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2000 07 25 PCPlanning Commission Agendas are now available on the City's Web Page @ www.la-quinta.org PLANNING COMMISSION AGENDA A Regular Meeting to be Held at the La Quinta City Hall Council Chamber 78-495 Calle Tampico La Quinta, California July 25, 2000 7:00 P.M. **NOTE** ALL ITEMS NOT CONSIDERED BY 11:00 P.M. WILL BE CONTINUED - TO THE NEXT REGULAR MEETING Beginning Resolution 2000-045 Beginning Minute Motion 2000-012 I. CALL TO ORDER A. Pledge of Allegiance B. Roll Call C. Election of Chair and Vice Chair 11. PUBLIC COMMENT This is the time set aside for public comment on any matter not scheduled for public hearing. Please complete a "Request to Speak" form and limit your comments to three minutes. III. CONFIRMATION OF AGENDA IV. CONSENT CALENDAR A. Approval of the Minutes of the regular meeting on May 10, 2000, June 13, 2000, and July 11, 2000, B. Department Report PC/AGENDA V. PUBLIC HEARINGS: A. Item ................. ENVIRONMENTAL ASSESSMENT 2000-399, SPECIFIC PLAN 2000-047, PARCEL MAP 29791, CONDITIONAL USE PERMIT 2000-050 AND SITE DEVELOPMENT PERMIT 2000-680 Applicant .......... La Quinta Court, JDD, LLC Location ........... Southeastern corner of Highway 1 1 1 and Washingtor Street. Request ............ Certification of a Mitigated Negative Declaration of Environmental Impact, approval of a Specific Plan for desigr guidelines and development standards, a Conditional Use Permit to allow motorcycle and golf cart sales, Site Development Permit for architecture and IandscapinE approval, and a Parcel Map to merge six parcels into one. Action ............... Resolution 2000- , Resolution 2000-_, Resolutior 2000- , Resolution 2000-_, and Resolution 2000- B. I'tem ................. SPECIFIC PLAN 88-012 AND TRACT MAP 23995 Applicant .......... City of La Quinta Redevelopment Agency, USA Commercia Mortgage, and Sienna Del Rey, LLC Location ........... North of the Whitewater Storm Channel, south of Mile: Avenue, West of Adams Street, and East of Washingtor Street. Request ............ Repeal of the Specific Plan and modification of the Trac Map Condition #39 by providing for the required Bikeway on the south side of the Whitewater Storm Channel anc provide for an in -lieu fee for the construction of the Bikeway. Action ............... Resolution 2000- and Resolution 2000- VI. BUSINESS ITEMS: None VII. CORRESPONDENCE AND WRITTEN MATERIAL VIII. COMMISSIONER ITEMS A. Commission report on the City Council meeting of July 18, 2000 IX. ADJOURNMENT i)!'/T('-L7'MT MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA June 13, 2000 CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:00 P.M. by Vice Chairman Robbins who asked Commissioner Tyler to lead the flag salute. B. Present: Commissioners Jacques Abels, Richard Butler, Robert Tyler, and Vice Chairman Steve Robbins. C. It was moved and seconded by Commissioners Abels/Tyler to excuse Chairman Kirk. D. Staff present: Community Development Director Jerry Herman, City Attorney Dawn Honeywell, Planning Manager Christine di lorio, Senior Engineer Steve Speer, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: A. It was moved and seconded by Commissioners Abels/Butler to move Agenda Item C to be the first item on the Agenda. Unanimously approved. IV. CONSENT ITEMS: A. Vice Chairman Robbins asked if there were any corrections to the Minutes of May 23, 2000. Commissioner Tyler asked that Page 20, Item #44, be amended to stated ".....construction activity on Sundays or holidays. Saturdays 8:00 a.m. - 5:00 p.m......" There being no further corrections it was moved and seconded by Commissioners Butler/Abels to approve the minutes as corrected. Unanimously approved. B. Department Report: None. C:\My Documents\WPD0CS\PC6-13-20.Wpd 1 Planning Commission Minutes June 13, 2000 V. PUBLIC HEARINGS: A. Environmental Assessment 99 386 General Plan Amendment 2000-065 Specific Plan 2000-046 and Tract Maa 29436; a request of Mainiero Smith and Associates for US Homes for a recommendation to certify a Mitigated Negative Declaration of Environmental Impact; recommend approval of a General Plan Text Amendment to require a Corridor Master Plan for traffic signals to allow spacing less than 1,200 feet; recommend approval of a Specific Plan for Eisenhower Corridor Master Plan of traffic signals; and recommend approval to subdivide 75.86 acres into 169 residential lots and other amenity lots to be located on the north side of Eisenhower Drive, east of Coachella Drive. 1. Planning Manager Christine di lori,o informed the Commission that a request had been received from the applicant stating their concurrence with staff recommendation for a continuance to June 27, 2000, as the project issues and information relating to the Environmental Assessment require the Environmental Assessment to be amended. 2. It was moved and seconded by Commissioners Butler/Abels to continue the item to June 27, 2000. Unanimously approved with Chairman Kirk being absent. B. Site Development Permit 2000-678; a request of Michael Shovlin (Washington Plaza Associates) for approval of development plans for a one story 4,649 square foot bank building on 0.73 acres located at 46- 100 Washington Street, within the One Eleven La Quinta Shopping Center. 1. Commissioner Tyler stated for the record that he had discussed with the City Attorney that he and his wife had a small account with this bank, and it was her determination that he had no conflict of interest. 2. Vice Chairman Robbins opened the public hearing and asked for the staff report. Planning Manager Christine di lorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. Staff reviewed the revised elevations as requested by the Architectural and Landscaping Review Committee. CAMy Documents\WPDOCS\PC6-13-20.wpd 2 Planning Commission Minutes June 13, 2000 3. Vice Chairman Robbins asked if there were any questions of staff. Commissioner Tyler noted the articulation on the west elevation was an improvement over the original design as it did step back and was not plain. 4. Commissioner Butler asked where the blue color would be used on the building. Staff indicated on the plans where it would be used. 5. Commissioner Tyler asked how the height of the raised parapet wall feature compared to the Auto Club parapet. Staff stated the top of the Auto Club parapet is 4 feet 6 inches and the bank parapet was proposed to be 25 feet. The Auto Club sign was allowed the additional height as it was approved prior to the change in the City's Ordinance in regarding the tower height. The bank building itself is 16 feet. Community Development Director Jerry Herman stated the Commission could not deviate from the Zoning Code height requirement unless the applicant applied for a variance. Commissioners indicated they were trying to determine the difference between the two parapets. 6. Commissioner Tyler asked if there were any proposed changes to the traffic flow with the site. Staff stated none were proposed, or required. 7. Commissioner Butler asked if any parking would be lost. Staff stated none would be gained, or lost. 8. Commissioner Tyler asked about the number of signs requested. Staff stated the recommendation was to remove one of the five requested. 9. There being no further questions of staff, Vice Chairman Robbins asked if the applicant would like to address the Commission. Mr. Joe DeCoster, Desert Cities Development, stated one of his major concerns on the building was the statement that it was not Southwestern. He is currently designing four other buildings on the site and is trying to make them blend in. He went on to describe where the elements were repeated through the Center and presented pictures of the Center to substantiate his comments. 10. Commissioner Butler asked the applicant which of the renderings did he prefer. Mr. DeCoster stated the colored rendering. Staff stated this rendering did meet the height limitations. CAMy Documents\WPDOCS\PC6-13-20.wpd 3 Planning Commission Minutes June 13, 2000 Commissioner Butler stated the colored rendering was not acceptable to the ALRC. Mr. DeCoster stated he would prefer to have the revised architectural detail added to the colored rendering on the west elevation. 11. Vice Chairman Robbins stated the difference between the two buildings is the height the tower sticks up above the building. Discussion followed regarding the architectural details. 12. Commissioner Tyler asked if the mechanical equipment would be hidden with the revised rendering. Mr. DeCoster stated the parapet would have to be adjusted accordingly. 13. Commissioner Tyler asked if the applicant had any information on the traffic flow. Mr. DeCoster stated he had no knowledge regarding the traffic flow. 14. There being no further questions of the applicant, Vice Chairman Robbins asked if there was any other public comment on this item. 15. There being no further public comment, Vice Chairman Robbins closed the public hearing and opened the item for Commission discussion. 16. Commissioner Tyler stated he had a concern about the traffic pattern entering off Washington Street. Commissioner Abels stated the Center is existing and there are no alternatives that could be considered, or offered. 17. Commissioner Butler stated he concurs with the applicant on his original elevation submitted. As to the height of the tower, or the columns, they follow the architectural style of the Center. 18. Commissioner Abels stated he concurs with Commissioner Butler and with regard to the traffic, -the public already has the same travel pattern to use the Auto Club. 19. Vice Chairman Robbins stated he prefers the arch, but will go along with the rest of the Commission. Mr. DeCoster explained the building base detail would be popped out six inches along the building. The horizontal element would also be carried out as well as the riglet. Staff suggested Condition 17.B. be modified to state C:\My Documents\WPDOCS\PC6-13-20.wpd 4 Planning Commission Minutes June 13, 2000 the riglet along the top of the banding on the cutout of the northwest corner and continue around the base as proposed under the arcade and wrap it around. 20. Vice Chairman Robbins asked the applicant if the rounded arch were used, could it cover the mechanical equipment. Mr. DeCoster stated he would have to lower the entire parapet wall and the boxes would still be seen. Commissioners stated they would prefer to hide the equipment. 21. There being no further discussion, it was moved and seconded by Commissioners Butler/Abets to adopt Planning Commission Resolution 2000-037 approving Site Development Permit 2000- 678, as amended: a. Condition #17.A. Deleted b. Condition #17.13. to includie the riglet along the top of the banding on the cutout of the northwest corner and continue around the base as proposed under the arcade and wrap it around. ROLL CALL: AYES: Commissioners Abels, Butler, Tyler, and Vice Chairman Robbins. NOES: None. ABSENT: Chairman Kirk. ABSTAIN: None. C. Site Development Permit 99-647 Amendment # ; a request of Century - Crowell Communities for approval of architectural plans for two new design options to be added to Plan 3 and 4 of the Tournament collection to be construct along Cantebury and Riviera, in PGA West. 1. Commissioner Butler excused himself due to a possible conflict of interest and left the dias. 2. Vice Chairman Robbins opened the public hearing and asked for the staff report. Planning Manager Christine di lorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 3. There being no questions of staff, Vice Chairman Robbins asked if the applicant would like to address the Commission. Ms. Marty Butler, representing Century -Crowell stated she was available for any questions of the Commission. C:\My Documents\WPDOCS\PC6-13-20.wpd 5 Planning Commission Minutes June 13, 2000 4. Commissioner Abels stated he was pleased with the plans as submitted. 5. There being no questions of the applicant, Vice Chairman Robbins asked if there was any other public comment on this item. 6. There being no further public cornment, Vice Chairman Robbins closed the public hearing and opened the item for Commission discussion. 7. There being no further discussion, it was moved and seconded by Commissioners Abels/Tyler to adopt Planning Commission Resolution 2000-038 approving Site Development Permit 2000- 647, Amendment #1, as submitted. ROLL CALL: AYES: Commissioners Abels, Tyler, and Vice Chairman Robbins. NOES: None. ABSENT: Chairman Kirk and Commissioner Butler. ABSTAIN: None. Commissioner Butler rejoined the Commission. VI. BUSINESS ITEMS: A. Sian Application 2000-502; a request of Fuller Sign and Design for approval of a sign program for Dune Palms Center (Lapis Energy - Specific Plan 96-028) located at the southeast corner of Dune Palms Road and Highway 111. 1. Vice Chairman Robbins asked for the staff report. Planning Manager Christine di lorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Vice Chairman Robbins asked if -there were any questions of staff. Commissioner Butler asked where the signs would be placed. Staff stated the sign on the southeast corner was for the gas station and to display the name of the Center. 3. Vice Chairman Robbins asked what would occur at the south end of the site. Staff stated nothling is currently proposed and no other monument signs are proposed. The Center signs would be on the southeast corner of Highway 111 and Dune Palms Road and further down on Dune Palms Road. The corner sign would be for the pricing of gas. CAMy Documents\WPDOCS\PC6-13-20.wpd 6 Planning Commission Minutes June 13, 2000 4. There being no further questions of staff, Vice Chairman Robbins asked if the applicant would like to address the Commission. Mr. Bruce Fuller, Fuller Signs and Design, stated the sign would be 10 feet long and five feet high to meet the City's requirements. The sign on Dune Palms Road is because this is the common entrance into the Center. 5. There being no questions of the applicant, Vice Chairman Robbins asked if there was any other public comment on this item. 6. There being no further public comment, Vice Chairman Robbins closed the public participation and opened the item for Commission discussion. 7. There being no further discussion, it was moved and seconded by Commissioners Abels/Butler to adopt Minute Motion 2000-011 approving Sign Application 2000-502, as submitted. Unanimously approved. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. Vill. COMMISSIONER ITEMS: A. Commissioner Tyler gave a report of the Council meeting of June 6, 2000. IX. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Abels/Tyler to adjourn this regular meeting of the Planning Commission to the next regular meeting of the Planning Commission to be held June 27, 2000, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 8:10 p.m. on June 13, 2000. Respectfully submitted, Betty J. Sawyer, Executive Secretary City of La Quinta, California CAMy Documents\WPD0CS\PC6-13-20.Wpd 7 MINUTES PLANNING COMMISSION MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA July 11, 2000 I. CALL TO ORDER 7:00 P.M. A. This meeting of the Planning Commission was called to order at 7:03 p.m. by Chairman Kirk who asked Commissioner Tyler to lead the flag salute. B. Present: Commissioners Jacques Abels, Richard Butler, Steve Robbins, Robert Tyler, and Chairman Tom Kirk. C. Staff present: Community Development Director Jerry Herman, Assistant City Attorney John Ramirez, Senior Engineer Steve Speer, Principal Planner Stan Sawa, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE AGENDA: IV. CONSENT ITEMS: A. Chairman Kirk asked that the approval of the Minutes for June 27, 2000 Commissioner Tyler asked that Page 2, Item 3, correct the spelling of Chris Bergh; Page 14, Item 32 deleted. Chairman Kirk asked that Page 13, Item 29 corrected to state, "Although it is difficult to interpret the results given the apples to oranges comparisons, the study showed that this full access could be implemented without increasing travel time."; Page 16, Item 42 clarified to state, "The Commission was concerned with approving the document they did not feel comfortable with. Chairman Kirk stated the suggested General Plan Amendment change was to have submittal of a CMP, not necessarily the approval of the CMP. The process was implemented to submit a CMP, not to approve one." There being no further corrections, it was moved and seconded by Commissioners Tyler/Butler to approve the minutes as amended. Commissioner Robbins abstained. B. Department Report: None. C:\My Documents\WPDOCS\pc7-1 1 -OO.wpd 1 Planning Commission Minutes July 11, 2000 V. PUBLIC HEARINGS: A. Environmental Assessment 2000-392 Tentative Tract Map 29623, a request of World Development for certification of a Mitigated Negative Declaration of Environmental Impact and approval of the subdivision of 10.09 acres into 35 single family and other common lots. 1. Chairman Kirk opened the public hearing and asked for the staff report. Principal Planner Stan Sawa presented the information contained in the staff report, a copy of which is on file in the Community Development Department. 2. Chairman Kirk asked if there were any questions of staff. Commissioner Tyler questioned the modification to Condition #61 and where it is referenced in Condition 81 as both should be modified. On Condition #64, why are we conditioning the landscaping to be consistent with the tract across the street and he is not sure why staff is now requesting this. Also, it seems to be in conflict with Condition #81. Community Development Director Jerry Herman stated the purpose was to have the landscaping consistent with the units across Miles Avenue as well as Dune Palms Road. Commissioner Tyler stated this was the first time it had been required and he was questioning why it was now being imposed on this developer. Discussion followed regarding the condition. Commissioner Butler abstained from the discussion regarding the landscaping across Dune Palms Road, due to a possible conflict of interest. 3. Chairman Kirk asked if the Architecture Landscaping and Review Committee had reviewed the project. Staff stated no, because the units were approved previously for Wildflower. 4. Commissioner Butler asked about the use of lawn as he thought the idea was to reduce the amount of turf. Staff stated it was a small percentage of lawn between the sidewalk and perimeter wall. Staff could delete this if the Commission requested. 5. There being no further questions of staff, Chairman Kirk asked if the applicant would like to address the Commission. Mr. Ken Stitsworth, representing World Development, gave an overview of the project and stated he had no objections to the conditions as submitted. C:\My Documents\WPDOCS\pc7-11-OO.wpd 2 Planning Commission Minutes July 11, 2000 6. There being no further questions of the applicant, and no further public comment, Chairman Kirk closed the public participation portion of the hearing and opened the project for Commission discussion. 7. Commissioner Robbins stated the last time this developer was before the Commission he objected to the plans submitted as they had names scratched out from previous developments. If he sees another project brought before him by this developer in the same manner it will receive a no vote from him. 8. There being no further discussion, it was moved and seconded by Commissioners Abels/Tyler to adopt Planning Commission Resolution 2000-043 recommending to the City Council certification of Environmental Assessment 2000-392, subject to the findings and Mitigation Monitoring Program. ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, Tyler, and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. 9. It was moved and seconded by Commissions Abels/Robbins to adopt Planning Commission Resolution 2000-044 recommending to the City Council approval of Tentative Tract Map 29623, as amended. a. Condition #83: Add street names. ROLL CALL: AYES: Commissioners Abels, Butler, Robbins, Tyler, and Chairman Kirk. NOES: None. ABSENT: None. ABSTAIN: None. VI. BUSINESS ITEMS: None. VII. CORRESPONDENCE AND WRITTEN MATERIAL: None. Vill. COMMISSIONER ITEMS: A. Discussion regarding the summer meeting schedule of the Planning Commission. C:\My Documents\WPDOCS\pc7-1 1 -OO.wpd 3 Planning Commission Minutes July 11, 2000 1. Chairman Kirk asked for staff's recommendation. Staff stated the City Council would be dark on September 51h. It was moved and seconded by Commissioners Robbins/Butler to go dark for August 8th. They would consider going dark on September 121h if there are no cases to be heard. Unanimously approved. B. Commissioner Abels gave a report of the Council meeting of July 5, 2000. IX. ADJOURNMENT: There being no further business, it was moved and seconded by Commissioners Abels/Tyler to adjourn this regular meeting of the Planning Commission to the next regular meeting of the Planning Commission to be held July 25, 2000, at 7:00 p.m. This meeting of the Planning Commission was adjourned at 7:24 p.m. on July 11, 2000. Respectfully submitted, Betty J. Sawyer, Executive Secretary City of La Quinta, California CAMy Documents\WPDOCS\pc7-11-00.wpd 4 LA QUINTA CITY COUNCIL MINUTES OF A SPECIAL MEETING HELD JOINTLY WITH THE PLANNING COMMISSION AND THE ARCHITECTURAL AND LANDSCAPING REVIEW COMMITTEE MAY 10, 2000 A special joint meeting of the La Quinta City Council, Planning Commission, and Architectural and Landscaping Review Committee Was called to order at 7:00 p.m. by Mayor John Pena, who led the pledge of allegiance. PRESENT: Council Members Adolph, Henderson, Sniff, Mayor Pena ABSENT: Council Member Perkins It was moved and seconded by Council Members Sniff/Adolph to excuse Council Member Perkins. The motion was unanimously carried. PRESENT: Commissioners Abels, Butler, Robbins, Tyler ABSENT: Commissioner Kirk It was moved and seconded by Commissioners Abels/Robbins to excuse Chairman Kirk. The motion was unanimously carried. PRESENT: Committee Member Bobbitt. Committee Member Cunningham arrived late. ABSENT: Committee Member Reynolds It was moved and seconded by Committee Members Cunningham/Bobbitt to excuse Committee Member Reynolds. The motion was unanimously carried. _ 61611401111 CONFIRMATION OF THE AGENDA - The agenda was confirmed by all present. Commissioner Tyler suggested a discussion regarding infrastructure problems be added to the agenda. City Council Special Meeting Minutes Joint Meeting with Planning Commission and ALRC May 10, 2000 Page 3 Commissioner Abels suggested a Planning Commission study session to review the Design Guidelines for the Village again. Council Member Sniff suggested the Commission also review the Highway 111 Design Guidelines at the same time. A discussion of the use of the Village Design Guidelines ensued and Community Development Director Herman stated only Shotzy's has been reviewed under the Guidelines to date. City Attorney Honeywell commented the document has therefore not really been tested. Mayor Pena suggested during the review of the Guidelines by the Planning Commission and the ALRC any recommendations for modifications to allow more flexibility would be appropriate. He stressed that it is not the Council's intent to review the document because an application does not fit within the Guidelines. A discussion of the parking standards in the Village took place and Commissioner Abels questioned if flexibility in the standards is possible. Mayor Pena felt currently this might create a problems under the existing guidelines and suggested this is one of the areas the Commission should concentrate on during their review. Council Member Henderson expressed concern regarding the choice of plants being approved for landscaping that have inherent problems due to the maintenance required. She felt this is another area to look into and suggested that if a landscape plan is approved, provisions for the proper maintenance and care is an important factor. Council Member Sniff agreed this is another area the Commission should be looking at. Staff was directed to bring this item before the Commission for input. Mayor Pena asked the Commission to review the sign program as well both internal and directional. He also suggested, especially in the Village, there needs to be a tasteful blend of the new with existing standards to achieve compatibility. Commissioner Butler raised the question of infill projects in existing developments. He stated shared parking seems to be an acceptable alternative to developers but sometimes the uses create a nightmare as can be seen with the theater project. He said he opposes a sea of asphalt but understands the need to accommodate the tenants. His concern with development in the Village is parking. He felt even if the alleys were used as a temporary solution, development will create a long term parking problem. City Council Special Meeting Minutes May 10, 2000 Joint Meeting with Planning Commission and ALRC Page 5 Council Member Sniff noted trying to develop consistent guidelines with inconsistent development is going to require some creative methods to make it all work. He also felt parking and signs need to be reassessed in the Highway 1 1 1 corridor and the matter of parking in infill areas. Commissioner Abels remarked the decision the Council makes on the Von's Center will provide a good basis for the Commission's future actions. Council Member Henderson stated the standards used to develop the Von's Center were pre -incorporation of the City and asked the difference in the ratio between then and the more recent development of the Stater Bros Center. Community Development Director Herman replied the parking was determined not by using a ratio but based upon the uses in the Center. City Attorney Honeywell stated the fact a problem is expected, as a result of infill development, points to the need to address the issue of ratio or need for an increase in spaces by use. Council Member Adolph raised the issue of the parking spaces behind buildings being used to meet the parking requirements. He stated he feels this is unrealistic because a safety factor is involved in night-time parking in those spaces which limits their use by both patrons and employees. A discussion about the size of parking spaces based on the size of the popular SUV vehicles then took place. Public Works Director Chris Vogt responding to Council Member Henderson stated he was unaware of any national or regional efforts to address this problem. He suggested having dual stripping of the parking stalls might be a solution because it would add an extra six inches in width. Commissioner Abels asked if the traffic engineers have looked at using signals equipped with cameras such as are being used in Indian Wells. Both Council Member Henderson and Mayor Pena agreed they could be useful at certain intersections like 481h and Washington. Commissioner Tyler questioned the efforts being made to eliminate two eyesores along the Highway 111 corridor, the unfinished service station and the mobile home park. City Attorney Honeywell responded the City has required the bonding company to install the off -site improvements for the service station but she is unfamiliar with the progress of the structure being completed on that site. Committee Member Cunningham expressed concern about the last two vacant corners at Washington and Highway 111. He felt the City will only have the opportunity once to insure the appearance of this intersection is in keeping with the desired design standards. He suggested using the La Quinta Cliff House City Council Special Meeting Minutes Joint Meeting with Planning Commission and ALRC May 10, 2000 Page 7 for annexation and the need to address lot size requirements, building sizes and compatibility when looking at the residential standards for that area. Mayor Pena expressed concern regarding the size of garages based on the increased size of today's cars. He also suggested attention be paid to garage orientation. A discussion took place concerning the dust from new developments and the fact that water is not effective in the high wind conditions. Suggestions offered were soil binders, soil cement and over seeding. The group also discussed the residential landscaping and the impact of over -watering on the gutters and retention basins. Commissioner Tyler expressed concern regarding some decisions on rear setback on major streets with rear eaves overhanging the walls in some instances. Commissioner Robbins agreed the residential subdivisions need to be more creative in their design. He felt if an ordinance is not in place to deal with walls and street widths, staff can steer developers in the right direction. The City Attorney stated this needs to be contained in the development standards. Council Member Sniff addressed the need for commercial development standards for building architecture to be as creative as possible. He also felt hotel development is most important to the City because of the revenue it generates. He stated the future of the City is dependent upon its ability to attract and retain new business. Council Member Adolph felt it important that the City adhere to current standards such as height limitations and densities. He stated the General Plan needs to have some built-in flexibility to allow for change. Council Member Henderson questioned what method might be used to control excessive development of fast food establishments, car washes and service stations. City Attorney Honeywell advised the uses can be controlled using the Conditional Use Permit (CUP) process. She suggested it would be appropriate to make a finding that a CUP for restaurants is required to insure adequate parking is provided. Commissioner Tyler asked it a CUP could be used to mitigate the requirement to honor logo signs. The City Attorney responded recent court cases have established criteria dealing with logo signs. Discussion took place regarding the types of businesses that can be covered under the CUP process and City Attorney I�ioneywell advised that requiring more uses to have a CUP would only entail a zoning change and would allow more control as to surroundings in the immediate area. PH #A STAFF REPORT PLANNING COMMISSION DATE: JULY 25, 2000 CASE NO.: ENVIRONMENTAL ASSESSMENT 2000-399, SPECIFIC PLAN 2000-047, SITE DEVELOPMENT PERMIT 2000-680, CONDITIONAL USE PERMIT 2000-050, AND PARCEL MAP 29791, REQUEST: 1. RECOMMENDATION FOR CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT; 2. APPROVAL OF A DEVELOPMENT STANDARDS AND DESIGN GUIDELINES FOR A 5.65 ACRE SHOPPING CENTER TO INCLUDE 54,385 SQUARE FEET OF SPACE; 3. r9 LOCATION: APPLICANT: ENVIRONMENTAL CONSIDERATION: GENERAL PLAN/ ZONING/ DESIGNATIONS: APPROVAL OF DEVELOPMENT PLANS FOR FOUR BUILDINGS AND ASSOCIATED IMPROVEMENTS; APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW THE SALE OF GOLF CARTS AND MOTORCYCLES; AND APPROVAL OF A PARCEL MAP THAT WILL SUPERCEDE A PREVIOUSLY APPROVED PARCEL MAP THE SOUTHEASTERN CORNER OF HIGHWAY 111 AND WASHINGTON STREET. JDD, LLC ENVIRONMENTAL ASSESSMENT 00-399 WAS PREPARED IN COMPLIANCE WITH THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED. THE COMMUNITY DEVELOPMENT DEPARTMENT HAS RECOMMENDED THAT A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT BE CERTIFIED. REGIONAL COMMERCIAL/REGIONAL COMMERCIAL CAMv Documents\WPDOCS\PCStf.Rot.LQCSP00-047.Wod 1 BACKGROUND: Site Background The project site is currently vacant, and occurs at the southeastern corner of the Washington Street/Highway 1 1 1 intersection. With the recent approval of the Point Happy Specific Plan, the proposed project is the last corner of this major intersection to be proposed for development. Land uses surrounding the proposed project are: to the north, the One Eleven La Quinta Shopping Center; to the east, Simon Motors; to the south, vacant land, designated for commercial development; and to the west, Washington Street and the Von's Shopping Center beyond. The site was originally part of the subdivision which resulted in the development of Simon Motors. Architecture and Landscaping Review Committee Action The Architecture and Landscape Review Committee (ALRC) on July 5, 2000, reviewed the architectural and landscaping components of the Site Development Permit, and recommended approval, subject to conditions. Project Request In addition to the Environmental Assessment, the following describes the applications which have been filed. First, a Specific Plan of Land Use, which will guide the design and implementation of all buildings and associated facilities on the site. Second, a Conditional Use Permit has been requested, to allow for motorcycle and golf cart sales on the site (no specific building specified). Third, a Site Development Permit, which details the building architecture, landscaping and color palettes, and enables the applicant to proceed to building permits. Fourth and last, a Parcel Map which merges what are currently six parcels into one. The Specific Plan and Site Development Permit propose the development of four free- standing builAings, primarily along the perimeter of the site. Placed close to the property line at Washington Street and Highway 1 1 1, this building will make an important architectural statement at the intersection. The two northerly buildings essentially block the parking lot from Highway 1 1 1. Two more buildings, one at the southeastern corner of the property, and one along the eastern property line, will house retail tenants. The Specific Plan establishes a total square footage of 54,385, with the ability to vary by ±4% (up to 2,175 square feet more or less), as long as the parking requirements and other standards in the Specific Plan and Zoning Ordinance can be met. The proposed project includes 4 buildings, varying in size from 4,500 square feet to 28,000 square feet. All buildings are proposed to be one story, with a maximum building height of 22 feet. A post -Modern architectural style is proposed, utilizing CAMy Documents\WPDOCS\PCStf.Rpt.LQCSP00-047.wpd 2 canted, staggered roof lines, anodized aluminum trellises, and slate wainscotting. Building #1, to be located at the "point" created by the Washington Street/Highway 1 1 1 intersection, will include a rotunda on the corner, and a plaza on the Washington Street side. Another plaza treatment is proposed on the west side of building #2. Enhanced paving and trellis work is proposed to provide pedestrian access through the middle of the project. Aluminum trellis work is proposed on all building frontages. Equipment located on building roofs will be screened. The site layout maximizes building exposure to Highway 1 1 1, and creates a centralized parking area. Landscaping for the Highway 1 1 1 has been designed to conform to the Highway 1 1 1 design theme. A broader landscape palette in proposed for the Washington Street and interior landscaping plan. The broader palette, however, is compatible and complementary to the Highway 1 1 1 design theme, and should integrate well with it. The total restaurant area within the site is 13,000 square feet. The parking requirement for this use is 173 spaces. A dinner house is proposed for 10,300 ± of this space. The hours of operation for such a facility allow for shared parking which will not conflict with the day -time business hours of the retail shops. The balance of the square footage, or 43,000 square feet (includes the maximum allowable square footage of 54,385, plus an increase of 4%, as discussed above), would require 172 parking spaces. The proposed project has therefore provided a buffer o 50 ± spaces which will accommodate the cross -over between the close of retail businesses and the opening of the dinner house. The proposed land uses are consistent with those allowed in the Regional Commercial Zone, with the addition of a Conditional Use Permit to allow golf cart and motorcycle sales within the center. Access to the project will be provided in three locations, as follows (please also see project site plan): 1. Right -in, right -out access, located roughly in the middle of the northern property line, on Highway 111. 2. Right -in, right -out access, located roughly in the middle of the property, on Washington Street. 3. Full unsignalized access on Simon Drive, at the southeastern corner of the property. Public Notice: These applications were advertised in the Desert Sun newspaper on July 3, 2000. 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. CAMy Documents\WPDOCS\PCStf.Rpt.LQCSP00-047.wpd 3 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. STATEMENT OF MANDATORY FINDINGS: The findings necessary to recommend approval of the Specific Plan, Site Development Permit, Conditional Use Permit and Parcel Map can be made, as noted in the attached Resolutions with the exception of the following: Conditional Use Permit Finding 4 - Surrounding Uses Approval of the application will not create conditions materially detrimental to the public health, safety, and general welfare or injurious to or incompatible with other properties or land uses in the vicinity. The Conditional Use Permit includes a condition which requires that the Community Development Director review and approve and outdoor display areas for motorcycle or golf cart sales (this condition has been repeated under the Specific Plan and Site Development Permit). Since no outside display area is shown on the Specific Plan or Site Development Permit exhibits that would necessarily eliminate parking stalls, conditions have been added that will ensure the proper analysis is performed, should this display area be requested by a tenant. CONCLUSION: This Specific Plan and Conditional Use Permit represent an appropriate use of the land. The Specific Plan, as conditioned, is compatible with surrounding developments in the immediate area, and is in conformance with City requirements. Findings for a recommendation for approval, as noted in the attached Resolution, can be made. RECOMMENDATION: 1. Adopt Planning Commission Resolution 2000- , recommending to the City Council Certification of a Mitigated Negative Declaration of Environmental Impact for Environmental Assessment 2000-399. 2. Adopt Planning Commission Resolution 2000-_, recommending to the City Council approval of Specific Plan 2000-047, subject to the findings and conditions. 3. Adopt Planning Commission Resolution 2000-_, approving Site Development Permit 2000-680, subject to the findings and conditions. CAMy Documents\WPDOCS\PCStf.Rpt.LQCSP00-047.wpd 4 4. Adopt Planning Commission Resolution 2000-_, approving Conditional Use Permit 2000-050, subject to the findings and conditions. 5. Adopt Planning Commission Resolution 2000-_, recommending to the City Council approval of Parcel Map 29791, subject to the findings and conditions. Attachments„ 1. ALRC Minutes for July 5, 2000 2. Specific Plan 00-042 Document and Exhibit 3. Site Development Permit 4. Parcel Map 29791 Prepared by: Nicole Sauviat Criste, Consulting Planner Submitted by: Christine di lorio, Planning Manager C:\My Documents\WPDOCS\PCStf.Rpt.LQCSP00-047.,�pd PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING CERTIFICATION OF A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT FOR ENVIRONMENTAL ASSESSMENT 2000-399 PREPARED FOR SPECIFIC PLAN 2000-047, CONDITIONAL USE PERMIT 2000-050, SITE DEVELOPMENT PERMIT 2000- 680 AND PARCEL MAP 29791 ENVIRONMENTAL ASSESSMENT 2000-399 APPLICANT: JDD, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did, on the 25th day of July, 2000 hold a duly noticed Public Hearing to consider Environmental Assessment 2000-399 for Specific Plan 2000-047, Conditional Use Permit 2000-050, Site Development Permit 2000-680 and Parcel Map 29791, generally located at the southeastern corner of Highway 1 1 1 and Washington Street, more particularly described as follows: APN 643-020-002, 643-020-003, 643-020-004, 643-020-005, 643-020-006, &643-020 -007 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 2000-399) and has determined that although the proposed Specific Plan, Conditional Use Permit, Site Development Permit and Parcel Map 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 2000-047, Conditional Use Permit 2000- 050, Site Development Permit 2000-680 and Parcel Map 29791, 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 2000-047, Conditional Use Permit 2000-050, Site Development Permit 2000-680 and Parcel Map 29791 will not be detrimental to the health, safety, or general welfare of the community, either indirectly, or directly, in that no significant unmitigated impacts were identified by Environmental Assessment 2000-399. P:\pc Res EA 99-383.wpd Planning Commission Resolution 2000-_ La Quinta Court - JDD, LLC July 25, 2000 2. The proposed Specific Plan 2000-047, Conditional Use Permit 2000-050, Site Development Permit 2000-680 and Parcel Map 29791 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. 3. The proposed Specific Plan 2000-047, Conditional Use Permit 2000-050, Site Development Permit 2000-680 and Parcel Map 29791 do 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 by the Environmental Assessment. 4. The proposed Specific Plan 2000-047, Conditional Use Permit 2000-050, Site Development Permit 2000-680 and Parcel Map 29791 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 project. 5. The Specific Plan 2000-047, Conditional Use Permit 2000-050, Site Development Permit 2000-680 and Parcel Map 29791 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 substantial evidence in light of the entire record that the project may have a significant effect on the environment. 7. The Planning Commission has considered the Environmental Assessment 2000- 399 and the Environmental Assessment reflects the independent judgement of the City. 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 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 2000-399 for the reasons set forth in this I'Apc Res EA 99-383.%N,pd Planning Commission Resolution 2000-_ La Quinta Court - JDD, LLC July 25, 2000 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 25th day of July, 2000, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\pc Res EA 99-383.wpd Environmental Checklist Form 1. Project Title: Specific Plan 2000-047, Conditional use Permit 2000-050, Parcel Map 29791, Site Development Permit 2000-680 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 di lorio, 760-777-7125 4. Project Location: Southeastern corner of Highway 111 and Washington Street. 5. Project Sponsor's Name and Address: JDD, LLC c/o G. J. Murphy Construction P. 0. Box 1 124 Palm Desert, CA 92261 6. General Plan Designation: Regional Commercial, Non -Residential Overlay 7. Zoning: Regional Commercial 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 establish development standards for a 54,000 retail shopping center on 5.65 acres. Plans call for four separate buildings. Conditional Use Permit will allow motorcycle and golf cart sales on the site. Parcel Map will eliminate previously subdivided parcels which underlie the site. The Site Development Permit includes the submittal of development plans for the proposed center. 9. Surrounding Lane Uses and Setting: Briefly describe the project's surroundings. North: Regional Commercial/Shopping Center South: Vacant East: Simon Motors West: Washington Street, Shopping Center 10. Other agencies whose approval is required (e.g., permits, financing approval, or participation agreement.) Coachella Valley Water District C:\My Documents\WPDOCS\EACKLSTLQC399.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. Aesthetics Agriculture Resources Air Quality Biological Resources Cultural Resources Geology and Soils Hazards and Hazardous Materials Hydrology and Water Quality Land Use Planning Mineral Resources Noise Population and Housing Determination (To be completed by the Lead Agency.) On the basis of this initial evaluation: Public Services Recreation Transportation/Traffic Utilities and Service Systems Mandatory Findings I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared 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 revisions in the project have been made by or agreed to by the applicant. A MITIGATED 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. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" 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. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, 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, nothing further is required. Signature Date 0 u FS C 4 1?- Itiv tit dl I --Lta. o Printed Name CITY OF LA QUINTA For 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. "Negative Declaration: Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less 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 XVIII, "Earlier Analysis," 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 XVIII 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. 7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8. The analysis of each issue should identify: a. the significance criteria or threshold used to evaluate each question; and b. the mitigation measure identified, if any, to reduce the impact to less than significance Issues (and Supporting Information Sources): Would the proposal result in potential impacts involving: AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? (General Plan Exhibit CIR-5) b) Damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (General Plan EIR, page 5-12 ff.) c) Substantially degrade the existing visual character or quality of the site and its surroundings? (Application materials) d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? (Application materials) II. AGRICULTURAL RESOURCES:. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model prepared by the California Dept. Of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland) to on -agricultural use? (Master Environmental Assessment 5-29, 5-32) b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? (Zoning Map) c) Involve other changes in the existing environment which, due to their location or nature, could individually or cumulatively result in loss of Farmland, to non-agricultural use? (Aerial photographs) III. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable Air Quality Attainment Plan or Congestion Management Plan? (SCAQMD CEQA Handbook) b) Violate any stationary source air quality standard or contribute to an existing or projected air quality violation? (SCAQMD CEQA Handbook) Potentially Potentially Significant Less Than Significant Unless Significant No Impact Mitigated Impact Impact 1I X 9 K9 K4 X X X X c) Result in a net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (SCAQMD CEQA Handbook) d) Expose sensitive receptors to substantial pollutant concentrations? (Specific Plan Project Descr.) e) Create objectionable odors affecting a substantial number of people? (Specific Plan Project Descr.) IV. BIOLOGICAL RESOURCES: Would the project: a) Have a substantial adverse impact, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (General Plan FEIR, p. 4-67 ff.) b) Have a substantial adverse impact on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (General Plan FEIR, p. 4-67 ff.) c) Adversely impact federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) Either individually or in combination with the known or probable impacts of other activities through direct removal, filling, hydrological interruption, or other means? (General Plan FEIR, p. 4-67 ff.) d) Interfere substantially with the movement of any resident or migratory fish or wildlife species or with established resident or migratory wildlife corridors, or impede the use of wildlife nursery sites? (General Plan FEIR, p. 4-67 ff.) e) Conflict with any local policies or ordinances protecting biological resources such as a tree preservation policy or ordinance? (La Quinta Municipal Code; General Plan) f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Conservation Community Plan, or other approved local, regional, or state habitat conservation plan? (Master Environmental Assessment 5-5) V. CULTURAL RESOURCES: Would the project: a) Cause a substantial adverse change in the significance of a historical resource which is either listed or eligible for listing on the National Register of Historic Places, the California Register of Historic Resources, or a local register of historic resources? (General Plan FEIR, p. 4-78 ff.) X X X X X X X X X b) Cause a substantial adverse change in the significance of a unique archaeological resources (i.e., an artifact, object, or site about which it can be clearly demonstrated that, without merely adding to the current body of knowledge, there is a high probability that it contains information needed to answer important scientific research questions, has a special and particular quality such as being the oldest or best available example of its type, or is directly associated with a scientifically recognized important prehistoric or historic event or person)? (General Plan FEIR, p. 4-78 ff.) c) Disturb or destroy a unique paleontological resource or site? (Paleontology Lakebed Map) d) Disturb any human remains, including those interred outside of formal cemeteries? (General Plan FEIR, p. 4-78 ff.) VI. GEOLOGY AND SOILS: Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? (General Plan EIR, Exhibit 4.2-3, page 4-39) ii) Strong seismic ground shaking? (General Plan EIR, page 4- 30 ff.) iii) Seismic -related ground failure, including liquefaction? (General Plan EIR, page 4-30 ff.) iv) Landslides? (General Plan EIR, page 4-30 ff.) b) Result in substantial soil erosion or the loss of topsoil? (General Plan FEIR, p. 4-34 ff.) c) Be located on a geological unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslides, lateral spreading, subsidence, liquefaction or collapse? (General Plan FEIR, P. 4-34 ff.) d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? (General Plan FEIR, p. 4-34 ff.) e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal system where sewers are not available for the disposal of waste water? (Master Environmental Assessment 5-32) KI X X X X X X X X X VII. HAZARDS AND HAZARDOUS MATERIALS: Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? (Application Materials) b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the likely release of hazardous materials into the environment? (Application Materials) c) Reasonably be anticipated to emit hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? (Application Materials) d) Is the project located on a site which is included on a list of hazardous materials sites complied pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? (Riverside County Hazardous Mater4s Listing) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) f) For a project within the vicinity of a private airstrip; would the project result in a safety hazard for people residing or working in the project area? (General Plan land use map) g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? (Master Environmental Assessment 6-1 1) h) Expose people or structures to the risk of loss, injury or death involving wildlands fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (General Plan land use map) VIII. HYDROLOGY AND WATER QUALITY : Would the project: a) Violate Regional Water Quality Control Board water quality standards or waste discharge requirements? (Master Environmental Assessment 6-26, 6-27) b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (i.e., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted? (General Plan EIR, page 4-57 ff.) X X X X X X X X M X c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of stream or river, in a manner which would result in substantial erosion or siltation on- or off -site? (General Plan EIR, page 4- 57 ff.) d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? (General Plan EIR, p. 4-57 ff.) e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems to control? (General Plan EIR, page 4-57 ff.) f) Place housing within a 100-year floodplain, as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (Master Environmental Assessment 6-13) g) Place within a 100-year floodplain structures which would impede or redirect flood flows? (Master Environmental Assessment 6-13) IX. LAND USE AND PLANNING: Would the project: a) Physically divide an established community? (Aerial Photo) b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local costal program, or zoning ordinance) adopted for the purposes of avoiding or mitigating an environmental effect? (Master Environmental Assessment 2-1 1) c) Conflict with any applicable habitat conservation plan or natural communities conservation plan? (Master Environmental Assessment 5-5) X. MINERAL RESOURCES: Would the project: a) Result in the loss of availability of a known mineral resource classified MRZ-2 by the State Geologist that would be of value to the region and the residents of the state? (Master Environmental Assessment 5-29) b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? (Master Environmental Assessment 5-29) XI. NOISE: Would the project result in: a) Exposure of persons to, or generation of, noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? X (General Plan EIR, page 4-157 ff.) X 09 X X ►Ll 91 X X X b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? (General Plan EIR, page 4-157 ff.) c) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? (General Plan EIR, page 4-157 ff.) d) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? (Master Environmental Assessment) e) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive levels? (General Plan land use map) XII. POPULATION AND HOUSING: Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure) ? (General Plan, page 2-14) b1 Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? (Aerial Photo) c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? (Aerial Photo) XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection'? (General Plan MEA, page 4-3 ff. ) Police protection? (General Plan MEA, page 4-3 ff. ) Schools? (General Plan MEA, page 4-9 ff. ) Parks? (General Plan; Recreation and Parks Master Plan) Other public facilities? (General Plan MEA, page 4-14 ff. ) F3 It Q X X *51 X X X X X X XIV. RECREATION: a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Application Materials) X CAMy Documents\WPDOCS\EACKLSTLQC399.WPD b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Application Materials) XV. TRANSPORTATION/TRAFFIC: Would the project: XVI. a) Cause an increase in traffic which us substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (General Plan EIR, page 4-126 ff.) b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (General Plan EIR, page 4-126 ff.) c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (General Plan EIR, page 4-126 ff.) d) Substantially increase hazards to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? (Specific Plan and SDP site plan) e) Result in inadequate emergency access? (Application Materials) f) Result in inadequate parking capacity? (Application Materials) g) Conflict with adopted policies supporting alternative transportation (e.g., bus turnouts, bicycle racks) ? (General Plan EIR, page 4-126 ff.) UTILITIES AND SERVICE SYSTEMS: Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? (General Plan MEA, page 4-24 ) b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, page 4-24 ) c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (General Plan MEA, page 4-27) d) Are sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (General Plan MEA, page 4- 20) X X X X X X X X X X X C:\My Documents\WPDOCS\EACKLSTLQC399.WPD e) Has the wastewater treatment provider which serves or may serve the project determined that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? (General Plan MEA, page 4-20) f) Is the project served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs?(General' Plan MEA, page 4-28) XVII. 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 or 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 project, and the effects of probable future projects)? d) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? XVIII. EARLIER ANALYSIS. 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)(D). 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. The General Plan EIR and MEA were used in analysing this site. 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. Not applicable. 91 KI 91 X FN X C:\My Documents\WPDOCS\EACKLSTLQC399.WPD 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. See attached Addendum. SOURCES: Aaster Environmental Assessment, City of La Quinta General Plan 1992. 3eneral Plan Environmental Impact Report, 1992. 3CAQMD CEQA Handbook. 3eneral Plan, City of La Quinta, 1992. 'aleontological Lakebed Delineation Map, City of La Quinta. :ity of La Quinta Municipal Code C:\My Documents\WPDOCS\EACKLSTLQC399.WPD Addendum to Environmental Checklist, EA 2000-399 a► & c) Both Highway 111 and Washington Street are designated Primary Image Corridors in the City's General Plan. This designation ensures that special setback standards and landscaping are included in project development. In addition, the City has adopted specific standards for the Highway 1 1 1 corridor. The Specific Plan and Site Development Permit have incorporated these standards, and the landscape palette of the Highway 1 1 1 design theme. This will ensure that the impacts to visual resources are reduced to a less than significant level. I.d) The project site is currently vacant desert land. The project is surrounded on three sides by intense commercial development, and the intersection of Washington Street and Highway 111. The site is therefore already impacted by lighting on surrounding developments. The proposed lighting on the project site will be conditioned to conform to City standards, and will primarily occur on the interior of the site, since the buildings ring the perimeter. The site's lighting impacts are not expected to be significant. Ill.c) The proposed project is consistent with the Regional Commercial land use designation assigned to the site. As such, land uses were analysed as part of the General Plan EIR. The proposed project will create 54,000 square feet of retail commercial land uses on the site. Based on the land uses proposed, the project can be expected to generate approximately 2,196 trips per day'. Based on this, as shown in the Table below, the project will not exceed any SCAQMD thresholds. Running Exhaust Emissions (pounds/day) PM10 PM10 PM10 CO ROC NOx Exhaust Brakes Tires 50 mph 56.72 2.18 11.6 0.0 0.24 0.24 3 Daily Threshold* 550 75 100 150 Based on 2,196 trips/day and average trip length of 5.0 miles, using EMFAC7G Model provided by California Air Resources Board. Assumes catalytic light autos at 75°F. * Operational thresholds provided by SCAQMD for assistance in determining the significance of a project. Institute of Traffic Engineers, Trips Generation Handbook, 6th Edition, for Specialty Retail Center. C:\My Documents\WPDOCS\EAADDLQC399.WPD 1 The Coachella Valley has in the past been a non -attainment area for PM10 (particulate matter of 10 microns or smaller). Recent analysis by SQAQIVID has determined that the Valley has reached attainment, and a redesignation is pending. In order to control PM10, the City has imposed standards and requirements on development to control dust. SCAQMD also suggests mitigation for vehicular emissions, which are integrated into the following mitigation measures: 1. No earth moving activity shall be undertaken without the review and approval of a PM10 Management Plan. The applicant shall submit same to the City Engineer for review and approval. 2. Construction equipment shall be properly maintained and serviced to minimize exhaust emissions. 3. Existing power sources should be utilized where feasible via temporary power poles to avoid on -site power generation. 4. Construction personnel shall be informed of ride sharing and transit opportunities. 5. Cut and fill quantities will be balanced on site. 6. 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. 7. 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. 8. 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. 9. Landscaped areas shall be installed as soon as possible to reduce the potential for wind erosion. 10. SCAQMD Rule 403 shall be adhered to, insuring the clean up of construction - related dirt on approach routes to the site. 11. All grading activities shall be suspended during first and second stage ozone episodes or when winds exceed 25 miles per hour. 12. All buildings on the project site shall conform to energy use guidelines in Title 24 of the California Administrative Code. C:\My Documents\WPDOCS\EAADDLQC399.WPD 2 13. The project shall provide for non -motorized transportation facilities and shall implement all feasible measures to encourage the use of alternate transportation measures. 14. 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. With the implementation of these mitigation measures, the impacts to air quality from the proposed project will not be significant. Moreover, Improvements in technology which are likely to reduce impacts, particularly from motor vehicles or the transit route improvements in the future which may occur at the project site are not included in the analysis. Further, the air quality impacts from the proposed project falls within what was studied in the General Plan EIR. The City determined at that time that air quality impacts associated with the buildout of the City required a Statement of Overriding Considerations, which determined that the impacts to air quality of development of the Plan would be cumulatively significant when considered in conjunction with regional development, and that the City would implement all feasible measures to reduce emissions within its boundaries. IV.a) The site has been previously graded, and is surrounded on all sides by either roadways or existing development. As such, it does not represent quality habitat, and is unlikely to support significant numbers of species. The project occurs within the boundaries of the Coachella Valley Fringe -toed Lizard Habitat Conservation Plan. 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. V.b)&d) An archaeological resource analysis was conducted for the proposed project2. The property has been studied on three occasions in the past. As previously stated, the site has been previously graded, and therefore significantly impacted. The project area lies in an area where significant archaeological resources have been located in the past. The archaeological resource analysis therefore recommends the following mitigation measure: 1. An archaeological monitor shall be present during all grading and trenching activities on the site. The monitor shall be empowered to temporarily !halt or redirect earthmoving activities should any cultural resources be encountered. Upon discovery of a cultural resource, work should stop in the vicinity of the find, and a plan for its evaluation and treatment should be developed in consultation with the Community Development Department. 2 Archaeological Advisory Group, April 2000 C:\My Documents\WPDOCS\EAADDLQC399.WPD 3 VL.a) i) The proposed project does not lie in an Alquist-Priolo hazard area. No known earthquake fault occurs within several miles of the proposed project. The potential impact for fault rupture is not expected to be significant. VI. a) i0 The proposed project occurs in a Zone III groundshaking zone. The City has adopted the provisions of the Uniform Building Code for this hazard. Construction of any structure on the project site will conform to these standards, and will reduce the potential hazard to a less than significant level. VI. a) iii) The proposed project does not occur in a liquefaction hazard area. The soils on the site are loose silty sand, which has the potential to shift in a seismic event. The City Engineer will require the preparation of site -specific soils analysis in conjunction with the submittal of grading plans (please see below). This requirement will ensure that impacts from ground failure are reduced to a less than significant level. VI. b) & c) The site is located in a blowsand hazard area. As discussed above, the soils on the proposed site are loose silty sand. As such, unstable soil conditions can occur from improper grading or excavation. The City's standards for site preparation shall be adhered to in all site preparation activities. In order to reduce the impacts of unstable soils on the proposed site, the following mitigation measure shall be implemented: Prior to issuance of a grading permit for any structure on the proposed site, the applicant shall submit, for review and approval by the City Engineer, a detailed, site specific soil study, which shall include recommendations designed for the specific structure being constructed. VIII. a) The proposed project will be required to retain the 100 year, 24 hour storm on - site. This requirement includes the installation of "water cleaning" devices when necessary to ensure that no contaminants are introduced into the storm water system. This requirement will reduce the potential for violation of a water quality standard to a less than significant level. VIII. b) Although the proposed project will utilize water for irrigation and operations, the potential impacts are expected to be less than significant. Domestic water is provided by the Coachella Valley Water District, which extracts groundwater from a number of wells in the Lower Thermal sub -basin. The impacts to domestic water supplies are not expected to be significant, since commercial activity on the site will require smaller quantities of water than a residential or resort commercial land use, and will therefore lower the impacts to the aquifer. C:\My Documents\WPDOCS\EAADDLQC399.WPD 4 Vill. c), d) & e) Any development proposal reduces the amount of natural terrain available for percolation, and changes drainage patterns. Construction of structures and parking lots will reduce the amount of land available for absorption of water into the ground, and has the potential to increase surface runoff. The proposed project will direct surface runoff to drop inlets to be connected to an existing catch basin in Washington Street, which directs flows to the Whitewater Channel. The City Engineer will impose conditions of approval to ensure that any drainage is properly treated, if needed, and that adequate capacity exists in the City's system to accommodate the proposed project. No significant impact is expected. XI. a), b) & c) 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: XII. a) 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. The proposed project may indirectly induce growth, insofar as any City's amenities and commerciaV opportunities influence a homebuyer's decision to purchase. The housing market in the City is currently strong, and provides for a variety of housing opportunities for all income levels. The potential impact is not expected to be significant. XIII. a) The construction of the proposed project will result in short-term potential impacts for both police and fire services. The property, once developed, will generate sales and use tax and property tax. These taxes will contribute to the City's General Fund, and off -set the potential impact to police and fire service. All development has an impact on governmental facilities and services. The project proponent will be required to participate in the City's Impact Fee Program, which helps to offset roadway improvements. In addition, the revenues generated by the site will result in sales tax for the City, which will C:\My Documents\WPDOCS\EAADDLQC399.WPD 5 offset any needs for additional municipal services. The proposed project is not expected to have a significant impact on municipal services or facilities. XV. a) & b) The Highway 1 1 1 /Washington Street intersection was identified in the General Plan EIR as an impacted intersection. In response to this impact, the City has studies the intersection, and determined that a number of improvements were necessary, including widening, which has been completed, and the addition of super -critical intersection improvements. The project proponent will be required to participate in this improvement, which will add a free -right turn lane at the corner of the property. The land uses planned for the proposed project are typical of those considered in the General Plan land use designation of Regional Commercial, and have therefore been previously analysed in the General Plan EIR and MEA. The project will not create any impact above those already considered and mitigated under the General Plan review. XVI. f) The construction of the proposed project will have a limited impact on solid waste disposal. However, the operators of the businesses within the center, once constructed, will be required to participate in the City's AB 939 programs, which are designed to reduce the impacts to landfills. The overall impacts of the project on these services is not expected to be significant. C:\My Documents\WPDOCS\EAADDLQC399.WPD 6 PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A SPECIFIC PLAN TO ALLOW THE DEVELOPMENT OF A 54,000 ± SQUARE FOOT SHOPPING CENTER AT THE SOUTHEAST CORNER OF HIGHWAY 111 AND WASHINGTON STREET. CASE NO.: SPECIFIC PLAN 00-047 APPLICANT: JDD, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25th day of July, 2000, hold a duly noticed Public Hearing for the La Quinta Court project for review of a Specific Plan to allow a 54,000 ± square foot shopping center on 5.65 ± acres located at the southeastern corner of Highway 1 1 1 and Washington Street, more particularly described as: APN 643-020-002, 643-020-003, 643-020-004, 643-020-005, 643-020-006, &643-020 -007 WHEREAS, at said public hearing, upon hearing and considering Environmental Assessment 2000-399, and 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 the proposed project, as conditioned. 2. The proposed Specific Plan is compatible with the City's zoning ordinance in that it provides standards for the proposed land uses, and implements requirements for Conditional Use Permits, as required. 3. 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. 4. Development of the proposed Specific Plan is compatible with the parcel on which it is proposed, and surrounding land uses along both Highway 1 1 1 and Washington Street. CAMy Documents\WPDOCS\PCResoSPLQC047.WPD 1 Planning Commission Resolution 2000-_ La Quinta Court - JDD, LLC Specific Plan 2000-047 July 25, 2000 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 2000-399 assessed the environmental concerns of this Specific Plan; and, 4. That it does recommend approval to the City Council of Specific Plan 00-047 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 25th day of July, 2000, 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 C:\Mv Documents\WPDOCS\PCResoSPLQC047.WPD 2 PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED LA QUINTA COURT - JDD, LLC SPECIFIC PLAN 2000-047 JULY 25, 2000 GENERAL 1. Upon conditional approval by the City Council of this development application, the City Clerk shall prepare and record, with the Riverside County Recorder, a memorandum noting that conditions of approval for development of the property exist and are available for review at City Hall. 2. 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. 3. This tentative map and any final maps thereunder shall comply with the requirements and standards of § §66410 through 66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC). 4. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. CAMy Documents\WPDOCS\COALQCSP047.WPD 1 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 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. 5. Final maps under this tentative map shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of final map approval. PROPERTY RIGHTS 6. Prior to approval of a final map, the applicant shall acquire or confer easements and other property rights required of the tentative map or otherwise necessary for construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements. 7. The applicant shall 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. 8. Right of way dedications required of this development include: PUBLIC STREETS A. Washington Street - additional variable width (21'-31') as required to implement the "Ultimate Study" street alignment configuration plan dated 3/09/94. An additional variable width (0-8') shall be dedicated as required if the left turn only lane at Simon Drive is approved. 9. Right of way geometry for knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 10. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. CAMy Documents\WPDOCS\COALQCSP047.WPD 2 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 11. If the City Engineer determines that access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant the necessary rights of way within 60 days of written request by the City. 12. The applicant shall create perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if meandering wall design is approved): Washington Street - 20-feet. State Highway 1 1 1 - 50-feet. Simon Drive - 10-feet. The setback requirement applies to all frontage including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall dedicate blanket easements for those purposes. 13. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 14. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved tentative map and Site Development Permit. 15. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 16. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners. 17. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval of this tentative map by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. C:\My Documents\WPDOCS\COALQCSP047.WPD 3 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 FINAL MAPS) AND PARCEL MAP(S) 18. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. 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. 19. 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." Precise grading plans shall have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. "Precise Grading" plans shall normally include perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 20. 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. 21. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they C:\My Documents\WPDOCS\COALQCSP047.WPD 4 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 may be fully retrieved into a basic AutoCad 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 AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPROVEMENT AGREEMENT 22. Depending on the timing of development of the lots or parcels created by this map and the status of off -site improvements at that time, the subdivider may be required to construct improvements, to construct additional improvements subject to reimbursement by others, to reimburse others who construct improvements that are obligations of this map, to secure the cost of the improvements for future construction by others, or a combination of these methods. In the event that any of the improvements required herein are constructed by the City, the Applicant shall, at the time of approval of a map or other development or building permit, reimburse the City for the cost of those improvements. 23. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to approval of a final map or parcel map or issuance of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 24. 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. C:\My Documents\WPDOCS\COALQCSP047.WPD 5 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 25. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 26. If improvements are phased with multiple final maps or other administrative approvals (e.g., Site Development Permits), off -site improvements and common improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 27. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. GRADING 28. Prior to issuance of a grading permit, the applicant shall furnish a preliminary geotechnical ("soils") report and an approved 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. A statement shall appear on final maps (if any are required of this development) that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 29. 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. 30. 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. C:\My Documents\WPDOCS\COALQCSP047.WPD 6 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 31. The applicant shall maintain graded, undeveloped 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. 32. Prior to issuance of any improvement after rough grading is complete, 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 The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 33. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design storm) shall be handled as follows: A. The tributary drainage area shall extend to the centerline of adjacent public streets. B. Developer shall discharge storm water from on -site, and off -site tributary area assigned to the development site, into existing storm drain located in Washington Street. Developer shall pay a prorated share of cost to design and install the storm drain. The prorated share shall be calculated on the basis of tributary area contributed by the subject development relative to the tributary area served by the storm drain. C. The applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge into the Coachella Valley Stormwater Channel 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 in the land within this tentative map excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. C:\My Documents\WPDOCS\COALQCSP047.WPD 7 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 UTILITIES 34. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all above -ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 35. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 36. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 37. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) OFF -SITE STREETS Washington Street - Widen and reconstruct street to implement "Ultimate Study" street alignment configuration plan dated 3/09/94. Reconstruction shall include removal and reconstruction of: landscaped median island; existing pavement as needed east of the west AC curb of the existing median; curb, gutter and 8-foot wide meandering sidewalk; and traffic signal and striping modifications and revisions as needed to implement the new street configuration. Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs, and sidewalks. CAMy Documents\WPDOCS\COALQCSP047.WPD 8 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 38. 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). 39. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 40. Streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. If a wedge or rolled curb design is approved, the lip at the flowline shall be vertical (1 /8" batter) and a minimum of 0.1 ' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 41. Parking lot design shall conform with the City's Off -Street Parking Ordinance as delineated in Chapter 9.15 of the LQMC. 42. 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. 43. The City will conduct final inspections of buildings only when the on -site parking lot improvements are completed. 44. General access points and turning movements of traffic are limited -to the following: A. Washington Street and on -site driveway shall be limited to right -turn movements only. B. Washington Street and Simon Drive shall be limited to right -turn movements only along with eastbound access to Simon Drive from southbound Washington Street. No access from westbound Simon Drive to southbound Washington Street will be allowed. C:\My Documents\WPDOCS\COALOCSP047.WPD 9 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 C. Simon Drive and on -site driveway will allow full turning movements. D. Highway 111 and on -site driveway shall be limited to right -turn movements only. LANDSCAPING 45. The applicant shall provide landscaping in required setbacks and common lots. 46. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 47. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. 48. An 8-foot sidewalk shall be constructed along Washington Street, and along Highway 111. The sidewalk shall meander within the Right -of -Way and setback. PUBLIC SERVICES 49. The applicant shall provide public transit improvements as required by CalTrans and Sunline Transit and approved by the City Engineer. Improvements shall include a bus turnout location and passenger waiting shelter along Highway 1 1 1. The shelter shall be the City adopted standard for Highway 1 1 1. QUALITY ASSURANCE 50. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. C:\My Documents\WPDOCS\COALQCSP047.WPD 10 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 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, specifications and applicable regulations. 53. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all improvement plans which were signed by the City. 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, and sidewalks. 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. COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS 56. Prior to issuance of a grading permit, the applicant shall submit an irrigation plan for all landscaping on the site, for review and approval by the Community Development Department. The plans shall also include hardscape details including special pavement treatments. All plans shall be consistent with the adopted Specific Plan. 57. The project proponent will participate, as required by the Municipal Code, in the Art in Public Places program. C:\My Documents\WPDOCS\COALQCSP047.WPD 11 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 58. The Specific Man, page 5, third paragraph, first line, shall be amended to read "226 parking stalls." 59. Fast food restaurants with drive-throughs shall be prohibited land use on the proposed site. 60. Any outdoor sales or display areas proposed for a golf cart or motorcycle sales location shall require Community Development Director approval. The plan shall demonstrates how the outdoor sales or display area will be integrated into the site design. 61. Should any area to be utilized for outdoor sales or display reduce the number of parking spaces shown within Specific Plan 2000-047, the application shall demonstrate how the loss of these parking space(s) has been mitigated. 62. Prior to the issuance of building permits, the applicant shall provide a site plan which locates bicycle racks throughout the project, in compliance with City standards. 63. The project proponent shall implement all mitigation measures listed in Environmental Assessment 2000-399. 64. The project proponent shall demonstrate their exemption from the payment of school fees, in the form of a certification from the school district, prior to the issuance of a building permit. COACHELLA VALLEY WATER DISTRICT 65. The applicant shall meet requirements of the District for the installation of domestic water lines to serve the proposed project. 66. Any restaurant proposed for the proposed site shall install grease interceptors, including a sample box, sanitary tee and running tap with cleanout to CVWD standards. 67. Plans for grading, landscaping and irrigation systems shall be submitted to the District for review for the purpose of safe water management. FIRE DEPARTMENT 68. 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. C:\Mv Documents\WPDOCS\COALQCSP047.WPD 12 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 69. Fire sprinkler systems are required for all new buildings that are 5,000+ square feet in size. 70. All interior access roads and entry driveways need to be a minimum of 20 feet unobstructed width and an unobstructed vertical clearance of 13 feet 6 inches. 71. Specific access plans shall be submitted for review and approval. 72. Provide or show there exists a water system capable of delivering 2,250 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. 73. A combination of on -site and off -site Super hydrant(s) (6"x 4"x 2.5"x 2.511) located not less than 25' or more than 165' from any portion of the building(s) as measured along approved vehicular travel ways. The required fire flow shall be available from any adjacent hydrant(s) in the system. 74. Blue retro-reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate the location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 75. Prior to the issuance of a building permit, 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." 76. The required water system including fire hydrants shall be installed and operational prior to the start of construction. 77. 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. 78. Install a complete fire sprinkler system per NFPA 13. 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. 79. Install a supervised water flow fire alarm system as required by the UBC/Riverside County Fire Department and National Fire Protection Association Standard 72. C:\Mv Documents\WPD'OCS\COALQCSP047.WPD 13 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 80. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the Planning & Engineering office for submittal requirements. 81. Prior to final inspection of any building, the applicant shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 82. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A1OBC in rating. Contact certified extinguisher company for proper placement of equipment. 83. Install a Hood/Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 84. Install Knox Key Lock boxes, Models 4400, 3200, or 1300, mounted per recommended standards 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. C:\Mv Document s\WPDOCS\COALQCSP047.WPD 14 PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, APPROVING DEVELOPMENT OF A 54,000 ± SQUARE FOOT SHOPPING CENTER AT THE SOUTHEAST CORNER OF HIGHWAY 111 AND WASHINGTON. CASE NO.: SITE DEVELOPMENT PERMIT 2000-680 APPLICANT: JDD, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25th day of July, 2000, hold a duly noticed Public Hearing for the La Quinta Court project for review of a Site Development Permit to allow a 54,000 ± square foot shopping center on 5.65 ± acres located at the southeastern corner of Highway 1 1 1 and Washington Street, more particularly described as: APN 643-020-002, 643-020-003, 643-020-004, 643-020-005, 643-020-006, &643-020 -007 WHEREAS, the Architecture and Landscape Review Committee for the City of La Quinta did, on the 5th day of July, 2000 recommend approval of the proposed project, by adoption of Minute Motion 2000-013, subject to conditions; WHEREAS, at said Public Hearing, upon hearing and considering Environmental Assessment 2000-399, and 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 Site Development Permit: 1. The proposed Site Development Permit is consistent with the General Plan goals, policies and programs relating to the Regional Commercial land use designation, and supports a broad range of commercial opportunities for the City's residents. 2. The proposed Site Development Permit is consistent with the standards of the Zoning Ordinance, implements requirements for Conditional Use Permits, as required, and is consistent with Specific Plan 2000-047, which establishes development standards for the project. The project meets the City's standards for height, floor area ratio, and land use. 3. The proposed Site Development Permit will not be detrimental to the public health, safety and welfare, as it has been designed to be compatible with surrounding development, and conform with the City's standards and requirements, as conditioned. CAMy Documents\WPDOCS\PCResoSDP680LQC.WPD 1 Planning Commission Resolution 2000- Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 4. The proposed Site Development Permit complies with the architectural design standards for Specific Plan 2000-047, and implements the post-modern style called for in that document. 5. The proposed Site Development Permit is consistent with the landscaping standards and palette in Specific Plan 2000-047, and implements the Highway 1 1 1 Design Theme along the project's frontage on Highway 1 1 1. 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 2000-680, for the reasons set forth in this Resolution, and subject to the Conditions of Approval attached hereto; 3. That it does hereby confirm the conclusion that Environmental Assessment 2000-399 assessed the environmental concerns of this Site Development Permit; and, PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 25th day of July, 2000, 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 CAMy Documents\WPDOCS\PCResoSDP680LQC.WPD 2 PLANNING COMMISSION RESOLUTION 2000-_ CONDITIONS OF APPROVAL - RECOMMENDED LA QUINTA COURT - JDD, LLC SITE DEVELOPMENT PERMIT 2000-680 JULY 25, 2000 GENERAL 1. Upon conditional approval by the City Council of this development application, the City Clerk shall prepare and record, with the Riverside County Recorder, a memorandum noting that conditions of approval for development of the property exist and are available for review at City Hall. 2. 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. 3. This tentative map and any final maps thereunder shall comply with the requirements and standards of § §66410 through 66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC). 4. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Gmperial 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. C:\My Documents\WPDOCS\COALQCSP047.WPD 1 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 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. 5. Final maps under this tentative map shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of final map approval. PROPERTY RIGHT 6. Prior to approval of a final map, the applicant shall acquire or confer easements and other property rights required of the tentative map or otherwise necessary for construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements. 7. The applicant shall 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. 8. Right of way dedications required of this development include: PUBLIC STREETS A. Washington Street - additional variable width (21'-31') as required to implement the "Ultimate Study" street alignment configuration plan dated 3/09/94. An additional variable width (0-8') shall be dedicated as required if the left turn only lane at Simon Drive is approved. 9. Right of way geometry for knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 10. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. C:\My Documents\WPDOCS\COALQCSP047.WPD 2 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 11. If the City Engineer determines that access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant the necessary rights of way within 60 days of written request by the City. 12. The applicant shall create perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if meandering wall design is approved): Washington Street - 20-feet. State Highway 1 1 1 - 50-feet. Simon Drive - 10-feet. The setback requirement applies to all frontage including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall dedicate blanket easements for those purposes. 13. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 14. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved tentative map and Site Development Permit. 15. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 16. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners. 17. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval of this tentative map by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. C:\My Documents\WPDOCS\COALQCSP047.WPD 3 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 FINAL MAP(S) AND PARCEL MANS) 18. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. 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. 19. 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." Precise grading plans shall have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. "Precise Grading" plans shall normally include perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 20. 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. 21. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they C:\My Documents\WPDOCS\COALQCSP047.WPD 4 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 may be fully retrieved into a basic AutoCad 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 AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPROVEMENT AGREEMENT 22. Depending on the timing of development of the lots or parcels created by this map and the status of off -site improvements at that time, the subdivider may be required to construct improvements, to construct additional improvements subject to reimbursement by others, to reimburse others who construct improvements that are obligations of this map, to secure the cost of the improvements for future construction by others, or a combination of these methods. In the event that any of the improvements required herein are constructed by the City, the Applicant shall, at the time of approval of a map or other development or building permit, reimburse the City for the cost of those improvements. 23. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to approval of a final map or parcel map or issuance of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 24. 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. C:\My Documents\WPDOCS\COALQCSP047.WPD 5 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 25. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 26. If improvements are phased with multiple final maps or other administrative approvals (e.g., Site Development Permits), off -site improvements and common improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 27. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. GRADING 28. Prior to issuance of a grading permit, the applicant shall furnish a preliminary geotechnical ("soils") report and an approved 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. A statement shall appear on final maps (if any are required of this development) that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 29. 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. 30. 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. C:\My Documents\WPDOCS\COALQCSP047.WPD 6 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 31. The applicant shall maintain graded, undeveloped 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. 32. Prior to issuance of any improvement after rough grading is complete, 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 The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 33. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design storm) shall be handled as follows: A. The tributary drainage area shall extend to the centerline of adjacent public streets. B. Developer shall discharge storm water from on -site, and off -site tributary area assigned to the development site, into existing storm drain located in Washington Street. Developer shall pay a prorated share of cost to design and install the storm drain. The prorated share shall be calculated on the basis of tributary area contributed by the subject development relative to the tributary area served by the storm drain. C. The applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge into the Coachella Valley Stormwater Channel 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 frorn 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 in the land within this tentative map excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. C:\My Documents\WPDOCS\COALQCSP047.WPD 7 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 UTILITIES 34. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all above -ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 35. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 36. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 37. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) OFF -SITE STREETS Washington Street - Widen and reconstruct street to implement "Ultimate Study" street alignment configuration plan dated 3/09/94. Reconstruction shall include removal and reconstruction of: landscaped median island; existing pavement as needed east of the west AC curb of the existing median; curb, gutter and 8-foot wide meandering sidewalk; and traffic signal and striping modifications and revisions as needed to implement the new street configuration. Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs, and sidewalks. C:\My Documents\WPDOCS\COALQCSP047.WPD 8 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 38. 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). 39. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 40. Streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. If a wedge or rolled curb design is approved, the lip at the flowline shall be vertical (1 /8" batter) and a minimum of 0.1 ' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 41. Parking lot design shall conform with the City's Off -Street Parking Ordinance as delineated in Chapter 9.15 of the LQMC. 42. 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. 43. The City will conduct final inspections of buildings only when the on -site parking lot improvements are completed. 44. General access points and turning movements of traffic are limited to the following: A. Washington Street and on -site driveway shall be limited to right -turn movements only. B. Washington Street and Simon Drive shall be limited to right -turn movements only along with eastbound access to Simon Drive from southbound Washington Street. No access from westbound Simon Drive to southbound Washington Street will be allowed. C:\My Documents\WPDOCS\COALQCSP047.WPD 9 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 C. Simon Drive and on -site driveway will allow full turning movements. D. Highway 111 and on -site driveway shall be limited to right -turn movements only. LANDSCAPING 45. The applicant shall provide landscaping in required setbacks and common lots. 46. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 47. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. 48. An 8-foot sidewalk shall be constructed along Washington Street, and along Highway 111. The sidewalk shall meander within the Right -of -Way and setback. PUBLIC SERVICES 49. The applicant shall provide public transit improvements as required by CalTrans and Sunline Transit and approved by the City Engineer. Improvements shall include a bus turnout location and passenger waiting shelter along Highway 1 1 1. The shelter shall be the City adopted standard for Highway 1 1 1. QUALITY ASSURANCE 50. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. C:\My Documents\WPDOCS\COALQCSP047.WPD 10 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 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, specifications and applicable regulations. 53. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all improvement plans which were signed by the City. 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, and sidewalks. 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. COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONS 56. Prior to issuance of a grading permit, the applicant shall submit an irrigation plan for all landscaping on the site, for review and approval by the Community Development Department. The plans shall also include hardscape details including special pavement treatments. All plans shall be consistent with the adopted Specific Plan. 57. The project proponent will participate, as required by the Municipal Code, in the Art in Public Places program. C:\My Documents\WPDOCS\COALQCSP047.WPD 11 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 58. The Specific Plan, page 5, third paragraph, first line, shall be amended to read "226 parking stalls." 59. Fast food restaurants with drive-throughs shall be prohibited land use on the proposed site. 60. Any outdoor sales or display areas proposed for a golf cart or motorcycle sales location shall require Community Development Director approval. The plan shall demonstrates how the outdoor sales or display area will be integrated into the site design. 61. Should any area to be utilized for outdoor sales or display reduce the number of parking spaces shown within Specific Plan 2000-047, the application shall demonstrate how the loss of these parking space(s) has been mitigated. 62. Prior to the issuance of building permits, the applicant shall provide a site plan which locates bicycle racks throughout the project, in compliance with City standards. 63. The project proponent shall implement all mitigation measures listed in Environmental Assessment 2000-399. 64. The project proponent shall demonstrate their exemption from the payment of school fees, in the form of a certification from the school district, prior to the issuance of a building permit. COACHELLA VALLEY WATER DISTRICT 65. The applicant shall meet requirements of the District for the installation of domestic water lines to serve the proposed project. 66. Any restaurant proposed for the proposed site shall install grease interceptors, including a sample box, sanitary tee and running tap with cleanout to CVWD standards. 67. Plans for grading, landscaping and irrigation systems shall be submitted to the District for review for the purpose of safe water management. FIRE DEPARTMENT 68. 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. C:\Mv Documents\WPDOCS\COALQCSP047.WPD 12 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 69. Fire sprinkler systems are required for all new buildings that are 5,000 + square feet in size. 70. All interior access roads and entry driveways need to be a minimum of 20 feet unobstructed width and an unobstructed vertical clearance of 13 feet 6 inches. 71. Specific access plans shall be submitted for review and approval. 72. Provide or show there exists a water system capable of delivering 2,250 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. 73. A combination of on -site and off -site Super hydrant(s) (6"x 4"x 2.5"x 2.5") located not less than 25' or more than 165' from any portion of the building(s) as measured along approved vehicular travel ways. The required fire flow shall be available from any adjacent hydrant(s) in the system. 74. Blue retro-reflective pavement markers shall be mounted on private streets, public streets and driveways to indicate the location of fire hydrants. Prior to installation, placement of markers must be approved by the Riverside County Fire Department. 75. Prior to the issuance of a building permit, 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." 76. The required water system including fire hydrants shall be installed and operational prior to the start of construction. 77. 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. 78. Install a complete fire sprinkler system per NFPA 13. 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. 79. Install a supervised water flow fire alarm system as required by the UBC/Riverside County Fire Department and National Fire Protection Association Standard 72. C:\Mv Documents\WPDOCS\COALQCSP047.WPD 13 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 80. All fire sprinkler systems, fixed fire suppression systems and alarm plans must be submitted separately for approval prior to construction. Subcontractors should contact the Planning & Engineering office for submittal requirements. 81. Prior to final inspection of any building, the applicant shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and/or signs. 82. Install portable fire extinguishers per NFPA, Pamphlet #10, but not less than 2A10BC in rating. Contact certified extinguisher company for proper placement of equipment. 83. Install a Hood/Duct automatic fire extinguishing system. System plans must be submitted, along with a plan check/inspection fee, to the Fire Department for review. 84. Install Knox Key Lock boxes, Models 4400, 3200, or 1300, mounted per recommended standards 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. C:\Mv Documents\WPDOCS\COALQCSP047.WPD 14 PLANNING COMMISSION RESOLUTION 2000-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT TO THE CITY COUNCIL TO ALLOW THE SALE OF MOTORCYCLES AND GOLF CARTS WITHIN A RETAIL SHOPPING CENTER. CASE NO.: CONDITIONAL USE PERMIT 2000-050 APPLICANT: JDD, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25th day of July, 2000, hold a duly noticed Public Hearing to consider the request of JDD, LLCto allow the sales of motorcycles and golf carts within a retail shopping center development. WHEREAS, said Conditional Use Permit request has complied with the requirements of "The Rules to Implement the California Environmental Quality Act of 1970" as amended by Resolution 83-8, in that a Mitigated Negative Declaration under Environmental Assessment 2000-399 has been recommended with mitigation measures for certification; 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 a recommendation for approval of said Conditional Use Permit. 1. The Conditional Use Permit is consistent with the City's General Plan in that the proposed project furthers the City's General Plan goals for a full service community. The use is consistent with the goals and policies and intent of the General Plan Land Use Element (Chapter 2) provided conditions are met. 2. The approval of this Conditional Use Permit is consistent with the ;Zoning Ordinance and Specific Plan in that motorcycle and golf cart sales locations will conform to development standards outlined in the Specific Plan namely parking, lighting, building height, landscaping and setbacks. 3. An Environmental Assessment has been prepared in accordance with CEQA, and a Mitigated Negative Declaration is to be prepared. 4. The proposed land uses will not create conditions materially detrimental to the public health, safety and general welfare or injurious to, or incompatible with other land uses in that an Environmental Assessment has been prepared with recommended mitigation measures reducing potentially negative impacts to a CAMy Documents\WPDOCS\PCResoCUPLQC050.WPD 1 Planning Commission Resolution 2000- La Quinta Court-JDD, LLC July 25, 2000 level of insignificance such as noise and lighting. 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 the Planning Commission does hereby recommend to the City Council approval of Conditional Use Permit 2000-050 to allow a visual and performing arts facility and associated development, subject to the Conditions of Approval, attached hereto and made a part. 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 this 25th day of July, 2000, by the TOM KIRK, Chairman City of La Quinta, California JERRY HERMAN, Community Development Director City of La Quinta, California CAMy Documents\WPDOCS\PCResoCUPLQC050.WPD 2 CONDITIONS OF APPROVAL - RECOMMENDED CONDITIONAL USE PERMIT 2000-050 La Quinta Court, JDD, LLC. July 25, 2000 1. The development shall comply with Specific Plan 2000-047, and all applicable Conditions of Approval. 2. The approval of the Conditional Use Permit shall run concurrently with Specific Plan 2000-047. 3. Any outdoor sales or display areas proposed for a golf cart or motorcycle sales location shall require Community Development Director approval. The plan shall demonstrates how the outdoor sales or display area will be integrated into the site design. 4. Should any area to be utilized for outdoor sales or display reduce the number of parking spaces shown within Specific Plan 2000-047, the application shall demonstrate how the loss of these parking space(s) has been mitigated. 5. 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. C:\My Documents\WPDOCS\PCResoCUPL00050.WPD 3 PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF PARCEL MAP 29791 TO MERGE 6 EXISTING PARCELS INTO ONE 5.65 ACRE HOLDING. CASE NO.: PARCEL MAP 29791 APPLICANT: JDD, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25"' day of July, 2000, hold a duly noticed Public Hearing for JDD, LLC for merger of six existing parcels into one comprised of 5.65 acres generally located at the southeastern corner of Highway 111 and Washington Street, more particularly described as: APN: 643-020-002, 643-020-003, 643-020-004, 643-020-005, 643-020-006, &643-020 -007 WHEREAS, at said Public Hearing, upon hearing and considerong 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 Parcel Map 29791: Finding Number 1 - Consistency with General Plan: The property is designated Regional Commercial. The Land Use Element of the General Plan encourages commercial retail development in this land use designation„ The project is consistent with the goals, policies and intent of the La Quinta General Plan Land Use Element (Chapter 2) because retail commercial land uses are proposed. The project, as conditioned, is also consistent with the goals, objectives, and policies of the General Plan Circulation Element. Objectives contained in this element will be met through improvements to Highway 111, which are critical to the buildout of the General Plan circulation system. Finding Number 2 - Consistency with City Zoning Ordinance: 1. The proposed retail development is consistent with the land uses specified in the Zoning Ordinance. Conditional Use Permit requirements have been secured for motorcycle and golf cart sales, as required in the Ordinance. 2. The proposed retail development is consistent with the development standards contained in the City's Zoning Code, as enumerated in the concurrent Specific Plan, SP 2000-047, which accompanies this parcel map. CAMy Documents\WPDOCS\PCResoPM29791.WPD Planning Commission Resolution 2000-_ La Quinta Court - JDD, LLC Parcel Map 29791 July 25, 2000 Conditions of approval are recommended ensuring compliance with the City's Zoning Code. Finding Number 3 - Compliance with the California Environmental Quality Act: Parcel Map 29791 is subject to the requirements of the California Environmental Quality Act per Public Resources Code Section 65457(a). An Environmental Assessment (EA 2000-399) has been prepared, and a mitigated Negative Declaration has been proposed. Finding Number 4 - Site Design: The proposed design of the subdivision conforms with the development standards found in the General Plan and Zoning Ordinance. The site is physically suitable for the proposed land division, as the area is flat and without physical constraints, and the parcel merger is consistent with other larger parcels surrounding the project site. Finding Number 5 - Site Improvements: 1. Storm water retention will be provided on -site, and conveyed to existing storm water systems adjacent to the site. 2. Washington Street, Highway 111 and Simon Drive will be improved to City standards. 3. Infrastructure improvements such as gas, electric, sewer and water will be extended to service the site in underground facilities as required. No adverse impacts have been identified based on letters of response from affected public agencies. 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 confirm the conclusion that Environmental Assessment 2000-399 assessed the environmental concerns of this Parcel Map; and, C:\My Documents\WPDOCS\PCResoPM29791.WPD Planning Commission Resolution 2000-_ La Quinta Court - JDD, LLC Parcel Map 29791 July 25, 2000 3. That it does recommend approval to the City Council of Parcel Map 29791 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 25th day of July, 2000, 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 CAMy Documents\WPDOCS\PCResoPM29791 .WPD PLANNING COMMISSION RESOLUTION 2000- CONDITIONS OF APPROVAL - RECOMMENDED LA QUINTA COURT - JDD, LLC PARCEL MAP 29791 JULY 25, 2000 GENERAL 1. Upon conditional approval by the City Council of this development application, the City Clerk shall prepare and record, with the Riverside County Recorder, a memorandum noting that conditions of approval for development of the property exist and are available for review at City Hall. 2. 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. 3. This tentative map and any final maps thereunder shall comply with the requirements and standards of § §66410 through 66499.58 of the California Government Code (the Subdivision Map Act) and Chapter 13 of the La Quinta Municipal Code (LQMC). 4. Prior to the issuance of a grading, construction or building permit, the applicant shall obtain permits and/or clearances from the following public agencies: • Fire Marshal • Public Works Department (Grading Permit, Improvement Permit) • Community Development Department • Riverside Co. Environmental Health Department • Desert Sands Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) The applicant is responsible for any requirements of the permits or clearances from those jurisdictions. If the requirements include approval of improvement plans, applicant shall furnish proof of said approvals prior to obtaining City approval of the plans. C:\My Documents\WPDOCS\COALQCPM29791.wpd 1 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 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. 5. Final maps under this tentative map shall be subject to the provisions of the Infrastructure Fee Program and Development Impact Fee program in effect at the time of final map approval. PROPERTY RIGHT 6. Prior to approval of a final map, the applicant shall acquire or confer easements and other property rights required of the tentative map or otherwise necessary for construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction, and reconstruction of essential improvements. 7. The applicant shall 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. 8. Right of way dedications required of this development include: PUBLIC STREETS A. Washington Street - additional variable width (21'-31') as required to implement the "Ultimate Study" street alignment configuration plan dated 3/09/94. An additional variable width (0-8') shall be dedicated as required if the left turn only lane at Simon Drive is approved. 9. Right Of way geometry for knuckle turns and corner cut -backs shall conform with Riverside County Standard Drawings #801 and #805 respectively unless otherwise approved by the City Engineer. 10. Dedications shall include additional widths as necessary for dedicated right and left turn lanes, bus turnouts, and other features contained in the approved construction plans. C:\My Documents\WPDOCS\COALQCPM29791.wpd 2 Conditions of Approval Specific Ran 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 11. If the City Engineer determines that access rights to proposed street rights of way shown on the tentative map are necessary prior to approval of final maps dedicating the rights of way, the applicant shall grant the necessary rights of way within 60 days of written request by the City. 12. The applicant shall create perimeter setbacks along public rights of way as follows (listed setback depth is the average depth if meandering wall design is approved): Washington Street - 20-feet. State Highway 111 - 50-feet. Simon Drive - 10-feet. The setback requirement applies to all frontage including, but not limited to, remainder parcels and sites dedicated for utility purposes. Where public facilities (e.g., sidewalks) are placed on privately -owned setbacks, the applicant shall dedicate blanket easements for those purposes. 13. The applicant shall dedicate easements necessary for placement of and access to utility lines and structures, drainage basins, mailbox clusters, park lands, and common areas. 14. The applicant shall vacate abutter's rights of access to public streets and properties from all frontage along the streets and properties except access points shown on the approved tentative map and Site Development Permit. 15. The applicant shall furnish proof of easements or written permission, as appropriate, from owners of any abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments are to occur. 16. If the applicant proposes vacation or abandonment of any existing rights of way or access easements which will diminish access rights to any properties owned by others, the applicant shall provide approved alternate rights of way or access easements to those properties or notarized letters of consent from the property owners. 17. The applicant shall cause no easements to be granted or recorded over any portion of this property between the date of approval of this tentative nnap by the City Council and the date of recording of any final map(s) covering the same portion of the property unless such easements are approved by the City Engineer. C:\My Documents\WPDOCS\COALQCPM29791.wpd 3 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 FINAL MAPS► AND PARCEL MAPS► 18. Prior to approval of a final map, the applicant shall furnish accurate AutoCad files of the complete map, as approved by the City's map checker, on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they may be fully retrieved into a basic AutoCad program. If the map was not produced in AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the map. 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. 19. 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." Precise grading plans shall have signature blocks for Community Development Director and the Building Official. All other plans shall have signature blocks for the City Engineer. Plans are not approved for construction until they are signed. "Streets and Drainage" plans shall normally include signals, sidewalks, bike paths, entry drives, gates, and parking lots. "Landscaping" plans shall normally include irrigation improvements, landscape lighting and entry monuments. "Precise Grading" plans shall normally include perimeter walls. Plans for improvements not listed above shall be in formats approved by the City Engineer. 20. 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. 21. When final plans are approved by the City, the applicant shall furnish accurate AutoCad files of the complete, approved plans on storage media acceptable to the City Engineer. The files shall utilize standard AutoCad menu items so they C:\My Documents\WPDOCS\COALQCPM29791.wpd 4 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 may be fully retrieved into a basic AutoCad 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 AutoCad or a file format which can be converted to AutoCad, the City Engineer may accept raster -image files of the plans. IMPROVEMENT AGREEMENT 22. Depending on the timing of development of the lots or parcels created by this map and the status of off -site improvements at that time, the subdivider may be required to construct improvements, to construct additional improvements subject to reimbursement by others, to reimburse others who construct improvements that are obligations of this map, to secure the cost of the improvements for future construction by others, or a combination of these methods. In the event that any of the improvements required herein are constructed by the City, the Applicant shall, at the time of ,approval of a map or other development or building permit, reimburse the City for the cost of those improvements. 23. The applicant shall construct improvements and/or satisfy obligations, or furnish an executed, secured agreement to construct improvements and/or satisfy obligations required by the City prior to approval of a final map or parcel map or issuance of a certificate of compliance for a waived parcel map. For secured agreements, security provided, and the release thereof, shall conform with Chapter 13, LQMC. Improvements to be made or agreed to shall include removal of any existing structures or obstructions which are not part of the proposed improvements. 24. 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. CAMy Documents\WPDOCS\COALQCPM29791.wpd 5 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 25. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies. Security is not required for telephone, gas, or T.V. cable improvements. However, development -wide improvements shall not be agendized for final acceptance until the City receives confirmation from the telephone authority that the applicant has met all requirements for telephone service to lots within the development. 26. If improvements are phased with multiple final maps or other administrative approvals (e.g., Site Development Permits), off -site improvements and common improvements (e.g., retention basins, perimeter walls & landscaping, gates) shall be constructed or secured prior to approval of the first phase unless otherwise approved by the City Engineer. Improvements and obligations required of each phase shall be completed and satisfied prior to occupancy of permanent buildings within the phase and subsequent phases unless a construction phasing plan is approved by the City Engineer. 27. If the applicant fails to construct improvements or satisfy obligations in a timely manner or as specified in an approved phasing plan or in an improvement agreement, the City shall have the right to halt issuance of building permits or final building inspections, withhold other approvals related to the development of the project or call upon the surety to complete the improvements. GRADING 28. Prior to issuance of a grading permit, the applicant shall furnish a preliminary geotechnical ("soils") report and an approved 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. A statement shall appear on final maps (if any are required of this development) that a soils report has been prepared pursuant to Section 17953 of the Health and Safety Code. 29. 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. 30. 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. C:\My Document:5\WPDOCS\COALQCPM29791.wpd 6 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 31. The applicant shall maintain graded, undeveloped 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. 32. Prior to issuance of any improvement after rough grading is complete, 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 The applicant shall comply with the provisions of Engineering Bulletin No. 97.03 and the following: 33. Stormwater falling on site during the peak 24-hour period of a 100-year storm (the design storm) shall be handled as follows: A. The tributary drainage area shall extend to the centerline of adjacent public streets. B. Developer shall discharge storm water from on -site, and off -site tributary area assigned to the development site, into existing storm drain located in Washington Street. Developer shall pay a prorated share of cost to design and install the storm drain. The prorated share shall be calculated on the basis of tributary area contributed by the subject development relative to the tributary area served by the storm drain. C. The applicant shall indemnify the City from the costs of any sampling and testing of the development's drainage discharge into the Coachella Valley Stormwater Channel 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 in the land within this tentative map excepting therefrom those portions required to be dedicated or deeded for public use. The form of the indemnification shall be acceptable to the City Attorney. C:\My Documents\WPDOCS\COALQCPM29791.wpd 7 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 UTILITIES 34. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within the right of way and all above -ground utility structures including, but not limited to, traffic signal cabinets, electrical vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 35. Existing aerial lines within or adjacent to the proposed development and all proposed utilities shall be installed underground. Power lines exceeding 34.5 kv are exempt from this requirement. 36. Utilities shall be installed prior to overlying hardscape. For installation of utilities in existing, improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of trench compaction for approval of the City Engineer. STREET AND TRAFFIC IMPROVEMENTS 37. The applicant shall install the following street improvements to conform with the General Plan street type noted in parentheses. (Public street improvements shall conform with the City's General Plan in effect at the time of construction.) OFF -SITE STREETS Washington Street - Widen and reconstruct street to implement "Ultimate Study" street alignment configuration plan dated 3/09/94. Reconstruction shall include removal and reconstruction of: landscaped median island; existing pavement as needed east of the west AC curb of the existing median; curb, gutter and 8-foot wide meandering sidewalk; and traffic signal and striping modifications and revisions as needed to implement the new street configuration. Entry drives, main interior circulation routes, turn knuckles, corner cutbacks, bus turnouts, dedicated turn lanes, and other features contained in the approved construction plans may warrant additional street widths as determined by the City Engineer. Improvements shall include appurtenances such as traffic control signs, markings and other devices, raised medians if required, street name signs, and sidewalks. C:\My Documents\WPDOCS\COALQCPM29791.wpd 8 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 38. 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). 39. Improvements shall be designed and constructed in accordance with the LQMC, adopted standards, supplemental drawings and specifications, and as approved by the City Engineer. Improvement plans for streets, access gates and parking areas shall be stamped and signed by qualified engineers. 40. Streets shall have vertical curbs or other approved curb configurations which convey water without ponding and provide lateral containment of dust and residue for street sweeping. If a wedge or rolled curb design is approved, the lip at the flowline shall be vertical (1 /8" batter) and a minimum of 0.1 ' in height. Unused curb cuts on any lot shall be restored to normal curbing prior to final inspection of permanent building(s) on the lot. 41. Parking lot design shall conform with the City's Off -Street Parking Ordinance as delineated in Chapter 9.15 of the LQMC. 42. 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. 43. The City will conduct final inspections of buildings only when the on -site parking lot improvements are completed. 44. General access points and turning movements of traffic are limited to the following: A. Washington Street and on -site driveway shall be limited to right -turn movements only. B. Washington Street and Simon Drive shall be limited to right -turn movements only along with eastbound access to Simon Drive from southbound Washington Street. No access from westbound Simon Drive to southbound Washington Street will be allowed. C:\My Documents\WPDOCS\COALQCPM29791.wpd 9 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 C. Simon Drive and on -site driveway will allow full turning movements. D. Highway 111 and on -site driveway shall be limited to right -turn movements only. LANDSCAPING 45. The applicant shall provide landscaping in required setbacks and common lots. 46. Landscape and irrigation plans for landscaped lots and setbacks, medians, retention basins, and parks shall be signed and stamped by a licensed landscape architect. The applicant shall submit plans for approval by the Community Development Department prior to plan checking by the Public Works Department. When plan checking is complete, the applicant shall obtain the signatures of CVWD and the Riverside County Agricultural Commissioner prior to submitting for signature by the City Engineer. Plans are not approved for construction until signed by the City Engineer. 47. Landscape areas shall have permanent irrigation improvements meeting the requirements of the City Engineer. Use of lawn shall be minimized with no lawn or spray irrigation within 18 inches of curbs along public streets. 48. An 8-foot sidewalk shall be constructed along Washington Street, and along Highway 111. The sidewalk shall meander within the Right -of -Way and setback. PUBLIC SERVICES 49. The applicant shall provide public transit improvements as required by CalTrans and Sunline Transit and approved by the City Engineer. Improvements shall include a bus turnout location and passenger waiting shelter along Highway 1 1 1. The shelter shall be the City adopted standard for Highway 1 1 1. QUALITY ASSURANCE 50. The applicant shall employ construction quality -assurance measures which meet the approval of the City Engineer. C:\My DocumentE;\WPDOCS\COALQCPM29791.wpd 10 Conditions of Approval Specific Plan 2000-047, Parcel Map 29791, & Site Development Permit 2000-680 La Quinta Court - JDD, LLC July 25, 2000 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, specifications and applicable regulations. 53. Upon completion of construction, the applicant shall furnish the City reproducible record drawings of all improvement plans which were signed by the City. 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, and sidewalks. 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. C:\My Documents\WPDOCS\COALQCPM29791.wpd 11 ATTACHMENT(S) ATTACHMENT 1 MINUTES ARCHITECTURE & LANDSCAPING REVIEW COMMITTEE MEETING A regular meeting held at the La Quinta City Hall 78-495 Calle Tampico, La Quinta, CA July 5, 2000 ,'l0:00 a.m. I. CALL TO ORDER A. This meeting of the Architectural and Landscapi Committee was called to order at 10:07 a.m. by Planning Manager �ristine di brio who led the flag salute. i B. Committee Members present: Bill Bobt, Dennis Cunningham, and Frank Reynolds. , i i C. Staff present: Planning Manag/0 Christine di Iorio, Principal Planner Stan Sawa, and Executive Secretary Betty Sawyer. II. PUBLIC COMMENT: None. III. CONFIRMATION OF THE: AGENDA: Confirmed IV. CONSENT CALENDAR: A. Planning Manager Christine di lorio asked if there were any changes to the Minutes of June 7, 2000. Committee Member Reynolds noted that Compn'ittee Member Cunningham was stated as moving to adjourn the me ing and he was not present. Committee Member Bobbitt made the motion. There being no further changes, it was moved and seconded by `committee Members Reynolds/Bobbitt to approve the Minutes as submitted. Unanimously approved. V. BUSINESS ITEMS: _ --� A. Specific Plan 2000-047 and Site Development Permit 99-680; a request of JDD, LLC/The 3S Company for approval of architectural and landscaping plans for a 5.65 acre shopping center development. 1. Planning Manager Christine di lorio presented the information contained in the staff report, a copy of which is on file in the Community Development Department. CAMy Documents\WPDOCS\ALRC7-5-OO.wpd Architectural & Landscape Review Committee Minutes July 5, 2000 2. Mr. Jim Hack, Conway Architecture, made a presentation on the project. He stated the pedestrian system was integrated for clear on site direction from building to building. Parking for the entire project was in the rear, pushing the buildings to the outside. They currently have two primary tenants identified: a destination dinner restaurant and grocery store. They have also incorporated three plaza areas which occur at building one, building two, and building four. B. Committee Member Cunningham stated he liked the project. Historically for La Quinta we have the La Quinta Hotel with the historic Spanish look which he had hoped would have been carried out throughout La Quinta, but has not. Now these two corners are left. Wesman on the southwest corner kept the look, but the property owner on the northeast corner did not as can be seen in the La Quinta 1 1 1 Center which is a standard strip center. He is glad to see this project will follow the Spanish theme, and yet meld the two looks. This is a fresh approach to the architecture on this corner. He hoped they would carry this look through to the details on the building. 4. Committee Member Reynolds stated this has always been a problem piece of land. It will be a traffic generation problem as it is an awkward piece to get to and from. He likes the architecture aspect. In regard to the landscaping, he strongly urges they not use the Bottletrees as they will be a maintenance problem. 5. Committee Member Bobbitt stated his concern was that this corner would have more of a Spanish Revival theme. He asked if this type of architecture would stand the test of time. In 25 years will we be able to determine what year this was built because of the architectural style. Mr. Hack stated that to the extent you could look at Spanish architecture then probably to some degree yes. There are a few examples that are truly timeless in the sense you cannot place them. Committee Member Bobbitt asked if this would stand the test of time better than the One Eleven La Quinta Center. 6. Committee Member Cunningham stated yes. You can see the One Eleven La Quinta Shopping Center type of strip mall all across the country. Architecture is hard to put in place. There; is a movement toward this type of architecture and it will continue to be used and should last a long time. C:\My Documents\WPDOCS\ALRC7-5-OO.wpd 2 Architectural & Landscape Review Committee Minutes July 5, 2000 7. Committee Member Bobbitt stated he would like to have the 18 (Phoenix dactyhfera) Date Palm trees replaced as they are potentially dangerous. If the trees are purchased from nursery stock and not a transplant from an old grove which have been stressed, the trees are safer. Otherwise, they have the potential of their crowns dropping off. The trees should be 15-18 feet in height and have somebody hand pick them. Mr. John Vogley, landscape architect for the project, stated he agreed and he was looking at trees that would be 12-15 feet in height. Committee Member Bobbitt stated he too agrees with the elimination of the Bottletrees as they are very messy. In a confined area, the long term maintenance will be difficult. He recommended a different species. Lastly, Commissioner Bobbitt noted a concern regarding the size of the planting areas for the parking lot trees. He understands the need the parking spaces, and as the parking lot islands are squeezed down to accommodate the number needed, the landscaping suffers as they are too restrictive in the small areas. Someone needs to redesign these parking lots to give the trees room to grow. Mr.Vogley stated they are experimenting with perforated drain tiles and air vents to encourage the roots to grow under the asphalt. Discussion .followed regarding alternatives. 8. Committee Member Reynolds asked about the palm trees at the entry drives in regard to site distances. He suggested keeping the trees back from the street to keep from having site distance problems. Second, the view shown in the exhibit (second page from the end) should be corrected to say southeast and not southwest. 9. Committee Member Cunningham asked if they were working with someone for public art. Mr. Hack stated they are working with somebody to put some art piece on the corner. Mr. Dale Frank, developer, stated that until they had some direction from the City, they did not want to pursue it any further. 10. There being no further discussion, it was moved and seconded by Committee Members Cunningham/Bobbitt to adopt Minute Motion 2000-013 recommending approval of Specific Plan 2000-047 and Site Development Permit 2000-680, subject to the Findings and Conditions of Approval of the Conditions, as submitted. Unanimously approved. VI. CORRESPONDENCE AND WRITTEN MATERIAL: None C:\My Documents\WPD0CS\ALRC7-5-00.wpd 3 Therefore, with the Agency exploring development options on the 55 acres, the Specific Plan is no longer necessary. The 300 residential units have been built, or are under construction. In order to be consistent with the current Bicycle Plan, Condition #39 of the tract map needs to be modified to provide a funding mechanism to pay for the construction of the Bikeway along the south side of the Whitewater Storm Channel. The modification of Condition #39 as drafted, allows in -lieu fees for the construction of the bikeway in the future, once the necessary easements have been obtained from the Coachella Valley Water District. RECOMMENDATION: Adopt Planning Commission Resolution 2000- rescinding Specific Plan 89-012 Adopt Planning Commission Resolution 2000_ modifying Condition #39, as recommended. Prepared and submitted by: J rry H rman, ommunity Development Director C:\My Documents\WPDOCS\PCstfrpt-SPBikepath.wpd PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL THAT SPECIFIC PLAN 88-012 BE REPEALED CASE NO.: SPECIFIC PLAN 88-012 APPLICANT: CITY OF LA QUINTA REDEVELOPMENT AGENCY, USA COMMERCIAL MORTGAGE, AND SIENA DEL REY, LLC WHEREAS, the Planning Commission of the City of La Quinta did on the 251h day of July, 2000, hold a duly noticed public hearing to consider the request to repeal Specific Plan 88-012, located between Miles Avenue, Whitewater Channel, Adams Street, and Washington Street, and; WHEREAS, said Specific Plan was previously reviewed and a Negative Declaration of Environmental Impact adopted in 1989, and no significant changes have occurred; 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 repeal of the Specific Plan: 1 . The property without the Specific Plan is still consistent with the goals and policies of the La Quinta General Plan in that the property designation will not change. 2. Repealing the Specific Plan will not create conditions materially detrimental to the public health, safety, and general welfare in that the property designation will not change . 3. The La Quinta Redevelopment Agency purchased 55 acres of the 133 acres on August 4, 1995. These 55 acres were intended to be developed under the Specific Plan with 736 multi -family apartments. Repealing the Specific Plan will eliminate the apartment approval. 4. The remaining acreage is or has been built with 300 single family residential units. Repealing the Specific Plan will not affect those residential units. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of La Quinta, California as follows: P:\JERRY\peres-sp88-012.wpd 1 Planning Commission Resolution 2000- Specific Plan 88-012 July 25, 2000 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 recommend to the City Council that Specific Plan 88-012 be repealed for the reasons set forth in this Resolution. PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta Planning Commission held on this 25th day of July, 2000, by the following vote, to wit: AYES: NOES: ABSENT: ABSTAIN: TOM KIRK, Chairman City of La Quinta, California ATTEST: JERRY HERMAN, Community Development Director City of La Quinta, California P:\JERRY\peres-sp88-012.wpd 2 PLANNING COMMISSION RESOLUTION 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LA QUINTA, CALIFORNIA, RECOMMENDING APPROVAL TRACT MAP NUMBER 23995 AMENDMENT #1 MODIFYING CONDITION #39 BY RELOCATING THE BIKE PATH FROM THE NORTH SIDE OF THE WHITE WATER CHANNEL TO THE SOUTH SIDE BETWEEN ADAMS STREET AND WASHINGTON STREET CASE NO.: TRACT MAP NUMBER 23995 AMENDMENT #1 APPLICANT: CITY OF LA QUINTA REDEVELOPMENT AGENCY, USA COMMERCIAL MORTGAGE, AND SIENA DEL REY, LLC WHEREAS, the Planning Commission of the City of La Quinta, California, did on the 25th day of July, 2000, hold a duly noticed Public Hearing to consider the request to modify Condition #39 relating to the location of the bike path between Adams Street and Washington Street; WHEREAS, said Tract Map was previously reviewed and a Negative Declaration of Environmental Impact adopted in 1989, and no significant changes have occurred; 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 Tract Map Condition amendment: 1 . The approved location of the Bikeway does not comply with the adopted Bicycle Transportation Plan of the City. 2. The amendment permits the payment of in -lieu fees for the future construction of the Bikeway. 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 recommends approval of Amendment #1 to Tract 23995 which modifies Condition #39 for the reasons set forth in this Resolution, subject to the new condition language as attached hereto; P:\JERWpueso-tract23995cd39.wpd Planning Commission Resolution 2000- Tract 23995 Amendment #1 July 25, 2000 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 25t' day of July, 2000, by the TOM KIRK, Chairman City of La Quinta, California JERRY HERMAN, Community Development Director City of La Quinta, California P:\JERRY\pereso-tract23995cd39.wpd EXHIBIT "A" 39. The applicant shall provide fees in -lieu for the construction of an 8-foot Bikeway in accordance with Public Works standards. The Bikeway will be located along the south embankment of the Whitewater Storm Channel (within the Channel right-of-way) from Washington Street to Adams Street, subject to CVWD approval. P:\JERRY\pereso-tract23995cd39.wpd BROKERAGE SERVICES CB © Richard Ellis July 20, 2000 City of La Quinta Mr. Jerry Herman Community Development Department 78495 Calle Tampico La Quinta, CA 92253 RE: SEC of Hwy. 111/Washington Street Dear Mr. Herman: CB Richard Ellis, Inc. 74-770 Highway 111 Suite 101 Indian Wells, CA 92210 www.cbricFardellis.com 25 We are in receipt of the City of La Quinta Planning commission notification regarding the SEC of Highway 111 and Washington. I am writing as the Leasing Representative for Madison Development who is developing the NWC of Hwy. 111 and Washington. In addition, CB Richard Ellis is representing Mr. Michael Shovlin, one of the owners of La Quinta Center. In both Madison Development's project as well as La Quinta Center, we have been held to high development standards in order to create a pleasing gateway to the City of La Quinta. We feel that these high development standards attract the type of retailers and restaurants that the residents of the City of La Quinta deserve. We have a concern in regard to the conditional use permit request allowing the sale of golf carts and motorcycles and the negative impact this will have on the development in the vicinity. It would seem to us that golf cart and motorcycle sales would be more appropriate in the La Quinta Auto Center which was specifically designed to create synergy and visibility for these types of retailers. Please circulate this letter to the members of the Planning Commission. Should you have any questions, please do not hesitate to give me a call. Sincerely, CB RICHARD ]ELLIS, INC. Maggie . Montez Senior Associate (760) 341-2272 Boyd Senior Associate (760) 341-0783