Conflicts with adopted policies supporting alternative transportation X (e.g., bus turnouts, bicycle racks)? (Specific Plan Site Plan, Exhibit 5) g) Rail, waterborne or air traffic impacts? (General Plan MEA) X VII. BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered, threatened, or rare species or their habitats (including but X not limited to plants, fish, insects, animals, and birds)? (General Plan EIR, Exhibit 4.4-1, page 4-69, and page 4-71 ff.) b) Locally designated species (e.g., heritage trees)? (James Cornett, X "Giant Sand Treader Cricket Survey and Habitat Analysis," July 15, 1999) c) Locally designated natural communities (e.g., oak forest, coastal X habitat, etc.)? (James Cornett, "Giant Sand Treader Cricket Survey and Habitat Analysis," July 15, 1999) d) Wetland habitat (e.g., marsh, riparian, and vernal pool)? (General Tx� Plan EIR, Exhibit 4.4-1, page 4-69) 1 J e) Wildlife dispersal or migration corridors? (General Plan EIR, page 4- IX 71 ff.) VIII. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? (General Plan X MEA, page; 5-26 ff.) b) Use non-renewable resources in a wasteful and inefficient manner? X (General Plan MEA, page 5-26 ff.) c) Result in the loss of availability of a known mineral resource that X would be of future value to the region and the residents of the State? (General Plan MEA, page 5-26 ff.)(General Plan MEA, page 5-26 ff.) EA 99-38YEnvironmental Checklist Form.wpd l YA X. Potentially Potentially Significant Less Than Significant Unless Significant No Issues (anti Supporting Information Sources): Impact Mitigated Impact Impact HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances X (including, but not limited to: oil, pesticides, chemicals, or radiation)? (Specific Plan Project Description) b) Possible interference with an emergency response plan or emergency X evacuation plan? (General Plan MEA, page 6-27 ff.) c) The creation of any health hazard or potential health hazard? (Specific X Plan Project Description) d) Exposure of people to existing sources of potential health hazards? I I I I X (Specific Plan Project Description) e) Increased fire hazard in areas with flammable brush, grass, or trees? I I I I X (Specific Plan Project Description) NOISE. Would the proposal result in: a) Increases. in existing noise levels? (Specific Plan Project X Description, General Plan MEA, page 6-15 ff., Exhibit 6-4) b) Exposure; of people to severe noise levels? (General Plan MEA, page X 6-15 ff., Exhibit 6-4) XI. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a reed for new or altered government services in any of the following areas: a) Fire; protection? (General Plan MEA, page 4-3 ff.) b) Police protection? (General Plan MEA, page 4-3 ff.) c) Schools? (General Plan MEA, page 4-9) d) Maintenance of public facilities, including roads? (General Plan MEA, pages 3-3, 4-7) e) Other governmental services? (General Plan MEA, page 4-14 ff.) EA 99-383/Environmental Checklist Form.wpd Issues (and Supporting Information Sources): XII. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? (General Plan MEA, page 4-26) b) Communications systems? (General Plan MEA, page 4-29) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact c) Local or regional water treatment or distribution facilities? (General X Plan MEA, page 4-20) d) Sewer or septic tanks? (General Plan MEA, page 4-24) e) Storm water drainage? (General Plan MEA, page 4-27) f) Solid waste disposal? (General Plan MEA, page 4-28) g) Local or regional water supplies? (General Plan MEA, page 4-20) XIII. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? (General Plan Exhibit CIR- X 5) b) Have a demonstrable negative aesthetic effect? (General Plan EIR, X page 5-12 ff.) c) Create light or glare? (Specific Plan Project Description) XIV. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? (Paleontological Lakebed Determination Study, Community Development Department) b) Disturb archaeological resources? (CRM Tech, "Archaeological Testing and Site Evaluation at La Quinta Corporate Center," August 2, 1999) M©� IX =A EA 99-:193/Environmental Checklist Form.wpd Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact Issues (and Supporting Information Sources): c) Affect historical resources? (CRM Tech, "Archaeological Testing X and Site Evaluation at La Quinta Corporate Center," August 2, 1999) d) Have the potential to cause a physical change which would affect X unique ethnic cultural values? (CRM Tech, "Archaeological Testing and Site Evaluation at La Quinta Corporate Center," August 2, 1999) e) Restrict existing religious or sacred uses within the potential impact X area? (CRM Tech, "Archaeological Testing and Site Evaluation at La Quinta Corporate Center," August 2, 1999) X V . RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? (Specific Plan Project Description) b) Affect existing recreational opportunities? (General Plan, Exhibit PR-1) XVI. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels.. threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare to endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? b) Does the: project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? c) Does the:; project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) d) Does they project have environmental effects which will cause substantial adverse effects on human beings, either directory or indirectly? M== X mmm� EA 99-383/Environmental Checklist Form.wpd 10 KVII EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(1)). In this case a discussion should identify the following on attached sheets: a) Earlier analyses used. Identify earlier analyses and state where they are available for review. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. EA 99-383/Environmental Checklist Form.wpd m Addendum to Environmental Checklist, EA 99-383 III.b) & c) The City is located in a seismically active area. The proposed Specific Plan is located in a Zone IV groundshaking zone, adjacent to an inferred and inactive fault. The City has implemented provisions in the Uniform Building Code for seismically active areas. The project will be required to conform to these standards. This mitigation measure will ensure that impact from seismic activity will be reduced to a level of insignificance. IIIs) The project falls within an area of soils at risk for erosion. The proposed Specific Plan, in and of itself, will not cause a hazard. However, construction of the project will have the potential to create unstable soil conditions during earth moving activities. At such time as any phase of the project is proposed for development, the project proponent will be required to submit soils analysis to the City Engineer for review and approval. The recommendations contained in this study will reduce the potential impact from erosion of soils to a level of insignificance. All earth moving activities shall be coordinated to ensure that the mitigation measures contained under section XIV (Cultural Resources) of this addendum shall be properly implemented. The protection of the archaeological site found in the western portion of the Specific Plan shall be the primary concern of all grading and compacting efforts. IV.a) The Specific Plan will not change the absorption rates on the site in and of itself. Construction of structures and parking lots, however, will reduce the amount of land available for absorption of water into the ground, and has the potential to increase surface runoff. The Specific Plan proposes to control storm flows by directing them to the Coachella Valley Stormwater Channel, located immediately north of the project site. The conditions of approval proposed for the project require the proponent to meet the requirements of the Coachella Valley Water District (CVWD), which has jurisdiction over the Channel. This will reduce the potential hazard associated with increased runoff to a level of insignificance. IV c) & d) The implementation of the proposed project will result in the discharge of storm flows into the Coachella Valley Stormwater Channel. Such discharge could increase the potential for pollutants entering the Channel. The project will be required to implement NPDES standards for any flows to be discharged, which will lower the risk of pollutants entering the Channel. CVWD has implemented standards for such facilities, which will be applied to this; project. The Channel is an intermittent stream, which generally carries water only during storm events. The implementation of the proposed project will not represent a significant increase in water traveling in the Channel, and is not expected to cause a hazard in this regard. The Channel has been designed to accommodate such flows, plus a risk factor, to ensure conservative handling of storm flows. CVWD's requirements to implement the Specific Plan will reduce the potential impacts to surface water to a less than significant level. V. a) An air quality analysis was prepared for buildout of the proposed project 1. The air quality analysis was performed for both construction (short term) and operational (long term) emissions from the project site. The analysis utilized the threshold criteria established for the Valley by the South Coast Air Quality Management District, as required by the Air Quality Management Plan. Threshold criteria will not be exceeded during the construction of the proposed project. The operation of the project, however, is expected to exceed SCAQMD thresholds for carbon monoxide, reactive organic gases and nitric oxide. The report includes the following mitigation measures, both for construction activities and long term operations, which shall be implemented for the proposed project: "La. Quinta Corporate Centre Air Quality Impact Study," Endo Engineering, June 2, 1999. EA 99-383/Environmental Checklist Form.wpd 12 1. Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. 2. Existing power sources should be utilized where feasible via temporary power poles to avoid on -site power generation. 3. Construction personnel shall be informed of ride sharing and transit opportunities. 4. Construction parking shall be configured to minimize traffic interference. 5. Construction of improvements on Highway 111 or Dune Palms Road shall be scheduled for off-peak traffic hours and shall minimize obstruction of through -traffic lanes. 6. Cut and fill quantities will be balanced on site. 7. The project shall submit a PM10 Plan to the City which includes adequate provisions for fugitive dust and wind erosion control, both during and after grading operations. The PM 10 Plan shall be approved by the City prior to the issuance of any grading permit on the site. 8. Any portion of the site to be graded shall be pre -watered to a depth of three feet prior to the onset of grading activities. 9. Watering of the site or other soil stabilization method shall be employed on an on -going basis after the initiation of any grading activity on the site. Portions of the site that are actively being graded shall be watered regularly to ensure that a crust is formed on the ground surface, and shall be watered at the end of each work day. 10. All disturbed areas shall be treated to prevent erosion until the site is constructed upon. Pad sites which are to remain undeveloped shall be seeded with either a desert wildflower mix or grass seed. 11. Landscaped areas shall be installed as soon as possible to reduce the potential for wind erosion. 12., SCAQMD Rule 403 shall be adhered to, insuring the clean up of construction -related dirt on approach routes to the site. 13. Construction roads other than temporary access roads shall be paved as soon as possible, and once paved shall be cleaned after each work day. All unpaved roads shall be posted with a 15 mile per hour speed limit. 14. All grading activities shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour. 15. All buildings on the project site shall conform to energy use guidelines in Title 24 of the California Administrative Code. 16. The project shall provide for non -motorized transportation facilities and shall implement all feasible measures to encourage the use of alternate transportation measures. EA 99-383/Environmental Checklist Form.wpd 13 17. Bicycle racks and/or other mandated alternative transportation provisions shall be included in project design, in conformance with City ordinances in effect at the time of development. 18. 'Low pressure sodium vapor lights shall be considered to reduce power plant emissions. 19. The project proponent shall comply with all applicable SCAQMD Rules and Regulations. Even with the implementation of these mitigation measures, the impacts to air quality from the ;proposed project could be significant. Improvements in technology which are likely to reduce impacts, particularly from rnotor vehicles or the transit route improvements in the future which may occur at the project site are not included in the analysis. The proposed project falls within the anticipated land use studied in the General Plan EIR. The City determined at that time that air quality impacts required a Statement of Overriding Considerations, which determined, as regarded air quality, that the impacts to air quality of development of the Plan would be cumulative only when considered in conjunction with regional development, and that the City would implement all feasible measures to reduce emissions within its boundaries. The implementation of the proposed project, therefore, is not expected to have a significant impact on air quality resources. VI. a) A traffic impact analysis was prepared for the proposed Specific Plane. The analysis included existing conditions analysis, trip generation forecasts, and future traffic volumes. The traffic analysis assumed buildout of the proposed project in the year 2010. The traffic analysis assumed that the now "Not a Part" site which separates the two portions of the Plan was to be included, and therefore analyses a more conservative buildout of the entire site. Impacts from the proposed project are therefore expected to be lower than those described in the traffic impact analysis. The total estimated traffic generation is estimated to be 15,570 daily trips, of which 1,085 are expected during the morning peak hour, and 1,574 during the evening peak hour. The improvements required with or without project implementation include the signalization of Dune Palms Road, the construction of dual southbound left turn lanes at Dune Palms Road and Highway 111 and Adams Street and Highway 111 and dual westbound left turn lanes at the main project site entrance and Highway 111. The type of development proposed in the Specific Plan was also considered during review of the City's General Plan, and traffic generated by the site was incorporated into that analysis.The traffic impact analysis includes the following mitigation measures, which shall be implemented as part of the development of the project site: 1. All internal drives and streets shall be reviewed and approved by the City Engineer during the Design Review process to ensure compliance with City standards. 2. Off-street parking shall be provided in conformance with the requirements of the La Quinta Municipal Code. 3. All internal street shall be fully constructed to their ultimate cross -sections as adjacent on -site development occurs. 4. Sidewalks and streetlights shall be installed on -site in conformance with the Municipal Code. 5. All internal street intersections shall provide clear, unobstructed sight distance. "La Quinta Corporate Centre Traffic Impact Study," Endo Engineering, May 10, 1999. Yr EA 99-383/Environmental Checklist Form.wpd 14 6. All site driveways exiting the project site shall include a STOP sign and clear unobstructed sight distances. 7. 'The lane geometrics shown in Figures VI-2 and VI-3 of the traffic impact analysis shall be installed adjacent to the project site. Phasing of the intersection improvements shall The in conformance with the conditions of approval provided by the City Engineer. 8. When warranted, the project proponent shall install a traffic signal at the intersection of the industrial street and Dune Palms Road. 9. 'The project proponent shall participate in the City's traffic mitigation fee program. With the implementation of these mitigation measures, and the planned improvements associated with the implementation of the City's General Plan, all project related roadways will operate within acceptable levels of service (LOS D or better) at project buildout. The project is therefore not expected to have a significant impact on the circulation system. VII. a) The site occurs within an area designated as potential habitat for the Giant Sand Treader Cricket in the General Plan. A site -specific biological survey for Giant Sand Treader Cricket was performed for the proposed site3. The survey found that the site is not appropriate for cricket habitat. The s;te is also within the Habitat Conservation Plan fee area for the Coachella Valley Fringe -toed Lizard. The project proponent will be required to pay the mandated $100 fee per acre prior to development at the site. This mitigation measure will reduce impacts to biological resources to a level of insignificance. X. a) The: Highway 111 corridor is an impacted noise area. Noise levels along this roadway exceed the City standard of 60 dBA CNEL level currently. All new development of sensitive receptors is required to mitigate to the City's standards for noise, as required in the General Plan (Table EH-1). The Specific Plan does not call out any sensitive receptors as definite land uses for the site. The commercial and industrial land uses proposed will be required to construct to City standards to attenuate interior noise. Should a sensitive receptor be proposed, the following mitigation measure shall be implemented: 1. A use -specific noise study will be required by the City if a sensitive receptor is proposed for location within the Specific Plan project area, and within the 60 dBA CNEL noise contour. The study shall include mitigation measures, as needed, to lower the noise levels to within the City standards in place at the time the use is proposed. This mitigation requirement reduces the impact of noise to a level of insignificance. XIII.a) The proposed project includes a proposal that the City's height and setback standard be modified on Highway 111 for one building. The standard of 150 feet of setback for two- story structures along primary image corridors is proposed to be reduced to 50 feet in the eastern portion of the site. The location of a 2 story building adjacent to Highway 111 can impact the aesthetic values of this important corridor, designated as a primary image corridor in the General Plan. The location of a two story building at a distance of 75 feet from the property line is also not compatible with the Highway 111 design theme, which stresses uninterrupted vistas (Architectural Standards, Guideline #3), and "intimate" space (Architectural Standards, Guideline #5). The following mitigation measure shall be implemented to reduce the impact of the structure to an acceptable level: "Giant Sand Treader Cricket Survey and Habitat Analysis," James Cornett, July 15, 1999. r t� EA 99-38MEnvironmental Checklist Form.wpd 15 1. The site plan shall be re -designed to ensure that the proposed two-story portion of the 53,000 s.f. Building located at the southwestern corner of the eastern parcel is a minimum of 150 feet from the property line. XIII.c) No residential land uses occur or are likely to occur adjacent to the project site. The City has implemented, through its Site Development Permit and building permit processes, standards which require lighting to be contained, and at a low level, to preserve the dark night sky. These standards will be implemented for this project, thereby reducing the potential impacts to a less than significant level. XIV.b), c) & d) A site specific cultural resource study has been completed for the proposed project'. The study found two potentially significant sites within the project boundary. Site CA-RIV-6190 was found not to constitute a significant resource, and no further action is required on this site. Site CA-RIV-2936, however, was found to be significant. Two potential mitigation measures were offered: to either fully excavate the site, or to cover the site and protect it from further disturbance. Excavation of the site is the mitigation measure recommended by the Historic Preservation Commission (also see Staff Report and Minutes, Historic Preservation Commission, August 19, 1999). The following mitigation measures shall therefore be implemented: 1. A data recovery plan, which makes provision for adequately recovering the scientifically consequential information from or about the historic resource, shall be prepared and adopted by the Historic Preservation Commission prior to any excavation being undertaken. Such studies shall be deposited with the California Historical Resources Regional Information Center. Archaeological sites known to contain human remains shall be treated in accordance with the provisions of Section 7050.5 Health and Safety Code. 2. Archaeological monitoring of the entire site (36 acres) shall occur for all earth moving activities, including grubbing, grading, etc. 3. The final Cultural Resources report shall be submitted and approved prior to occupancy of the first building within the Specific Plan area. "Archaeological Testing and Site Evaluation at La Quinta Corporate Centre," CRM Tech, August 2, 1999. "k ,19 0d l d PASP 99-036 - F.nvCkList.doc PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF THE DEVELOPMENT STANDARDS AND DESIGN GUIDELINES FOR A MULTI- USE COMMERCIAL AND INDUSTRIAL CENTER ON 36± ACRES LOCATED AT THE NORTHWEST CORNER OF DUNE PALMS ROAD AND HIGHWAY 111. CASE NO.: SPECIFIC PLAN 99-036 APPLICANT: MAINIERO, SMITH & ASSOCIATES/TROLL-WOODPARK DEVELOPMENT WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24th day of August, 1999 hold a duly noticed Public Hearing for Mainiero, Smith & Associates/Troll-Wood park Development for review of a Specific Plan development standards and design guidelines to allow retail, office, industrial and associated land uses on 36± acres located at the northwest corner of Dune Palms Road and Highway 111, more particularly described as: APNs 649-020-016, 649-020-015, 649-020-030, 649-020-008, 649-020-011 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: 1. The proposed Specific Plan is consistent with the goals and policies of the La Quinta General Plan, and the Land Use Map for the General Plan and supports the development of regional commercial and commercial park uses north of Highway 111 to the Stormwater Channel, as conditioned. 2. The proposed Specific Plan 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. 3. The proposed Specific Plan 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 districts, respectively. 4. Development of the proposed Specific Plan is compatible with the parcels on which it is proposed, and surrounding land uses as an extension of existing commercial uses along Highway 111. The project will be further reviewed through the Site Development Permit process, allowing for use -specific mitigation at that time. or PASP99-036 Reso.doc Planning Commission Resolution 99- Specific Plan 99-036 Trol-Woodpark Development 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 for the proposed Specific Plan; 3. That it does hereby confirm the conclusion that Environmental Assessment 99-383 assessed the environmental concerns of this Specific Plan; and, 4. That it does recommend approval to the City Council of Specific Plan 99-036 for the reasons set forth in this Resolution and subject to the attached conditions. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 24th day of August, 1999, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of Lai Quinta, California PASP917-036 Res o.doc PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - Recommended Specific Plan 99-036 - La Quinta Corporate Center August 241, 1999 GENERAL, 1. Prior to issuance of the first Site Development Permit all necessary amendments to the Specific Plan shall be submitted to the City and these Conditions of Approval shall be appended to the Specific Plan. 2. 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 specific plan. 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 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) 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 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. PASP 99-036 COA.wpd PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - Recommended Specific Plan 99-036 - La Quinta Corporate Center August 24, 1999 4. The applicant shall comply with the terms and requirements of the infrastructure fee program 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 include: A. Highway 111 - the remainder of applicant's 70-foot half of a 140-foot right of way plus additional if required by Caltrans or the design of the improvements. B. Adams Street - the remainder of the applicant's 44-foot half of an 88-foot right of way plus additional width (not to exceed nine feet) in the southerly 300 feet to accommodate dual left turn lanes and proper lane alignment through the Hwy 111 intersection. C. Dune Palms Road - the remainder of the applicant's 44-foot half of an 88-foot right of way plus additional width at Highway 111 to accommodate dual left turn lanes. The additional width section shall be 60-foot half -width from Highway 111 to 300 feet north and taper from that point northerly to 44 feet. D. Industrial Road - 64-foot right of way from Adams Street to east boundary of hotel site, 74-foot right of way thereafter 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 cuts de sacs at the road's termini at that property. The temporary grant shall automatically expire when the industrial road is completed and the culs de sacs removed. E. North/South Cul de sac - 64-foot right of way. 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. PASP 99-036 COA.wpd PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - Recommended Specific Plan 99-036 - La Quinta Corporate Center August 24, 1999 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 111 - Fifty feet B. Adams Street, Dune Palms Road, Industrial Road, and Cul De Sac - Ten 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 setbacks, 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 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. PASP 99-036 COA.wpd PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - Recommended Specific Plan 99-036 - La Quinta Corporate Center August 24, 1999 "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. 18. Prior to issuance of a permit for on -site grading or building construction, the applicant shall construct improvements and satisfy obligations required by these conditions, Caltrans and/or utility authorities or furnish an executed, secured agreement to do. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. PASP 99-036 COA.wpd PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - Recommended Specific Plan 99-036 - La Quinta Corporate Center August 24, 1999 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. 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. 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. PASP 99-036 COA.wpd PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - Recommended Specific Plan 99-036 - La Quinta Corporate Center August 24, 1999 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 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. PASP 99-033 COA.wpd PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - Recommended Specific Plan 99-036 - La Quinta Corporate Center August 24, 1999 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 116-foot street improvement including landscape median, fifty percent of the traffic signal at the project main entry and an eight -foot sidewalk. B. Adams Street - Half -width street improvement plus eight -foot sidewalk. Typical 32-foot half -width will widen to a maximum of 41 feet in the southerly 300 feet to provide for dual left turns at Highway 111 and proper alignment of lanes through the intersection. 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. { � p PASP 99-036 COA.wpd PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - Recommended Specific Plan 99-036 - La Quinta Corporate Center August 24, 1999 C. Dune Palms Road - Construct half -width street improvement plus eight -foot sidewalk. Half street shall be 48-feet from the Hwy 111 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. D. Industrial Road - 40-foot travel width (between curb faces) from Adams Street to east boundary of hotel site and 50-feet thereafter 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, the applicant may be required to construct that portion of the road subject to reimbursement. If not available, the applicant shall construct culs de sacs at the industrial road's termini at that property. E. 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. F. 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. 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. PASP 99-036 COA.wpd PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - Recommended Specific Plan 99-036 - La Quinta Corporate Center August 24, 1999 40. 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). 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 111 - 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. PASP 99-036 COA.wpd >. ; PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - Recommended Specific Plan 99-036 - La Quinta Corporate Center August 24, 1999 C. Access Drive on Adams Street - Minimum spacing of 250 feet between curb returns of this entry and those of adjacent driveways or streets. D. Access Drive on Dune Palms Road - Minimum spacing of 250 feet between the access drive curb return and the Hwy 111 curb return. E. Access drives from arterial highways (Highway 111, Adams Street and Dune Palms Road) 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 90 feet from the curbface of the arterial highways. The hotel site is subject to the conditions of Specific Plan 98-033 which, for that parcel, take precedence over these conditions F. Industrial Road - 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. LANDSCAPING 46. The applicant shall provide landscaping in required setbacks. 47. 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. 48. 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 49. The applicant shall provide public transit improvements as required by Sunline Transit and/or the City. PASP 99-036 COA.wpd PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - Recommended Specific Plan 99-036 - La Quinta Corporate Center August 24, 1999 QUALITY ASSURANCE 50. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. 51. 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. 52. 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. 53. 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 revise the CAD or raster -image files previously submitted to the City to reflect as -constructed conditions. MAINTENANCE 54. 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 55. 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 61. All water mains and fire hydrants providing required fire flows shall be constructed in accordance with the appropriate sections of CVWD Std. W-33, subject to the approval by the Riverside County Fire Department. PASP 99-036 COA.wpd PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - Recommended Specific Plan 99-036 - La Quinta Corporate Center August 24, 1999 62. All roads need to be a minimum of 20 feet unobstructed width for emergency access. 63. Specific access plans shall be submitted for review. COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS 64. Any Site Development Permit applications submitted to the City for review shall substantially conform to the text and exhibits contained in the Specific Plan. 65. 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 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. 66. The maximum square footage proposed for the project shall not exceed 0.35 FAR cumulatively. 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. 67. 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 111 property line. The building height may be reduced to a maximum of 22 feet in height, to conform with the standards for primary image corridors. 68. 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. PASP 99-036 COA.wpd PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - Recommended Specific Plan 99-036 - La Quinta Corporate Center August 24, 1999 69. 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. 70. Prior to the approval of the first Site Development Permit, the project proponent shall establish or cause to be established, a property owner and/or tenant association, which will be responsible for the maintenance of parking areas, interior roadways, sidewalks, landscaping and other common area amenities. 71. Signage shown in the Specific Plan for the Hotel 111 site (approved separately as SP 98-033), located adjacent to Specific Plan 99-036 to the west, at the northeast corner of Adams Street and Highway 111, shall not be part of this approval. All references to signage on this parcel shall be removed from the text of Specific Plan 99-036. 72. The signage program and associated exhibits shall be modified to reflect the following: A. Sign A shall be eliminated. B. Sign D shall not exceed 100 s.f. In total area. C. Sign G shall not exceed 100 s.f. In total area. D. Sign F shall not exceed 50 s.f. In total area. E. No additional monument signs shall be permitted. F. 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. G. Gasoline ID and price signs, 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 sign will be constructed. All Site Development Permit applications invo9ving signage shall submit an analysis which demonstrates consistency with this condition of approval. 73. 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. 74. The applicant shall comply with the mitigation measures contained in EA 99-383. PASP 99-035 COA.wpd Attachment # 1 will be passed out at the Planning Commission meeting. ATTACHMENT ig ID]1✓I,a niero, �Simith and Associates, h1cr Ic1 ,wIIc (7(10) 1 I / I AX ;700) 3?? 7�`i.; • n�,i�l �n!i�(�� tr��iini��r��5nu�h.cnni • ��,���,.ni Diu _��� August 10, 1999 to L ,y� Ms. Christine di lorio, Planning Manager or City of La Quinta 78495 Calle Tampico La Quinta, California 92253 Re: La Quinta Corporate Centre, Specific Plan No. 99-036 Tr o'1-!1(oodF_rk Dear Christine: We received the comments from CalTrans and while we understand their position regarding the number of driveways along Highway 111 we do not agree with their recommendation. We recognize that the intent of CalTrans' policy is to maximize the volume and flow along Highway 111. However, this policy can and is oftentimes does work in opposition to having a viable commercial development. We believe that the reduction in the number of driveways will impact the overall viability of the commercial center and the service station site in particular. We believe we have met the intent of the City's General Plan Circulation Policy 3-3.1.3 for the following reasons; the City and CalTrans have already approved the westerly most driveway on the boundary of the SP with the approval of SP No. 98-033, the Hotel One - Eleven Specific Plan. This driveway is offset to the west to accommodate the hotel and restaurant pads. This offset leaves approximately 900' of frontage in this Plan without access. Without an access point within this 900', the viability of the pads and the major concentration of commercial uses is in jeopardy. This Plan proposes only one driveway along our remaining 900' of frontage on Highway 111 between Adams Street and the main entrance, which we believe meets CalTrans' recommendation. The main entrance aligns with the main entrance of the Auto Mali located on the south side of Highway 111, it is appropriate that these access points align. This is proposed to be a shared drive with the Mannino parcel. The driveway location on the easterly portion of the site is constrained by a parcel that is not a part of the Plan (Mannino parcel). There is no known development time schedule for this parcel and to deny access to Highway 111 for the eastern portion of the Plan area appears unwarranted. The access point that is proposed on the eastern end of our Highway 111 frontage provides access to a service station site, typically a land use with significant turning movements. This access is limited to a right -in, right -out condition. Since there is no median break and the access is not likely to significantly impede the flow of traffic along Highway 111. We believe that the proposed drive, which will be 250' from the Dune Palms intersection, will facilitate traffic flowing into the site, reduce the stacking at the main entrance, reduce travel through the site to reach the service station and also reduce left turn movements along Dune Palms to reach the service station. Ms. Christine di lorio, Planning Manager La Quinta Corporate Centre, Specific Plan No. 99-036 CalTrans Comments Page two If highway access to the service station is eliminated virtually all access to this portion of the shopping center will be left turn movements from Dune Palms. Increasing the left turning movements on Dune Palms is complicated by two factors; the location of the industrial road and the southbound turning lanes. The location of the proposed industrial road is closer to Highway 111 on Dune Palms than it is on Adams Street, combined with the stacking needs for the southbound left turn lanes (approximately 250') there is minimal area remaining for left turns into the service station. There is strong potential for conflicts between the southbound left turn movements and the northbound left turn movements in to the service station, particularly during the peak hours. To alleviate this concern we believe that the access point on Highway 111 is viable and reasonable. We appreciate your consideration of our views and request that the city consider approval of the land plan with number of driveways as proposed. Very truly yours, Margo M. Williams AICP Planning Project Manager attachments cc: Steve Speer, Engineering Cal Trans, Office of Forecasting Nicole Criste, Terra Nova Scott Gayner, Troll-WoodPark Development 39-99 13:51 City of _J uinta Comm.Dev.Dept ID= 'r 777 1233 Y.02 ur F_r C �1 6 ' 1p Exhibit 5 �ranvr e, EXT NVD asseaaras, rNe. I $ �'' �"• �► La putnta corporate Centre Specific Plan ' m F TMO,Nj7i -30-99 13:51 City of T '%uinta Comm.Dev.Dept ID= 9 777 1233 1,•d1 GRAY oAVls, Govemor ATE OF cALIFORNIA—BUSINESS, TRANSPORTATION AND HOUSING AGENCY EPARTMENT OF TRANSPORTATION ISTRICT 8 34 W Fourth Street, 6m Floor MS 726 an Bernardino, CA 92401-1400 �PQUINTq HONE (909) 383-6327 AX (909) 383-6890 jc)5s July 28, 199908-RIV-111--32.807/33.352 Vir Ms. Christine DiIorio Planning Manager City of La Quinta P.O. Box 150 La Ouinta, CA 92253 Dear Ms. DiIorio: SP99-036/TPM 29351/EA 99-383 Our traffic engineers have reviewed the- revised site plan that you faxed to me on the on6 th July. Their to State Route 111 you are to 1_mit the number of accesses They are recommending (1) driveway on the westerly end of the site between the main entrance and Adams Street. on the east end of the site between the main entrance and Dune Palm Road they are recommending (1) shared driveway edbe we,n Bosmiddle d dlv portiewaYs on the nd the easterly parcel (see attach p site are to be right -in right -out driveways and to be constructed in accordance with current Caltrans standard plans and specifications. Previous ccncerns as noted in our July 22, 1999 letter still. apply. If you have any question please contact Jim Belty at (909) 383- 4473 or FAX (909) 383-6890. Sincerely, Date LINDA GRIMES, Chief office of Forecasting/ IGR/CEQA Review F _ cc: Hideo Sugito, RCTC 9N9 i8 35936-')LTRANS I NHNS rLNu Gjo rui JUG. cu STATE OF CALIFORNIA * DEPARTMENT OF TRANSPORTAT.JN FACSIMILE COVER 08-RIV-111-32.807/33.352 Attention: From: Caltrans - District 8 Margo Williams office of Transportation Planning CEQA/Development Review 464 West Fourth Street, MS 726 San Bernardino, CA 92401-1400 Unit/Canpany Name of Sender Mainiero, Smith & Assoc Jim Belty Date Total Pages (olus cover) 7-28-99 2 District/City FAX # (include area code) ATSS FAX Palm Springs, CA 909--383-6890 8-670-6890 Phone # (include area code) FAX # (include area code) Phone # (include area code) ATSS 760-323-7893 909-383-4473 8-670-4473 u Per Request ii For Approval URGENT ffInformation Correc% ORIGINAL DISPOSITION: U DESTROY iI RETURN 11 CA:L FOR PICK-UP comment: our traffic engineers have reviewed the revised site plan that you faxed to me on the 26"' of July. Their concerns are to limit the number of accesses onto State Route 111. They are recommending (1) driveway on the westerly end of the site between the main entrance and Adams Street. On the east end of the site between the main entrance and Dune Palm Road they are recommending (1) shared driveway between the middle portion and the easterly parcel (see attached man). Both driveways to the site are to be right -in right - out driveways and to be constructed in accordance with current Caltrans standard plans and specifications. Previous concerns as noted in our July 22, 1999 letter still apply. Copy to City of La Quinta. Signed by Jim Belty 9093835936 r�-qLTRRNS TRANS PLNG JUL ed 77 67;40 wn / a,.rxaw*-Aa vw 9 I!q!yX:3 -L r �i i 7.A/Z.A 'SM4 'ONI VSW C68LEZE09L LZ:9T 666T/9Z/L0 PH #2 PLANNING COMMISSION STAFF REPORT DATE: AUGUST 24, 1999 CASE NOS.: SPECIFIC PLAN 90-015, AMEND. #2 AND SITE DEVELOPMENT PERMIT 99-653 APPLICANT: FORREST HAAG, ASLA PROPERTY OWNER: KSL LAND CORPORATION ARCHITECT: DFD ARCHITECTURE LANDSCAPE ARCHITECT: HORTON-SHEPARDSON, ASLA, RAY LOPEZ, ASLA AND FORREST HAAG, ASLA REQUEST: RECOMMENDATION FOR APPROVAL OF SPECIFIC PLAN AMENDMENT TO REDUCE DWELLING UNITS FROM 365 TO 320 AND CREATE DEVELOPMENT STANDARDS AND APPROVAL OF ARCHITECTURAL AND LANDSCAPING PLANS FOR CLUBHOUSE AND GOLF COURSE MAINTENANCE FACILITY LOCATION: WITHIN THE NORMAN GOLF COURSE, ON THE NORTH SIDE OF AIRPORT BOULEVARD, BETWEEN MADISON STREET AND MONROE STREET ENVIRONMENTAL CONSIDERATION: SITE DEVELOPMENT PERMIT 99-653 IS WITHIN SPECIFIC PLAN 90-015. THIS PROJECT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED, PER PUBLIC RESOURCES CODE SECTION 65457 (A). AN ENVIRONMENTAL IMPACT REPORT (EA 90-159 FOR SP 90-015) WAS CERTIFIED ON DECEMBER 3, 1991, BY THE CITY COUNCIL. AN ENVIRONMENTAL ASSESSMENT ADDENDUM TO THE PREVIOUSLY APPROVED ENVIRONMENTAL IMPACT REPORT WAS COMPLETED FOR AMENDMENT #1 WHICH WAS APPROVED BY THE CITY COUNCIL ON DECEMBER 1, 1998. NO CHANGED CIRCUMSTANCES OR CONDITIONS EXIST WHICH cAsp 99-653 sdp 99-653 pc rpt.wpd WOULD TRIGGER THE PREPARATION OF A SUBSEQUENT ENVIRONMENTAL IMPACT REPORT PURSUANT TO PUBLIC RESOURCES CODE 21166. ZONING: RL (LOW DENSITY RESIDENTIAL) / RVL (VERY LOW DENSITY RESIDENTIAL) GENERAL PLAN DESIGNATIONS: LOW DENSITY RESIDENTIAL (LDR) / VERY LOW DENSITY RESIDENTIAL (VLDR) SURROUNDING ZONING/LAND USES: NORTH: RL WITH EQUESTRIAN OVERLAY, RVL WITH EQUESTRIAN OVERLAY AND RURAL RESIDENTIAL OVERLAY, AND RL WITH RURAL RESIDENTIAL OVERLAY / VACANT AND SINGLE FAMILY RESIDENCE. SOUTH: RL AND RESIDENTIAL IN RIVERSIDE COUNTY / VACANT RESIDENTIAL (PGA WEST) AND COUNTRY CLUB UNDER CONSTRUCTION IN RIVERSIDE COUNTY. EAST: RESIDENTIAL IN RIVERSIDE COUNTY / DATE PALM GROVE. WEST: RL / RESIDENTIAL (PGA WEST). BACKGROUND: In December, 1991, the City Council approved Specific Plan 90-015, located on the north side of Airport Boulevard, between Madison Street and Monroe Street (Attachment 1). An amendment to the Specific Plan was approved by the City Council on December 1, 1998, retaining the 18 hole golf course, reducing the maximum dwelling units from 1,060 to 365, revising the layout and circulation, and amending development standards. Currently, the golf course is under construction. Three Tentative Tract maps (29347, 29348, 29349) were approved by the City Council on August 3, 1999, permitting 189 residential lots. REQUEST: SPECIFIC PLAN AMENDMENT Amendment #2 to the specific plan reduces the number of allowable units from 365 to 320 and providing a comprehensive document with development standards for future development of the project area (Attachment 2). The plan provides for an 18 hole golf course, clubhouse, maintenance building, several well sites, and 320 c:\sp 99-653 sdp 99-653 pc rpt.wpd residential units. The plan uses a series of loop streets, with access to Madison Street (approved in Amendment #1 as emergency only), Airport Boulevard, and Monroe Street. The plan coincides with Tentative Tracts 29347, 29348, and 29349, approved August 3, 1999, by the City Council. SITE DEVELOPMENT PERMIT Clubhouse Project Request The clubhouse is located near the center of the specific plan area and contains 1 1,100 square of floor area (Attachment 3). The building is designed in a style described by the applicant as Australian territorial and highlighted by a low sloped, dutch -gabled roof with dormer accents and wide overhangs surrounding the perimeter of the building. The clubhouse includes a proshop, cart storage, offices, restaurant with patio dining, and locker rooms. The building has a central six sided core area with three radiating wings. The majority of the one story high building is 18 feet high, with the exception of a false two story high foyer in the center at 27'-3". Building materials reflect the Australian territorial style consisting of beige 8" hardy - plank colonial roughsawn horizontal siding, stacked 3" brownish -gold natural stone wainscot, pilaster, and accent entry siding, brown wood stain for trim, trellis', decking, and overhang post (with stone base), and tan with black accent concrete paving and lintels. Most of the windows and doors will have wood trim surrounds. The roof will be constructed of standing seam metal in "copper penney" color and have a wood fascia. The parking lot is on the north side of the clubhouse and contains permanent parking for 109 cars and 15 golf carts. The maintenance yard adjacent to Airport Boulevard contains 33 parking spaces for a total of 142. Overflow turf parking is shown to the north for an additional 120 cars. Based on the individual uses proposed (golf course, dining, pro shop), the parking required is 141 spaces. A conceptual landscaping plan with a plant pallette has been submitted for the parking lot area and around the clubhouse. The plants are primarily low water users or native. Canopy trees are shown throughout the parking lot with palm trees used at the street entry and immediately around the clubhouse. Entry monument signs are shown adjacent to the street entry. The plans indicate 8,500 square feet of landscaping in the parking lot area. Maintenance Building Project Request The two acre maintenance facility is located adjacent to Airport Boulevard, next to the access street into the project (Attachment 4). The maintenance building will contain 8,054 square feet of floor space with adjacent covered patio area and canopy storage area. There will be an equipment storage and repair area, offices, cAsp 99-653 sdp 99-653 pc rpt.wpd break room in the building. Outdoor facilities include material bins, fuel pumps, plant storage area, and a small pump house. The "L" shaped building and pump house are designed in the same Australian territorial style as the clubhouse with materials and colors to match. The north and west facing interior facing walls will use some exterior plaster with five metal roll -up doors in the north wall. The one story maintenance building will be 19'-4" high. The 13 foot high storage canopy will be located at the west end of the maintenance building adjacent to Airport Boulevard. The canopy will be metal and painted to match the maintenance building roof. The fascia will be two feet high with the bottom half beveled at a 45 degree angle. The maintenance yard for the golf course includes 33 striped parking spaces. These spaces are included in the number provided at the clubhouse. Although a six foot high perimeter wall surrounds much of the site, along the south and east sides of the maintenance building, the exterior building wall will be exposed to the street, and replace the perimeter wall. A conceptual landscaping plan with plant pallette has been submitted indicating tree and shrub locations. Generally, the perimeters shown heavy tree planting, especially along the north property line, to screen the facility. The pallette is somewhat different than that shown for the club house area. Plants are more lush and similar to those used at PGA West. ARCHITECTURE AND LANDSCAPING REVIEW COMMITTEE (ALRC): The ALRC reviewed the clubhouse and maintenance building construction and landscaping plans on August 4, 1999. The Committee found the Australian territorial style of architecture attractive, and felt that the style should be included in the acceptable specific plan architectural theme for residential development. The Committee adopted Minute Motion 99-017, unanimously (2-0) recommending approval of Site Development Permit 99-653, subject to the Staff recommended conditions and additional condition encouraging the use of Australian territorial design for residences. PUBLIC NOTICE: These applications were advertised in the Desert Sun newspaper on August 12, 1999. All property owners within 500 feet of the site were mailed a copy of the public hearing notice as required by the Subdivision Ordinance of the La Quinta Municipal Code. As of this writing, no written comments have been received. cAsp 99-653 sdp 99-653 pc rpt.wpd 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. FINDINGS: As required by Section 9.240.010 (Specific Plans) of the Zoning Code, to recommend approval of Amendment #2 to Specific Plan 90-015, the Commission is required to make the following findings: 1. The proposed Specific Plan Amendment is consistent with the goals and policies of the La Quinta General Plan in that the residential and related recreational uses proposed are consistent with use of the site as stipulated in the General Plan. 2. The Specific Plan Amendment will not create conditions materially detrimental to the public health, safety, and general welfare provided the revisions to the specific plan requested by the Coachella Valley Water District regarding water use and sanitation (see Condition #17), and Public Works Department regarding access are implemented (see Condition #25A). Also, the applicant has indicated a desire to have golf cart access between this tract and the golf facilities located west of Madison Street within the PGA West campus. In order to make the necessary findings which presumes compliance with State law, a condition requiring a golf cart tunnel under Madison Street or Airport Boulevard is recommended (see Condition #58). This condition is the same that was imposed on Tentative Tracts 29347, 29348, and 29349. 3. The Specific Plan Amendment will provide land use compatibility with zoning on adjacent properties in that the resulting residential and recreational uses are compatible with the adjacent zoning. 4. The Specific Plan Amendment is suitable and appropriate for the property provided the number of permitted residential units is reduced to 189 to conform with the number of residential lots permitted by Tentative Tract 29347, 29348, and 29349 (see Condition #56). As required by Section 9.210.010 (Site Development Permits) of the Zoning Code, to approve Site Development Permit 99-653, the Commission is required to make the following findings: 1. The clubhouse and maintenance building are consistent with the General Plan in that they are related uses to golf courses which are permitted on the property. c:\sp 99-653 sdp 99-653 pc rpt.wpd 2. The clubhouse and maintenance building are designed to comply with City Zoning Code requirements and are in compliance with proposed Specific Plan 90-015, Amendment #2. 3. The architectural design of the buildings, including but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with the surrounding development and with the quality of design prevalent in the city in that the proposed construction is attractive and will set the tone for development of the specific plan area, which presently has no residences constructed or approved as of this time. 4. The site design of the buildings, including but not limited to project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city in that design elements have been coordinated to ensure compatibility between proposed buildings and pedestrian elements. 5. Project landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials, has been 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, and provide an overall unifying influence, to enhance the visual continuity of the project, complement surrounding the project area, ensuring lower maintenance and water use, provided additional trees are provided adjacent to the storage canopy area and outdoor plant area of the maintenance facility (see Condition #29), and the maintenance area plant pallette is modified to conform with that of the clubhouse area (see Condition #28). RECOMMENDATION: Adopt Planning Commission Resolution 99- , recommending approval of Specific Plan 90-015, Amendment #1, subject to conditions Adopt Planning Commission Resolution 99- 99-653, subject conditions. , approving Site Development Permit c:\sp 99-653 sdp 99-653 pc rpt.wpd Attachments: 1. Location map 2. Specific Plan Text 3. Plan exhibits for club house 4. Plan exhibits for maintenance facility Prepared by: Stan B. Sawa, Principal Planner Submitted by: Christine di lorio, Planning Manager c:\sp 99-653 sdp 99-653 pc rpt.wpd J PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF AMENDMENT TO THE NORMAN COURSE SPECIFIC PLAN CASE NO.: SPECIFIC PLAN 90-015, AMENDMENT #2 FORREST HAAG FOR KSL DEVELOPMENT CORPORATION WHEREAS, the Planning Commission of the City of La Quinta did on the 24T" day of August, 1999, hold duly a noticed public hearing to consider the request of FORREST HAAG, ALSA for KSL Development Corporation for approval of Amendment #2 to Specific Plan 90-015 to allow reduction of the number of dwelling units from 365 to 320 and creation of development standards for land on the north side of Airport Boulevard, between Madison Avenue and Monroe Street, more particularly described as: Tentative Tract 29136 WHEREAS, said Specific Plan Amendment has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended (Resolution 83-68), in that the La Quinta Community Development Department has determined that this project is exempt per Public Resources Code Section 65457 (a). An Environmental Impact Report (EA 90-159 for SP 90-015) was certified on December 3, 1991, by the City Council. An Environmental Assessment addendum to the previously approved environmental impact report was completed for Amendment #1 which was approved by the City Council on December 1, 1998. No changed circumstances or conditions exist which would trigger the preparation of a subsequent environmental impact report pursuant to Public Resources Code 21 166; and, WHEREAS, at said public hearing upon hearing and considering all testimony and arguments, if any, of all interested persons desiring to be heard, said Planning Commission did find the following facts and reasons to justify the recommendation for approval of the Specific Plan Amendment: 1. The proposed Specific Plan Amendment is consistent with the goals and policies of the La Quinta General Plan in that the residential and related recreational uses proposed are consistent with use of the site as stipulated in the General Plan. 2. The Specific Plan Amendment will not create conditions materially detrimental to the public health, safety, and general welfare provided the revisions to the specific plan requested by the Coachella Valley Water District regarding water use and sanitation, and Public Works Department regarding access are implemented. P:\STAN\sp 90-015 amend 2 pc res.wpd Planning Commission Resolution 99- Specific Plan 90-015, Amendment #2 August 24, 1999 3. The Specific Plan Amendment will provide land use compatibility with zoning on adjacent properties in that the resulting residential and recreational uses are compatible with the adjacent zoning. 4. The Specific Plan Amendment is suitable and appropriate for the property provided the number of permitted residential units is reduced to 189 to conform with the number of residential units permitted by Tentative Tract 29347, 29348, and 29349. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of La Quinta, California as follows: 1. That the above recitations are true and correct and constitute the findings of the Planning Commission in this case. 2. That it does hereby confirm the conclusion of the La Quinta Community Development Department that the project needs no further environmental assessment. 3. That it does hereby recommend to the City Council approval of the above - described amendment request for the reasons set forth in this Resolution, subject to the attached conditions, labeled Exhibit "A". PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 24th day of August, 1999, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California A� P:\STAN\sp 90-015 amend 2 pc res.wpd PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED SPECIFIC PLAN 90-015, AMENDMENT #2 AUGUST 24, 1999 GENERAL CONDITIONS 1. The development shall comply with Specific Plan 90-015, Amendment #2, the Final EIR and the following conditions, which shall take precedence in the event of any conflicts with the provisions of the Specific Plan. 2. Exterior lighting for the project shall comply with the "Dark Sky" Lighting Ordinance. Plans shall be approved by the Community Development Department prior to issuance of a building permit. 3. Prior to issuance of a building permit for construction of any building or use contemplated by this approval, the applicant shall obtain permits and/or clearances from the following agencies: - City Fire Marshal - City of La Quinta Public Works Department - Community Development Department - Building and Safety Department - Coachella Valley Water District - Coachella Valley Unified School District - Imperial Irrigation District - Riverside County Road Department of Transportation - California Water Quality Control Board (CWQCB) Evidence of said permits or clearances from the above mentioned agencies shall be presented to the Building and Safety Department at the time of the application for a building permit for the use contemplated herewith. 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 Notice of Intent received from the CWQCB prior to issuance of a 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. Provisions shall be made to comply with the terms and requirements of the City's adopted Infrastructure Fee program in effect at the time of issuance of building permits. 5 . Construction shall comply with all local and State building code requirements as determined by the Building and Safety Director. 'yU P:\STAN\sp 90-015 am #2 pccoa.wpd 1 Planning Commission Resolution 99- Conditions of Approval - Recommended Specific Plan 90-015, Amendment #2 August 24, 1999 6. Prior to any initial final tract map approval, the applicant/developer shall prepare an overall plan or program for the provision of comfort station locations for all maintenance employees. This plan/program shall set forth requirements for on - site maintenance employee restroom facilities and how they will be provided for by the homeowner associations' subcontractors, for all contracted landscaping and other maintenance workers. Said plan/program shall indicate methods of providing such facilities, the parties responsible for so doing, and means for enforcement of procedures set forth in the plan/ program. 7. The subdivider 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 or any tentative or final map 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. 8. The applicant/developer shall submit an off -site improvements and on -site buildout phasing schedule and map at time of the first request to approve a final tract or parcel map. This schedule and map shall be subject to review and acceptance by the Public Works Department. ENVIRONMENTAL 9. All adopted mitigation measures, as recommended in the Draft/Final EIR, shall be incorporated into all future project approvals relating to SP 90-015 where applicable and/or feasible. It is understood that certain measures will not be applicable to certain site specific proposals, however, all development within the Specific Plan area shall be verified as in conformance with said Specific Plan and the mitigation adopted within the Draft/Final EIR. The Specific Plan Draft and Final EIR shall be used in the review of all project proposals in the SP 90015 area. Said mitigation measures are hereby incorporated into these conditions by reference. 10. Prior to any site disturbance, the applicant/developer shall initiate a lakebed delineation study, to be based upon the paleontological survey contained in the DEIR as Appendix "G". The study shall determine the extent of the ancient lakebed for purposes of implementing a pre -development data recovery program P:\STAN\sp 90-015 am #2 pccoa.wpd 2 Planning Commission Resolution 99- Conditions of Approval - Recommended Specific Plan 90-015, Amendment #2 August 24, 1999 within the limits of the delineated lakebed. This delineation study shall be submitted to the City for monitoring approved and future area projects. If the developer of this project initiates development activity, then the predevelopment data recovery program shall be undertaken prior to any site disturbance. The applicant/developer may be reimbursed by other area developers within the area defined by the lakebed study. The applicant/developer shall propose a method of reimbursement (such as cost per impacted acre in the lakebed area, etc.) to the City for review/acceptance. Conversely, if other area developer(s) initiate development activity, and are similarly conditioned, this project will be required to reimburse said developers) in accordance with the provisions of a reimbursement program. If the program is undertaken by this project, then paleontological monitoring of grading shall be required for cuts made during construction activity. Full time monitoring shall be required, given the ubiquitous distribution of paleobiological remains on the project site. The mitigating shall be done under the supervision of a qualified vertebrate paleontologist knowledgeable in both paleontological and archaeological sampling techniques. This program shall include a report identifying contact personnel who will be working on -site, the proposed time schedule for grading monitoring, the qualifications of the persons assigned to do such monitoring and the method to be used in reporting on compliance to the City. This report shall be approved by the City prior to the developer authorizing any work on the program itself. 11. Applicant/Developer shall work with Waste Management of the Desert to implement provisions of AB 939 and AB 1462. The applicant/developer is required to work with Waste Management in setting up the following programs for this project: A. Developer shall prepare a plan to provide enlarged trash enclosures for inclusion of separate facilities for storage of recyclables such as glass, plastics, newsprint and aluminum cans. B. Developer shall provide proper on -site storage facilities within the project for green wastes associated with golf course and common area maintenance. Compostable materials shall be stored for pick-up by Waste Management, or an authorized hauler for transport to an appropriate facility. P:\STAN\sp 90-015 am #2 pccoa.wpd 3 Planning Commission Resolution 99- Conditions of Approval - Recommended Specific Plan 90-015, Amendment #2 August 24, 1999 C. Curbside recycling service shall be provided in areas where no centralized trash/recycling bins are provided or utilized. FIRE MARSHAL 12. All water mains and fire hydrants providing the required fire flows shall be constructed in accordance with the appropriate sections of CVWD Std. W-33, subject to the approval by the Riverside County Fire Department. 13. All buildings shall be constructed with fire retardant roofing material as described in Section 3203 of the Uniform Building Code. Any wood shingles or shakes shall have a Class "B" rating and shall be approved by the Fire Department prior to installation. 14. The Homeowner's Association or appropriate community service district shall be responsible for the maintenance of the open space areas. Prior to approval of any development plan for lands adjacent to open space areas, a fire protection/vegetation management plan shall be submitted to the Fire Department for approval. 15. Specific access plans shall be submitted to the Fire Department for approval prior to approval of any development plans. COACHELLA VALLEY WATER DISTRICT 16. Specific Plan 90-015 is within Improvement District No. 1 of the Coachella Valley Water District (CVWD) for irrigation water service. Water from the Coachella Canal is available to the area. The developer shall primarily use this water for golf course and landscape irrigation. 17. Revisions to specific plan text as requested by Coachella Valley Water District in their letter dated August 12, 1999, on file in the Community Development Department, shall be incorporated into the final text. ELECTRIC UTILITIES 18. All existing and proposed electric power lines with 12,500 volts or less, which are adjacent to the proposed site or on -site, shall be installed in underground facilities as required by the City and Imperial Irrigation System. P:\STAN\sp 90-015 am #2 pccoa.wpd 4 :;i Planning Commission Resolution 99- Conditions of Approval - Recommended Specific Plan 90-015, Amendment #2 August 24, 1999 SCHOOLS 19. Impacts shall be mitigated in accordance with the provisions of AB 1600, Section 53080 and 65995 of the Government Code or the then existing legislation and/or local ordinances adopted pursuant thereto or any applicable Mitigation Agreement entered into by the developer and the District. RECREATION 20. Applicant/Developer shall pay a parkland mitigation fee based upon a requirement of 3.10 acres, as determined based upon the La Quinta General Plan standards and the analysis in the Staff report for SP 90-015. Determination of this fee shall be accomplished as set forth in Chapter 13.40 of the La Quinta Subdivision Ordinance. TRAFFIC/CIRCULATION IMPROVEMENTS 21. Applicant shall dedicate public street right of way and utility easements in conformance with the City's General Plan, Municipal Code, and as required by the City Engineer, as follows: A. Madison Street - Primary Arterial, 55-foot half width; B. Monroe Street - Primary Arterial, 55-foot half width; C. Airport Boulevard - Primary Arterial, 55-foot half width; The public right of way shall be dedicated by grant deed within 180 days following City Council approval of the Specific Plan. 22. The on -site private streets shall be constructed in 37-foot wide access easements granted to the homeowner's association. 23. Improved landscaped setback lots of noted width adjacent to the following street right of ways shall be constructed with the adjacent street improvements as follows: A. Madison Street, 20-feet wide; B. Monroe Street, 25-feet wide. C. Airport Boulevard, 20-feet wide. P:\STAN\sp 90-015 am #2 pccoa.wpd 5 Planning Commission Resolution 99- Conditions of Approval - Recommended Specific Plan 90-015, Amendment #2 August 24, 1999 The Madison Street setback lot shall include provision for an equestrian trail. Design of this trail shall be subject to review and acceptance of the Community Development Department and approval of the Architecture and Landscape Review Committee. 24. Vehicle access rights to Madison Street, Airport Boulevard and Monroe Street shall be vacated except for the two residential access streets on the Circulation Plan in the Specific Plan. Any vehicular access on Monroe Street shall be an "emergency only" access. 25. Turning movements of traffic accessing the residential Specific Plan areas from adjoining public streets shall be as follows: A. Madison Street 1. Residential Area Main Gate - Full turning movement permitted if the median opening approximately 1,000 feet to the north of this location is closed. B. Airport Boulevard 1. Residential Secondary Gate - Full turning movement permitted. 26. The City is contemplating adoption of a major thoroughfare improvement ordinance which is intended to distribute the improvement cost of major thoroughfare construction evenly and fairly on undeveloped land. If the ordinance is adopted, all land division maps prepared pursuant to this Specific Plan shall be subject to payment of fees, or construction of improvements in lieu of, as setforth in the ordinance, provided the ordinance is adopted 60 (days prior to recordation of the map. The fees shall be paid, or agreed to be paid, prior to recordation of the map. If in the event, the major thoroughfare improvement ordinance is not adopted, the cost of designing and installing traffic signals on off -site streets shall be as follows: A. Airport Boulevard/Madison Street: 25% fair share responsibility; B. Airport Boulevard/Monroe Street: 25% fair share responsibility; C. Airport Boulevard/Secondary Gate: 100% fair share responsibility; D. Madison Street/Main Gate: 100% responsibility, unless cost is shared with development across the street to the west. P:\STAN\sp 90-015 am #2 pccoa.wpd 6 Planning Commission Resolution 99- Conditions of Approval - Recommended Specific Plan 90-015, Amendment #2 August 24, 1999 27. The access location into the residential area on Madison Street shall be not less than 1200 feet from the Airport Boulevard centerline and no less than 1200 feet from the centerline of the existing approved northerly entry into PGA West from Madison Street. The access location into the residential secondary gate on Airport Boulevard shall be not less than 1200 feet from the Madison Street centerline. 28. Bus turnouts and bus waiting shelters shall be provided on Madison Street, Monroe Street, and Airport Boulevard as requested by SunLine Transit when street improvements are installed. Street improvement plans shall be reviewed by SunLine Transit Agency prior to final City approval. 29. All street improvements shall be installed in accordance with the General Plan, the La Quinta Municipal Code, adopted Standard Drawings, City Engineer's requirements and shall include all appurtenant components required by same. Miscellaneous incidental improvements and enhancements to existing improvements where joined by the new improvements shall be designed and constructed as required by the City Engineer to assure the new and existing improvements are appropriately integrated to provide a finished product that conforms with City standards and practices. This includes tapered off -site street transitions that extend beyond specific plan area boundaries and join the widened and existing street sections. The on- and off -site street improvements shall be phased as follows: A. East side of Madison Street north of Airport Boulevard and west half of Airport Boulevard - Secure street and perimeter improvements with first development approval or permit (golf, residential or other use) in the western half of the Specific Plan area. Construct prior to the opening of any permanent access drive in the western half of the S.P. area. The developer may seek City Council approval to defer construction of all or a portion of the improvements on either street until the improvements are warranted or until a permanent access drive is constructed on the street, at the City's discretion. P:\STAN\sp 90-015 am #2 pccoa.wpd 7 Planning Commission Resolution 99- Conditions of Approval - Recommended Specific Plan 90-015, Amendment #2 August 24, 1999 B. East half of Airport Boulevard and Monroe Street - Secure street and perimeter improvements with first development approval or permit (golf, residential or other use) in the eastern half of the Specific Plan area. Construct street and perimeter improvements prior to the opening of any permanent non -emergency access drive in the eastern half of the S.P. area or when directed by the City, whichever comes first. The developer may seek City Council approval to defer construction of all or a portion of the improvements on either street until the improvements are warranted or until a permanent access drive is constructed on the street, at the City's discretion. C. Perimeter walls/fences not fronting public streets - Secure each half (west and east) with first development approval or permit (golf, residential or other use) in that half of the specific plan area. Construct with adjacent tracts or as directed by the City, whichever comes first. 30. The following specific street widths shall be constructed to conform with the General Plan street type noted therewith: A. ON -SITE STREETS The minimum street width shall be 36 feet as measured between curb faces or flow lines except as follows: 1. Single -loaded residential streets - 32-feet minimum. 2. Streets may be constructed to minimum widths of 32 feet with parking restricted to one side, and 28 feet if on -street parking is prohibited, if there is adequate off-street parking for residents and visitors and the applicant provides for enforcement of the restrictions by the homeowners association. 3. Entry streets (divided) - 20-foot width between curb faces or flow lines for each section. B. OFF -SITE STREETS - The City is contemplating adoption of a major thoroughfare improvement ordinance which is intended to distribute the improvement cost of major thoroughfare construction evenly and fairly on undeveloped land at the time the land is subdivided or otherwise developed for beneficial use. If the ordinance is adopted, all land division P:\STAN\sp 90-015 am #2 pccoa.wpd 8 Planning Commission Resolution 99- Conditions of Approval - Recommended Specific Plan 90-015, Amendment #2 August 24, 1999 Maps within this project shall be subject to exaction by said ordinance, provided the ordinance is adopted 60 days prior to recordation of the map. If in the event, the major thoroughfare improvement ordinance is not adopted, the off -site street improvements for this project shall be as follows: 1. Madison Street (portion contiguous to specific plan boundary) - Half width Primary Arterial street improvements, 1 10-foot option. 2. Monroe Street (portion contiguous to specific plan boundary) - Half width Primary Arterial street improvements, 1 10-foot right of way option. 3. Airport Boulevard (portion contiguous to specific plan boundary) - Half -width Primary Arterial street improvements, 1 10-foot right of way option. 31. An encroachment permit for work in any abutting local jurisdiction shall be secured prior to constructing or joining improvements. 32. The applicant shall provide an overall plan illustrating or describing provisions to allow multiple modes of non -motor vehicle travel throughout the entire specific plan area. This plan may utilize combinations of golf cart paths and tunnels, pedestrian walks, bikeways, etc., to achieve this. These systems shall be designed to provide overall project access. This plan shall be submitted at the time of the initial tract map submittal, for review by the Planning Commission. HYDROLOGY/GRADING/DUST CONTROL 33. All project grading shall be done in a manner that permits storm flow in excess of the retention basin capacity to flow out of the project through designated emergency overflow outlets and into the historic drainage relief route. Similarly, the project shall be graded in a manner that anticipates receiving storm flow from adjoining property at locations that has historically received flow. 34. Storm water run-off produced in 24 hours by a 100-year storm shall be retained on site in landscaped retention basins or other approved retention areas on the golf course. The maximum water depth for any retention area shall not exceed six feet; basin slopes shall not exceed 3:1. The percolation rate shall be P:\STAN\sp 90-015 am #2 pccoa.wpd 9 Planning Commission Resolution 99- Conditions of Approval - Recommended Specific Plan 90-015, Amendment #2 August 24, 1999 considered to be zero inches per hour unless applicant provides site -specific data that indicates otherwise. Other requirements include, but are not limited to permanent irrigation improvements, landscape plants and materials, and appurtenant structural drainage amenities all of which shall be designed and constructed in accordance with requirements deemed necessary by the City Engineer. The tributary drainage area for which the applicant is responsible shall extend to the centerline of any public street contiguous to the site. 35. A thorough preliminary engineering, geological, and soils engineering investigation shall be conducted with a report submitted for review along with any rough grading plan in the specific plan area. The report recommendations shall be incorporated into the grading plan design prior to grading plan approval. The soils engineer and/or the engineering geologist must certify to the adequacy of the grading plan. 36. Graded, undeveloped land shall be maintained to prevent dust and blowsand nuisances. The land shall be planted with interim landscaping or provided with other wind and water erosion control measures approved by the Community Development and Public Works Departments. 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. In accordance with said Chapter, 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. 37. Applicant is encouraged to maintain all land within the project boundaries in agricultural status until such land is graded for development, provided that such agricultural production is economically feasible. In the event said undeveloped land is not continued or placed in agricultural production, applicant shall plan and maintain said land in appropriate ground cover to prevent dust and erosion and to provide an aesthetically pleasing environment. QUALITY ASSURANCE 38. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. P:\STAN\sp 90-015 am #2 pccoa.wpd 10 Planning Commission Resolution 99- Conditions of Approval - Recommended Specific Plan 90-015, Amendment #2 August 24, 1999 39. The subdivider shall arrange and bear the cost of measurement, sampling and testing not included in the City's permit inspection program but, which are required by the City to provide evidence that materials and their placement comply with plans and specifications. Testing shall include a retention basin sand filter percolation test, as approved by the City Engineer, after required tract improvements are complete and soils have been permanently stabilized. 40. The applicant shall employ or retain California registered civil engineers, geotechnical engineers, or surveyors, as appropriate, who will provide, or have their agents provide, sufficient supervision and verification of the construction to be able to furnish and sign accurate record drawings. 41. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all plans which were signed by the City Engineer. Each sheet of the drawings shall have the words "Record Drawings," "As -Built" or "As -Constructed" clearly marked on each sheet and be stamped and signed by the engineer or surveyor certifying to the accuracy of the drawings. The applicant shall revise the plan computer files previously submitted to the City to reflect the as -constructed condition. LAND USE 42. Street dedications, bikeways, easements, improvements, landscaping with permanent irrigation system and screening, etc., to satisfaction of City, shall be provided by applicant/developer for any site(s) where dedication of land for public utilities and/or facilities is required. 43. Any proposed entry gates shall be subject to separate reviews to insure adequate stacking/queuing space, fire access, etc. Plans including guard houses or similar structures will also be subject to Architecture and Landscape Review Committee and Planning Commission approval. 44. Separate Site Development Permit review of any maintenance facility site(s) and clubhouse facilities shall be required before the Architecture and Landscape Review Committee and Planning Commission. 45. Buiiding heights for residential uses shall be subject to height limits specified in the Specific Plan, except that no building or structure, regardless of use, exceeding one story (28 feet in height), shall be allowed within 200 feet of any perimeter public street frontage. All building heights shall be measured from P:\STAN\sp 90-015 am #2 pccoa.wpd 11 Planning Commission Resolution 99- Conditions of Approval - Recommended Specific Plan 90-015, Amendment #2 August 24, 1999 finished grade elevation. All other residential structures shall be limited to two stories, not to exceed 28 feet. 46. Perimeter security walls shall be subject to the following standards: A. Setback from right-of-way lines along Madison Street, Monroe Street and Airport Boulevard shall be 20 feet. A meandering wall shall be permitted with Community Development Department approval. B. All wall designs, including location and materials, shall be subject to review by the Community Development Department. Wall design(s) along Madison Street shall include any necessary provisions /allowances for equestrian trail areas as required in Condition #22. C. Perimeter wall designs shall incorporate noise abatement requirements as set forth in the Final EIR for SP 90-015. 47. A six foot wide meandering sidewalk shall be constructed in the northerly, easterly, and westerly parkways and landscape setback lots of Airport Boulevard, Madison Street, and Monroe Street, respectively. Sidewalk design along Madison Street shall take into account the required equestrian trail. 48. Applicant shall provide a blanket easement that covers the entire landscaped setback lots for the purpose of a meandering public sidewalk on all streets and equestrian trail along Madison Street. 49. The text shall be revised to include the water well site and street layout approved with Tentative Tract 29347. LANDSCAPING REQUIREMENTS 50. Landscape and irrigation plans shall be prepared by a licensed landscape architect for the landscaped lots. The plans and proposed landscaping improvements shall be in conformance with requirements of the Community Development Director, City Engineer, and Coachella Valley Water District and the plans shall be signed these officials prior to construction. P:\STAN\sp 90-015 am #2 pccoa.wpd 12 Planning Commission Resolution 99- Conditions of Approval - Recommended Specific Plan 90-015, Amendment #2 August 24, 1999 51. The applicant/developer shall prepare detailed irrigation and landscaping plans for required perimeter landscaped setbacks along arterial roadways. These plans shall be coordinated with the street improvement plans for the corresponding arterials, and shall be subject to review by the Community Development Department, Public Works Department, Architecture and Landscape Review Committee , and Planning Commission prior to review by Coachella Valley Water District. 52. The Potential Plant Material Pallette shall be revised to emphasize those plants shown on the clubhouse landscape plans. 53. Prior to the approval of building permits, the applicant shall prepare a water conservation plan which shall include consideration of: A. Methods to minimize the consumption of water, including water saving features incorporated into the design of the structures, the use of drought tolerant and low-water usage landscaping materials, and programs to increase the effectiveness of landscape and golf course irrigation, as recommended by Coachella Valley Water District and the State Department of Water Resources. MAINTENANCE 54. Applicant shall provide an Executive Summary Maintenance Booklet for the street, landscape irrigation, perimeter wall, and drainage facilities installed in the Specific Plan area. The booklet should include drawings of the facilities, recommended maintenance procedures and frequency, and a costing algorithm with fixed and variable factors to assist the homeowner's association in planning for routine and long term maintenance. MISCELLANEOUS 55. Five Copies of the final Specific Plan, incorporating all conditions of approval and revisions, as approved by the City Council, shall be submitted to the Community Development Department within 60 days of approval or prior to issuance of building permits for residential units, whichever comes first. P:\STAN\sp 90-015 am #2 pccoa.wpd 13 Planning Commission Resolution 99- Conditions of Approval - Recommended Specific Plan 90-015, Amendment #2 August 24, 1999 56. The specific plan approved number of dwelling units shall be revised from 320 to 189 per Tentative Tracts 29347, 29348, and 29349. 57. The specific plan text shall be revised to include Australian territorial as an acceptable architectural theme for residential development 58. Developer to construct a tunnel underpass for golf carts under either Airport Boulevard or Madison Street, contingent on costs not exceeding $500,000.00 and permission from all property owners and easement owners for access for construction. Completion of tunnel shall be within two years of all required tentative tract map approvals. City shall use best efforts for processing and assisting with road closure during construction. 59. Miscellaneous typographic and other similar revisions, including misinformation and non applicable text, shall be incorporated into the text pursuant to Community Development Department approval. r+� P:\STAN\sp 90-015 am #2 pccoa.wpd 14 PLANNING COMMISSION RESOLUTION 99- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, APPROVING THE DEVELOPMENT PLANS FOR CONSTRUCTION OF A CLUBHOUSE AND MAINTENANCE BUILDING, SUBJECT TO CONDITIONS CASE NO.: SITE DEVELOPMENT PERMIT 99-653 APPLICANT: FORREST HAAG FOR KSL LAND CORPORATION WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 24T" day of August, 1999, hold a duly noticed Public Hearing to consider the request of FORREST HAAG, ASLA for KSL Land Corporation to approve the construction plans for a clubhouse and maintenance building in the RL zone district, located in the Norman Golf Course on the north of Airport Boulevard, between Madison Street and Monroe Street, more particularly described as: Portions of Tentative Tract 29136 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 83-63) in that the Community Development Department has determined this request is exempt per Public Resources Code Section 65457 (A). An Environmental Impact Report (EA 90-159 for SP 90-015) was certified on December 3, 1991, by the City Council. An Environmental Assessment addendum to the previously approved environmental impact report was completed for Amendment #1 which was approved by the City Council on December 1, 1998. No changed circumstances or conditions exist which would trigger the preparation of a subsequent environmental impact report pursuant to Public Resources Code 21 166; and, WHEREAS, the Architecture and Landscaping Review Committee, on August 4, 1999, at a regular meeting, recommended approval of the architectural and landscaping plans, subject to conditions; 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: 1. The clubhouse and maintenance building are consistent with the General Plan in that they are related uses to golf courses which are permitted on the property. c:\Stan\sdp 99-653.wpd Resolution 99- Site Development Permit 99-653 2. The clubhouse and maintenance building are designed to comply with City Zoning Code requirements and are in compliance with proposed Specific Plan 90-015, Amendment #2. 3. The architectural design of the buildings, including but not limited to the architectural style, scale, building mass, materials, colors, architectural details, roof style, and other architectural elements are compatible with the surrounding development and with the quality of design prevalent in the city in that the proposed construction is attractive and will set the tone for development of the specific plan area, which presently has no residences constructed or approved as of this time. 4. The site design of the buildings, including but not limited to project entries, interior circulation, pedestrian and bicycle access, pedestrian amenities, screening of equipment and trash enclosures, exterior lighting, and other site design elements are compatible with surrounding development and with the quality of design prevalent in the city in that design elements have been coordinated to ensure compatibility between proposed buildings and pedestrian e9ements. 5. Project landscaping, including but not limited to the location, type, size, color, texture, and coverage of plant materials, has been 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, and provide an overall unifying influence, to enhance the visual continuity of the project, complement surrounding the project area, ensuring lower maintenance and water use, provided additional trees are provided adjacent to the storage canopy area and outdoor plant area of the maintenance facility, and the maintenance area plant pallette is modified to conform with that of the clubhouse area. 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 Site Development Permit 99-653 for the reasons set forth in this Resolution, subject to the Conditions labeled Exhibit "A", attached hereto; c:\Stan\sdp 99-653.wpd Resolution 99- Site Development Permit 99-653 PASSED, Quinta City Planning following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: ATTEST: APPROVED, and ADOPTED at a regular meeting of the La Commission, held on the 241h day of August, 1999, by the TOM KIRK, Chairman City of La Quinta, California JERRY HERMAN, Community Development Director City of La Quinta, California c:\Stan\sdp 99-653.wpd PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-653 FORREST HAAG FOR KSL DEVELOPMENT COMPANY AUGUST 24 1999, GENERAL 1. The use of this site shall be in conformance with the approved exhibits contained in Site Development Permit 99-653, unless otherwise amended by the following conditions. 2. The approved Site Development Permit for the clubhouse and maintenance building shall be used within one year of the date of approval, otherwise, it shall become null and void and of no effect whatsoever. "Used" means the issuance of a building permit. A time extension may be requested as permitted in the La Quinta Zoning Code Section 9.200.080. 3. The subdivider 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 tentative map or any final map 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. 4. The project shall incorporate the latest technology in recycling and other means of reducing the amount of waste requiring disposal (land filing), during demolition, construction, and upon site development/operation. A) prior to issuance of a demolition/building permit, the applicant shall provide proof to the Community Development Department that a recycling company and program has been established for the recycling of construction/demolition debris. B) If the applicant can successfully demonstrate that current provisions exist to meet the requirements of the California Solid Waste Reuse and Recycling Access Act of 1991, the Community Development Director may waive, modify, or delete the requirements of this condition. 5. Final architectural working drawings for all structures, substantially conforming to this approval shall be submitted to the Community Development Department for approval prior to submission of plans to the Building and Safety Department. c:\stan\pc coa sdp 99-650 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-653 FORREST HAAG FOR KSL DEVELOPMENT COMPANY AUGUST 24 1999, 6. Preliminary landscaping and final landscaping, hardscape, and irrigation plans, substantially conforming to this approval shall be submitted to the Community Development Department for approval prior to submission of plans to the Building and Safety Department. 7. Prior to the issuance of a demolition, 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 • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) 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. FIRE MARSHAL 8. Provide or show there exists a water system for the residential units capable of delivering 1000 gpm for a 2 hour duration at 20 psi residual operating pressure which must be available before any combustible material is placed on the job site. Fire flow requirements for non-residential structures will be determined when detailed plans are submitted. 9. A combination of on -site and off -site Super fire hydrants on a looped system (6" x 4" x 2-1/2" x 2-1/2") will be located not less than 25' or more than 165' from any portion of the buildings as measured along approved vehicular travel ways. The required fire flow shall be shall be available from any adjacent hydrants in the system. 10. The applicant shall be responsible to submit written certification from the water company noting the location of the existing fire hydrant and that the existing water system is capable of delivering 1000 gpm for a 2 hour duration at 20 psi c:\stan\pc coa sdp 99-650 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-653 FORREST HAAG FOR KSL DEVELOPMENT COMPANY AUGUST 24 1999, residual operating pressure. If a water system is currently does not exist, the applicant/developer shall be responsible to provide written certification that financial arrangements have been made to provide them. 11. Blue retro-reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 12. Prior to the issuance of a building permit, if any, applicant/developer shall furnish one blue line copy of the water system plans to the Fire Department for review. Plans shall conform to the fire hydrant types, location and spacing, and the system shall meet the fire flow requirements. Plans must be signed by a registered Civil Engineer and the local water company with the following certification: "I certify that the design of the water system is in accordance with the requirements prescribed by the Riverside County Fire Department". 13. The required water system including fire hydrants shall be installed and operational prior to the start of construction. 14. All buildings shall be accessible by an approved all-weather roadway extending to within 150' of all portions of the exterior wall of the first story. 15. Install a complete fire sprinkler system for all non-residential structures over 5,000 square feet. The post indicator valve and Fire Department connection shall be located to the front within 50' of a hydrant, and a minimum of 25' from the building. 16. Systems plans must be submitted to the Fire Department for review, along with a plan/inspection fee. The approved plans, with Fire Department job card must be at the job site for all inspections. 17. The minimum dimensions for fire apparatus access roads entering and exiting this project shall have an unobstructed width of not less than 20 feet in each direction and an unobstructed vertical clearance of not less than 13 feet 6 inches. Parking is permitted on one side of roadways with a minimum width of 28 feet. Parking is permitted on both sides of roadways with a minimum of 36 feet. 18. Gates installed to restrict access shall be power operated and equipped with a Fire Department override system consisting of Knox Key operated switches, Series KS-2P with dust cover, mounted per recommended standard of the Knox c:\stan\pc coa sdp 99-650 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-653 FORREST HAAG FOR KSL DEVELOPMENT COMPANY AUGUST 24 1999, Company. Improvement plans for the entry street and gates shall be submitted to the Fire Department for review/approval prior to installation. 19. Gate openings shall be not less than 16 feet in width. All gates shall be located at least 40 feet from the roadway and shall open to allow a vehicle to stop without obstructing traffic on the road. Gates shall have a secondary power supply or an approved manual means to release mechanical control of the gate in the event of loss of primary power. non-residential buildings 20. Install Knox Key Lock boxes, Models 4400, 3200 or 1300, mounted per recommended standard of the Knox Company. Special forms are available from this office for the ordering of the Key Switch, this form must be authorized and signed by this office for the correctly coded system to be purchased. 21. If a building requires Hazardous Materials Reporting (Material Safety Data Sheets) the Knox Haz Mat Data and Key Storage Cabinet, Model 1220 or 1300 with tamper switches shall be used. 22. If the building/facility is protected with a fire alarm system or burglar alarm system, the lock boxes will require "tamper" monitoring. 23. Conditions subject to change with adoption of new codes, ordinances, laws, or when building permits are not obtained within twelve months of approval. 24. Final conditions will be addressed when the building plans are reviewed. A plan check fee must be paid to the Fire Department at the time building plans are submitted. FEES 25. The applicant shall comply with the terms and requirements of the Infrastructure Fee Program in effect at the time of issuance of building permit. 26. Prior to issuance of first building permit allowed by this approval, the developer shall pay school mitigation fees to the Coachella Unified School District based on the State imposed fee in effect at that time. 1 -) cAstan\pc coa sdp 99-650 PLANNING COMMISSION RESOLUTION 99- CONDITIONS OF APPROVAL - RECOMMENDED SITE DEVELOPMENT PERMIT 99-653 FORREST HAAG FOR KSL DEVELOPMENT COMPANY AUGUST 24 1999, MISCELLANEOUS 27. Final architectural working drawings for all structures, substantially conforming to this approval shall be submitted to the Community Development Department for approval prior to submission of plans to the Building and Safety Department. 28. The plant pallette for the maintenance facility shall be revised to reflect that of the club house. 29. The area adjacent to the south side of the storage canopy and outdoor storage for the maintenance facility shall be planted to ensure a dense hedge of trees above the perimeter wall height. 30. Preliminary landscaping and final landscaping, hardscape, and irrigation plans, substantially conforming to this approval shall be submitted to the Community Development Department for approval prior to submission of plans to the Building and Safety Department. c:\stan\pc coa sdp 99-650 BI #1 PLANNING COMMISSION STAFF REPORT DATE: AUGUST 24, 1999 CASE: NO.: SIGN APPLICATION 99-473 APPLICANT: STATER BROS. MARKETS SIGN COMPANY: ONTARIO NEON CO., INC. LOCATION: 78-630 HWY. 111, ONE ELEVEN LA QUINTA SHOPPING CENTER (ALBERTSONS) REQUEST: APPROVAL OF A DEVIATION TO AN APPROVED SIGN PROGRAM TO PERMIT CORPORATE SIGNS AND LOGO ENVIRONMENTAL CONSIDERATIONS: THE LA QUINTA COMMUNITY DEVELOPMENT DEPARTMENT HAS DETERMINED THIS SIGN APPLICATION IS CATEGORICALLY EXEMPT PURSUANT TO SECTION 15311, CLASS 11, OF THE GUIDELINES FOR IMPLEMENTATION OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. ZONING DESIGNATION: CR (REGIONAL COMMERCIAL) GENERAL PLAN DESIGNATION: M/RC (MIXED REGIONAL COMMERCIAL) SURROUNDING ZONING AND LAND USES: NORTH SOUTH WEST: EAST: BACKGROUND: FP, COACHELLA VALLEY STORMWATER CHANNEL CR, STATE HWY 111, EXISTING AND VACANT COMMERCIAL CR, EXISTING AND VACANT COMMERCIAL CR, EXISTING AND VACANT COMMERCIAL Stater Bros. Markets purchased the Albertsons grocery store within the One Eleven La Quinta shopping center, and is requesting replacing the existing Albertsons sign with a C AMyd ata\p(,,rptSA99-473StaterBros8-24-99.wpd Stater Bros sign. The Wells Fargo Bank sign will remain on the front of the building. On August 12, 1999, Ontario Neon Co., Inc. installed a large Stater Bros. banner on the store front and a smaller banner on a Center Identification monument sign structure near Carl's Jr., on Highway 111. The banners do not comply with Section 9.160.060 (J) of the Sign Ordinance, and could not have been approved as a permitted "Grand Opening" banner because of size, copy, location, and number. The sign company requested turning the large banner over so that no copy would show in order to cover the ghosting of the former Albertsons sign. Code Enforcement has issued a citation for this non-compliance. SIGN REQUEST: The One Eleven La Quinta Shopping Center approved Sign Program requires a national tenant with five or more outlets with a corporate logo sign design to request approval for their use. The applicant requests approval of their corporate sign design and logo for the major sign and for two Center Identification monument signs (Attachments 1 and 2). The proposed individually mounted internally illuminated channel letter sign with logo will be located on the front of the building facing south. The copy will read "Stater Bros" with their logo serving as the letter "o" in Bros. The sign will be 44'-9" wide with 47-1/2" high letters (177.3 square feet). The sign copy, "Stater Bros", will have a face that is 3/16-inch thick opaque red Lucite, illuminated with clear red neon fixtures. The returns are pre - coated aluminum with black enamel exterior finish. The blue and white logo is round shaped and measures 60-inches in diameter. The logo face is 3/16-inch thick white Lucite with blue translucent vinyl graphics. The 2-inch trim cap is black. Illumination will be with high output cool white flourescent lamps. The signs will be seven inches deep and mounted flush with the stucco fascia, and transformers hidden behind the letters. The proposed major sign is centered on the stucco fascia within the applicant's store area. West of the main sign, the applicant proposes to install a logo 72-inches in diameter (28.2 square feet), of the same materials and colors described above. The applicant is requesting the logo to supplement the main sign. In addition, the applicant is requesting that a Stater Bros logo be placed west of the main store sign on an arcade feature. One Center Identification sign is located near the entrance to the Center at Channel Drive on Washington Street, north of the AM/PM. The other Center Identification monument sign structure is located near the entrance adjacent to Carl's Jr., north of Highway 111. The copy will be routed out of aluminum with stucco covered background, painted to match the existing freestanding sign structures. The copy will be 3/4-inch clear plastic overlaid with red vinyl. The logo will be white and blue vinyl on clear plastic. Sign area measures 11.5-feet wide by 2-feet tall with 11-inch copy and a 13-5/8-inch diameter logo for the "0" for each of the four panels. The sign structure is internally ulluminated by flourescent fixtures. C:\Mydaita\perptSA99-473StaterBros8-24-99.wpd STATEMENT OF THE ISSUE: Issue 1 -Acceptability National tenants are permitted to use corporate signs, or their standard signs, with approval of the Planning Commission. A number of national or regional tenants have chosen to do this in the Center. The style of the proposed letters is compatible with the other signs in the Center. However, the Sign Program does not have a provision to allow logos placed by themselves for major center tenants. The main sign will incorporate a logo as part of the design, thus the applicant will already have a logo on the store front and not need another logo. Staff recommends denial of the 72-inch logo located on the fascia arcade. RECOMMENDATIONS: Adopt Minute Motion 99- , approving the requested signs, subject to the following condition: 1. Obtain a building permit prior to installation of the three signs. 2. Prior to issuance of a sign permit, the applicant shall remove the single logo. Attachments: 1. Location Map 2. Sign Exhibits Prepared by: Leslie Mouriquand, Associate Planner Submitted by: Christine di lorio, Planning Manager C:\Mydeita\perptSA99-473StaterBros8-24-99.wpd